HomeMy WebLinkAboutSR_ERC_Report_Brotherton_220511_v2_FINAL_pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SR-ERC Report_Brotherton_220511_vs_FINAL
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: May 16, 2022
Project File Number: PR22-000124
Project Name: Brother Cadillac and GMC
Land Use File Number: LUA22-000125, ECF, SA-A, CUP-A, MOD
Project Manager: Alex Morganroth, Senior Planner
Owner: Roy and Gloria Ballestrasse, 23520 SE 305th St, Black Diamond, WA 98010
Brad Brotherton, 215 SW 12th St, Renton, WA 98057
A & D Renton, LLC, 411 Seneca Ct NW, Renton, WA 98057
Applicant/Contact: James Castino, Castino Architecture /8911 71st Ave NW Gig Harbor, WA 98332 /
jimpilot22@gmail.com
Project Location: 209 and 215 SW 12th St (APNs 3340402820, 3340402870, 3340402885, 3340402860,
3340402850, 3340402880, 3340402780, 3340402805, 3340402925)
Project Summary: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA)
Review, an Administrative Conditional Use Permit, and a street Modification in order to
construct an addition to an existing auto dealership (classified as small vehicles sales)
and to construct a new auto dealership on the adjacent site. The subject properties are
located at 215 and 209 SW 12th St (APNs 3340402850, 3340402860, 3340402820,
3340402870, 3340402880, 3340402885, 3340402805, 3340402780, 3340402925) near
the intersection of SW 12th St and Maple Ave SW. The project site totals approximately
2.72 acres in area and is zoned Commercial Arterial (CA). The site is located in the
Automall Area A Overlay District. The site is currently occupied by a primary building
used for small vehicle sales and service, as well as multiple single-family residential
homes. The applicant proposes to redevelop the eastern portion of the site with a new
16,600 square foot auto dealership to include a showroom/sales area, parts sale and
storage area, service and shop, and various other support areas. A 1,600 square foot
canopy structure is also proposed in order provide covered charging for EV vehicles. In
addition, the applicant has proposed a 4,416 square foot addition to the service
department on the west side of the existing dealership building near the intersection of
SW 12th St and Maple Ave SW. Associated site improvements would include asphalt
paving and striping, underground utilities, storm drainage and landscaping. Access to
the existing building is not proposed to change, while access to the new building would
be via a single driveway off of SW 12th St. Cross-site access between the two (2) buildings
is proposed. The applicant has proposed the removal of 19 trees on the site and the
retention of one tree. According to COR Maps, the site is mapped with a high seismic
hazard. The applicant submitted a Traffic Impact Analysis, a Drainage Report, a
Geotechnical Report, an Arborist Report, and an Environmental Checklist with the
application.
Exist. Bldg. Area SF: 27,897 Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
21,016 SF
21,016 SF
Site Area: 2.7 Total Building Area GSF: 48,913
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a Determination
of Non-Significance - Mitigated (DNS-M).
DocuSign Envelope ID: 206613E4-C662-427B-B5B2-D00F0C51DB08
City of Renton Department of Community & Economic Development
Brother Cadillac and GMC
Staff Report to the Environmental Review Committee
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of May 16, 2022 Page 2 of 8
Project Location Map
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 applicant shall adhere to the recommendations in the geotechnical report, prepared by Migizi Group
and dated July 8, 2021, or future addenda.
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 sample soil for arsenic and lead following 2019 Tacoma Smelter Plume Guidance. If
lead or arsenic are found at concentrations above the Model Toxics Control Act (MTCA) cleanup level,
construction workers and employees on site shall be notified of their occurrence.
4. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found all
construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the
owner/developer shall immediately notify the Current Planning Project Manager, concerned Tribes’
cultural committees, and the Washington State Department of Archeology and Historic Preservation.
DocuSign Envelope ID: 206613E4-C662-427B-B5B2-D00F0C51DB08
City of Renton Department of Community & Economic Development
Brother Cadillac and GMC
Staff Report to the Environmental Review Committee
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of May 16, 2022 Page 3 of 8
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Grading and Drainage Plan
Exhibit 5: Utilities Plan
Exhibit 6: Tree Retention Plan
Exhibit 7: Arborist Report
Exhibit 8: Conceptual 3D Rendering
Exhibit 9: Topography Survey
Exhibit 10: Geotechnical Engineering Report, prepared by Migizi Group, dated July 8, 2021
Exhibit 11: Technical Information Report (TIR), prepared by Sitts and Hill Engineers, Inc, dated
March 2022
Exhibit 12: Traffic Impact Analysis, prepared by Heath and Associates, dated March of 2022.
Exhibit 13: Department of Ecology Letter, dated April 21, 2022
Exhibit 14: WSDOT Comment, dated April 7, 2022
Exhibit 15: Duwamish Tribe Comment, dated April 9, 2022
Exhibit 16: Transportation Concurrency Memo, prepared by Brianne Bannwarth, dated May 6, 2022
Exhibit 17: Advisory Notes
C. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether or not
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 2.7 acre-subject site is currently developed with an existing auto-dealership on the western
portion of the site and four single-family structures on the eastern portion of the site (Exhibit 2). The site
topography is almost completely flat with an average slope of approximately 4% across the site. City of
Renton (COR) maps has identified the site is within a High Seismic Hazard Area.
The applicant submitted a Geotechnical Engineering Report, dated July 8, 2021 and prepared by Migizi
Group Inc., with the application (Exhibit 10). The applicant’s geotechnical engineer completed a
geotechnical investigation on April 26, 2021. The program included the surface reconnaissance of the site
and three hollow stem auger boring to a depth of 36.5 feet. Two (2) borings were completed in the vicinity
of the proposed service bay expansion area and one boring was completed adjacent to the proposed new
dealership building on the east side of the site. According to the report, explorations revealed relatively
consistent subgrade conditions, generally consisting of a surface mantle of sod and topsoil or asphaltic
concrete, underlain by native, alluvial deposits.
The soils encountered in the field included eight feet (8’) of largely poorly consolidated and fine-grained
soil ranging in composition from silty sand to silt. Underlying the material were intermediate gravels
encountered in a medium dense to very dense in-situ condition and extending to a depth of between 15
to 20 feet below existing grade. In the vicinity auger boring exploration B-2, the fine-grained layer was 15
DocuSign Envelope ID: 206613E4-C662-427B-B5B2-D00F0C51DB08
City of Renton Department of Community & Economic Development
Brother Cadillac and GMC
Staff Report to the Environmental Review Committee
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of May 16, 2022 Page 4 of 8
feet thick, whereas in the remaining two (2) explorations, it was only observed from a depth of 20 to 25
feet below the intermediate gravel. The final soil layer consists of deep gravels, which were again
encountered in a medium dense to very dense in-situ condition. This deep gravel soil layer was observed
through the termination of all subsurface explorations to the maximum auger depth of 36½ feet below
existing grade.
Groundwater was encountered approximately at a depth of approximately eight and a half feet (8.5’)
below existing site elevations during the engineer’s investigation. The engineer anticipates that this
represents the seasonal groundwater table in the area and the groundwater likely fluctuates and would
likely become shallower during the wet winter months. Due to the high seasonal ground water level
anticipated during the rainy season and the poor-draining soils encountered, infiltration is infeasible for
the project. Due to the types of soils on the site, the engineer anticipates the potential for liquefaction
during a seismic event to be low.
The applicant’s geotechnical engineer includes a variety of specific recommendations in the report,
including but not limited to, use of spread footings for the foundation, over-excavation of pavement
subgrades, and pavement preparation and materials for the new parking lot. Additional recommendations
related to erosion control, temporary drainage, dewatering, and other general site preparation
techniques are included in the report. As such and due to the mapped high seismic hazard area, staff
recommends a mitigation measure that the project comply with the recommendations found in the
submitted Geotechnical Engineering Report, prepared by Migizi Group Inc, dated July 8, 2021, and future
addenda. Additionally, as the geotechnical report was prepared prior to the final design of the project,
staff recommends as a mitigation measure, the applicant’s geotechnical engineer 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).
Mitigation Measures: The project construction shall comply with the recommendations found in the
geotechnical engineering report, prepared by Migizi Group and dated July 8, 2021, or future addenda.
Nexus: City of Renton Comprehensive Plan Policy L-36; State Environmental Policy Act (SEPA)
Environmental Review, RMC 4-3-050 Critical Areas Regulations and RMC 4-4-060 Grading, Excavation and
Mining Regulations.
2. Air
Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and
building construction required to develop this site. Project development impacts during construction may
include dust as a result of grading and exhaust from construction vehicles and equipment. Dust control
would be mitigated through the use of temporary erosion control measures, watering or other measures
to remediate impacts as needed. Long term emissions from vehicles owned by residents 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 is recommended.
Nexus: Not applicable.
3. Water
a. Stormwater
Impacts: The applicant submitted a Technical Information Report (TIR) prepared by Sitts and Hill
Engineers, Inc and dated March 2022 (Exhibit 11). The report analyzes existing conditions and proposed
surface water collection and distribution. The site is generally sloped from the northeast to the southwest.
DocuSign Envelope ID: 206613E4-C662-427B-B5B2-D00F0C51DB08
City of Renton Department of Community & Economic Development
Brother Cadillac and GMC
Staff Report to the Environmental Review Committee
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of May 16, 2022 Page 5 of 8
Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard
- Matching Existing and is within the Black River Drainage Basin. There is an existing 18 inch- stormwater
main on the north side of SW 12th St with 12 inch-stormwater main crossing to a series of catch basins on
the south side of SW 12th St. An existing on-site conveyance system conveys water through a private vault
on the west side of the site before discharging near the southwest corner of the site.
The report is based on a full drainage review as required in the 2017 Renton Surface Water Design Manual.
Core requirements one through nine, as well as the six special requirements, have been discussed in the
Technical Information Report. As noted in the ‘Advisory Notes’ (Exhibit 17), some required information
was not included in the report or utilities plan including but limited to, the location of proposed water
quality facility (a stormfilter), individual on-site BMP locations, and a conveyance system analysis. All
requirements would be addressed in the final TIR submitted and reviewed with the civil construction
permit application.
A Construction Stormwater General Permit from Department of Ecology is required since grading and
clearing of the site exceeds one (1) acre. A Stormwater Pollution Prevention Plan (SWPPP) is also required
for this site. The development would be subject to stormwater system development charges. It is
anticipated that the requirements set forth by the 2017 City of Renton Surface Water Design Manual
(2017 RSWDM), or a future stormwater manual adopted by the City of Renton, would be sufficient to
mitigate stormwater impacts generated by the proposed development.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
4. Environmental Health
a. Noise
Impacts: Noise impacts would primarily result from the construction of the proposed road improvements
and new structure and addition. The construction noise would be regulated through the City’s adopted
noise level regulations per Chapter 8-7, RMC. The City’s noise regulations limit haul hours between 8:30
am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division.
Permitted work hours in or near residential areas are restricted to the hours between seven o’clock (7:00)
a.m. and eight o’clock (8:00) p.m. for multi-family construction activities from Monday through Friday.
Work on Saturdays is restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m.
No work is permitted on Sunday.
Temporary noise impacts are anticipated that would be commonly associated with commercial
development. The project is located in an area adjacent to a major freeway and is surrounding by existing
commercial and industrial uses. Therefore, no significant impacts are anticipated and no specific
mitigation measures are recommended.
Mitigation Measures: No further mitigation is recommended.
Nexus: Not applicable.
b. Soil Contamination
Impacts: Staff received a letter from the Department of Ecology (DOE) dated April 21, 2022 (Exhibit 13)
regarding the proposed project. In the letter, the agency identifies the project site as being located in an
area that may have been contaminated with heavy metals due to the air emissions originating from the
old Asarco smelter in north Tacoma. The letter requests that the SEPA lead agency (City of Renton) include
three (3) mitigation measures as part of the threshold determination related to entry into the agency’s
Voluntary Clean-up Program (VCP) under the Washington Model Toxics Control Act.
Staff confirmed that the Tacoma Smelter Plume map indicates the potential presence of heavy metals on
the site, as is similar to a large swath of Renton’s jurisdictional area. Therefore, staff recommends a
DocuSign Envelope ID: 206613E4-C662-427B-B5B2-D00F0C51DB08
City of Renton Department of Community & Economic Development
Brother Cadillac and GMC
Staff Report to the Environmental Review Committee
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of May 16, 2022 Page 6 of 8
mitigation measure that the applicant be required to sample soil for arsenic and lead following 2019
Tacoma Smelter Plume Guidance. If lead or arsenic are found at concentrations above the Model Toxics
Control Act (MTCA) cleanup level, construction workers and employees on site shall be notified of their
occurrence.
Mitigation Measure: The applicant shall sample soil for arsenic and lead following 2019 Tacoma Smelter
Plume Guidance. If lead or arsenic are found at concentrations above the Model Toxics Control Act (MTCA)
cleanup level, construction workers and employees on site shall be notified of their occurrence.
Nexus: State Environmental Policy Act (SEPA) Environmental Review; DOE comment
5. Transportation
Impacts: The proposed project (addition and new dealership) is anticipated to generate more than 20 new
PM peak hour trips and as such, the applicant submitted a Traffic Impact Analysis prepared by Heath &
Associates and dated March 2022 (Exhibit 12) with the application. Primary access to the existing
dealership on the site is provided via three (3) driveways located off of SW 12th St, and four (4) additional
secondary driveways are located off of SW 13th St, a private street previously vacated by the City. The new
dealership would have primary access via a single driveway SW 12th St and secondary access via a single-
driveway off of SW 13th St. Cross-site access to the existing dealership would also be provided.
According to the submitted TIA, the project is anticipated to generate 549 net new average weekday trips
with 36 net new trips (28 in/8 out) occurring during the AM peak hour and 47 net new trips (18 in/29 out)
occurring during the PM peak hour. The TIA studied three (3) intersections including SW 12th St/Lind Ave
SW, SW Grady Way/Maple Ave SW and SW 12th St/Maple Ave SW. A level of service (LOS) analysis was
conducted at each intersection and found that LOS was within City standards (B, D and A respectively for
the intersections previously listed). The analysis assumes a horizon year of 2025 with a growth rate of
2.5%. LOS at the horizon year with the proposed project found that the level of service remained at or
better than the existing and assumed horizon year LOS (B, E and A respectively). The report concludes
that additional mitigation measures beyond payment of transportation impact fees are not required to
retain the LOS.
Staff received a letter from Duffy McColloch with the Washington State Department of Transportation,
dated April 7, 2022 (Exhibit 14). In the letter, Mr. McColloch notes that any impacts to the I-405 or SR 167
ROW need to be reviewed and permitted, including any temporary use such as staging or crane swing
over limited access I-405. He specifically notes that WSDOT does not allow crane swing or weathervaning
over active traffic and that any use of WSDOT right of way will require a temporary lease as well as a
developer agreement.
City staff concurs with the trip generation and trip assignment outlined in the report and therefore no
specific mitigation is recommended. The transportation impact fee that is current at the time of building
permit application will be levied, payable at building permit issuance. In addition, undergrounding of all
existing utilities is required on all frontages per RMC 4-6-090.
Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the
LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site
specific mitigation, development will have met City of Renton concurrency requirements (Exhibit 16).
Improvements:
Maple Ave SW is classified as a Commercial Access street with an existing right-of-way (ROW) width of
approximately 60 and 42.5 feet. A portion of the ROW is not centered with the road centerline with
approximately 12.5 feet of ROW are on the project side of the road centerline. The property is within the
Auto Mall Improvement Plan area which depicts a minimum 24 foot-paved road, 0.5 foot-curb, and 5 foot-
sidewalk. The existing curb-line shall be retained with the above listed improvements installed at back of
curb. SW 12th St is classified as a Commercial Access street with an existing right-of-way (ROW) width of
DocuSign Envelope ID: 206613E4-C662-427B-B5B2-D00F0C51DB08
City of Renton Department of Community & Economic Development
Brother Cadillac and GMC
Staff Report to the Environmental Review Committee
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of May 16, 2022 Page 7 of 8
approximately 30 feet. A portion of the ROW is not centered with the road centerline with approximately
12 feet of ROW are on the project side of the road centerline. The property is within the Auto Mall
Improvement Plan area which depicts a minimum 24 foot-paved road, 0.5 foot-curb, and 5 foot-sidewalk.
Dedication of approximately 5.5 feet would be required pending final survey. Dedication as needed to
accommodate the improvements would be required, pending a survey.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
6. Historic and Cultural Preservation
Impacts: A representative of the Duwamish Tribe submitted a comment (Exhibit 15) to City staff on April 9,
2022 indicating the project site is an area the tribe considers significant due to its close proximity to the Black
River. The comment identifies the high potential for discovery of unknown archeological deposits and
requests notification of any archeological work performed. As such, staff recommends as a mitigation
measure that if any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found,
the applicant shall cease all construction activity in accordance with RCW 27.53.060 and 27.44.020, and the
owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’ cultural
committees, and the Washington State Department of Archeology and Historic Preservation.
Mitigation Measure: If any Native American grave(s) or archaeological/cultural resources (Indian artifacts)
are found all construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the
owner/developer shall immediately notify the Current Planning Project Manager, concerned Tribes’ cultural
committees, and the Washington State Department of Archeology and Historic Preservation.
Nexus: SEPA Environmental Review, RCW 27.53 Archaeological Site and Resources, and RCW 27.44 Indian
Graves and Records
7. 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 17).
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
D. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments
have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
Copies of all Review Comments are contained in the Official File and may be attached to this report.
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 on or before 5:00 p.m. on May 30, 2022. Due to the ongoing state of emergency enacted by Governor’s
Proclamation 20-05, the City Clerk’s Office is working remotely. For that reason, appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub only on
Tuesdays and/or Wednesdays. The appeal fee, normally due at the time an appeal is submitted, will be collected
at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed by RMC
4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
cityclerk@rentonwa.gov.
DocuSign Envelope ID: 206613E4-C662-427B-B5B2-D00F0C51DB08
City of Renton Department of Community & Economic Development
Brother Cadillac and GMC
Staff Report to the Environmental Review Committee
LUA22-000125, ECF, SA-A, CUP-A, MOD
Report of May 16, 2022 Page 8 of 8
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Brother Cadillac and GMC
Land Use File Number:
LUA22-000125, ECF, SA-A, CUP-A, MOD
Date of Meeting
May 16, 2022
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
James Castino, Castino
Architecture /8911 71st Ave
NW Gig Harbor, WA 98332 /
jimpilot22@gmail.com
Project Location
209 and 215 SW 12th St (APNs
3340402820, 3340402870,
3340402885, 3340402860,
3340402850, 3340402880,
3340402780, 3340402805,
3340402925)
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Landscape Plan
Exhibit 4: Grading and Drainage Plan
Exhibit 5: Utilities Plan
Exhibit 6: Tree Retention Plan
Exhibit 7: Arborist Report
Exhibit 8: Conceptual 3D Rendering
Exhibit 9: Topography Survey
Exhibit 10: Geotechnical Engineering Report, prepared by Migizi Group, dated July 8, 2021
Exhibit 11: Technical Information Report (TIR), prepared by Sitts and Hill Engineers, Inc, dated
March 2022
Exhibit 12: Traffic Impact Analysis, prepared by Heath and Associates, dated March of 2022.
Exhibit 13: Department of Ecology Letter, dated April 21, 2022
Exhibit 14: WSDOT Comment, dated April 7, 2022
Exhibit 15: Duwamish Tribe Comment, dated April 9, 2022
Exhibit 16: Transportation Concurrency Memo, prepared by Brianne Bannwarth, dated May 6, 2022
Exhibit 17: Advisory Notes
DocuSign Envelope ID: 206613E4-C662-427B-B5B2-D00F0C51DB08