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HomeMy WebLinkAboutOld Staff Report REPORT & DECISION  City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE  DATE: June 27, 2006  Project Name: Exit 7 Auto Sales  Applicant/Owner: Tom Easley 7867 159th Place NE Redmond, WA 98052  File Number: LUA-06-044, SA-A, ECF    Project Manager: Jill K. Ding, Senior Planner  Project Description: Applicant is requesting Administrative Site Plan Review, and Environmental (SEPA) Review for the construction of an auto sales lot. The proposed auto sales lot would be constructed on a 1.87 acre vacant parcel located within the Commercial Arterial (CA) zoning designation. Access to the site would be provided via a commercial driveway onto NE 44th Street. A Class 2 stream and an associated Category 2 wetland have been identified on the west side of the subject property. A Class 2 stream requires a 100-foot buffer and a Category 2 wetland requires a 50-foot buffer. A reduction in the stream buffer down to a minimum of 75 feet has been requested.  Project Location: 1700 NE 44th Street  Exist. Bldg. Area SF: N/A Proposed New Bldg. Area SF: 480 sq. ft.  Site Area: 81,588 sq. ft. (1.87 acres) Total Building Area SF on site: 480 sq. ft.   PROJECT DESCRIPTION (CONT.) The applicant is proposing an auto sales lot on a vacant parcel located within the Commercial Arterial (CA) zoning designation. Gypsy Creek (a class 2 stream) and an associated category 3 wetland are located on the western portion of the subject property. A class 2 stream requires a 100-foot buffer and a category 2 wetland requires a 50-foot buffer. The applicant has proposed a buffer reduction down to a minimum of 75 feet; however it appears that the proposed buffer would actually range from a minimum width of 77 feet to 95 feet. The proposed auto sales lot would result in the construction of a 0.63 acre paved lot for parking and auto display and a 480 square foot sales trailer. It is estimated that approximately 1,230 cubic yards of dirt would be removed from the site for the construction of the proposed improvements. Access to the site would be provided via a driveway access off of NE 44th Street and a 30-foot joint use driveway easement over the property to the north off of Lake Washington Blvd. New sidewalk, curb, and gutter are proposed to be constructed along the site’s NE 44th Street frontage. 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   XX DETERMINATION OF NON - SIGNIFICANCE - MITIGATED.   Issue DNS with 14 day Appeal Period.  XX Issue DNS-M with 14 day Appeal Period.   Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period.   Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period.  C. MITIGATION MEASURES Erosion Control shall be maintained in accordance with Vol. II of the 2001 Department of Ecology Stormwater Management Manual for the duration of the project. The project shall comply with the 2005 King County Surface Water Design Manual for detention and water quality. Payment of a Traffic Mitigation Fee based on a rate of $75 per new average daily trip attributable to the project (estimated at $1,200.24). The fee shall be paid prior to the issuance of the building permit. Payment of a Fire Mitigation Fee based on $0.52 per square foot of building square footage (estimated at $249.60). The fee shall be paid prior to the issuance of the building permit. D. ENVIRONMENTAL IMPACTS 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 Impacts: The topography of the subject site slopes from southeast to northwest. The eastern half of the subject site is relatively flat. The western have of the subject site slopes to the west towards Gypsy Creek. The City’s critical areas maps identify sensitive slopes on the western portion of the subject site with a small localized area of a protected slope. No development is proposed on either the sensitive slopes or the protected slopes. The submitted site plan indicates that the proposed auto sales lot would be located 49 feet from the top of the protected slope. The applicant indicated that the existing soils on site consist of Bellingham silt loam. Approximately 1,230 cubic yards of soils is proposed to be removed from the subject sit to facilitate the required improvements. Due to the potential for erosion occurring on the subject property as a result of the proposed development staff recommends a mitigation measure requiring that the project comply with the 2001 Department of Ecology Stormwater Management Manual for erosion and sedimentation control. Mitigation Measures: Erosion Control shall be maintained in accordance with Vol. II of the 2001 Department of Ecology Stormwater Management Manual for the duration of the project. Policy Nexus: SEPA Environmental Regulations; Vol. II 2001 DOE Stormwater Management Manual. Water – Stream/Wetland Impacts: A Wetland and Stream Analysis Report and Concept Mitigation Plan dated March 21, 2006 and a subsequent Revised Wetland and Stream Analysis Report and Concept Mitigation Plan dated May 30, 2006 prepared by B-12 Consulting, Inc. were submitted with the project application. The reports identify a class 2 stream and a category 2 wetland on the western portion of the subject property. A class 2 stream requires a 100-foot buffer and a category 2 wetland requires a 50-foot buffer. The applicant has requested a buffer reduction from the class 2 stream and is proposing an enhanced buffer. The City’s environmental regulations would permit a buffer reduction down to a minimum of 75 feet with enhancement of the remaining buffer. A 25-foot reduction in the 100-foot buffer would result in a reduction area of 10,560 square feet. The applicant has proposed a buffer ranging from a minimum of 77 feet in width to 95 feet in width and would result in a buffer reduction area of 5,242 square feet. Staff has reviewed the reports submitted by the applicant and concurs with the classifications of the wetland and stream. The proposed buffer reduction does not appear to be permissible on the subject property due to the City’s requirement for a minimum slope of less that 15 percent within the buffer area and the buffer area of the subject property has a slope that exceeds 15 percent. Therefore, the project will be required to revise the site plan to protect the entire 100-foot stream buffer and 50-foot wetland buffer and remove the portion of the proposed auto sales lot shown within the required buffer areas. Mitigation Measures: None proposed Nexus: N/A Water – Stormwater Impacts: The applicant provided a Technical Information Report prepared by Rupert Engineering, Inc., dated March 2006. According to the submitted report the existing stormwater runoff sheet flows across the site into the onsite wetland located on the northwest corner of the subject property. There are two stormwater outlets, which direct flow from the wetland into the public conveyance system located within Lake Washington Blvd. Staff from the City’s Plan Review Section has reviewed the submitted TIR and note that the submitted drainage report was prepared in accordance with the 1990 King County Surface Water Design Manual adding 30% more storage for detention for the 100-year storm event. The project triggers detention under the 1990 King County Surface Water Design Manual. Due to the potential increase of surface water runoff that would be generated by the project, staff recommends as a mitigation measure that the project be required to comply with the 2005 King County Surface Water Design Manual for detention and water quality. Mitigation Measures: The project shall comply with the 2005 King County Surface Water Design Manual for detention and water quality. Transportation Impacts: The applicant provided a Traffic Memorandum prepared by H. Lee & Associates, dated March 16, 2006 stating that the proposal would result in 1 A.M. peak hour trip and 2 P.M. peak hour trips, which is less than the 20 new trips that triggers the requirement for a traffic study. The proposed project would generate additional traffic on the City’s street system; therefore staff recommends a mitigation measure requiring the payment of a traffic mitigation fee in the amount of $75 per new average daily trip attributable to the project. The traffic mitigation fee for the proposed auto sales dealership is estimated at $1,200.24 (16.0032 new trips x $75 =$1,200.24). This fee shall be paid prior to the issuance of the building permit. Mitigation Measures: Payment of a Traffic Mitigation Fee based on a rate of $75 per new average daily trip attributable to the project (estimated at $1,200.24). The fee shall be paid prior to the issuance of the building permit. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. Fire Impacts: The proposal may generate additional demand on the City’s Police and Fire Emergency Services. Staff recommends a mitigation measure requiring the applicant to pay a Fire Mitigation Fee, based on $0.52 per square foot of the building square footage. For the proposed auto sales lot, this fee would be estimated at $249.60 (480 x $0.52 = $249.60) and shall be paid prior to the issuance of the building permit. Mitigation Measures: Payment of a Fire Mitigation Fee based on $0.52 per square foot of building square footage (estimated at $249.60). The fee shall be paid prior to the issuance of the building permit. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental / 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. _X__ 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. July 17, 2006. 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.B. 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 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. 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. 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. Fire The preliminary fire flow is 1,500 GPM, one hydrant is required within 150 feet of the structure and one additional hydrant is required within 300 feet of the structure. Street address must be visible from a public street. Existing and new hydrants will be required to be retrofitted with a Storz “quick disconnect” fitting. Plan Review – Surface Water A Surface Water System Development Charge of $0.273 per square foot of gross site area will apply to the project and is payable with the utility construction permit. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Plan Review – Water A Water System Development Charge of $0.273 per square foot of gross site area will apply to the project and is payable at the time the utility construction permit is issued. Fire flow required for this project is 1,500 GPM. All new construction must have fire hydrants capable of delivering a minimum of 1,000 GPM. Two fire hydrants are required. A preliminary hydrant must be located within 150 feet of the structure and 1 additional hydrant within 300 feet of the structure. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within the required distance and must be accessible by the fire department. The hydrants shown on the site plan are not acceptable, per fire department requirements. Extension of water main and installation of two hydrants will be required on site. A pressure reducing valve will be required to be installed on the domestic water meter since pressure exceeds 80 psi. Landscape irrigation systems will require a separate meter and backflow device. A plumbing permit will also be required. Plan Review – Sanitary Sewer A Sewer System Development Charge of $0.142 per square foot of gross site area will apply and is payable at the time the utility construction permit is issued. Applicant shall connect to City of Renton’s sewer system. Side sewer shall be a minimum of 2% slope. Proposed car washing facilities will require a drain system and shall be connected to the sanitary sewer. Flows shall be directed through interior or exterior drains and connected to an exterior oil/water separator in accordance with the UPC. The separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated. A water recycle system is acceptable. Plan Review – Transportation Half street improvements including sidewalk, curb, and gutter are required to be installed. It is shown on the plans. Street lighting is not required. Applicant shall comply with the City of Renton’s Trench Restoration and Street Overlay Requirements. Plan Review – General Separate permits and fees for the side sewer, storm, and water meter will be required. Applicant shall be responsible for securing all necessary easements for utilities. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will require a separate building permit. Proper drainage measures are required. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground.   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 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. 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. 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. Fire The preliminary fire flow is 1,500 GPM, one hydrant is required within 150 feet of the structure and one additional hydrant is required within 300 feet of the structure. Street address must be visible from a public street. Existing and new hydrants will be required to be retrofitted with a Storz “quick disconnect” fitting. Plan Review – Surface Water A Surface Water System Development Charge of $0.273 per square foot of gross site area will apply to the project and is payable with the utility construction permit. A temporary erosion control plan will be required and shall be installed and maintained to the satisfaction of the representative of the Development Services Division for the duration of the project. Plan Review – Water A Water System Development Charge of $0.273 per square foot of gross site area will apply to the project and is payable at the time the utility construction permit is issued. Fire flow required for this project is 1,500 GPM. All new construction must have fire hydrants capable of delivering a minimum of 1,000 GPM. Two fire hydrants are required. A preliminary hydrant must be located within 150 feet of the structure and 1 additional hydrant within 300 feet of the structure. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within the required distance and must be accessible by the fire department. The hydrants shown on the site plan are not acceptable, per fire department requirements. Extension of water main and installation of two hydrants will be required on site. A pressure reducing valve will be required to be installed on the domestic water meter since pressure exceeds 80 psi. Landscape irrigation systems will require a separate meter and backflow device. A plumbing permit will also be required. Plan Review – Sanitary Sewer A Sewer System Development Charge of $0.142 per square foot of gross site area will apply and is payable at the time the utility construction permit is issued. Applicant shall connect to City of Renton’s sewer system. Side sewer shall be a minimum of 2% slope. Proposed car washing facilities will require a drain system and shall be connected to the sanitary sewer. Flows shall be directed through interior or exterior drains and connected to an exterior oil/water separator in accordance with the UPC. The separator shall be sized to meet a minimum 15-minute retention time for peak flows anticipated. A water recycle system is acceptable. Plan Review – Transportation Half street improvements including sidewalk, curb, and gutter are required to be installed. It is shown on the plans. Street lighting is not required. Applicant shall comply with the City of Renton’s Trench Restoration and Street Overlay Requirements. Plan Review – General Separate permits and fees for the side sewer, storm, and water meter will be required. Applicant shall be responsible for securing all necessary easements for utilities. All new rockeries or retaining walls to be constructed that are greater than 4 feet in height will require a separate building permit. Proper drainage measures are required. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground.