HomeMy WebLinkAboutERC_4th_dimension_building_FINALDEPARTMENT OF COMMUNITY
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ERC_4th dimension building_FINAL
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: September 22, 2025
Project File Number: PR25-000043
Project Name: 4th Dimension Building
Land Use File Number: LUA25-000193, ECF, SA-H, RUV-H
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: Jarnail Singh, Thindr LLC, 12704 Pacific Hwy SW, Lakewood, WA 98499
Contact: Martin Reimers, Concept Architecture, 2911 1/2 Hewitt Ave, Suite 2, Everett,
WA 98201
Project Location: 4502 NE 4th St, Renton, WA 98059 (APN 1023059068)
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
(SEPA) Review and a Reasonable Use Variance for the construction of a five-
story mixed use building located at 4502 NE 4th St (APN 1023059068). A similar
application was previously permitted under LUA19-000153, which
subsequently expired. The subject parcel is 23,170 square feet in size and is in
the Commercial Arterial (CA) zone and Urban Design District ‘D’. The applicant
is proposing to construct an approximately 70-foot (70’) tall building that
includes 49 structured parking spaces, approximately 6,108 square feet of
ground-floor commercial space, and 26 apartment units on levels 2 through 5.
The existing single-family structure would be demolished. Access to the site
would be at the rear of the property from Bremerton Ave NE. The site contains
a piped stream channel and sensitive slopes. The City of Renton (COR) Maps
database shows an off-site stream located 80 feet (80’) to the east of the
project site and a wetland also associated with the stream channel
approximately 230 feet (230’) east of the site. The applicant is requesting a
Reasonable Use Variance to allow the piped stream to be redirected to a new
surface channel that would be constructed in the central portion of the site.
Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
11,922 sq. ft.
65,984 sq. ft.
Site Area: 23,170 sq. ft.
(0.53 acres)
Total Building Area GSF: 65,984 sq. ft.
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance - Mitigated (DNS-M).
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Environmental Review Committee
LUA25-000193, ECF, SA-H, RUV-H
Report of September 22, 2025 Page 2 of 12
ERC_4th dimension building_FINAL
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review and a
Reasonable Use Variance for the construction of a 65,984 square foot five-story, mixed-use building located
at 4502 NE 4th St (APN 1023059068). The subject parcel is 23,170 square feet in size and is located on the
rectangular parcel at the northeast corner of NE 4th St and Bremerton Ave NE in the Commercial Arterial (CA)
zone and the Urban Design District ‘D’ (Exhibit 2). The applicant is proposing to construct an approximately
70-foot (70’) tall building that includes 49 structured parking spaces, 6,108 square feet of commercial space,
and 26 apartment units on levels 2 through 5 (Exhibit 2). Levels 1 through 3 would include eight (8) two-
bedroom living units and level 5 would include two (2) large penthouse units for a proposed density of 59
dwelling units per net acre. The majority of the site is currently undeveloped and dominated by a dense thicket
of Himalayan blackberry (Rubus armeniacus, FAC) and Japanese knotweed (Polygonum cuspidatum, FACU).
Several large balsam poplar trees (Populus balsamifera, FAC), approximately 18 to 20 inches (18-20”) DBH ,
are located in the public right-of-way (ROW) along the western boundary of the parcel (Exhibit 4). The site
contains an ecology block retaining wall which is located at the westside of the lot or at the adjacent west
ROW which has an estimated height of around 12 feet (12’) and retains Bremerton Ave NE. The former single-
family structure was demolished in 2024 (B23005488). The site topography includes a relative depression at
the north-central portion of the lot with moderate to steep relatively minor slopes at the north and south sides
of the lot. The proposed new building is designed to conform to the existing topography of the site. Vehicle
access to the parking structure would be at the north end of the property via Bremerton Ave NE and pedestrian
access would be from NE 4th St and Bremerton Ave NE. New public improvements include half-street
frontage improvements on Bremerton Ave NE and NE 4th St.
The soils consist of ablation till overlying lodgement till and the site contains both a piped stream channel
and regulated slopes. The City of Renton (COR) Maps database shows an off-site stream located 80 feet (80’)
to the east of the project site and a wetland also associated with the stream channel approximately 230 feet
(230’) east of the site. The stream is also mapped as originating from an off-site wetland complex located
approximately 180 feet (180’) further to the east. The off-site stream channel enters an approximately 24-inch
(24”) diameter plastic pipe that extends underneath the central portion of the project site. The applicant is
requesting a Reasonable Use Variance to allow the piped stream to be redirected to a new surface channel
that would be constructed in the central portion of the site (Exhibit 3). The new building is proposed to be
constructed with an open space under the building to accommodate the new stream channel and to provide
additional storage during storm events. The new building would also provide access under the structure for
maintenance and cleanout, and pumping access per City specifications. In addition, a stormwater detention
vault would be constructed below the lowest parking level and discharge to the storm system that exists on
the site. There are no significant trees on-site after the required 14.5 feet (14.5’) of ROW dedication on
Bremerton Ave NE. Construction is expected to begin February 2026 (Exhibits 3 and 14). The applicant has
submitted a Geotechnical Report with Infiltration Evaluation, Traffic Impact Analysis, Technical Information
Report, and a Stream and Wetland Reconnaissance.
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Environmental Review Committee
LUA25-000193, ECF, SA-H, RUV-H
Report of September 22, 2025 Page 3 of 12
ERC_4th dimension building_FINAL
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental
regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
Issue a DNS-M with a 14-day appeal period
B. Mitigation Measures
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Report with Infiltration Evaluation, prepared by Geo Group Northwest,
Inc., dated May 14, 2018, and future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall
submit a sealed letter to the Current Planning Project Manager stating that he/she has reviewed
the construction and building permit plans submitted to the City and in their opinion the plans
and specifications meet the intent of the report(s).
3. The geotechnical and structural design of the 4th Dimension Building, including the portion of the
building providing compensatory storage, must be prepared in a way that will prevent damage to
the subject building and surrounding properties resulting from seepage of water into the subbase
materials, as well as potential settlement and erosion that might occur. Possible means of
accomplishing this include providing a watertight concrete base slab and/or a waterproof liner
beneath the open channel and compensatory storage area to prevent infiltration of water into the
subbase material. The project's geotechnical and structural engineers must provide the City with
a correspondence bearing a professional engineering stamp stating that in their opinion the
project as designed will not result in property damage caused by settlement or erosion of the
subbase material.
4. The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a qualified
professional with the civil construction permit for review and approval by the Current Planning
Project Manager prior to permit issuance. In addition, the applicant shall provide notification to
the Duwamish Tribe in the event that archaeological work or monitoring is performed on-site.
5. A prorated share of the traffic signal costs shall be collected from the proposed project, based
upon the ratio of peak-hour vehicle trips that would be added by the project to the total project
future baseline trips at the NE 4th St and Bremerton Ave NE intersection. The fee would be
calculated based on the following formula: (New PM peak-hour trips) / (Total vehicle PM peak-
hour trips for the signal) x (Cost of new signal and improvements). The prorated share of the traffic
signal is $15,686.27 ((40/3,060) x 1,200,000 = $15,686.27). The fee shall be paid prior to temporary
certificate of occupancy.
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Environmental Review Committee
LUA25-000193, ECF, SA-H, RUV-H
Report of September 22, 2025 Page 4 of 12
ERC_4th dimension building_FINAL
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Architectural Plan Set
Exhibit 3: Conceptual Civil Plan Set
Exhibit 4: Conceptual Landscape Plans
Exhibit 5: Geotechnical Report with Infiltration Evaluation, prepared by Geo Group
Northwest, Inc., dated May 14, 2018
Exhibit 6: Stream and Wetland Reconnaissance, prepared by Raedeke Associates, Inc.,
dated June 25, 2019
Exhibit 7: Technical Information Report (TIR), prepared by Harmsen, LLC, dated April 25,
2025
Exhibit 8: Traffic Impact Analysis (TIA), prepared by Kimley-Horn and Associates, Inc.,
dated April 2025
Exhibit 9: Washington State Department of Fish and Wildlife (WDFW) Comment Letter,
dated September 3, 2025
Exhibit 10: WDFW City Response, dated September 5, 2025
Exhibit 11: Duwamish Tribe Comment Letter, dated August 27, 2025
Exhibit 12: Duwamish Tribe City Response, dated September 5, 2025
Exhibit 13: Transportation Concurrency Test Memorandum, dated June 20, 2025
Exhibit 14: SEPA Environmental Checklist, prepared April 17, 2025
Exhibit 15: Variance Request Justification
Exhibit 16: Advisory Notes
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is
likely to have the following probable impacts:
1. Earth
Impacts: According to the applicant’s Geotechnical Engineering Report with Infiltration
Evaluation, prepared by Geo Group Northwest, Inc., dated May 14, 2018 (Exhibit 5), the site is
suitable for the proposed development. The geotechnical engineer explored the soil and
groundwater conditions at the subject parcel by excavating five (5) test pits by mini excavator at
depths of up to nine feet and eight inches (9’ 8”) below ground surface (bgs). Soils observed at the
test pits generally consisted of variable density silty soils and fills which include brick, wood,
organic material, concrete and asphalt debris overlying apparent dense and competent till and
gravelly sand and sandy gravel. The depth of fills ranged from two and one-half feet (2 ½’) at test
pit TP-5 to around nine feet (9’) at test pit TP-3.
According to Geo Group Northwest, the observed underlying soils match the USDA SCS soil
description for Alderwood gravelly sandy loam (AgC) at the uplands and Everett very gravelly
sandy loam (EvB) at the depression. Groundwater seepage was not encountered by Geo Group
Northwest at test pits TP-1 through TP-3. However, significant groundwater seepage was
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Environmental Review Committee
LUA25-000193, ECF, SA-H, RUV-H
Report of September 22, 2025 Page 5 of 12
ERC_4th dimension building_FINAL
encountered at a depth of seven feet (7’) bgs at test pit TP-4 and five feet (5’) bgs at test pit TP-5.
According to Geo Group Northwest, the site’s silty soils are relatively impermeable in the uplands
and the soils observed at the depression (lowland) portion of the site may have relatively high
permeability, however, the groundwater level at this area is also relatively high, thereby reducing
the effectiveness for an infiltration system. Due to the presence of silty soils overlying much of the
site and the relatively high groundwater conditions, the geotechnical engineer does not
recommend attempting to infiltrate stormwater at the subject site.
Based upon Geo Group Northwest’s subsurface investigation, the project site has Site Class D
soil (Stiff Soil) per the IBC based upon the observed subsurface soil conditions and provided that
the buildings are constructed to bear on the competent soils. The primary geotechnical concern
with regard to the design for the proposed building is the presence of loose and unacceptable fill
soils which present risks of damage due to soil settlement, if not properly over-excavated and
filled with compacted structural fill. These risks can be mitigated by constructing the building on
top of an augercast pile foundation. It may also be an option for a portion of the building to be
supported on a spread footing foundation, such as at the south side of the property, with the
remainder of the building supported on a pile foundation at a depth of around 10 feet (10’) bgs and
provided that competent soils are encountered at the foundation subgrades at the proposed
spread footing areas. According to Geo Group Northwest, concrete grade beams should be used
to connect the pile foundations and distribute the building loads. A structural concrete slab may
be designed and constructed to support the slab loads and transfer these loads to the piling.
Based upon the depth to competent soils observed at the test pits, pile lengths may be
approximately 20-feet (20’) with a 10-foot (10’) embedment into the competent dense soil and a
minimum diameter of 14 inches (14”). Geo Group Northwest concludes that the performance of
piles depends on how and to what bearing stratum the piles are installed and that professional
judgement and experience must be used as a basis for determining the embedment length and
acceptability of a pile. Geo Group Northwest recommends that a geotechnical engineer be
retained to monitor the pile installation operation, collect and interpret installation data, and
verify suitable bearing stratum. In addition, the geotechnical engineer recommends that the
contractor’s equipment and installation procedure be reviewed by Geo Group Northwest prior to
pile installation to help mitigate problems that may delay work progress.
According to the SEPA Environmental Checklist, the applicant is proposing approximately 500
cubic yards of cut and approximately 5,000 cubic yards of fill. In addition, approximately 2,000
cubic yards of existing fill would need to be removed and replaced with structural material in order
to prepare the site for improvements (Exhibit 14). The project would result in roughly 72 percent
(72%) impervious surfaces after project construction (Exhibit 2). Grading, erosion and sediment
control standards of RMC 4-4-060 would mitigate dust, slope, and runoff impacts. The
geotechnical report provided discussion and recommendations for infiltration evaluation, site
preparation and earthwork, building pad improvement, spread footing foundations, conventional
retaining walls and basement walls, slab-on-grade concrete floors, subsurface drainage, and
augercast concrete pile foundations. Due to the geotechnical recommendations included in the
provided report and supplemental letter, and to mitigate for potential impacts the project
proposal could have on the site resulting from project construction, staff recommends as a
mitigation measure that the project construction comply with the recommendations found in the
submitted Geotechnical Engineering Report with Infiltration Evaluation, prepared by Geo Group
Northwest, Inc., dated May 14, 2018, and future addenda. Two (2) additional SEPA mitigation
measures are recommended to ensure that the geotechnical and structural engineers review the
construction and building plans to verify the recommendations and specifications are consistent
with the geotechnical report; and that the geotechnical and structural design of the 4th
Dimension Building provides compensatory storage in a way that would prevent damage to the
subject building and surrounding properties resulting from seepage of water into the subbase
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Environmental Review Committee
LUA25-000193, ECF, SA-H, RUV-H
Report of September 22, 2025 Page 6 of 12
ERC_4th dimension building_FINAL
materials, as well as potential settlement and erosion that might occur. Possible means of
accomplishing this include providing a watertight concrete base slab and/or a waterproof liner
beneath the open channel and compensatory storage area to prevent infiltration of water into the
subbase material. The project's geotechnical and structural engineers must provide the City with
a correspondence bearing a professional engineering stamp stating that in their opinion the
project as designed will not result in property damage caused by settlement or erosion of the
subbase material.
Mitigation Measures:
1. The project construction shall comply with the recommendations found in the submitted
Geotechnical Engineering Report with Infiltration Evaluation, prepared by Geo Group
Northwest, Inc., dated May 14, 2018, and future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building
permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer
shall submit a sealed letter to the Current Planning Project Manager stating that he/she has
reviewed the construction and building permit plans submitted to the City and in their opinion
the plans and specifications meet the intent of the report(s).
3. The geotechnical and structural design of the 4th Dimension Building, including the portion of
the building providing compensatory storage, must be prepared in a way that will prevent
damage to the subject building and surrounding properties resulting from seepage of water
into the subbase materials, as well as potential settlement and erosion that might occur.
Possible means of accomplishing this include providing a watertight concrete base slab
and/or a waterproof liner beneath the open channel and compensatory storage area to
prevent infiltration of water into the subbase material. The project's geotechnical and
structural engineers must provide the City with a correspondence bearing a professional
engineering stamp stating that in their opinion the project as designed will not result in
property damage caused by settlement or erosion of the subbase material.
Nexus: State Environmental Policy Act (SEPA) Environmental Review; and RMC 4-4-060 Grading,
Excavation, and Mining Regulations.
2. Air
Impacts: It is anticipated that some short-term air quality impacts could be associated with site
work and building construction required to develop this site. Project development impacts during
construction may include dust as a result of grading and exhaust from construction vehicles and
equipment. Dust control would be mitigated through the use of temporary erosion control
measures or other common dust control measures to remediate impacts as needed. Long-term
impacts would result from vehicular related traffic.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
3. Water
a. Wetland, Streams, Lakes
Impacts: The applicant submitted a Technical Memorandum for Stream and Wetland
Reconnaissance, prepared by Raedeke Associates, Inc. (Raedeke), dated June 25, 2019
(Exhibit 6) with the project application. On June 4, 2019, Raedeke conducted a site
investigation of the project to document the existing piped stream channel and to document
any off-site streams or wetlands within the immediate vicinity. Raedeke observed a four-foot
(4’) wide off-site stream channel approximately 80 feet (80’) east of the project site. The
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Environmental Review Committee
LUA25-000193, ECF, SA-H, RUV-H
Report of September 22, 2025 Page 7 of 12
ERC_4th dimension building_FINAL
stream channel was not flowing at the time of their investigation and was found to be
associated with an off-site wetland complex approximately 180 feet (180’) east of the project
site. The wetland contains a palustrine, forested (PFO) vegetation community and is
considered by Raedeke to be a seasonal pond with a wetland rating of a Category III because
it scored a total of 17 points (4 points for habitat function) on the wetland rating form. As a
result, Raedeke determined that the off-site wetland buffer does not extend onto the project
site.
According to Raedeke, the off-site stream appears to meet the criteria of a Type Ns (non-fish
bearing, seasonal) stream. The off-site stream channel enters an approximately 24-inch (24”)
diameter plastic pipe that extends underneath the central portion of the project site. The flow
continues through a series of drainage pipes before discharging to Maplewood Creek,
approximately 850 feet (850’) west of the site. Based on Raedeke’s review of historic aerial
imagery, the on-site portion of the stream appears to have been piped sometime between the
late 1960s and early 1980s as part of site development. Aerial imagery available from the
Historic Aerials (2019) website also suggests that the stream historically flowed through the
central portion of the project site and continued off-site further to the west.
The applicant is requesting a Reasonable Use Variance to allow the piped stream to be
redirected to a new surface channel that would be constructed in the central portion of the
site (Exhibit 15). The new stream channel would be spanned by the new building that would
be constructed over the open top of the channel (Exhibit 3). According to Raedeke, the existing
24-inch (24”) diameter culvert and pipe servicing the property are not adequate to
accommodate water from the stream during heavy storm events. This results in water
overtopping the culvert and ponding in the central portion of the site. The proposed building
would be constructed with an open space under the building footprint to accommodate the
new stream channel and provide additional storage during storm events. The open channel
below the building would be required to be privately maintained. The new building would have
access routes/hatches above the open channel and adjacent to Bremerton Ave NE to access
and maintain the bottom of the channel. Clearance of 10 feet (10’) vertically (from highest
elevation within horizontal clearance) and 15 feet (15’) horizontally, centered over the channel
would be required by the City. In addition, an easement would be required to be provided to
the City to allow the City to access the stream channel in an emergency. According to
Raedeke, the overall project is anticipated to improve the flow of drainage across the site and
reduce potential impacts from flooding on neighboring properties.
Comments were received from the Washington State Department of Fish and Wildlife
(WDFW) (Exhibit 9). WDFW commented that the project would require a Hydraulic Permit
Application (HPA) for the removal of the piped stream segment and the construction of an
open channel located under the proposed building. The project would need to apply for an
HPA after completing the Environmental (SEPA) process.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
b. Storm Water
Impacts: The applicant submitted a Technical Information Report, prepared by Harmsen,
LLC, dated April 25, 2025 (Exhibit 7) with the project application. Based on the City of Renton’s
flow control map, the site falls within the Flow Control Duration Standard Area matching
Forested Site Conditions and is within the Lower Cedar River Drainage Basin. The
development is subject to Full Drainage Review in accordance with the 2022 Renton Surface
Water Design Manual (RSWDM). All nine (9) Core Requirements and the six (6) Special
Requirements were discussed in the Preliminary Technical Information Report.
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Environmental Review Committee
LUA25-000193, ECF, SA-H, RUV-H
Report of September 22, 2025 Page 8 of 12
ERC_4th dimension building_FINAL
The site topography includes a relative depression at the north-central portion of the lot with
moderate to steep relatively minor slopes at the north and south sides of the lot (Exhibit 3).
The topography of the site shows that most of the rainfall that falls on the site flows to a catch
basin located centrally along the western edge of the site. According the TIR, the site and
surrounding properties are developed and do not contribute significant surface runoff to the
site. The entire site drains to the north and is within one (1) drainage basin. Runoff currently
leaves the site in the 24-inch (24”) storm system that flows through the site. After
development, the 24-inch (24”) storm system pipe would be removed and a new extension
made to the storm system in Bremerton Ave NE using a 30-inch (30”) pipe. As previously
discussed, an open channel would be extended under the building. Site runoff, after it is
detained and treated, would flow to a new 30-inch (30”) pipe to replace the existing 24-inch
(24”) storm system. The applicant would be required to provide a conveyance analysis for all
proposed storm drainage conveyance systems including the concrete channel proposed
below the building.
The TIR Report analyzed existing conditions and proposed surface water collection and
distribution. The geotechnical analysis of site soils found that the conditions on-site are not
compatible with stormwater infiltration and recommended that the project not utilize
infiltration. Therefore, the project proposes to implement a storm detention vault below the
lowest parking level and discharge to the storm system to meet the Flow Control Duration –
Forested Condition Area requirements. The site is located within a Basic Water Quality
Treatment Area. By being a commercial project, it is required to meet the Enhanced Basic
Water Quality standard. A BioPod Treatment System has been chosen to meet the runoff
treatment requirements for the site runoff. The facility would be located in the northwest
corner of the site near the access drive and would drain to the detention vault.
A localized floodplain has been identified on-site due to the infrastructure constraints
downstream. The project TIR notes that the infrastructure induced floodplain elevation is
394.87. The project would be required to maintain the compensatory storage volume on-site
at a one-to-one (1:1) ratio. As previously discussed, the project has proposed to place the
building on top of a pile foundation system in order to raise the building high enough to provide
the required compensatory storage. An emergency overflow spillway, or similar system,
would be required so that, in the event all discharge tight line systems are full or plugged, it
would direct storm water into the roadway surface as opposed to the proposed building or
upstream properties.
Appropriate on-site BMPs would be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of on-site BMPs, has
been included with the land use application. The final drainage plan and drainage report
would be submitted with the civil construction permit application.
The project proposal would be required to comply with the 2022 City of Renton Surface Water
Design Manual (RSWDM). It is anticipated that any impacts to surface water flows would be
adequately mitigated through the RSWDM, therefore no further mitigation is recommended.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
4. Environmental Health
a. Noise
Impacts: Short-term construction activity-related noise impacts would primarily result from
the preparation of the building site and improvements made to the existing building.
Construction activity hours are restricted to the hours between seven o’clock (7:00) a.m. and
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Environmental Review Committee
LUA25-000193, ECF, SA-H, RUV-H
Report of September 22, 2025 Page 9 of 12
ERC_4th dimension building_FINAL
eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the
hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be
permitted on Sundays. Haul hours shall be restricted to the hours between eight-thirty (8:30)
a.m. and three-thirty (3:30) p.m., Monday through Friday unless otherwise approved in
advance by the Development Services Division.
All noise levels would be required to comply with City of Renton code (Chapter 7 Noise Level
Regulations) and Washington State code (WAC 173-60-040). The anticipated temporary noise
impacts would be those commonly associated with mixed-use construction. Therefore,
typical noise levels are anticipated to result in a less-than-significant noise impact.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
5. Historic and Cultural Preservation
Impacts: No archaeological studies were submitted with the project application materials. Staff
did receive comments from the Duwamish Tribe (Exhibit 11). The Tribe commented that the
project site would be anticipated to have a low probability for the discovery of unknown
archaeological deposits. The Tribe requests that an Inadvertent Discovery Plan (IDP) be prepared
prior to the proposed construction activities due to the potential for archaeological resources
being discovered on the project site. In addition, the Tribe would like to be notified in the event
that archaeological work or monitoring is performed, and they would also like the opportunity to
be present if an archaeologist is on-site. To ensure that any archaeological deposits are managed
appropriately, staff recommends, as a SEPA mitigation measure, that the applicant submit an
Inadvertent Discovery Plan prepared by a qualified professional with the civil construction permit
for review and approval by the Current Planning Project Manager prior to permit issuance. The
applicant shall provide notification to the Duwamish Tribe in the event that archaeological work
or monitoring is performed on-site.
Mitigation Measures: The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared
by a qualified professional with the civil construction permit for review and approval by the
Current Planning Project Manager prior to permit issuance. In addition, the applicant shall provide
notification to the Duwamish Tribe in the event that archaeological work or monitoring is
performed on-site.
Nexus: City of Renton Comprehensive Plan Goals and Policies LU-AA, LU-44, and LU-45; Chapter
27.53 RCW, Archaeological Sites and Resources; Chapter 27.44 RCW, Indian Graves and
Records; Chapter 197-11 WAC, SEPA Rules; and Duwamish Tribe Comment, dated August 27,
2025.
6. Transportation
Impacts: The applicant submitted a Traffic Impact Analysis, prepared by Kimley-Horn and
Associates, Inc. (Kimley-Horn), dated April 2025 (Exhibit 8) with the project application. The
submitted report indicated that at full build-out the proposed development would generate
approximately 368 net new average weekday daily trips (ADT). During the weekday AM peak hour,
the project would generate approximately 19 net new AM peak-hour vehicular trips (8 entering and
11 exiting). During the weekday PM peak hour, the project would generate approximately 40 net
new PM peak-hour vehicular trips (21 entering and 19 exiting). The 4th Dimension Building
development is proposed to have one (1) access to Bremerton Ave NE near the north edge of the
property. The distribution of trips is based on existing count data and surrounding uses. It is
anticipated that 70 percent (70%) of the development’s trips would travel to and from the west
along NE 4th St. The remaining 30 percent (30%) of the development’s trips are anticipated to
travel to and from the east along NE 4th St. It is possible that trips generated by the development
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Environmental Review Committee
LUA25-000193, ECF, SA-H, RUV-H
Report of September 22, 2025 Page 10 of 12
ERC_4th dimension building_FINAL
could travel to and from the north along Bremerton Ave NE; however, the distribution represents
the highest potential impact to the study intersections. As detailed in the report, the proposed
project is not expected to lower the levels of service of the surrounding intersections included in
the traffic study.
The latest collision history from January 1, 2019 through June 30, 2024, was obtained from the
Washington State Department of Transportation (WSDOT) at each of the study intersections. The
collision rate has been calculated using the 24-hour turning movement counts. The data shows a
total of 12 collisions at the study intersections in the immediate vicinity of the site. The other 11
crashes occurred at adjacent driveways and were not associated with the study intersection.
There were no fatality collisions reported during the study period. The collision data shows that
there was one (1) suspected serious injury (8% of collisions), no suspected minor injury collisions,
two (2) possible injury collisions (17% of collisions), and nine (9) no apparent injury collisions
(75% of collisions). The City’s NE 3rd – 4th Corridor Improvements Plan calls for a traffic signal at
the intersection of NE 4th St at Bremerton Ave NE.
Kimley-Horn completed a signal warrant analysis based on MUTCD guidelines. The signal warrant
analysis was performed based on the Manual on Uniform Traffic Control Devices (MUTCD), 11th
Edition guidelines. The signal warrant was performed for MUTCD Signal Warrant 1, MUTCD Signal
Warrant 2, and MUTCD Signal Warrant 7. MUTCD Warrant 1 evaluates the warrant for a signal
based on any eight-hours of an average day. MUTCD Warrant 2 evaluates the warrant for a signal
based on any four-hours of an average day. MUTCD Warrant 1 and Warrant 2 were evaluated
based on the posted speed limit of 35 mph on NE 4th Street. MUTCD Warrant 7 evaluates the
warrant for a signal based on the severity and frequency of collisions. According to the TIA, the
Bremerton Ave NE and NE 4th St intersection would not meet the signal warrants under 2025
existing, 2035 no-build, or 2035 build conditions.
According to the TIA, site access at Bremerton Ave NE is anticipated to operate at acceptable LOS
A under the future with development conditions. In addition, the analysis shows that the
intersection of NE 4th St and Bremerton Ave NE currently operates at LOS F for both approaches
and would remain at LOS F under the existing condition and future with development conditions.
The TIA listed a few options to improve operations of the NE 4th St and Bremerton Ave NE
intersection, including:
• Restricting the northbound and southbound approaches to right-turn only, while still
allowing left-turns from NE 4th St.
• Restricting the intersection to right-turn only (i.e. restricting left-turns from NE 4th St).
The traffic engineer concluded that both of these changes would also reduce the potential for the
crash type that historically occurs at this intersection. On the other hand, restricting the
northbound and southbound approaches to right-turn only would redirect traffic into
neighborhoods to the north and south of NE 4th St and would cause additional travel distances
for motorists. In addition, restricting the northbound and southbound approaches to right-turn
only could also contribute to motorists deciding to make U-turns on NE 4th St to go the direction
that was prohibited at the intersection. This would increase the potential for additional crashes
especially for the rear-end type, which can be mitigated for by signalization.
Bremerton Ave NE is located between the signalized intersections of Whitman Ct NE and Duvall
Ave NE equally spaced at 600 feet (600') +/- to provide for good progression for a coordinated
signal system to fit within the green band of the time/space diagram. Bremerton Ave NE provides
access to large neighborhoods to the north and south of NE 4th St with businesses adjacent to
the intersection. The project would affect intersection level of service by causing delays at the NE
4th St and Bremerton Ave NE intersection. New development would be responsible for paying for
its fair share of cost for signal intersection improvements. According to the TIA, the development
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Environmental Review Committee
LUA25-000193, ECF, SA-H, RUV-H
Report of September 22, 2025 Page 11 of 12
ERC_4th dimension building_FINAL
is anticipated to account for 368 of 38,224 daily trips at the intersection under the 2035 build
conditions with 19 new AM peak hour trips and approximately 40 new PM peak hour trips after
existing credit and pass-by reductions have been applied. The 4th Dimension Building, therefore,
would have a proportionate share of the impact to the intersection of NE 4th St and Bremerton
Ave NE of 0.96% (368 ADTs / 38,224 daily trips = 0.96%). Therefore, staff recommends a mitigation
measure requiring that a prorated share of the traffic signal costs be collected from the proposed
project, based upon the ratio of peak-hour vehicle trips that would be added by the project to the
total project future baseline trips at the NE 4th St and Bremerton Ave NE intersection. The fee
would be based on the following formula: (New PM peak-hour trips) / (Total vehicle PM peak-hour
trips for the signal) x (Cost of new signal and improvements). The prorated share of the traffic
signal is $15,686.27 ((40/3,060) x 1,200,000 = $15,686.27). The fee shall be paid prior to temporary
certificate of occupancy.
In addition, the applicant would be required to connect the proposed sidewalk on the north side
of the Bremerton Ave NE frontage to the existing sidewalk along the Vision House property. This
would require, at minimum, that a public access easement be obtained from the northern
property owner.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 13),
which is based upon a test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, and payment of applicable Transportation
Impact Fees at the time of building permit issuance.
Mitigation Measures: A prorated share of the traffic signal costs shall be collected from the
proposed project, based upon the ratio of peak-hour vehicle trips that would be added by the
project to the total project future baseline trips at the NE 4th St and Bremerton Ave NE
intersection. The fee would be based on the following formula: (New PM peak-hour trips) / (Total
vehicle PM peak-hour trips for the signal) x (Cost of new signal and improvements). The fee shall
be paid prior to temporary certificate of occupancy.
Nexus: State Environmental Policy Act (SEPA) Environmental Review and RMC 4-6-060 Street
Standards.
7. Police & Fire
Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish
services to the proposed development subject to the construction of code-required
improvements and the payment of code-required impact fees (Exhibit 16).
Mitigation Measures: None
Nexus: N/A
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
✓ Copies of all Review Comments are contained in the Official File and may be attached to this
report.
The Environmental Determination decision will become final if the decision is not appealed within the
14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
City of Renton Department of Community & Economic Development
4th Dimension Building
Staff Report to the Environmental Review Committee
LUA25-000193, ECF, SA-H, RUV-H
Report of September 22, 2025 Page 12 of 12
ERC_4th dimension building_FINAL
Environmental Determination Appeal Process: Appeals of the environmental determination must be
filed in writing on or before 5:00 p.m. on October 7, 2025. Appeals must be submitted electronically to the
City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The
appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal
is submitted electronically. The appeal submitted in person may be paid on the first floor in our Finance
Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information
regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
4th Dimension Building
Land Use File Number:
LUA25-000193, ECF, SA-H, RUV-H
Date of Meeting
September 22, 2025
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Martin Reimers
Concept Architecture
2911 1/2 Hewitt Ave, Suite 2,
Everett, WA 98201
Project Location
4502 NE 4th St, Renton,
WA 98059 (APN
1023059068)
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Architectural Plan Set
Exhibit 3: Conceptual Civil Plan Set
Exhibit 4: Conceptual Landscape Plans
Exhibit 5: Geotechnical Report with Infiltration Evaluation, prepared by Geo Group Northwest, Inc.,
dated May 14, 2018
Exhibit 6: Stream and Wetland Reconnaissance, prepared by Raedeke Associates, Inc., dated June
25, 2019
Exhibit 7: Technical Information Report (TIR), prepared by Harmsen, LLC, dated April 2025
Exhibit 8: Traffic Impact Analysis (TIA), prepared by Kimley-Horn and Associates, Inc., dated April
25, 2025
Exhibit 9: Washington State Department of Fish and Wildlife (WDFW) Comment Letter, dated
September 3, 2025
Exhibit 10: WDFW City Response, dated September 5, 2025
Exhibit 11: Duwamish Tribe Comment Letter, dated August 27, 2025
Exhibit 12: Duwamish Tribe City Response, dated September 5, 2025
Exhibit 13: Transportation Concurrency Test Memorandum, dated June 20, 2025
Exhibit 14: SEPA Environmental Checklist, prepared April 17, 2025
Exhibit 15: Variance Request Justification
Exhibit 16: Advisory Notes
Docusign Envelope ID: 837632EC-2E7C-4F29-BAB1-CDA4F21A0828