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HomeMy WebLinkAboutERC_Report and Exhibits_VIA405_170818_v2DEPARTMENT 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. N N APRIL 22, 2017 VIA 405 Apartments • RENTON PPUD Submittal RVA Cinema LLC North elevation West elevation scale 1" = 30' - 0" 1st Floor EL. 0 2nd Floor EL. 10 3rd Floor el. 20 4th Floor el. 30 5th Floor el. 40 6th Floor el. 50 7th Floor el. 60 8th Floor el. 70 roof el. 82 Amenity ROOM roof el. 84 Residential exercise room Residential Leasing office entrance/ lobby entrance p2 Storefront Private Terrace P-2 Private Balcony w/ metal railing S 5 S 6 S 1 S 7 Aluminum Storefront B1 Brick Veneer P3 P3 metal louvers & green screen 1st Floor EL. 0 2nd Floor EL. 10 3rd Floor el. 20 4th Floor el. 30 5th Floor el. 40 6th Floor el. 50 7th Floor el. 60 8th Floor el. 70 roof el. 82 Corner North & west exterior elevations PROPOSED EXTERIOR MATERIALS A Elevator and stair overrun el. 87 APRIL 22, 2017 VIA 405 Apartments • RENTON PPUD Submittal RVA Cinema LLC Aerial view Southeast Along I 405 Aerial view from North Entrance Drive Aerial view from east Aerial view Southwest Along I 405 Distant views 1093 SF (OFF SITE) 1304 SF (OFF SITE)1958 SF (OFF SITE) 161 SF (OFF SITE) 658 SF (OFF SITE) 99 SF (OFF SITE) 90 SF (OFF SITE)57 SF (OFF SITE) 819 SF 1494 SF INCL. LAWN 297 SF 75 SF 340 SF 1392 SF565 SF 52 SF 162 SF (ON SITE) 126 SF 160 SF 315 SF 19,956 SF STREAM AND EXISTING FUNCTIONAL BUFFER LOADING AREA FOR MOVE-IN PROPOSED ART OR VERTICAL FEATURE PROPOSED WATER FEATURE MAIN ENTRY & RESIDENTIAL LOBBY MAIL ROOM LEASING OFFICE MECH. ROOM GAS METER (OUTSIDE) GARAGE ENTRY/EXIT GARAGE ENTRY/EXIT TRASH ROOM ACTIVE /PEDESTRIAN OPEN SPACE AREA 279 SF (121 SF IS INTERIOR PARKING LOT PLANTING) 325 SF 47 SF 284 SF EXISTING BUILDING LINE PROPOSED BUILDING LINE ELECTRICAL ROOM ELECTRICAL TRANSFORMER ROOM 75'LIMITOFDISTURBANCELIMITOFDISTURBANCERESIDENTIAL AMENITY PROPOSED 5 FT. HT. VINYL COATED CHAIN LINK BUFFER PROTECTION FENCING. (8) NEW STALLS PLANTER WITH FLOWERING VINES AND SUPPORT LAWN LOW SHRUBS SEEDED LAWN TO LIMITS OF DISTURBANCE NEW C.I.P. CONCRETE WALL - SEE CIVIL SITE PLAN LOW SHRUBS EXISTING RED CEDAR TREE TO REMAIN OR RELOCATE PROPOSED VOLUNTARY CRITICAL AREA BUFFER ENHANCEMENT PLANTING. SEE SHEETS LE1 THROUGH LE4. PROPOSED BENCHES AND MOVEABLE SEATING PROPOSED TOT LOT STREET TREES IN 4' X 6' GRATES EXISTING FUNCTIONAL STREAM BUFFER EDGE AND EDGE OF EXISTING PAVEMENT. R R R R R R (7) NEW STALLS POTS WITH SEASONAL PLANTINGS POTS WITH SEASONAL PLANTINGS APPROX. 6770 SF VOLUNTARY STREAM BUFFER ENHANCEMENT. SEE SHEETS LE1-LE4. 4 SF (ON SITE) 85 SF 350 SF (86 SF IS INTERIOR PARKINGLOT PLANTING) LIMIT OF DISTURBANCE AT EXISTING CURB LINE & NEW UTILITY TRENCHES ADDITIONAL MINOR DISTURBANCE TOINSTALL FENCE & ENHANCEMENT PLANTINGS BUFFER ENHANCEMENT TREES, TYP. SEE SHEET LE1. BACKLESS BENCHES AT NORTH SIDE OF BUILDING, TYP. 127 SF (ON SITE) STREAM BUFFER LINE EXISTING OAK TREE TO REMAIN WITH GROUNDCOVERS AT BASE OF TREE 4 FT. HT. BLACK METAL FENCE ON CONCRETE CURB TO CONTAIN PLAY Magnollia grandiflora 'Victoria'/Victoria Evergreen Magnolia Cornus kousa 'Chinensis'/Kousa Dogwood Malus spp./Flowering crabapple Quercus rober alba 'Crimschmidt'/Crimson Spire Oak Crateagus phaenopyrum/Washington Hawthorne Juniperus chinensis/Hollywood juniper Abies lasiocarpa/Alpine fir Cornus stol. 'Midwinter Fire'/Red Twig Dogwood Abelia 'Kaleidoscope'/Kaleidoscope Abelia Acer truncatum platanoides 'Warrensred'/Pacific Sunset Maple Betula papyfera/ Paper birch (native) Spiraea spp./Spiraea varieties SHRUBS PERENNIALS AND SEASONAL ACCENTS Acer palmatum spp./ Japanese Maple Hemerocallis sp./Daylily varieties Geranium sp./Perennial Geranium varieties Helictotrichon sempervirens/Blue Oat Grass Calamagrostis acutiflora 'Karl Foerster'/ Feather Reed Grass Hydrangea spp./Hydrangea varieties Carex oshiminensis/Evergreen Sedge varieties Miscanthus sinensis/Maiden Grass Pennisetum spp./Fountain Grass varieties Liriope spp./Lily Turf Lavandula angustifolia/Lavander Rudbeckia hirta/Blackeyed Susan Echinacea sp./Coneflower varieties Ilex crenata/Japanese Holly GROUNDCOVERS & GRASSES Arctostaphyllos uva ursi/Kinnickinnick Fragraria chiloensis/Sand Strawberry (REPRESENTATIVE TYPES OF PLANT MATERIAL PROPOSED) Styrax japonica/ Japanese Snowbell Juniperus virginiana 'Taylor'/Taylor Columnar Juniper Existing decidous tree to remain Existing coniferous tree to remain Synthetic Turf or Sod/Natural Lawn (owner to determine) Acer circinatum/ Vine Maple (native) Pyrus c. 'Chanticleer'/ Chanticleer Fl. Pear Prunus laurocerasus/Laurel Berberis thunbergii/ Crimson Barberry Viburnum davidii/David's Viburnum Potentilla fruticosa/Shrubby Cinquefoil Erica & Calluna/Heather & Heath Nandina domestica/Heavenly Bamboo Lonicera pileata/Boxleaf Honeysuckle Cotoneaster dameri/ Bearberry Shrubs, groundcover and lawn Existing decidous tree to remain -in buffer or off-site Existing coniferous tree to remain- in buffer or off-site (Minimum 2" caliper or multi-s (Minimum 6 REPLACEMENT TREES: (6) 2" CALIPER TREES REQUIRED, SHOWN WITH "R" PROPOSED NEW SHADE REPLACEMENT TREES = 14 MINIMUM - 5 gal. at 4' o.c.; 2&3 gal. at 30 - 36" o.c. spacing - 1 gal. at 24" o.c. spaci See stream buffer enhancement plans on sheets LE1 through LE4. N Golder, Golder Associates and the GA globe design are trademarks of Golder Associates Corporation A world ofcapabilitiesdeliveredlocally GEOTECHNICAL REPORT VIA 405 APARTMENTS Submitted To: Mr. Craig Koeppler, Vice President RVA Cinema LLC Parkway Capital, Inc. 520 Pike Street, Suite 1500 Seattle, WA 98101 Submitted By: Golder Associates Inc. 18300 NE Union Hill Road, Suite 200 Redmond, WA 98052 March 20, 2017 Project No.: 1771669.100 REPORT VIA 405 APARTMENTS SECTION 10 CONSTRUCTION MITIGATION DESCRIPTION Memorandum DATE: 03/20/17 (Revised 06/19/2017) TO: Rick Tomkins, PE FROM: Richard Pratt Senior Biologist Gray Rand Senior Biologist SUBJECT: Stream, Critical Areas, and Habitat Assessment PROJECT: VIA 405 Apartments (Roxy Cinema Redevelopment), Renton, WA PROJECT NO.: RVAC0000-0002 COPIES: File INTRODUCTION At the request of RVA Cinema LLC, David Evans and Associates, Inc. (DEA) conducted a stream and habitat assessment at the proposed VIA 405 Apartments property (parcel # 7232000010) on February 2, 2017, near the intersection of Rainier Avenue South and South Grady Way in Renton, Washington. The assessment was performed in support of a preliminary planned urban development (PPUD) application to redevelop the existing Roxy Cinema site into a 270-unit apartment project. The site visit was conducted to identify streams, wetlands, and habitat on or adjacent to the site. The project location is shown in Figure 1. One stream (Rolling Hills Creek) was identified in the study area. No wetlands or ditches were identified in the study area. Stream locations, as mapped by the City of Renton, are shown in Figure 2. STREAM CHANNEL AND BUFFER SOUTHOF STREAM TO REMAIN UNDISTURBED75.00'PROPOSED 4 FT. HT. BLACK VINYLCOATED CHAIN LINK FENCE(LIMIT OF WORK)O.H.W.M.PROPERTY BOUNDARY PROPERTY BOUNDARY(LIMIT OF WORK)O.H.W.M.O.H.W.M.O.H.W.M.RC(LIMIT OF WORK)FLOWFLOWFLOWFLOWFLOWPROPOSED PARKINGCURBEXISTING CURB TO REMAIN6,796 SFOLD PARKING CURBTO BE REMOVEDO.H.W.M.WOOD STRAND MULCHSHRUBSGROUND COVERBOTANICAL NAMESYMBOLCOMMON NAMESIZEREMARKSQNTYPLANT SCHEDULEMYRICA CALIFORNICAPACIFIC WAX-MYRTLE77SYMPHORICARPUS ALBUSSNOWBERRY28PHILADELPHUS LEWISIIMOCK ORANGE6ACER CIRCINATUMTALL OREGON GRAPEAMELANCHIER ALNIFOLIA SERVICEBERRY3MAHONIA AQUIFOLIUMVINE MAPLE22'-4' HT., 2 GAL.4' MIN. HT., 5 GAL.FULL, WELL BRANCHEDMULTI STEMMED MULTI-STEMMEDFULL, WELL BRANCHEDSPACING5' O.C.5' O.C.AS SHOWN6' O.C.5' O.C.FULL, WELL BRANCHEDFULL, WELL BRANCHEDRIBES SANGUINEUM ROSA NUTKANANOOTKA ROSERED FLOWERING CURRANT504' O.C.FULL, WELL BRANCHED275' O.C.FULL, WELL BRANCHED4' MIN. HT., 5 GAL.4' MIN. HT., 5 GAL.4' MIN. HT., 5 GAL.2'-4' HT., 2 GAL.2'-4' HT., 2 GAL.2'-4' HT., 2 GAL.INDIAN PLUMSWORD FERNOCEAN SPRAYHERBACEOUSHOLIDISCUS DISCOLOROEMLERIA CERASIFORMISPOLYSTICHUM MUNITUM56' O.C.FULL, WELL BRANCHED2'-4' HT., 2 GAL.165' O.C.FULL, WELL BRANCHED2'-4' HT., 2 GAL.734' O.C.FULL, WELL BRANCHED2'-4' HT., 2 GAL.AS SHOWNTREESTHUJA PLICATAPSEUDOTSUGA MENZIESIIDOUGLAS FIR2WESTERN RED CEDAR14' MIN. HT., B&BSINGLE LEADERSINGLE LEADERAS SHOWN4' MIN. HT., B&BAS SHOWNCORNUS NUTTALLIIPACIFIC DOGWOOD7AS SHOWNRC3AS SHOWNSALIX LUCIDAPACIFIC WILLOW1'-2' HT., 1 GAL.1.5" CAL., B&BFULL, WELL BRANCHEDFULL, WELL BRANCHEDNGENERAL NOTESROOT CROWN 2"-4" ABOVEAMENDED SOIL GRADE2X2 HARDWOOD STAKEDRIVEN TO REFUSAL (24"MIN.). SECURE TO TREEWITH PLASTIC LOCK STRIP.TOP OF STAKE TO POINT TOPREVAILING WIND. REMOVESTAKES AFTER ONE YEAR.FINISH GRADE3" UNIFORM WOOD STRANDMULCH, HOLD BACK 2"-3"FROM MAIN STEMREMOVE ALL BURLAP ANDWIRE BASKET FROM ROOTBALLEXISTING SUBGRADEFERTILIZER PER PLANTINGNOTESFINISH GRADEAMENDED SOILEXISTING SUBGRADEFERTILIZER PER PLANTINGNOTESROOT CROWN 1"-2" ABOVEAMENDED SOIL GRADE3" UNIFORM WOOD STRANDMULCH, HOLD BACK 2"-3"FROM MAIN STEMNOT TO SCALESTRAW WATTLE TIGHTLY ABUTTADJOINING WATTLESFLOWPLAN VIEWSECTION 8 INCHESMINIMUMSTAKE SPACING4 FT MAXIMUM3 TO 7 INCHESWOOD STAKE X X 24 INCHESSTRAW WATTLE8 TO 10 INCHESIN DIAMETERNOT TO SCALECONIFER TREE PLANTINGNOT TO SCALESHRUB PLANTINGPLANTING BED PREPARATIONNOT TO SCALE3" WOOD STRAND MULCH3" COMPOST TILLED INTO 7"EXISTING SOIL7" EXISTING SOIL3" SCARIFIED SUBGRADEFINISH GRADEEXISTING SUBGRADEBUFFER ENHANCEMENT PLAN DECIDUOUS TREE PLANTINGNOT TO SCALEROOT CROWN 2"-4" ABOVEAMENDED SOIL GRADE2' MIN. OR UNTIL REFUSAL “+(,*+72) TREE (2) 2"x2"x8' HARDWOOD STAKES(NON-TREATED) LOCATEDEQUIDISTANTLY OUTSIDEPLANTING PITPREVAILINGWINDDIRECTIONSTAKINGPLANREMOVE ALL BURLAP ANDWIRE BASKET FROM ROOT BALLHOLD BACK SPECIFIED COVER2"-3" AWAY FROM MAIN STEM3" UNIFORM WOOD STRANDMULCH N Job No. 15-098 Via 405 Apartments PRELIMINARY TECHNICAL INFORMATION REPORT Renton, Washington Issued: June 22, 2017 Prepared For: RVA Cinema, LLC 14410 Bel-Red Road Bellevue, WA 98007 Prepared By: Beau J. Willert, EIT Travis J. Wageman, EIT Reviewed By: Richard A. Tomkins, PE 1 C5 2 C5 3 C5 N N Shoffner Consulting 21529 4TH AVE. W #C31 BOTHELL, WA 98021 MOBILE:(206)755-2871 February 16, 2017 Craig Koeppler RVA Cinema, LLC 520 Pike St. Suite 1500 Seattle, WA 98101 RE: Tree Inventory and Retention Plan - RVA Cinema, Renton Craig: This report is provided to address the recent inventory I conducted on the RVA Cinema property in the City of Renton. Please see the accompanying Tree Inventory Map and Tree Evaluation Data spreadsheet for reference to this report. 1. Site Conditions and Proposed Development The property is located in Renton off Grady Way in an office/industrial/retail area. It’s currently developed with a cinema complex and an access road. A critical area stream corridor runs across the site behind the building along the southern boundary. The proposed development of the site is to remove the existing building and to re-develop the site with a 270 unit multi-family building including covered parking. The critical area stream corridor will remain and not be impacted by the development. 2. Tree Inventory Results I visited the site recently to conduct an inventory and gather information on all of the trees. All of the trees were labeled by the surveyors with numbered metal tags which correspond to the numbers on the inventory map and in the tree evaluation data spreadsheet. I conducted visual condition assessments according to the methods and procedures specified in the ISA Tree Risk Assessment Manual (2013) by viewing them up close to observe the trunk and root collar and from afar to observe conditions in the crown. The tree evaluation data spreadsheet provides information on all of the trees. In total, I conducted on 63 trees; 31 in the developable portion of the site around the building and 32 in the critical area stream corridor. 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 31, 2017 TO: Matt Herrera, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – VIA 405 Apartments; LUA17-000237, ECF, PUD 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 with 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 property is provided via existing vehicle driveway easements within the Renton Village Shopping Center connecting to S. Grady Way and S. Renton Village Pl. with new pedestrian connections proposed to these streets with the proposal. The proposed development would generate a reduction of approximately 340 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 64 net new trips (5 inbound and 59 outbound). During the weekday PM peak hour, the project would generate a reduction of approximately 102 net new trips (43 inbound and 59 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4- 6-070.D as follows: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 3 LUA**-000*** ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Matt Herrera, 425-430-6593, mherrera@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native Growth Protection Easement, providing fencing and signage, and providing the City with a site restoration surety device and, later, a maintenance and monitoring surety device. 6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Ann Fowler, 425-430-7382, afowler@rentonwa.gov) 1. See Attached Development Engineering Memo dated July 28, 2017 ADVISORY NOTES TO APPLICANT Page 2 of 3 LUA17-000237 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. Fire impact fees are applicable at the rate of $495.10 per multifamily unit. This fee is paid at time of building permit issuance. The fee increases to $718.56 per unit on January 1st, 2017. Credit will be granted for the removal of the existing building. No charges apply to parking garage areas. 2. The preliminary fire flow is 3,750 gpm. A minimum of four fire hydrants is required. One within 150- feet and three within 300-feet of the building. Project shall meet maximum hydrant spacing of 300- feet on center also. Hydrants are required within 50-feet of the fire department connection for the standpipe and sprinkler system. A new looped fire main is required around the entire building. A number of lengthy water main extensions and replacements are required in order to meet this fire flow requirement as fire flow is inadequate as it exists. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Any required fire access roadways required for this project that are located on other parcels shall have a separate dedicated fire access easement specifically recorded for each parcel. 5. The building is required to be equipped with an elevator that meets the size requirements for a bariatric size stretcher to all areas of the building. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. All areas of the building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. Community Services: (Contact: Name, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5824 applies. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 224 Police Calls for Service Estimated CONSTRUCTION PHASE 1. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailers should be completely fenced in with portable chain link fencing. Fencing will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy duty deadbolt installed with no less then a 1 1/2” throw when bolted. Glass windows in the trailer should be shatter resistant. Any construction material that contains copper should be removed from the construction site at the end of each working day; housing this material at the site will only tempt thieves to try and steal it. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use or removed from site altogether. ADVISORY NOTES TO APPLICANT Page 3 of 3 LUA17-000237 2. I also recommend the business post the appropriate “No Trespassing” signs on the property while it’s under construction. This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. The use of private security personnel to patrol the site during the hours of darkness is recommended. COMPLETED BUILDING 1. All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of any retail buildings should be limited, or at minimum, only accessed via keypad or locking hardware that can’t be tampered with from the outside. 2. It is recommended that any outside common areas be monitored with surveillance cameras to include the limited access parking garage levels. It’s not uncommon for multi housing properties to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property (this includes the limited access garages), especially during the hours of darkness. Any alternative entrances should have controlled access doors to prevent trespassing. 3. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for both employees and residents. Signage advising residents and guests to keep valuables out of their vehicles while parked should be heavily posted in all parking areas (to include the limited access garages). 4. Landscaping should be installed with the objective of allowing visibility – not too dense and not too high. Too much landscaping will make residents and their guests feel isolated and will provide criminals with concealment to commit crimes such as burglary and theft. With the expanse of land surrounding this site, there is also the possibility of attracting transients to the area. 5. The limited access garage will be a very tempting target for auto thieves. Theft from motor vehicle and auto theft are prevalent and any garage housing vehicles utilized by visitors, employees, and /or residents are likely to be items of value left inside (electronic equipment, GPS units, garage fobs, etc.). I recommend the installation, and substantial advertisement of, surveillance cameras inside and outside any limited access garage, an overabundance of lighting, and a noticeable presence of courtesy patrol. I assume there will be a large influx of unwanted curiosity seekers brought into this particular area due to its isolated location and ease of access. Police will not be monitoring, towing or citing vehicles onsite or in garages so the utilizing of security patrol services is highly recommended for this property. 6. All dumpster areas should be housed within a structure of a height and strength that will deter loitering subjects from gaining access to them when not in service. Due to the location of this development, I would assume it will experience a population of transients and having easy access to trash receptacles will motivate them to remain in the area. 7. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. This will allow for a more comprehensive security evaluation that would be specific to each structure. Contact Cyndie Parks, 425.430.7521, when you would like to make an appointment. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 28, 2017 TO: Mathew Herrera, Senior Planner FROM: Ann Fowler, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for VIA 405 Apartments 25 South Grady Way LUA16-000866 I have reviewed the application for the VIA 405 Apartments at 25 South Grady Way (APN(‘s) 7232000010) and have the following comments: EXISTING CONDITIONS The site is approximately 2.6 acres in size and is square in shape. The existing site contains a 38,000 square foot cinema building, surface parking and landscaping. The site is bordered by neighboring commercial sites to the north, east and west, and is bordered by Rolling Hills Creek and Interstate 405 to the south. Water Water service is provided by the City of Renton. The site is in the Valley service area in the 196 hydraulic pressure zone. The static water pressure is approximately 74 psi at ground elevation of 25 feet. The site is located outside of an Aquifer Protection Area. There are existing water mains within easements near the site as follows:  8-inch water main along Renton Village private access road with maximum capacity of 2,100 gallons per minute (gpm) – refer to water project plan no. 1883.  12-inch water main in parking lot along the south side of building at 501 S Grady Way with maximum capacity of 4,200 gpm – refer to water project plan no. w 2114.  There is an existing 3 inch domestic water meter, 6-inch fire sprinkler service and 2-inch irrigation meter serving the existing building. Sewer Wastewater service is provided by the City of Renton. There is an existing 18-inch Concrete wastewater main located in South Renton Place (see City plan no. S-0079). Storm There is an existing private storm drainage system located on the subject parcel which appears to drain to the outfall to Rolling Hills Creek. Streets The project is bordered by I-405 to the south. Future widening of I-405 may impact the buildable portion of the proposed Lot. VIA 405 Apartments – LUA16-000866 Page 2 of 6 CODE REQUIREMENTS WATER 1. Based on the information submitted with the land use application, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the development is 3,750 gpm. This exceeds the available capacity of the 8-inch water mains servicing the development. 2. The proposed water main improvements as shown on the composite utility civil plan submitted with the Land Use Application provides the required extension of a new 12-inch water main from the end of the existing 12-inch main near the southwest corner of the building at 501 S Grady Way to the northeast corner of the subject property. The applicant is providing the required looped 12-inch water main around the building since the fire flow demand is above 2,500 gpm. The installation of the proposed 12-inch water main continues from the southwest corner of the new looped water main to an existing 8-inch main located in the south access road. a. A 15-ft water easement is required for the looped water main. b. If the water mains are outside the subject property or outside of existing easements, the applicant shall acquire additional easement from adjacent property owners. Portion of existing easement within the proposed building footprint will need to be vacated by the City. No buildings, structures or vaults shall be placed within the easement area and within 5 feet of the water main. 3. Installation of fire hydrants shall be as required by Renton Fire Prevention will be required. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. 4. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the building. The DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1 (or 360.2 depending on the size of the system). The DDVCA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5 for the installation of a DDCVA inside a building. 5. Installation of a domestic water meter with a reduced-pressure principle assembly (RPPA) behind the meter. The RPPA shall be installed in an above ground heated enclosure per Renton Standard plan no. 350.2. 6. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be provided to the City. Meters 3” or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3” or larger. 7. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 8. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 9. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 10. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. VIA 405 Apartments – LUA16-000866 Page 3 of 6 11. The development is subject to a water system development charge (SDC) fee. This is payable at construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $3,486.00 per meter, 1-1/2 inch meter is $17,430.00 and a 2-inch meter is $27,888.00. b. A water system redevelopment credit will apply for the existing domestic water meters if they are abandoned. c. The SDC fee for fire service is based on the size of the fire service line to serve the project. The current SDC fee for a 6-inch fire service line is $22,476.00. d. SDC fees are assessed and payable at construction permit issuance. 12. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,850.00* per service line, a 1-1/2 inch water service is $4,580.00* per service line and for $4,710.00* for each 2-inch water service line. This is payable at construction permit issuance. 13. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. 14. Final determination of applicable fees will be made after the water meter size has been determined. 15. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. All existing sewers will be required to be cut and capped during demolition of the building. New sewers shall be installed to serve the development. 2. Covered parking areas will need to direct parking drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 3. Retail restaurant space will need to be directed to a grease interceptor(s) prior to connecting into the City’s Sanitary Sewer system. The grease interceptor shall be sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $2,540.00 per meter, 1-1/2 inch meter is $12,700.00 and a 2-inch meter is $20,320.00. b. A redevelopment credit of the wastewater system development charges in the amount equal to the SDC fee for the size of the existing domestic water meter(s) will be applied to each of the existing meters if they are abandoned and capped at the main line. c. SDC fees are payable at construction permit issuance. SURFACE WATER 1. A geotechnical report, dated March 20, 2017, completed by Golder Associates Inc. for the site has been provided. The submitted report describes the site is a Low Erosion and Low Landslide VIA 405 Apartments – LUA16-000866 Page 4 of 6 Hazard areas. Erosion control measures will need to be in place prior to starting grading activities on the site. The supplemental addendum to the geotechnical report entitled Infiltration Feasibility – Via 405 Apartments LUA17-000237, PPUD, dated June 12, 2017, discusses the soil and groundwater characteristics of the site including infiltration potential and provides recommendations for project design and construction of on-site BMPs. The report discounts the use of infiltration due to the fill soils, which is underlain by native alluvial deposits consisting of silt or sandy silt, which would be considered a low permeability restrictive layer that would impede infiltration. Geotechnical recommendations presented need to be address within the project plans. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated June 22, 2017, was submitted by Triad a division of David Evans and Associates, inc. with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. 3. As discussed in the TIR, the proposed developed is exempt from Core Requirement #3, Flow Control, since 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 when modeled using the latest version of the Western Washington Hydrology Model (WWHM 2012), as outlined in Core Requirement #3. 4. A portion of the project site lies within the 100-year FEMA flood boundary. The proposed project improvements will increase the floodplain storage volume from 31,108 cubic feet to 34,688 cubic feet. a. The building finished floor is required to be 1-foot above the FEMA map base flood elevation of 27.6 (NAVD 88). An Elevation Certificate will be required showing the building finished floor is 1-ft above the FEMA base flood elevation prior to granting of certificate of occupancy. 5. The development is 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 to satisfy Core Requirement #8. 6. Any proposed water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. 7. All new conveyance systems constructed as part of the project (including relocation of existing storm lines that convey off-site runoff) must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. 8. Some of the existing on-site storm system that is being relocated may have been designed originally to provide flow control as a detention tank facility as part of the Renton Village Cinema development project. The applicant needs to determine if this is the case and maintain the same level of flow control provided by the existing system for the existing site and/or off-site area. 9. The oil/water separator that is being relocated will need to be designed based upon the 2017 RSWDM. 10. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application. The final drainage plan and drainage report must be submitted with the civil construction permit application. a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will be completed during civil construction permit review. The applicant may be required to VIA 405 Apartments – LUA16-000866 Page 5 of 6 apply additional on-site BMPs in order to meet the minimum requirements outlined in Core Requirement #9. 11. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 12. Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development does not front any existing City public roads or rights-of-way. Site access is obtained via a network of internal private easements. 2. Additional easements may need to be obtained to provide emergency access to the development. 3. ADA access ramps shall be installed at all pedestrian crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 4. Parking lot construction shall be in accordance with City code 4-4-80G. 5. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 6. A traffic analysis dated April 18, 2017, was provided by Transportation Engineering Northwest (TENW). 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). As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 8. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The 2017 rate of transportation impact fee for an apartment is $3,358.55 per room. The 2017 rate of transportation impact fee for a shopping center is $13.29 per square foot of building. The 2017 rate of transportation impact fee for a sit- down restaurant is $30.48 per square foot of building. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. VIA 405 Apartments – LUA16-000866 Page 6 of 6 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. * An additional 3% technology fee will be added to each fee marked with an asterisk (*).