Loading...
HomeMy WebLinkAboutExh.01_Environmental_Review_Committee_ReportDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC_Sunridge_Townhomes_Phase_2 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: May 11, 2020 Project File Number: PR20-000056 Project Name: Sunridge Townhomes Phase 2 Land Use File Number: LUA20-000039, SA-A, ERC, MOD Project Manager: Matt Herrera, Senior Planner Owner: Vladimir Drofiak, 15012 SE 253rd Pl., Covington, WA 98042 Applicant/Contact: Imad Bahbah, IHB Architects, 21620 84th Ave S., Suite 200, Kent, WA 98032 Project Location: APN 073900-0050 1222XX SE Petrovitsky Rd, Renton, WA 98058 Project Summary: The applicant is requesting administrative site plan review, environmental review, and one modification for a proposed 11 unit townhome project with associated improvements located on a vacant 0.77 acre Residential Multifamily (RMF) lot located on SE Petrovitsky Rd east of 120th Ave SE (APN 0739000050). Vehicle access to the site would be provided from abutting properties to the west and east 12228 and 12316 SE Petrovitsky Rd, respectively. The development would contain a total of 22 vehicle parking spaces with each unit providing one enclosed space and a surface lot along the eastern portion of the property that would accommodate 11 spaces. The applicant has submitted a modification request related to the required street frontage improvements along the project site. No critical areas are identified on the City’s mapping system however the site is constrained along the northeastern portion of the property with overhead power lines. The applicant proposes to remove the site’s 26 significant trees and replace with 72 caliper inches of new tree planting. Exist. Bldg. Area SF: 0 Proposed New Bldg. Area (gross): 11,520sf Site Area: 33,542sf STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS). SE Petrovitsky Rd SE 175th St 126th Ave SE DocuSign Envelope ID: 8ED2F65C-7204-4432-87C6-4B155C559383 City of Renton Department of Community & Economic Development Sunridge Townhomes Phase 2 Staff Report to the Environmental Review Committee LUA20-000039, SA-A, ERC, MOD Report of May 11, 2020 Page 2 of 6 SR_ERC_Sunridge_Townhomes_Phase_2 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant has proposed phase 2 of the Sunridge Townhome development located on the eastern abutting parcel of phase 1. Phase 1 of the project was completed in 2017 and contains nine (9) townhome units with vehicle access to SE Petrovitsky Rd. The phase 2 subject property (APN 073900-0050) is currently vacant, approximately 0.77 acres, and contains 135 lineal feet of street frontage along SE Petrovitsky Rd (Exhibit 2). The subject property contains a gentle slope upward from the street and has no known critical areas (Exhibit 3). An overhead powerline easement is located along the eastern and northern portion of the property. The subject property is located in the Benson Community Planning Area and was annexed into the City as part of the Benson Hill Annexation in 2008. The subject property and abutting properties are zoned Residential Multi-Family (RMF) and the development pattern is consistent with the RMF zoning designation with apartment and townhome buildings within the vicinity. A mix of duplexes and single-family residential begins to occur east of the subject property along 125th Ave SE with the zoning designation transitioning to Residential-10 (R-10). South of SE Petrovitsky Rd., the Soos Creek drainage basin dominates the area with wetlands, flood hazard areas, and Soos Creek. Zoning south of SE Petrovitsky is Residential-4 (R-4) and Residential Conservation (RC) with larger lot single- family residential and King County Parks property, respectively. The applicant proposes to construct 11 townhome units three (3) stories in height in two (2) buildings (Exhibit 4). The proposal would result in a residential density of approximately 16 dwelling units per net acre. Each unit would contain one (1) enclosed vehicle parking space and the eastern portion of the property would accommodate 11 surface parking spaces and refuse/recycling enclosure. A common open space area is proposed along the northern portion of the property under the overhead powerlines. Building 1 would be located and oriented along SE Petrovitsky Rd and Building 2 would orient to the common open space (Exhibit 5). The subject property would have no vehicle curb cuts and instead would utilize existing access provided to Sunridge phase 1, which would extend via the private alley east into the phase 2 subject site north of proposed Building 1 and then turn south within the neighboring Stonebrook Apartment development’s property to SE Petrovitsky Rd. The applicant proposes to mitigate stormwater impacts from the new development via detention tank for flow control and Filterra cartridge system for water quality prior to releasing to the City’s system in SE Petrovitsky Rd (Exhibit 6). The applicant would construct frontage improvements along SE Petrovitsky that would include a new curb, gutter, eight (8) foot wide planter strip with street trees, and 12-foot wide shared pedestrian/bicycle pathway. 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 B. Mitigation Measures No recommended mitigation measures. Mitigation adequately addressed in City of Renton adopted codes and policies. DocuSign Envelope ID: 8ED2F65C-7204-4432-87C6-4B155C559383 City of Renton Department of Community & Economic Development Sunridge Townhomes Phase 2 Staff Report to the Environmental Review Committee LUA20-000039, SA-A, ERC, MOD Report of May 11, 2020 Page 3 of 6 SR_ERC_Sunridge_Townhomes_Phase_2 C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Topographic Survey Exhibit 4: Colored Renderings and Elevations Exhibit 5: Conceptual Landscape Plan Exhibit 6: Preliminary Construction Plans Exhibit 7: Geotechnical Report, prepared by Cobalt Geosciences, dated June 17, 2019 Exhibit 8: Technical Information Report, prepared by Anstey Engineering dated October 28, 2019 Exhibit 9: Arborist Memo and Tree Inventory prepared by ArboristsNW dated May 17, 2019 Exhibit 10: Recorded Access Easements Exhibit 11: Transportation Concurrency Exhibit 12: 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: The subject property slopes gently upward from SE Petrovitsky to the north end of the site with an approximate 10-foot gain in elevation over 248 horizontal feet. No steep slopes or hazard areas are shown on City of Renton (COR) maps or identified in the geotechnical report referenced below. Existing soil conservation mapping indicates the site is underlain by Alderwood gravelly sandy loam (8 to 15 percent slopes). Subsurface reconnaissance and assessment including excavation and sampling of four test pits was conducted by the applicant’s geotechnical engineer and summarized in the submitted geotechnical report prepared by Cobalt Geosciences, dated June 17, 2019 (Exhibit 7). The test pits revealed 6 to 12- inches of topsoil and vegetation underlain by approximately 3.5 to 5.5 feet of loose to medium dense, silty-fine to medium grained sand with gravel. These materials were underlain by dense to very dense, silty-fine to medium grained sand with gravel (Glacial Till), which continued to the termination depth of the explorations. Groundwater was not encountered in any of the explorations. It is anticipated that the City’s adopted building codes would sufficiently mitigate any anticipated subsurface geotechnical conditions and no further mitigation is needed. The applicant proposes approximately 1,100 cubic yards of cut and approximately 800 cubic yards of fill. The report indicates buildings may be supported on shallow foundation systems bearing on medium dense or firmer native soils and/or structural fill placed on suitable native soils. During construction, typical erosion and sedimentation control procedures are recommended such as silt fencing, stabilizing the site when/if dormant, and treatment of dewatering discharges. Such procedures are already required by the City’s stormwater manual. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. DocuSign Envelope ID: 8ED2F65C-7204-4432-87C6-4B155C559383 City of Renton Department of Community & Economic Development Sunridge Townhomes Phase 2 Staff Report to the Environmental Review Committee LUA20-000039, SA-A, ERC, MOD Report of May 11, 2020 Page 4 of 6 SR_ERC_Sunridge_Townhomes_Phase_2 2.Air Impacts: It is anticipated that some temporary 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, watering or other measures to remediate impacts as needed. Long term emissions related to typical residential development typical would occur following construction. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 3.Water Storm Water Impacts: The site is within the Soos Creek drainage basin and is within the Flow Control Duration Standard area matching Forested Site Conditions per the City’s Flow Control Map. Stormwater from the existing site sheet flows over the existing vegetation from the north to south where it is intercepted in the existing 12-inch diameter public storm drainage system located in the north flow- line of SE Petrovitsky Road. No existing drainage improvements are located on the subject property. The applicant submitted a Technical Information Report (TIR) prepared by Anstey Engineering dated October 28, 2019 (Exhibit 8) with the land use application. The report analyzes existing conditions and proposed surface water collection and distribution. To mitigate stormwater impacts associated with the development, the applicant proposes to route drainage from roofs and paved surfaces to a detention tank located under the private alley and portions of the surface parking lot and open space amenity. The detention facility would then meter the discharge through a Filterra cartridge system before entering the City’s stormwater facility. The applicant’s cartridge system would be required to meet the City’s enhanced basic water quality treatment standard prior to discharge. The proposal is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). It is anticipated that design requirements within the manual will adequately mitigate stormwater impacts and no further mitigation is needed. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 4.Vegetation Impacts: The applicant submitted a tree inventory prepared by ArboristsNW dated May 17, 2019 (Exhibit 9). The site contains 31 trees. Two (2) trees are in poor condition and three (3) trees are located along the SE Petrovitsky Rd frontage that would be dedicated to the City for street improvements resulting in the site containing 26 significant trees. The applicant has proposed to remove all trees on the site and replant. The minimum tree retention on the site would be five (5) trees, referred to as protected trees. City staff will analyze as part of the site plan review application whether the applicant can remove all significant trees and not retain the required five (5) protected trees. The City’s Tree Retention and Land Clearing Regulations require a 12- inch caliper replacement for each removed protected tree resulting in 60-caliper inches of replacement trees if the applicant were permitted to remove all five (5) trees. The applicant has submitted a conceptual landscaping plan (Exhibit 5) that identifies new street frontage planting between Building 1 and the sidewalk, street trees within the right-of-way planter strip, and planting along the site’s perimeter and common open space. Limited vegetation would be permitted on the north and eastern portion of the site due to the overhead powerlines. A detailed landscaping plan DocuSign Envelope ID: 8ED2F65C-7204-4432-87C6-4B155C559383 City of Renton Department of Community & Economic Development Sunridge Townhomes Phase 2 Staff Report to the Environmental Review Committee LUA20-000039, SA-A, ERC, MOD Report of May 11, 2020 Page 5 of 6 SR_ERC_Sunridge_Townhomes_Phase_2 would be reviewed with the civil construction permit to ensure adequate replacement trees are planted and/or replaced via payment into the City’s Urban Forestry Account. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 5.Aesthetics Impacts: The proposed townhomes would be comprised of two (2) buildings each three (3) stories in height. Building 1 would be oriented toward SE Petrovitsky Rd and Building 2 would be oriented toward the common open space amenity. The buildings would contain gabled roof forms with pitches of approximately 5:12. The buildings would contain vertical modulations with varied roof heights and horizontal modulations with second and third story horizontal modulations along the street side façade of Building 1. As shown on the colored renderings and elevations (Exhibit 4), the exterior cladding of the buildings would be combination of Hardie panel, Hardie plank, and board and batten. Proposed colors would include light grey, white, and rust. The site is located in the Urban Design District D overlay and compliance with the district’s standards would be associated with the Site Plan Review application. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 6.Transportation Impacts: The subject property abuts SE Petrovitsky Rd along the southern boundary. The street is identified as a Principal Arterial in the City’s Street Classification Map. Average daily vehicle trips along Principal Arterials range between 14,000 and 40,000. According to the Institute of Transportation Engineers Trip Generation Manual 10th Edition, the 11 dwelling units would generate approximately 81 total weekday trips (40 entry, 41 exit) with five (5) AM peak hour (1 entry, 4 exit) and six (6) PM peak hour (4 entry, 2 exit) trips. The total peak hour trips does not meet the 20 peak hour trip threshold that would require a traffic impact analysis. Vehicle access to the site would be via the abutting Sunridge Townhomes Phase 1 property to the west where an existing driveway is located off SE Petrovitsky Rd and a new driveway located on the abutting east Stonebrook Apartments development property’s pipestem that currently serves as a pedestrian only access. An existing curb cut located on the subject property would be closed. The existing private alley from Sunridge Phase 1 would extend east into the Sunridge Phase 2 property and turn south along the Stonebrook Apartment’s to SE Petrovitsky Rd. An alley spur would extend north on the Sunridge Phase 2 site to serve Building 2. Access agreements from the abutting property owners have been obtained by the applicant and recorded with King County (Exhibit 10). Pedestrian access to the site would be provided via individual pathways to each unit in Building 1 from the SE Petrovitsky Rd. sidewalk. Concrete paving is shown on the conceptual landscaping plan (Exhibit 5) between the alley and buildings. The applicant has proposed a five (5) foot wide delineated pathway on the Stonebrook Apartment pipestem parallel with the vehicle driveway that would realign with the existing pedestrian pathway further north within the pipestem. The applicant has proposed 22 total parking spaces for the development. Each unit would have a garage for one (1) vehicle and a surface parking lot would accommodate an additional 11 spaces. The City’s Parking, Loading, and Driveway Regulations requires the site to provide 18 vehicle spaces. The four (4) additional spaces would meet the minimum 10-percent set aside for guest parking. The applicant would be required to construct frontage improvements along the property’s SE Petrovitsky Rd frontage as the existing street does not meet current standards as identified in RMC 4-6- 060. The applicant has submitted a Street Modification with the Site Plan Review application to construct the required improvements utilizing the current curb line along the street. This would result in DocuSign Envelope ID: 8ED2F65C-7204-4432-87C6-4B155C559383 City of Renton Department of Community & Economic Development Sunridge Townhomes Phase 2 Staff Report to the Environmental Review Committee LUA20-000039, SA-A, ERC, MOD Report of May 11, 2020 Page 6 of 6 SR_ERC_Sunridge_Townhomes_Phase_2 a frontage dedication of approximately 9.5-feet to construct the required 0.5-foot wide curb, 8-foot wide planter strip with street trees, 12-foot wide shared pedestrian/bike path, and 2-feet of clear behind the sidewalk. The proposal has passed the City’s Concurrency Test (Exhibit 11) which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, and future payment of appropriate Transportation Impact Fees. It is anticipated that increased traffic created by the development would be mitigated by the payment of transportation impact fees and the construction of frontage improvements Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 7. 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 (Exhibit 12). Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 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. DocuSign Envelope ID: 8ED2F65C-7204-4432-87C6-4B155C559383 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Sunridge Townhomes Phase 2 Land Use File Number: LUA20-000039, SA-A, ERC, MOD Date of Meeting May 11, 2020 Staff Contact Matt Herrera Senior Planner Project Contact/Applicant Imad Bahbah, IHB Architects, 21620 84th Ave S., Suite 200, Kent, WA 98032 Project Location APN 073900-0050 1222XX SE Petrovitsky Rd, Renton, WA 98058 The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Topographic Survey Exhibit 4: Colored Renderings and Elevations Exhibit 5: Conceptual Landscape Plan Exhibit 6: Preliminary Construction Plans Exhibit 7: Geotechnical Report, prepared by Cobalt Geosciences, dated June 17, 2019 Exhibit 8: Technical Information Report, prepared by Anstey Engineering dated October 28, 2019 Exhibit 9: Arborist Memo and Tree Inventory prepared by ArboristsNW dated May 17, 2019 Exhibit 10: Recorded Access Easements Exhibit 11: Transportation Concurrency Exhibit 12: Advisory Notes DocuSign Envelope ID: 8ED2F65C-7204-4432-87C6-4B155C559383 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SIGNATURES: Ronald Straka, Utility Systems Director Public Works Interim Administrator Date Rick M. Marshall, Administrator Renton Regional Fire Authority Date Kelly Beymer, Administrator Community Services Department Date C.E. Vincent, Administrator Date Department Of Community & Economic Development Interim Chair ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE (DNS) PROJECT NUMBER: LUA20-000039, ECF, MOD, SA-A APPLICANT: Imad Bahbah, IHB Architects / 21620 84th Ave S, Suite 200, Kent, WA 98032 PROJECT NAME: Sunridge Townhomes Phase 2 PROJECT DESCRIPTION: The applicant is requesting administrative site plan review, environmental review, and one modification for a proposed 11 unit townhome project with associated improvements located on a vacant 0.77 acre Residential Multifamily (RMF) lot located on SE Petrovitsky Rd east of 120th Ave SE (APN 0739000050). Vehicle access to the site would be provided from abutting properties to the west and east 12228 and 12316 SE Petrovitsky Rd, respectively. The development would contain a total of 22 vehicle parking spaces with each unit providing one enclosed space and a surface lot along the eastern portion of the property that would accommodate 11 spaces. The applicant has submitted a modification request related to the required street frontage improvements along the project site. No critical areas are identified on the City’s mapping system however the site is constrained along the northeastern portion of the property with overhead power lines. The applicant proposes to remove the site’s 26 significant trees and replace with 72 caliper inches of new tree planting. PROJECT LOCATION: SE Petrovitsky Rd east of 120th Ave SE (APN 0739000050) LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This Determination of Non-Significance is issued under WAC 197-11-340. There is no agency appeal. DATE OF DECISION: May 12, 2020 DocuSign Envelope ID: 8ED2F65C-7204-4432-87C6-4B155C559383 5/12/2020 | 11:33 AM PDT 5/12/2020 | 10:39 AM PDT5/12/2020 | 10:07 AM PDT