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HomeMy WebLinkAboutERCReport_VIA405_170816_v2 (2)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERCReport_VIA405_170816_v2 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: August 14, 2017 Project Name: VIA 405 Apartments Owner: RVA Cinema LLC, 520 Pike St Suite 1500, Seattle, WA 98101 Applicant/Contact: Parkway Capital, Inc, Craig Koeppler, 520 Pike St, Suite 1500, Seattle, WA 98101 Project File Number: PR17000215 Land Use File Number: LUA17-000237,ECF,PUD Project Manager: Matt Herrera, Senior Planner Project Summary: The applicant is requesting a Preliminary Planned Urban Development (PUD) land use decision and threshold determination under the State Environmental Policy Act (SEPA) for the construction of a mixed use building containing 270 multi-family dwelling units, ground floor commercial and residential amenity space, ground floor and second floor structured parking, and associated improvements. The property is located within the Commercial Office (CO) zoning classification and Commercial Mixed Use (CMU) land use designation. The site's existing theater building will be removed. Access to the subject property is provided via existing vehicle driveway easements within the Renton Village Shopping Center and Evergreen Building properties that connect to S Grady Way and S Renton Village Pl with new pedestrian connections proposed to these public streets with the project. Critical Areas identified on City maps include Flood Hazard, Seismic Hazard, Regulated Slopes, and a Non-Fish Perennial (Np) stream. A stream buffer determination as it relates to non-regulated sites separated from critical areas by pre-existing substantial improvements will also be a component of the PUD application. Project Location: 25 S Grady Way (APN 723200-0010) Exist. Bldg. Area SF: 42,479sf Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 49,866sf 242,889sf Site Area: 2.6 acres (113,294sf) STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance – Mitigated (DNS-M). City of Renton Department of Community & Economic Development Environmental Review Committee Report VIA 405 APARTMENTS LUA17-000237,ECF,PUD Report of August 14, 2017 Page 2 of 11 ERC Report PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Preliminary Planned Urban Development (PUD), Environmental Review, and a stream buffer determination to construct a mixed use development with 270 multi-family dwelling units and ground floor retail, amenity, and structured parking located at 25 S Grady Way, Renton, WA 98055 (APN 723200-0010, “Subject Property”). The subject property is the 2.6 acre Roxy Cinema site located between the Renton Village Shopping Center and I-405 near the intersection of S Grady Way and Lake Ave S within the NE ¼ of Section 19, Township 23 North, Range 05 East, W.M. King County, Washington (Exhibits 2 and 3). The subject property’s southern boundary is approximately 360 feet along I-405. The remaining boundaries include the abutting Evergreen Building and Triton Tower One properties. The property has a Comprehensive Plan land use designation of Commercial Mixed Use (CMU) and is zoned Commercial Office (CO). The applicant is proposing attached residential dwelling units (Exhibit 4), which is an allowed use in the CO zone pursuant to PUD regulations and if the proposal is within ¼ mile of a Mass Transit Facility, is a mixed use building with ground floor commercial, and provides structured parking. The land surrounding the site is also zoned CO with Commercial Arterial (CA) on the outer periphery along S Grady Way and S Renton Village Pl. The permitted outright density range allowed in the CO zone is a minimum of 75 to a maximum of 150 dwelling units per net acre. The net density of the 270-unit proposal would be 119-units per net acre. The 270-unit proposal would be constructed (Exhibits 5 and 6) in an eight (8) story building with ground floor commercial and amenity space and two story structured parking. Floors 3-8 would contain residential units with additional interior and exterior amenity areas. The highest point of the structure would be the elevator and stair overrun at 87-feet, otherwise the highest roof structure would be the amenity room roof at 84-feet in height. The structure would result in a total building coverage of 49,866 square feet or 44-percent of the lot. Ground and second floor parking would provide 229 vehicle spaces. Two commercial spaces on the ground floor total 1,290 square feet with 6,827 square feet of residential amenity and lobby areas screen the structured parking along the building north elevation (Exhibit 7). An additional exterior amenity along the northeastern elevation includes a 3,570 square foot pedestrian plaza and 7,459 square foot active open space area programmed with a children’s play area, water feature, artwork, landscaping, and seating areas (Exhibit 8). The subject property is land-locked as the property does not front a public street. Existing vehicle access to the property is granted via easements on the abutting Evergreen Building and Renton Village Shopping Center properties that are under current ownership by the applicant. Direct vehicle access from the north is currently provided along a drive aisle extending south from the S Grady Way and Lake Ave S intersection. Direct vehicle access from the east is provided via drive aisle extending from S Renton Village Pl that further connects to Talbot Rd S. The applicant proposes to enhance the vehicle aisle along the front of the building (north elevation) and provide delineated pedestrian connections to S Grady Way, S Renton Village Pl, and the Uwajimaya grocery store (Exhibit 9). City of Renton Department of Community & Economic Development Environmental Review Committee Report VIA 405 APARTMENTS LUA17-000237,ECF,PUD Report of August 14, 2017 Page 3 of 11 ERC Report 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-M with a 14-day Appeal Period. B. Mitigation Measures 1. The project shall comply with the recommendations of the geotechnical report, prepared by Golder Associates dated March 20, 2017, or a future addendum to the subject report. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). 3. The applicant shall submit a final stream buffer enhancement plan, prepared by a qualified professional, with the construction permit application for review and approval by the Current Planning Project Manager. To provide a functional lift to the existing buffer, the applicant shall remove the existing asphalt south of the emergency vehicle access lane and provide new riparian buffer planting where the existing surface parking is located. The final enhancement plan shall also provide refuse and invasive vegetation removal followed by riparian vegetation plantings along the existing buffer area adjacent to both the north and south banks of Rolling Hills Creek on the subject property. Fencing and critical areas signage shall be provided to restrict access (with the exception of maintenance activities) to the stream buffer area. The stream buffer enhancement shall be monitored to ensure performance for 5-years and backed by a surety device sufficient to guarantee that structures, improvements, and mitigation required perform satisfactorily for a minimum of five (5) years after installation has been completed. 4. The applicant shall prepare an acoustical study to determine whether additional sound attenuation or acoustical architectural measures are necessary to mitigate the impacts of the freeway noise generated by the abutting I-405. The study shall be submitted with the Final Planned Urban Development application for review and approval by the Current Planning Project Manager prior to Final PUD approval. C. Exhibits Exhibit 1 ERC Report Exhibit 2 Neighborhood Detail Map Exhibit 3 Topographic Survey Exhibit 4 Site Plan Exhibit 5 Elevations Exhibit 6 Distant Views and Exterior Views (Renderings) Exhibit 7 Floor Plan City of Renton Department of Community & Economic Development Environmental Review Committee Report VIA 405 APARTMENTS LUA17-000237,ECF,PUD Report of August 14, 2017 Page 4 of 11 ERC Report Exhibit 8 Landscape Plan Exhibit 9 Pedestrian Corridor/Connection Plan Exhibit 10 Geotechnical Report prepared by Golder Associates, dated March 20, 2017 Exhibit 11 Construction Mitigation Description Exhibit 12 Stream, Critical Areas, and Habitat Assessment prepared by David Evans and Associates, dated June 19, 2017 Exhibit 13 Preliminary Buffer Enhancement Plan Exhibit 14 Flood Hazard Data Survey Exhibit 15 Preliminary Technical Information Report prepared by Triad, dated June 22, 2017 Exhibit 16 Grading and Drainage Control Plan Exhibit 17 Generalized Utility Plan Exhibit 18 Arborist Report prepared by Shoffner Consulting, dated February 16, 2017 Exhibit 19 Tree Retention Plan Exhibit 20 Profile and Cross Section Plan Exhibit 21 Trip Generation and Transportation Impact Fee Estimate prepared by TENW, dated April 18, 2017 Exhibit 22 Traffic Concurrency Test Memorandum Exhibit 23 Advisory Notes to Applicant 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 is generally flat topographically with elevations between 26 to 28 feet with the exception of the southern perimeter that contains sensitive slopes (50% average slope with vertical rise of 7-feet) related to the Rolling Hills Creek stream bank. COR maps has identified a High Seismic Hazard Area and Regulated Slopes on the subject property. Construction impacts to the site include the demolition of the existing theater building, soil excavation, and installing construction equipment entrances. The applicant’s geotechnical report prepared by Golder Associates, dated March 20, 2017 (Exhibit 10), recommends leaving the current theater building’s timber piles in place but removing the pile caps. The existing piles will not provide any structural support to the proposed mixed use building. Uncontrolled fill will be removed beneath the foundations, but may be used beneath pavements following compaction. The applicant estimates approximately 1,500 cubic yards of fill may be brought on sight to be used as structural fill. The geotechnical report identified a general soil profile of approximately 2.5 to 7 feet of fill material overlaying alluvial deposits. The alluvium consists of a non-liquefiable silt layer overlaying a medium dense liquefiable sand layer. Bedrock consisting of moderately hard sandstone was found at depths ranging from approximately 13 to 48 feet below grade sloping down from City of Renton Department of Community & Economic Development Environmental Review Committee Report VIA 405 APARTMENTS LUA17-000237,ECF,PUD Report of August 14, 2017 Page 5 of 11 ERC Report southeast to northwest across the site. Groundwater levels across the site were measured between 5.5 to 11 feet. The City’s Critical Areas Regulations do not prescribe a buffer width or structure setback from Sensitive Slopes, but instead relies on professional geotechnical analysis to determine any warranted site specific buffers and/or setbacks. No special buffers or setbacks related to geotechnical hazards were recommended by the geotechnical engineer. The applicant’s geotechnical engineer did concur with the City’s mapping of the High Seismic Hazard Area designation on the subject property. Analysis in the report identified the potential for liquefaction to occur on the loose to medium dense sandy alluvial deposit areas below groundwater level with an estimated settlement of 2.5 to 3.5 inches. No lateral movement toward the streambank is anticipated as the groundwater level and the top elevation of the liquefiable layers are generally lower than the bottom of the stream. The geotechnical report provides two options and recommendations for the building’s foundation that would alter the subject property’s current International Building Code site classification (F) or High Seismic Hazard to site classification (D) or Low Seismic Hazard. The first recommended option is the use of a pile supported foundation, specifically auger-cast piles. Auger-cast piles are installed by continuously drilling down to the embedment depth (10-feet into the bedrock for this proposal) and then grout is injected into the hole as the auger is extracted. A steel bar is then inserted at the center of the pile a steel cage is placed on upper portion to provide lateral resistance. The report states auger-cast pile foundations mitigate liquefaction induced settlement and provide lateral resistance for the foundation during an earthquake. The second recommended option is to use a shallow foundation with an associated ground improvement. The report specifically analyzes spread footings with the use of lean concrete columns, GeoPiers, or grouted stone columns. The report states ground improvements used in conjunction with the spread footings can mitigate the effects of liquefaction by densifying the soil mass and dissipating excess pore pressures. The two options described above and their corresponding recommendations reflect the subject property’s High Seismic Hazard Area geologic features. Therefore, staff recommends a SEPA mitigation measure that the project comply with the recommendations of the geotechnical report (Exhibit 10) and any updated reports. An additional SEPA mitigation measure is recommended that would ensure the geotechnical engineer reviews the construction and building plans to verify the recommendations and specifications are consistent with the geotechnical report. Mitigation Measures: a. The project shall comply with the recommendations of the geotechnical report, prepared by Golder Associates dated March 20, 2017, or a future addendum to the subject report. b. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter to the Current Planning Project Manager stating that he/she has reviewed the construction and building permit plans submitted to the City and in their opinion the plans and specifications meet the intent of the report(s). Nexus: City of Renton Comprehensive Plan Policy L-37, RMC 4-3-050 Critical Areas Regulations 2. Air City of Renton Department of Community & Economic Development Environmental Review Committee Report VIA 405 APARTMENTS LUA17-000237,ECF,PUD Report of August 14, 2017 Page 6 of 11 ERC Report 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 (Exhibit 11). Long term emissions from vehicles owned by residents, retail customers, and delivery companies would occur following project completion. No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust is required. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 3. Water a. Wetland, Streams, Lakes Impacts: The COR mapping system identifies Rolling Hills Creek, currently classified as an Np water type, traversing from east to west along the southern portion of the property. The map also identifies the southern and northeastern portion of the property within a 100-year flood hazard area Zone AH. The applicant submitted a stream study prepared by David Evans and Associates, dated June 19, 2017 (Exhibit 12) with the project application. The study delineates the stream’s Ordinary High Water Mark (OHWM) utilizing U.S. Army Corps and State Department of Ecology guidance. The study’s reconnaissance of the stream identified flows exiting a culvert approximately 250-feet east of the subject property, surface flowing along the southern portion of the property in channel widths of 7 to 9 feet wide with a bank full width of 12 to 13 feet wide, and then entering two culverts approximately 50-feet west of the subject property. Existing improvements near the stream include paved surface parking and an emergency vehicle access drive aisle approximately 7 to 25 feet from the OHWM and the existing theater building within 44-feet of the OHWM. The stream study finds no functional riparian buffer exists landward of the existing concrete curb located 7 to 25 feet from the OHWM and states the landward area qualifies as a nonregulated site separated from critical areas pursuant to RMC 4-3-050B.1.g. The City’s mapping database identifies this portion of Rolling Hills Creek as Type Np waters and the stream study concurs with the City map, however the mapping system is intended to be used for informational purposes and as a general guide with further on-the-ground reconnaissance needed to delineate and classify the water. The stream study delineation identifies the channel’s width between 7 to 9 feet within the bank full width and the topographic survey indicates gradients below 16-percent. These characteristics are physical criteria that are used to identify waters that may be potentially used by fish, which could result in a Type F classification. There is currently no documented fish use in the stream’s reach on the subject property, however there is documented salmon in Springbrook Creek, a Type S water, which Rolling Hills Creek flows into downstream of the site. Additionally, WSDOT’s I-405 – SR 167 Interchange Direct Connector Project will be improving fish passage within Rolling Hills Creek downstream of the subject property as part of the interchange improvements. While the existing paved improvements on the subject property prevent a functional buffer to the stream, a narrow buffer remains along the north bank separating the surface parking and emergency vehicle access and the south bank separating I-405. City of Renton Department of Community & Economic Development Environmental Review Committee Report VIA 405 APARTMENTS LUA17-000237,ECF,PUD Report of August 14, 2017 Page 7 of 11 ERC Report The applicant has proposed to remove and reconfigure surface parking abutting the northern bank to create additional functioning buffer and provide buffer enhancement within the existing buffer along the north bank. The applicant has submitted a preliminary buffer enhancement plan (Exhibit 13) that provides riparian planting along the northern bank of the stream and installation of fencing to restrict access within the boundaries of the subject property. Due to the lack of functional buffer that can be provided on the project site as a result of the existing and required fire emergency access lane, buffer enhancement shall be provided south of the lane to improve the value of the existing buffer. Additional opportunities also exist to enhance the southern bank area on the subject property between the OHWM and I-405. Therefore staff recommends a SEPA mitigation measure that the applicant submit a final stream buffer enhancement plan that removes the existing asphalt south of the emergency vehicle access lane and provides new riparian buffer planting where the existing surface parking is located. The final enhancement plan shall also provide refuse and invasive vegetation removal followed by riparian vegetation plantings along the remaining buffer area along both the north and south banks of Rolling Hills Creek on the subject property. Fencing and critical areas signage shall be provided to restrict access (with the exception of maintenance activities) to the stream buffer area The applicant submitted a Flood Hazard Data Survey (Exhibit 14) that provides the Zone AH flood designation on the subject property. Zone AH is a Special Flood Hazard identified by the 1995 Flood Insurance Rate Map. The base flood elevation for the site is 27.6-feet with an existing floodplain storage volume of 32,108 cubic feet. Following construction of the proposed improvements, the floodplain storage volume would increase to 34,688 cubic feet. As there is no reduction in in effective base flood storage volume, no compensatory storage is needed. As shown, the finished floor elevation is greater than one-foot above base flood elevation. Additional flood protection requirements will be reviewed for compliance during the building permit process. No further mitigation related to the Flood Hazard Area is necessary. See also 5. Wildlife for Biological Assessment findings. Mitigation Measures: The applicant shall submit a final stream buffer enhancement plan, prepared by a qualified professional, with the construction permit application for review and approval by the Current Planning Project Manager. To provide a functional lift to the existing buffer, the applicant shall remove the existing asphalt south of the emergency vehicle access lane and provide new riparian buffer planting where the existing surface parking is located. The final enhancement plan shall also provide refuse and invasive vegetation removal followed by riparian vegetation plantings along the existing buffer area adjacent to both the north and south banks of Rolling Hills Creek on the subject property. Fencing and critical areas signage shall be provided to restrict access (with the exception of maintenance activities) to the stream buffer area. The stream buffer enhancement shall be monitored to ensure performance for 5-years and backed by a surety device sufficient to guarantee that structures, improvements, and mitigation required perform satisfactorily for a minimum of five (5) years after installation has been completed. Nexus: City of Renton Comprehensive Plan Policy L-32, RMC 4-3-050 Critical Areas Regulations b. Storm Water Impacts: The applicant submitted a Preliminary Technical Information Report, dated June 22, 2017, (Exhibit 15) with the land use application. The Report analyzes off-site drainage and project surface water collection and distribution. According to the report, the northern portion of the site slopes City of Renton Department of Community & Economic Development Environmental Review Committee Report VIA 405 APARTMENTS LUA17-000237,ECF,PUD Report of August 14, 2017 Page 8 of 11 ERC Report gradually to the north with grades of 1-5 percent while the southern portion gradually slopes south until the banks of the Rolling Hills Creek. Under existing conditions run-off sheet slows north or south and is collected onsite via catch basins. Flows are then discharged into Rolling Hills Creek. Based on the City of Renton’s flow control map, the site is located in the Peak Rate Flow Control Standard matching Existing Site Conditions and is within Black River Drainage Basin. As described in the drainage report, infiltration is not considered feasible due to fill soils that are underlain by native alluvial deposits consisting of silt or sandy silt. The site is also exempt from flow control standards of the 2017 Renton Surface Water Design Manual (RSWDM) as the proposed development will result in less than a 0.15 cfs increase in surface water run-off from the existing site conditions 100-year peak flow rate. The developed project site would be required to provide Enhanced Basic Water Quality treatment prior to discharge. A modular wetland biofiltration vault is proposed to meet the water quality treatment requirement. A detention vault is proposed to meet the flow control facility requirement (Exhibits 16 and 17). The development is subject to Full Drainage Review in accordance with the 2017 RSWDM. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 4. Vegetation Impacts: An Arborist Report prepared by Shoffner Consulting, dated February 26, 2017 (Exhibit 18), and Tree Retention Plan (Exhibit 19) and was submitted with the land use application. The subject property contains 62 significant trees, with 32 trees located in the existing functional stream buffer. The remaining 30 significant trees are located outside the critical area buffer and subject to tree retention calculation per RMC 4-4-130H.1.c. Trees range in size from 6 to 16 inches DBH. The buffer area is predominately Red Alder and Black Cottonwood. No trees are proposed to be removed within the buffer. Trees outside of the stream bank include Austrian Black Pine, Douglas Fir, Red Oak, and Western Red Cedar. The applicant proposes to remove 28 of the 30 significant trees outside of the stream buffer area, retaining a 12-inch Red Oak and 6-inch Western Red Cedar. Trees proposed for removal are generally within the footprint of the new building. The applicant would be required to replace 12 caliper inches to comply with the 10-percent tree retention requirement. During construction the applicant would be required to comply with the tree protection measures during construction per RMC 4-4-130H.9 for the two retained trees. The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing three inches (3”) of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 5. Wildlife Impacts: As mentioned previously, the proposed development would occur in areas designated as special flood hazard. The applicant’s stream study (Exhibit 12) also provides a wildlife and wildlife City of Renton Department of Community & Economic Development Environmental Review Committee Report VIA 405 APARTMENTS LUA17-000237,ECF,PUD Report of August 14, 2017 Page 9 of 11 ERC Report habitat assessment. The study has determined that the State Departments of Natural Resources and Fish and Wildlife have no documentation of rare plants, animals, or habitats within the subject property or within a one-mile radius. The assessment provides a finding of no effect on the following listed status species under the jurisdiction of the National Marine Fisheries Service and U.S. Fish and Wildlife Service: Bull Trout; Marbled Murrelet; Yellow-Billed Cuckoo; Streaked Horned Lark; and North American Wolverine. Due to the no-effect finding, no specific mitigation was recommended. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 6. Environmental Health a. Noise Impacts: The property abuts I-405 to the south and the new residential development would be subject to freeway vehicle noise, in an area of the City primarily zoned for office development. The residential development located on the south side of I-405 in this location are buffered from the freeway noise by a sound wall constructed by WSDOT. In order to ensure that the new residential units located along the highway would be designed in a manner to reduce noise impacts of the highway, staff recommends a SEPA mitigation measure for the applicant to prepare an acoustical analysis to determine whether sound attenuation or acoustical architectural measures are necessary to reduce the impacts of the freeway noise. Mitigation Measures: The applicant shall prepare an acoustical study to determine whether additional sound attenuation or acoustical architectural measures are necessary to mitigate the impacts of the freeway noise generated by the abutting I-405. The study shall be submitted with the Final Planned Urban Development application and reviewed and approved by the Current Planning Project Manager prior to Final PUD approval. Noise levels anticipated from inside the residential units should be consistent with WAC 173-060-040 EDNA, dBA for Class A lands. Nexus: City of Renton Comprehensive Plan Policy HHS-23, RMC Chapter 7, Noise Level Regulations, WAC 173-60 Maximum Environmental Noise Levels 7. Aesthetics Impacts: The proposed residential building would be 8-stories and approximately 85-feet at the highest point (Exhibit 5). The proposed building will be similar in scale to the adjacent Evergreen Building and adjacent Triton Tower buildings (Exhibit 6). Exterior features include a ground floor with two-story brick façade with large storefront windows and canopies. Upper floors will incorporate colored cementitious panels and siding with metal panel accents. Bulk and scale reduction methods include multiple cantilevers and step backs on the building’s upper floors. Building roof lines are modulated with parapets and step backs to accommodate the rooftop amenity area. No view corridors are anticipated to be altered with the proposal. The applicant will be required to meet Urban Design Regulations for overlay District ‘D’ as a component of the land use application. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 8. Transportation City of Renton Department of Community & Economic Development Environmental Review Committee Report VIA 405 APARTMENTS LUA17-000237,ECF,PUD Report of August 14, 2017 Page 10 of 11 ERC Report Impacts: The subject property does not front a public right-of-way, but instead is connected to S Grady Way and S Renton Village Pl via internal surface parking drive aisles under common ownership with abutting parcels comprised of the Renton Village Shopping Center and Evergreen Building. The applicant proposes a delineated pedestrian connection to S Grady Way (Exhibit 9) that would provide a link to the current King County Transit Park and Ride. The proposed pedestrian connection is an 8-foot wide concrete walkway from the proposed building extending north through the abutting surface parking lot and then along the east side of the Lake Ave S. extension (private drive aisle) to the S Grady Way intersection. The pedestrian connection will be buffered on both sides with a planter strips varying in widths between 4 and 7 feet. Additional pedestrian connections include a 5-foot wide concrete sidewalk connection from the subject property to the existing public sidewalk that currently terminates at the end of S Renton Village Pl and a 5-foot wide delineated concrete connection from the subject property to the Uwajimaya Grocery Store. The applicant would construct a modified drive aisle in front of the building footprint that would mimic a downtown style streetscape. The section (Exhibit 20) would provide two 10-foot wide travel lanes, an 8-foot wide parking lane, and minimum 12-foot wide sidewalk with street trees planted in tree grates. The drive aisle would also provide vegetated curb-bulbs (Exhibit 8) for the 8- foot side pedestrian link to S. Grady Way. The applicant submitted a traffic analysis (Exhibit 21) documenting trip generation numbers for the existing movie theater use and the proposed mixed use development. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided and providing credit for the existing trips utilized for the current site use, the proposed development would generate a decrease of approximately 340 net new average weekday daily trips. During the weekday AM peak hour, the project would generate an increase of approximately 64 net new trips (5 inbound and 59 outbound). During the weekday PM peak hour, the project would generate a decrease of approximately 102 net new trips (a decrease of 43 inbound and a decrease of 59 outbound). Increased traffic created by the development would be mitigated by payment of transportation impact fees. The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 22), 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. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 9. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; provided the applicant constructs Code required improvements and pays associated impact fees (Exhibit 23). Mitigation Measures: No further mitigation recommended. Nexus: Not applicable City of Renton Department of Community & Economic Development Environmental Review Committee Report VIA 405 APARTMENTS LUA17-000237,ECF,PUD Report of August 14, 2017 Page 11 of 11 ERCReport_VIA405_170816_v2 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” (Exhibit 23).  Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on September 1, 2017. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510.