HomeMy WebLinkAboutSR_ERC_Cedar_River_Corporate_Park_070129STAFF
REPORT
A. BACKGROUND
City of Renton
Department of Planning I Building I Public Works
ENVIRONMENTAL REVIEW COMMITTEE
ERC MEETING DATE January 29, 2007
Project Name: Cedar River Business Park
Applicant: Tarragon, LLC 1000 Second Ave, ste 3200, Seattle, WA 98104
Owner: Howard Seelig, PO Box 1925, Bellevue, WA 98009
Contact: Jim Carleton, AHBL, Inc., 2215 N 30'h St, ste 300, Tacoma, WA 98403
File Number: LUA-06-172, SA-H, ECF Project Manager: Jill K. Ding, Senior Planner
Project Description: The applicant is requesting Hearing Examiner Site Plan approval and
Environmental Review for the construction of four office/retail/light industrial
buildings totaling 143,307 square feet in area on a 539,272 square foot (12.4
acre) site located within the Light Industrial (IL) zoning designation and within
the Employment Area -Valley overlay. Parking would be provided within 408
proposed parking stalls located around the perimeter of the buildings within a
surface parking lot. Access to the project site would be provided via two
commercial driveway entrances off of Lind Avenue SW. A Category 2
wetland is located along the northern property line and a Category 3 wetland
is located along the southern and eastern property lines (please see
additional project description on next page).
Project Location: East of Lind Ave SW and South of SW 19th St (parcel no. 334040-0285)
Exist. Bldg. Area gsf: N/A Proposed New Bldg. Area: 143,307 sq. ft.
Site Area:
RECOMMENDATION:
539,272 sq. ft. (12.4-acres) Total Building Area gsf: 143,307 sq. ft.
Staff recommends that the Environmental Review Committee issue a
Determination of Non-Significance -Mitigated (DNS-M).
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REPORT OF January 29, 2007
A. PROJECT DESCRIPTION (CONT.)
environmental Review Committee Staff Report
LUA06-172, SA-H, ECF
Page 2of7
The project site totals approximately 12.4 acres in area, is rectangular shaped with a small panhandle
located at the northeastern corner of the property. The site is currently vacant and is vegetated with
deciduous trees, blackberries, and brush. No significant trees have been identified on the project site.
The proposal would result in the construction of four office/retail/light industrial buildings (Buildings A-D).
Building A would total 35,047 square feet in area, building B would total 29,940 square feet in area, building
C would total 33,740 square feet in area, and building D would total 44,580 square feet in area. All of the
buildings are proposed to have a height of 22 feet 8 inches with a 3-foot high parapet.
The project would result in approximately 13,305 cubic yards of cut and 17,430 cubic yards of fill. The
majority of the grading required for the project would be for the construction of the proposed roads, building
pads, utilities, and stormwater detention facility.
Access to the proposed lots would be provided via driveway access off of Lind Avenue SW.
B. RECOMMENDATION
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials make the following Environmental Determination:
DETERMINATION OF
NON-SIGNIFICANCE
Issue DNS with 14 day Appeal Period.
Issue DNS with 15 day Comment
Period with Concurrent 14 day Appeal
Period.
C. MIT/GA TION MEASURES
DETERMINATION OF
XX NON· SIGNIFICANCE -MIT/GA TED.
XX Issue DNS-M with 14 day Appeal
Period.
Issue DNS-M with 15 day Comment
Period with Concurrent 14 day Appeal
Period.
1. The applicant shall comply with the recommendations found in the geotechnical report prepared by
Terra Associates, Inc, dated December 7, 2006.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control
Requirements outlined in Volume 11 of the 2005 Stormwater Management Manual and provide staff with
a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall be subject
to the review and approval of the Development Services Division.
3. The detention system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -
a.k.a. Level 2) and water quality improvements.
4. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to
the issuance of a building permit. It is anticipated that the proposed project would result in the payment
of $74,925.00 (999 net new daily trips x $75 = $74,925.00).
5. Staff recommends that the applicant pay a Fire Mitigation Fee based on $0.52 per square foot of new
commercial building area prior to the issuance of a building permit. The fee is estimated at $74,519.64
($0.52 x 143,307 square feet= $74,519.64)
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D. ENVIRONMENTAL IMPACTS
':nvironmentaf Review Committee Staff Report
LUA06-172, SA-H, ECF
Page 3of7
In compliance with RCW 43.21 C. 240, the following project environmental review addresses only
those project impacts that are not adequately addressed under existing development standards
and environmental regulations.
1. Earth
With the project application, the applicant submitted a Geotechnical Report prepared by Terra Associates,
Inc., dated December 7, 2006. The topography of the site is relatively flat, with the exception of isolated
slopes adjacent to the wetlands on the southern boundary of the project site where the slopes may
approach 50 percent The site is currently vegetated with deciduous trees, blackberries, and brush
understory. No protected trees are located on the project site.
Eight test pits were excavated to depths of 13 to 15 feet on the project site. In the first 9 to 1 O feet fill
material was encountered, which consisted of silty sand and sandy silt with fractured fragments of bedrock.
Underlying the fill a 2-4 foot layer of organic silt and peat was encountered, underlying these soils layers of
silty sand, silt, and sandy silt were observed to the test pit termination depths. The soils observed in the
test pits were found to be consistent with the Geologic Map of the Renton Quadrangle, Washington by D.R.
Mullineaux, which mapped the soils as Peat (Olp) and Alluvium (Qaw).
Groundwater seepage was observed at depths ranging from 9 to 14 feet below ground surface.
The report estimates that distortional settlement on the site would range from 2 to 4 inches in total and 1 to
2 inches differentially over a 100-foot space. If this amount of settlement cannot be tolerated, the report
recommends surcharging the building pads with fill to be placed to a height of 3 feet above the finished
floor elevations. The fill should extend a minimum of 2 feet past the perimeter of the buildings. It was
estimated that approximately 90 percent of the settlement would occur within 3 to 4 weeks of the
installation of the surcharge fill.
The report provided recommendations for site preparation and grading, excavation, foundations, slabs-on-
grade, stormwater detention pond, drainage, utilities, and pavements. Due to the potential for impacts that
could occur during construction, staff recommends as a mitigation measure that construction of the project
be required to comply with the recommendations found in the geotechnical report prepared by Terra
Associates, Inc., dated December 7, 2006 that was submitted with the project application.
The project would result in approximately 13,305 cubic yards of cut and 17,430 cubic yards of fill. The
majority of the grading required for the project would be for the construction of the proposed roads, building
pads, utilities, and stormwater detention facility.
Due to the potential for erosion to occur from the subject site, staff recommends a mitigation measure that
requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control
Requirements as outlined in Volume II of the 2005 Storrnwater Management Manual.
Mitigation Measures:
1. The applicant shall comply with the recommendations found in the geotechnical report prepared by
Terra Associates, Inc., dated December 7, 2006.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control
Requirements outlined in Volume II of the 2005 Stormwater Management Manual and provide staff
with a Construction Mitigation Plan prior to issuance of Construction Permits. This condition shall
be subject to the review and approval of the Development Services Division.
Nexus: SEPA Environmental Regulations
2, Water -Stormwater
A Preliminary Storm Drainage Report prepared by AHBL, dated December 2006 was submitted with the
application materials. According to the report the existing drainage sheet flows across the property to the
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environmental Review Committee Staff Report
LUA06-172, SA-H, ECF
Page 4 of 7
existing onsite wetlands. Drainage is conveyed from the wetlands via ditches and closed conveyance
systems to Springbrook Creek.
The proposed method of drainage control as indicated by the storm drainage report would to collect the
drainage from the site via a 12, 18, 24, and 30-inch closed conveyance system where it would be conveyed
to a pump chamber. The drainage would then be pumped into a detention pond. Release from the
detention pond will be controlled via two multi-orifice control structures and released to bioswales for
treatment prior to release to the north and south wetlands at the property perimeter.
The City's Plan Review Section has reviewed the submitted drainage report. Due to potential downstream
drainage problems, staff recommends a mitigation measure that would require the project to comply with
the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -
a.k.a. Level 2) and water quality improvements.
Mitigation: The detention system for this project shall be required to comply with the requirements found in
the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -
a.k.a. Level 2) and water quality improvements.
Nexus: SEPA Environmental Regulations, King County Surface Water Design Manual
3. Water -Wetlands
A Wetland Analysis, Stream Classification, and Shoreline Master Program Applicability Report prepared by
Wetland Permitting Services, dated October 18, 2006 was submitted with the project application. Two
wetlands (Wetlands A and B) were identified onsite and one stream was identified within 150 feet of the
project site. Wetland A is located north of the project site and has been classified as a Category 2 wetland.
Wetland B is located along the south and east boundaries of the project site and has been classified as a
Category 3 wetland. A Category 2 wetland requires a 50-foot buffer and a Category 3 wetland requires a
25-foot buffer. Any impacts to the wetlands would be regulated by the City's Critical Areas Regulations and
the Shoreline Master Program due to the hydrologic connection between the wetlands and Springbrook
Creek, which is a state shoreline. No impacts are proposed to the wetlands. Construction of stomwater
bioswale facilities are proposed within the buffers of Wetlands A and B, which is a permitted activity per the
City's Critical Areas Regulations.
An unnamed tributary to Springbrook Creek is located approximately 150 feet south of the project site. The
City's maximum buffer area for streams is 100 feet; therefore the proposed project would be well outside of
the buffer required from the stream.
Mitigation: No further mitigation is recommended.
Nexus: N/A
4. Transportation
Access to the project would be provided via 2 commercial driveways off of Lind Avenue SW. It is
anticipated that the proposed project would result in impacts to the City's street system. Therefore, staff
recommends a mitigation measure requiring the payment of a Traffic Mitigation Fee in the amount of $75
for each new net daily trip prior to the issuance of a building permit. It is anticipated that the proposed
project would result in the payment of $74,925.00 (999 net new daily trips x $75 = $74,925.00).
Mitigation: The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip
prior to the issuance of a building permit. It is anticipated that the proposed project would result in the
payment of $74,925.00 (999 net new daily trips x $75 = $74,925.00).
Nexus: SEPA Environmental Regulations, Transportation Mitigation Fee Resolution
6. Emergency Services
The proposal will add new commercial building area to the City that will potentially impact the City's Police
and Fire Emergency Services. Staff recommends a mitigation measure requiring the applicant to pay a
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REPORT OF January 29, 2007 Page 5of7
Fire Mitigation Fee, based on $0.52 per new square foot of commercial building area prior to the issuance
of a building permit. The fee is estimated at $74,519.64 ($0.52 x 143,307 square feet= $74,519.64).
Mitigation: Staff recommends that the applicant pay a Fire Mitigation Fee based on $0.52 per square foot
of new commercial building area prior to the issuance of a building permit. The fee is estimated at
$74,519.64 ($0.52 x 143,307 square feet= $74,519.64).
Nexus: SEPA Environmental Regulations, Fire Mitigation Fee Resolution
E. COMMENTS OF REVIEWING DEPARTMENTS
The proposal has been circulated to City Departmental I Divisional Reviewers for their review.
Where applicable, these comments have been incorporated into the text of this report as Mitigation
Measures and/or Advisory Notes to Applicant .
..]{__ Copies of all Review Comments are contained in the Official File.
__ Copies of all Review Comments are attached to this report.
Environmental Determination Appeal Process Appeals of the environmental determination must be
filed in writing on or before 5:00 p.m. February 19, 2007. Appeals must be filed in writing together with
the required $75.00 application fee to: Hearing Examiner, City of Renton, 1055 South Grady Way,
Renton, WA 98055. Appeals to the Examiner are governed by the City of Renton Municipal Code
Section 4-8-110.8. Additional information regarding the appeal process may be obtained from the
Renton City Clerk's Office at (425) 430-6510.
Advisory Notes to Applicant:
The following notes are supplemental information provided in conjunction with the environmental
determination. Because these notes are provided as information only, they are not subject to the
appeal process for environmental determinations.
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.
2. 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.
3. 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.
4. A detailed landscape plan complying with the requirements set forth under RMC 4-8-120D shall be
submitted at the time of Building Permit review for review and approval by the Development Services
Division Project Manager.
Fire
1. The preliminary fire flow is 5,000 GPM for Building D, 4,750 GPM for Building C, and 4,000 GPM for
Building A. One hydrant is required within 150 feet of each structure and four additional hydrants are
required within 300 feet of Buildings A and 3 and three for Buildings B and D. A 12-inch looped water
main is required to handle the increased fire flow demands.
2. Separate plans and permits are required for the installation of the required sprinkler and fire alarm
systems.
3. Fire department access roadways are required to within 150 feet of all portions of the building exterior.
Roadwa s are a minimum of 20 feet in width with a turnin radius of 45 feet outside and 25 feet inside.
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·nvironmental Review Committee Staff Report
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4. Fire department dead end access roadways over 150 feet in length are required to have an approved
turnaround.
5. Provide a list of flammable, combustible liquids or hazardous chemicals that are used or stored onsite.
6. A site plan for Pre-Fire planning is required to be submitted for your project. This shall be submitted
prior to occupancy.
7. Street address must be visible from a public street.
Plan Review -Surface Water
1. Surface Water System Development Charges are based on a rate of $0.265 x the total square feet of
the new impervious surface area. This fee is payable prior to issuance of the utility construction permit.
2. A preliminary drainage plan and drainage report has been submitted with the site plan application.
The report addressed detention and water quality requirements as outlined in the 2005 King County
Surface Water Manual.
3. This site is located within the City's designated 100-year flood zone. Finish floors of the new buildings
shall be a minimum of one foot above flood zone elevation. A FEMA Elevation Certificate will be
required to be submitted at building permit.
4. If filling or grading on the site is below elevation 13.5, compensatory storage will be required to be
provided.
Plan Review Water
1. Water System Development Charges are based on a rate of $0.273 x the site's gross square footage of
539,272. Estimated fee based on the site plan is $147,221.25. This fee is payable prior to issuance of
the utility construction permit.
2. Preliminary fire flow required by the fire department is 5,000 gpm. Five hydrants are required for this
project. One hydrant is required within 150 feet and four additional hydrants are required within 300 feet
of all structures.
3. Extension of 12-inch water main onsite, providing a looped system and installation of hydrants will
be required to serve the site. It is shown on the site plan, however applicant will need to increase
the 10-inch main shown on the site plan to a 12-inch water main. Applicant will also be required to
tie into an existing 8-inch water main to the east. It has been shown on the plans.
4. Fire sprinkler systems are required. A separate utility permit and separate plans will be required for the
installation of the double detector check valve assembly to the fire sprinkler systems. All devices
installed shall be per the latest Department of Health "Approved List" of Backflow Prevention Devices.
Civil plans show location of device and should note: "Separate plans and utility permit for DDCVA
installation for Fire Sprinkler System will be required".
For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan
showing the location and installation of the backflow assembly inside the mechanical room. Installation
shall be in accordance with the City of Renton's requirements. DDCVA shall be installed immediately
after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal
position only.
5. Landscape irrigation systems will require a separate permit for the irrigation meter and approved
backflow device is required to be installed. A plumbing permit will be required.
6. Buildings that exceed 30 feet in height will require a backflow device to be installed on domestic water
meter.
Plan Review Sanitary Sewer
1. Sewer System Development Charges are based on a rate of $0.142 x the site's gross square
footage of 539,272. Estimated fee based on the site plan is $76,576.62. This fee is payable prior to
issuance of the utility construction permit.
2. An 8-inch sanitary sewer main extension is required to serve the site. It has been shown on the
nlans.
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REPORT OF January 29, 2007 Page 7 of 7
3. IF FOOD PREPARATION FACILITIES (RESTAURANTS, KITCHENS, CAFES, ETC.) ARE
PROPOSED, A GREASE TRAP OR GREASE INTERCEPTOR WILL BE REQUIRED. A SEPARATE
PLUMBING PERMIT WILL BE REQUIRED.
4. If finished floor elevation is below 25 feet, a "tideflex" or similar backflow device will be required to be
installed.
5. Side sewer (s) shall have a minimum of 2% slope.
Plan Review -Transportation
1. Installation of sidewalk and additional paving will be required fronting the site in Lind Ave SW.
2. A traffic study has been submitted and reviewed. Preliminary review indicates a center turn lane may be
required to provide access to and from the site at the south entrance to the site. Additional information is
required.
3. The applicant has submitted a request to waive installation of street improvements in SW 21" and SW
23m required by code.
Plan Review -Miscellaneous
1. Construction plan indicating haul route and hours, construction hours and a traffic control plan shall be
submitted for approval prior to any permit being issued.
2. Haul hours shall be restricted to 8:30 a.m. to 3:30 p.m. unless approved in advance by the Development
Services Division.
3. Rockeries or walls to be constructed greater than 4 feet in height will require a separate building
permit and the following note shall be added to the civil plans:
"Rockeries greater than 4 feet in height will require a separate building permit. A licensed engineer with
geo-technical expertise must be retained for proposed rockeries greater than four feet in height. The
engineer must monitor rockery construction and verify in writing that the rockery was constructed in
general accordance with ARC standards and with his/her supplemental recommendations, in a
professional manner and of competent and suitable material. Written verification by the engineer must
be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat
approval for the project."
Plan Review -General
1. All plans shall conform to the Renton Drafting Standards.
2. All required utility, drainage and street improvements will require separate plan submittals prepared
according to City of Renton drafting standards by a licensed Civil Engineer.
3. Separate permits and fees for side sewers, water meters, landscape irrigation meters, and any backflow
devices will be required.
4. When plans are complete three copies of the drawings, two copies of the drainage report, a construction
estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached
for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate
as generated by the permit system.
5. Applicant shall be responsible for securing easements for public utilities.
Property Services
1 . See attached fee sheet.
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