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HomeMy WebLinkAboutSR_ERC_Renton_Downtown_Library_120514DEPARTMENT OF COMMUNITY 0000000 City of Project Name: AND ECONOMIC DEVELOPMENT Owner: P rI Applicant. ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: May 14, 2012 Project Name: Renton Downtown Library Owner: City of Renton; 1055 South Grady Way; Renton, WA 98057 Applicant. King County Library System; Greg Smith; 960 Newport Way NW; Issaquah, WA 98027 Contact: Miller Hull Partnership; Maaike Post; 71 Columbia St - 6" Floor; Seattle, WA 98104 File Number: LUA12-022, ECF, SA -H, CU -H, MOD Project Manager: Rocale Timmons, Associate Planner Project Summary: The applicant, King County Library System (KCLS�, is requesting Hearing Examiner Site Plan Review, a Hearing Examiner Conditional Use Permit, Environmental (SEPA) Review and a Parking Modification for the construction of a new 15,083 square foot public library. The project site consists of three parcels containing a total of 24,070 square feet of Center Downtown (CD) zoned property. The site is also located within Design District 'A'. There is an existing retail structure on the west end of the site, formerly used by Big 5, and an associated parking lot in the center of the site which is proposed for demolition/removal as part of the proposal. Additionally, Gateway Park is located on the eastern portion of the site which would be redesigned as part of the proposal in order to create an entry plaza for the new library. The proposed restriping of the existing parking area, to the north within a City of Seattle Cedar River Pipeline easement, would create two additional parking spaces along with the addition of 6 new stalls, resulting in a total of 50 onsite parking stalls. The applicant is requesting a parking modification in order to decrease the minimum number of parking spaces required onsite from 60 to 50 stalls. Access to the site is proposed via two curb cuts; one along Morris Ave S through to Logan Ave S. There are no critical areas located on site. Project Location: 510 S 3rd St (Parcel Vs: 569600-0005, 784180-0205, 784180-0195) Exist_ Bldg. Area SF: 13,444 SF Proposed New Bldg. Area (gross): 15,083 Site Area: 24,070 SF STAFF Staff Recommends that the Environmental Review Committee issue a Determination RECOMMENDATION: of Non -Significance - Mitigated (DNS -M). Project Location Map ERC Report. dot City of Renton Department of Community & Economic Development Environmental Review Committee Report RENTON DOWNTOWN LIBRARY LUA12-022, ECF, 5A-H, CU-H, MOD Report of May 14, 2012 Page 2 of 8 [P:A:RT:ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, Environmental (SEPA) Review, and a Parking Modification for the construction of an approximate 15,000 square foot public library and associated parking, landscaping and infrastructure improvements. All public facilities are required to obtain a Conditional Use Permit in order to establish the use. The site is located within the Center Downtown (CD) zoning designation on the northwest corner of the S 3'd St and Logan Ave S intersection. The site is also located within Design District 'A'. The site currently contains a retail structure, formerly occupied by Big 5, a small parking lot and Gateway Park. The applicant is proposing the demolition of the existing 13,444 square foot structure and the removal of the existing parking lot on site. The existing park is proposed to be re-designed in order to create a plaza that would function as the entry plaza for the proposed library. Following development impervious surface coverage would be a 100% on the building site and approximately 50% on the park parcel to the east. The applicant is proposing to excavate approximately 1,320 cubic yards on site and import fill in the amount of 1,030 cubic yards. The structure would have height of 32 -feet and 6 -inches, at the tallest point; the top of the parapet. Access to the site is proposed via two existing curb cuts; one along Morris Ave S through to Logan Ave S. A total of 50 surface parking spaces would be provided on site of which 42 stalls are existing. The site currently contains 28 trees which are all proposed for removal. The property generally is flat with a two - foot relief across the site. There are no known critical areas on or near the site. Landau Associates have performed a Phase I Environmental Site Assessment for the project site which has been developed since 1925 (Exhibit 8). The assessment revealed no evidence of recognized environmental conditions in connection with the property. Staff received comments from the Department of Archaeology and Historic Preservation; regarding the potential for an archeological site in the area (Exhibit 6). PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.210.240, 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. All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by GeoEngineers, dated November 2, 2011. 2. The applicant shall comply with all of the recommendations included within the "Pre -Demolition Hazardous Materials Survey", prepared by Landau Associates, dated lune 6, 2011 during demolition activities. 3. A survey shall be submitted to the Current Planning Project Manager that conforms to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state -approved archaeologist prior to construction permit approval. ERC Report.doc City of Renton Department of Community & Economic Development Environmental Review Committee Report RE'NTON DOWNTOWN LIBRARY LUA12-022, ECF, SA -N, CU -f!, MOD Report of May 14, 2012 Page 3 of S 4. The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Building Permit application. S. The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Building Permit Application. C. Exhibits Exhibit 1 Neighborhood Detail Map Exhibit 2 Aerial Photograph Exhibit 3 Site Plan Exhibit 4 Elevations Exhibit 5 Drainage Report (includes the Geotechnical Report) Exhibit 6 Department of Archeology & Historic Preservation Comment Letter Exhibit 7 Pre -Demolition Hazardous Materials Survey Exhibit 8 Phase I Environmental Site Assessment 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: The applicant provided a geotechnical report, prepared by GeoEngineers, on November 2, 2011 (Exhibit 5). The topography of the site is relatively flat, sloping downward from the eastern portion of the site. Following development impervious surface coverage would be a 100% on the building site and approximately 50% on the park parcel to the east. The site consist of interbedded layers of soft to medium stiff silts and clays, and loose sand with variable amounts of silt, underlain by dense sands and gravels with variable amounts of silt and occasional cobbles. The applicant is proposing to excavate approximately 1,320 cubic yards on site in order to accommodate a depressed slab for the proposed access floor. In addition, geothermal bore holes would be drilled underneath the proposed structure producing drilling spoils that would be required to be hauled off site. Fill, in the amount of 1,030 cubic yards, would be imported to the site in order to fill void areas of removed footings from the existing building demolition. Groundwater was encountered at approximate depths ranging from 12-15 feet below existing grades in borings in the site vicinity. The feasibility of deep foundations and several ground improvement methods was explored for the proposed structure. The report recommends that shallow foundations bearing on improved soil is the preferred foundation alternative. Lean concrete augercast columns installed to an approximate depth of 20 to 30 feet below site grades on a variable grid pattern have been selected at the preferred ground improvement technique. Dewatering during construction is not anticipated except for deep utility trenches. The provided geotechnical report recommended measures to be implemented by the applicant to mitigate the proposal's potential impact to soils and related conditions. Staff recommends a mitigation measure requiring all earthwork performed, implemented by the applicant, be consistent with the recommendations of the geotechnical report, prepared by GeoEngineers, dated November 2, 2011. ERC Report. doc City of Renton Department of Community & Economic Development Environmental Review Committee Report RENTON DOWNTOWN LIBRARY LUA12-022, ECF, SA -H, CU -H, MOD Report of May 14, 2012 — Page 4 of 8 Mitigation Measures: All earthwork performed, implemented by the applicant, shall be consistent with the recommendations of the geotechnical report, prepared by GeoEngineers, dated November 2, 2011. Nexus: SEPA Environmental Regulations 2. Air Impacts: There would be temporary negative impacts to air quality caused by dust and equipment exhaust during site and building construction. Following construction, exhaust from automobiles would be expected. Such emissions are controlled by state and federal regulations. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 3. Water a. Storm Water Impacts: The site is located at the edge of the boundary between the Black River and Cedar River Drainage Basins. Currently runoff, from the existing building, parking lot and park gets collected onsite and distributed to the existing storm system to the east and north. A preliminary drainage plan and drainage report has been submitted with the site plan application, prepared by Coughlin Porter Lundeen, dated March 27, 2412 (Exhibit 5). The report addresses compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and any special requirements were discussed in the report. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Existing Conditions. The project is exempt from flow control and water quality requirements. Portions of the existing drainage system onsite would be removed in order to make room for the new library. Runoff from the new building would be connected through a new service to the existing conveyance system to the north. New area drains and conveyance piping would be installed at the park to convey runoff to the existing system to the east. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 4. Energy and Natural Resources Impacts: The applicant is proposing to use LED, fluorescent, and ceramic metal halide lamps which are the most energy efficient lighting options available in hopes of targeting a 10% or better below energy code for lighting. We will have daylight dimming controls in all daylight zones and occupancy sensors in non-active rooms. The mechanical system will consist of geothermal boreholes couple with water source Beat pumps to provide heating and cooling via an under -floor distribution system_ Water conserving plumbing fixtures will be installed. The building thermal envelope is designed to meet or exceed requirements in the Washington State Energy Code and will consist of high performance fenestration systems, opaque wall systems, and roof assemblies. The project also includes a closed loop geothermal energy source, powering under -floor heating and cooling. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. ERC Report.doc City of Renton Department of Community & Economic Development Environmental Review Committee Report RENTON DOWNTOWN LIBRARY LUAI2-022, ECF, SA -H, CU -N, MOD Report of May 14, 2012 Page 5 of 8 5. Environmental Health a. Environmental Health Hazards Impacts: The applicant provided a pre -demolition hazardous materials survey, prepared by Landau Associates, on June 6, 2011 (Exhibit 7). The survey included an inspection for suspected asbestos and other hazardous materials within the existing structure on site. Asbestos containing materials were identified on site along with possible polychlorinated biphenyl light ballast and potential radioactive materials in exit signs. The survey included specific recommendations for demolition to ensure that additional hazardous materials are not discovered. As such, staff recommends a mitigation measure that the applicant comply with all of the recommendations included within the "Pre -Demolition Hazardous Materials Survey', prepared by Landau Associates, dated June 6, 2011 during demolition activities. Mitigation Measures: The applicant shall comply with all of the recommendations included within the "Pre - Demolition Hazardous Materials Survey", prepared by Landau Associates, dated June 6, 2011 during demolition activities. Nexus: SEPA Environmental Regulations 6. Historic and Cultural Preservation Impacts: Staff received comments from the Department of Archaeology and Historic Preservation; regarding the potential for an archeological site in the area (Exhibit 6). It is possible that archaeological artifacts or a historic site could be encountered during project construction. This is due to the site's proximity to former archaeological discoveries. Archaeological sites are protected from disturbance on both public and private lands in Washington State. Staff recommends, as a mitigation measure, that a survey be submitted that conforms to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state -approved archaeologist prior to construction permit approval. In addition to the survey, should evidence of a historic site be found during site development, work shall immediately cease and the Washington State of Archaeology and Historic Preservation shall be contacted at (360) 586-3065. In the event that cultural artifacts are found, work cannot recommence until approval is received from the Office of Archaeology and Historic Preservation. Mitigation Measures: A survey shall be submitted to the Current Planning Project Manager that conforms to the requirements and standards of the Washington State Office of Archaeology and Historic Preservation and must be conducted under the on-site supervision of a state -approved archaeologist prior to construction permit approval. Nexus: SEPA Environmental Regulations 7. Transportation Impacts: Access to the site is proposed via two existing curb cuts; one along Morris Ave S through to Logan Ave S. Based on the traffic generation analysis the proposed final project is anticipated to generate approximately 146 additional daily trips. In order to mitigate transportation impacts, staff recommends a mitigation measure requiring the applicant to pay an appropriate Transportation Impact Fee. Currently this fee is assessed at $75.00 per net new average daily trip attributed to the project. However, the City is planning an adjustment to the Transportation impact fees in the near future. Therefore the fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City as specified by the Renton Municipal Code at the time of Building Permit application. There are currently 42 surface parking stalls located within the utility right-of-way north of the site which would be retained with the addition of six new parking stalls. There are approximately 137 street parking stalls within a one -block radius of the site. The site is also located within the vicinity of the Renton Transit Center and the City Center Parking Garage. ERC Report.doc City of Renton Department of Community & Economic Development Fnvironmenta! Review Committee Report RENTON DOWNTOWN LIBRARY LUA12-022, ECF, SA -H, CU -H, MOD Report of May 14, 2012 Page 6 of 8 Mitigation Measures: The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Building Permit application. Nexus: SEPA Environmental Regulations, Resolution 3100, RMC 4-1 Administration and Enforcement 8. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Therefore, staff recommends a mitigation measure requiring the applicant to pay an appropriate Fire Impact Fee. Currently this fee is assessed at $0.52 for every new square foot of commercial area. However, the City is planning an adjustment to the Fire Impact Fee in the near future. The fee, as determined by the Renton Municipal Code at the time of payment shall be payable to the City as specified by the Renton Municipal Code at the time of Building Permit application. Mitigation Measures: The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Building Permit application. Nexus: Fire Impact Fee Resolution 2895, SEPA Environmental Regulations, RMC 4-1 Administration and Enforcement. 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. Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, lune 1, 2012. Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with the required fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, 1055 S. Grady Way, Renton WA 98057. ERC Report_doc City of Ren tan Department of Communis conomic Development Enviro ital Review Committee Report RENTON DOWNTOWN LIBRARY LUA12-022, ECF, SA -H, CU -H, M Report of May 14, 2012 Page 7 of 8 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C_2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3_ Commercial, multi -family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and 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. 4_ All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits Water: 1_ The utility system development fee for water is owed if the size of the existing water meter is increased. The proposed site plan shows a new 1-% inch domestic water meter. The system development fee for water, based on the site plan with a credit for the existing meter, will be $5,590.00_ Fee is payable prior to issuance of the construction permit. 2. A backflow device is required to be installed downstream of the domestic water meter. It has been shown on the site plan. 3. Applicant is required to install a separate fire line for the new fire sprinkler system. A double detector check valve assembly will be required to be installed for the fire sprinkler system. The assembly shall be installed inside a vault outside the building, or inside the building in accordance with the City of Renton's requirements. The vault and the backflow device have been shown on the site plan. 4. A utility system development fee for the new fire line is also required. The fee is based on the size of the fire service line. The fee for the 4 -inch fire line shown on the plan is $7,288.00. Fee is payable prior to issuance of the construction permit. S. The preliminary fire flow requirement per the Fire Marshal's office is 2,250 gpm. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm each. One primary hydrant is required within 150 feet from the building and two additional hydrants are required within 300 feet of the building. One new hydrant is required and is shown on the plan. Final location will require approval by the Fire Department to meet the city standards. Any existing hydrants counted as fire protection will be required to be retrofitted with a quick disconnect Storz fitting, if not already in place and subject to verification by the Fire Department. Sewer. 1. A utility system development fee for sewer is owed if the size of the existing water meter is increased. The proposed site plan shows a new 1-Y, inch domestic water meter. The system development sewer fee based on the site plan with credit for the existing meter will be $3,977.00. The system development fee is payable prior to issuance of the construction permit. 2. The City will proceed with the optional plan of replacing the main through the new library property and installing a manhole where the existing bend in the existing main is located_ SPU is working on permitting for this. This part of the work will be required to be installed by the developer. The City will follow behind this work and re -line the portion of the main under the remaining buildings. Surface Water: 1. Surface Water System Development fees of $.405 per square foot of new impervious surface will apply but not less than $1,012. The Surface Water SDC fee is payable prior to issue of the construction permit_ Transportation: 1. Street improvements along S. 3`d Street shall match the existing sidewalk and lighting design improvements to the east. ERC Report_doc City of Renton Department of Communi Economic Development E nmental Review Committee Report RENTON DOWNTOWN LIBRARY LUAI2-022, ECF, SA -H, CU -H, MOA Report of May 14, 2012 Page 8 of 8 2. All wire utilities shall be installed underground per the City of Renton ordinances and standards. All new services shall be installed underground. 3. Pedestrian lighting is required. Fire: 1. Both an approved fire alarm and fire sprinkler system is required throughout the building. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting_ Fire alarm system shall be fully addressable and full detection is required. A direct outside door is required to the fire sprinkler riser control room. 2. An annual place of assembly permit is required for occupancies exceeding 50 persons. An automated external defibrillator (AED) is required if the occupancy load exceeds 300 persons. 3. Fire department apparatus access is adequate. 4. An electronic site plan is required prior to occupancy for pre -fire planning purposes. General : 1_ All construction utility permits for utilities, drainage, and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Any proposed rockeries or retaining walls greater than four feet (4') in height will require a separate building permit and special inspection. 3. Separate permits and fees for water meters, side sewers, and backflow devices are required. 4. A cut and cap permit to abandon the existing water meter and side sewer will be required as part of the demo permit. ERC Report_doc E3 - 07 T23N R5E E 1/2 LRM-Fj R I zeaN 41151 R -1d R -ID R-10 F -]F Ca li A R-8 Nw3,mp : Uc-N1 R-8 � $ s R-8 R -1Q R-8 CA kms& i CD R-8 'R78 N Pxpvt Nyy - CA Ca R -1Q Ca CA Ca p A .. 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