HomeMy WebLinkAboutSR_ERC_Report_LUA09-051ERG
REPORT
City of Renton
Department of Community and Economic Development
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DA TE: June I, 2009
Project Name: HCC Expansion & Remodel
Owner/Applicant: Highlands Community Church; 3031 NE I 0th St, Renton, WA 98056
Contact: Larry Maison; Higlands Community Church; 3031 NE 10th St; Renton, WA 98056
File Number: LUA09-051, ECF, SA-H
Project Manager: Rocale Timmons, Associate Planner
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review and Environmental
(SEP A) Review for the phased construction of additions to and the interior remodel
of the existing Highlands Community Church facility. The 19,000 square feet of
additions include office space, a new lobby and a 2-story education wing. The
additions would create the opportunity to remodel the existing facility and increase
the size of the sanctuary. The proposal also includes an expansion of the surface
parking lot in the amount of 168,000 square feet. As part of the parking lot
expansion the applicant is also proposing associated landscaping and pedestrian
pathways. The site is approximately 7 .68 acres and is located within the Center
Village (CV) and Residential-8 du/ac zoning designations and is also located within
Urban Design District D. Access to the site would continue to be provided via
existing curb cuts along Kirkland Ave NE, NE 9th and NE I 0th Street. One
additional entry to the new parking area is proposed on the southwest comer of the
site along NE 9th Street. The applicant is requesting three administrative
modifications in order to allow parking between the structure and the street; to
downsize the refuse and recycle area from 390 square feet to 260 square feet; and to
include landscaping in the right-of-way, along NE 9th Street, as part of the required
15-foot wide landscape buffer. There appear to be no critical areas on-site.
Project Location: 3031 NE 10th Street
Exist. Bldg. Area SF:
Site Area:
STAFF
RECOMMENDATION:
56,540 SF Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
334,549 SF (7.68 ac) Total Building Area GSF:
41,225 SF
19,000 SF
77,540 SF
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance -Mitigated (DNS-M).
HCC ERC Report
I PART ONE: PROJECT DESCRIPTION/ BACKGROUND
The applicant, Highlands Community Church, is requesting Environmental (SEPA) Review for the future
construction of 19,000 square-feet of additions which includes new office space, lobby and 2-story education
wing. The additions would create the opportunity to remodel the existing facility and increase the size of the
sanctuary. The proposal also includes an expansion of the surface parking lot in the amount of 168,000 square
feet. In addition to the Environmental Review, Site Plan Review before the Hearing Examiner has also been
requested. The subject property is located on the west side of Kirkland Ave NE between NE 9th and NE I 0th
Street. The existing facility and proposed additions/expansions would be sited on two parcels totaling 7 .68 acres
in size; zoned Center Village (CV) and Residential 8 du/ac (R-8).
The completed project would provide a total of 583 surface parking stalls and 77,540 square-foot church facility
on three levels; ground, mid and upper level. Due to the topography on site each of the three levels have at-grade
entrances. The proposed 2-story education wing would be attached to the west side of the existing facility;
located on the ground-level with the second story at the mid-level. The office addition would be constructed on
the upper-level of the northwest fa9ade with support structures on the mid level. The new lobby would be
constructed on the south fa9ade of the facility at ground-level with paparpets reaching to the mid-level in order to
screen roof-top equipment. The additions would create the opportunity to remodel 35,000 square-feet of the
existing facility in order to enhance internal corridor circulation, reconfigure existing office and adult education
space. In addition the main worhip center would be increased from a 600 to a 900 person seating capacity. The
church facility, both existing and proposed portions, would be located at the northeast comer of the project site
with surface parking areas located along the north, south and west sides of the main building. Existing and
proposed landscaping is located around the perimeter of the site and within the surface parking lot.
Access to the site would continue to be provided via one existing curb cut along NE 9th Street and two existing
curb cuts along Kirkland Ave NE and NE 10th Street. One additional curb cut is being proposed along NE 9th
Street, at the southwest comer of the site, in order to better access the expanded portion of the surface parking
lot. The proposed building would result in a lot coverage of 12.5 percent. The tallest point of the proposed
additions would be the top of the parapet on the proposed education wing, which would have a height of31 feet
and I inch from existing grade. The proposed office addition, on the northwest facade, would have a height of
30 feet measure from existing grade and the proposed lobby, on the south fa9ade, would have a height of 24 feet
and 6 inches measured from existing grade. There appears to be no critical areas on site. Approximately 20 of
47 existing trees are proposed to be removed as part of the proposed project.
The applicant is requesting three administrative modifications in order to allow parking between the structure and
the street; to downsize the refuse and recycle area from 390 square feet to 260 square feet; and to include
landscaping in the right-of-way, along NE 9th Street, as part of the required 15-foot wide landscape buffer. Staff
will review and issue a decision on the modifications as part of the recommendation to the Hearing Examiner for
Site Plan Review.
I PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21 C.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
I. The applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control
Requirements, outlined in Volume II of the 200 I Stormwater Management Manual. The plan must
be submitted to and approved by the Development Services Division Plan Review staff prior to
issuance of the utility construction and building permits and during construction.
HCC ERC Report
City of Renton Department of Com, ty & Economic Development En zmental Review Committee Report
LUA09-051, ECF, SA-H HCC EXPANSION & REMODEL
Report of June I, 2009 Page 3 of6
C.
D.
2. The applicant will be required to comply with the recommendations found in the geotechnical report
prepared by Terra Associates, Inc., dated March 2, 2009, during site clearing, grading, and building
construction.
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 I) and water quality improvements.
4. The applicant shall pay a Traffic Mitigation Fee in the amount of$75.00 for each new net daily trip
prior to issuance of building permits. The fee is estimated to be $30,825.00.
5. The applicant shall pay a Fire Mitigation Fee of$0.52 for each square foot of new non-residential
space. This fee is estimated to be $9,880.00 which would be payable prior to the issuance of
building permits.
Exhibits
Exhibit 1 Vicinity Map
Exhibit 2 Zoning Map
Exhibit 3 Site Plan
Exhibit4 Overall Landscape Plan
Exhibit 5 North and South Elevations
Exhibit 6 East and West Elevations
Exhibit 7 Aerial Photo of Project Site
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 proposed project site slopes from the northeast to the southwest of the site, with an overall
grade change of about 5 percent. The existing structure is located in the northeastern portion of the site and is
constructed into a slope where all three levels can be entered at-grade. The slope descends from the corner
of NE I O'h Street and Kirkland Ave NE to the base of the proposed education center, with an overall relief of
IO feet. The existing and proposed parking area is relatively flat. The steepest slopes on the site are in an
area to the west of the existing building, just north of the proposed education wing, which has slopes of
approximately 28 percent. In addition, there are I 0-15 percent slopes for the first 20 to 30 feet along the
west property line. The applicant has stated that approximately 8,500 cubic yards of excavation would occur
as part of the proposed project. Approximately 2,500 cubic yards of fill would be imported, from a locally
approved source, in order to balance out the grades for the site. The site coverage by impervious surfaces
would be 12.5 percent after project construction.
A Geotechnical Engineering Study, prepared by Terra Associates dated March 2, 2009, was submitted with
the project application. The recommendations in the report are based on examination of material from seven
test pits excavated by track-mounted excavator. Results of the analysis, from the test pits, indicate loose
organic fill material overlying medium dense to very dense silty sand with gravel at a maximum depth of
approximately 15 feet below the ground surface. No groundwater was observed during the test pit
explorations.
With existing slope gradients, the soils on site would have a slight to moderate potential for erosion when
exposed. Therefore, the applicant will be required to submit a Temporary Erosion and Sedimentation
Control Plan (TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment
Control Requirements, outlined in Volume II of the 200 I Stormwater Management Manual.
The report also provided recommendations for site preparation and grading, excavation, foundation support,
slob-on-grade floors and pavements. In order to limit impacts to the project site and neighboring properties
HCC ERC Report
City of Renton Deportment of Corn. ty & Economic Development
HCC EXPANSION & REMODEL
Report of June I, 2009
Er. •Jmental Review Committee Report
LUA09-051, ECF, SA-H
Page 4 of6
that could occur during project construction, staff recommends as a mitigation measure that project
construction comply with the recommendations found in the geotechnical report prepared by Terra
Associates, Inc., March 2, 2009.
Mitigation Measures:
I. The applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the State Department of Ecology's Erosion and Sediment Control Requirements,
outlined in Volume II of the 2001 Storm water Management Manual. The plan must be submitted to and
approved by the Development Services Division Plan Review staff prior to issuance of the utility
construction and building permits and during construction.
2. The applicant will be required to comply with the recommendations found in the geotechnical report
prepared by Terra Associates, Inc., dated March 2, 2009, during site clearing, grading, and building
construction.
Nexus: SEPA Environmental Regulations; Grading, Excavation and Mining Regulations RMC 4-4-060
2. Water
a. Storm Water
Impacts: The site lies within the Ease Lake Washington basin. Currently runoff from the project site
flows offsite to the southwest into he existing conveyance system in NE 9th Street. The current flow
pattern would not be modified by this project.
The applicant submitted a Level I Downstream Drainage Analysis prepared by Cramer Northwest,
Inc., dated March 27, 2009. The applicant proposes to collect storm water runoff from the new
impervious area and covey into a proposed storm water vault located in the southwestern portion of
the site. Catch basins and pipes will be used to collect and convey the runoff to the vault grior to the
release into abio-swale. This runoff will then be released into the existing system in NE 9 Street and
continue along its natural drainage course.
Based on the drainage report, submitted with the application, the project would be subject to the 2005
King County Surface Water Design Manual. Staff recommends a mitigation measure requiring the
project to comply with the 2005 King County Surface Water Design Manual to meet both detention
(Conservation Flow control -a.k.a. Level I) and water quality improvements.
Mitigation Measures: 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 1) and water quality improvements.
Nexus: SEPA Environmental Regulations, King County Surface Water Design Manual
3. Transportation
Impacts: The project can be expected to have impacts on City's street system. In order to mitigate impacts
on City streets from this usage, a Transportation Impact Fee would be imposed. The fee, at $75 per trip for
the 411 new daily trips anticipated, has been estimated at $30,825.00 (411 trips x 75.00 = $30,825.00). This
fee would be payable prior to issuance of the building permit.
Mitigation Measures: The applicant shall pay a Traffic Mitigation Fee in the amount of $75.00 for each
new net daily trip prior to issuance of building permits. The fee is estimated to be $30,825.00.
Nexus: Transportation Impact Fee Resolution 3100; Ordinance 4489; SEPA
4. Fire & Police
Impacts: The project can be expected to have impacts on fire and police services. In order to mitigate
impacts, a Fire Impact Fee would be imposed. The project would be subject to this fee, prior to issuance of
the building permit. Staff recommends a mitigation measure requiring the applicant to pay a Fire Mitigation
Fee of$0.52 per square foot of new non-residential space. This fee is estimated to be $9,880.00 (19,000 sfx
$0.52 = $9,880.00) which would be payable prior to the issuance of building permits.
HCC ERC Report
City of Renton Department of Com, ty & Economic Development
HCC EXPANSION & REMODEL
Report of June I, 2009
"mental Review Committee Report
LUA09-051, ECF, SA-H
Page 5 of6
Mitigation Measures: The applicant shall pay a Fire Mitigation Fee of$0.52 for each square foot of new
non-residential space. This fee is estimated to be $9,880.00 which would be payable prior to the issuance of
building permits.
Nexus: Fire Impact Fee Resolution 2895, SEPA
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."
v' 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, June 19, 2009.
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 a $75.00 application 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.
HCC ERG Report
City of Renton Department of Com
HCC EXPANSION & REMODEL
'ty & Economic Development E, nmental Review Committee Report
LUA09-051, ECF, SA-H
Report of June I, 2009 Page 6 of6
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land
nse action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use actions,
Planning:
I. 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:
I. In accordance with the Fire Department requirement, at a minimum, one hydrant within 150 feet and 2 additional hydrants within 300
ft. is required to sustain the necessary the established 3,000 gpm demand for the site.
2. An 8-inch water main extension from NE 9th Street to a point within the parking lot within 150 feet of the building structure is
required.
3. The Water System Development Charge is $5,589 per I" meter. A minimum of I-inch meter is required if a sprinkler system is in
use.
4. Where water pressure is 80 psi or above, Uniform Plumbing Code requires a pressure reducing valve be installed "downstream" of
the water meter. The PRV shall be installed, operated and maintained at the owner's cost and expense.
5. A new 8-inch water main shall be connected to an existing 12-inch water main within NE 9th Street and shall be located within a
dedicated utility easement to a point within 150 ft. of the new building expansion.
6. The extended 8-inch main shall have a fire hydrant at its ending point. All fire sprinkler systems and water meter(s) shall be
connected to the new 8-inch main.
7. An 8-inch water main connected to NE 9th Street to NE 101h Street is NOT required for this site development.
Sanitary Sewer:
I. The Sewer System Development Charge is $3,977. This is based on a I-inch water meter service (more iflarger sized meter is
installed). This fee is due with the construction permit.
2. A separate side sewer to the new building shall be recorded as part of the Bill of Sale. 4-inch Sewer cleanout will be required for
side sewer if it is in excess of l 00 ft from the sewer main.
3. Side sewer shall be a minimum of 2% slope.
4. No dual side sewer is allowed.
5. The sanitary sewer main will be extended via a 15-foot utility easement with drivable access to all manholes.
Surface Water:
I. Surface Water System Development Charge is $.405 per square foot of new impervious surface area, but not less than $1,012.00.
This fee is due with the construction permit.
2. A preliminary drainage plan and drainage report was submitted with the site plan application. The report addresses detention and
water quality requirements as outlined in the 1990 King County Surface Water Manual. Preliminary calculations show detention and
water quality treatment will be required.
3. Roof drains are required to be tight lined to the storm system.
4. Erosion control shall comply with Department of Ecology's most current Stormwater Management Manual.
Transportation:
I. All new electrical, phone and cable services must be underground. Construction of these franchise utilities must be inspected and
approved by a City of Renton public works inspector prior to recording of the plat.
2. Street improvements including curb gutter and sidewalk currently exist along the perimeter of the property. The proposed location
for new driveway approach is approved with no additional driveways required.
Fire:
I.
2.
3.
4.
5.
A fire hydrant with 1000 GPM fire flow is required within 150 feet of the new structure. Available fire low is limited to 4,600
GPM.
A fire mitigation fee of $.52 per square foot of new structure is required.
All building addresses shall be visible from a public street.
The fire apparatus access road shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the
first story of the building as measured by an approved route around the exterior of the building facility.
Fire apparatus access roads shall have an unobstructed width of not less than 20 feet.
HCC ERC Report
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