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HomeMy WebLinkAboutSR_ERC_Report_Blue_Origin_220718_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC_Report_Blue_Origin_220718_v1 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: July 18, 2022 Project File Number: PR22-000181 Project Name: Blue Origin DaVinci Building Land Use File Number: LUA22-000197, ECF, SA-A, MOD Project Manager: Clark H. Close, Principal Planner Owner: EWA 1415 Maple Owner LLC c/o Everwest, 1099 18th St, Suite 2900, Denver, CO 80202 Applicant: Ryan Lundberg, Blue Origin, LLC, 21218 76th Ave S, Kent, WA 98032 Contact: Kathy Nagle, Lance Mueller & Associates, 130 Lakeside Ave, Suite 250, Seattle, WA 98122 Project Location: 1415 Maple Ave SW (APN 3340403805) Project Summary: The applicant, Blue Origin, LLC, is requesting Administrative Site Plan Review, Environmental (SEPA) Review, and a street modification for building tenant improvement and a fuel cell testing facility at 1415 Maple Ave SW (APN 3340403805). The 81,893 square foot (SF) property is zoned Medium Industrial (IM). The project includes two (2) scopes of work. The first scope of work includes a change of use and interior tenant improvement of an existing 37,218 SF industrial facility to a research and development facility. Project improvements include a 7,726 SF mezzanine addition, elevator, laboratory spaces, mockup assembly, and continued office uses. The second scope of work includes adding a 280 SF enclosed area with a new concrete slab for a free-standing modified shipping container (37’ x 8’) for use as a fuel cell test laboratory. The laboratory would include a 20-foot-high premanufactured structural tower to support venting of hydrogen. Access to the secured site would be retained from Maple Ave SW. The applicant is proposing to retain 24 surface parking stalls and an off-site parking agreement is available at 1601 East Valley Rd for 510 additional vehicles. A street modification request includes a sidewalk extension on Maple Ave SW to SW 16th St and a new pedestrian crossing with warning lights. Exist. Bldg. Area SF: 37,218 SF Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 296 SF 8,022 SF Site Area: 81,893 SF Total Building Area GSF: 45,240 SF STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non -Significance - Mitigated (DNS-M). 1601 East Valley Rd East Valley Rd Lind Ave SW Maple Ave SW SW 16th St Raymond Ave SW DocuSign Envelope ID: 0C50F956-C05E-4AB3-B622-213397BAE02B City of Renton Department of Community & Economic Development Blue Origin DaVinci Building Staff Report to the Environmental Review Committee LUA22-000197, ECF, SA-A, MOD Report of July 18, 2022 Page 2 of 7 SR_ERC_Report_Blue_Origin_220718_v1 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant, Blue Origin, LLC, is requesting Administrative Site Plan Review, Environmental (SEPA) Review , and a street modification for building tenant improvement and a fuel cell testing facility at 1415 Maple Ave SW (APN 3340403805; Exhibit 2). The 81,893 square foot (SF) parcel abuts I-405 and is zoned Medium Industrial (IM) and has a comprehensive land use designation of Employment Area (EA) (Exhibit 4). The project includes two (2) scopes of work. The first scope of work includes a change of use and interior tenant improvement of an existing 37,218 SF industrial facility (35,014 SF on the main floor and 2,074 SF mezzanine office) to a r esearch and development facility (Exhibits 6 and 9). Project improvements include a 7,726 SF mezzanine addition, elevator, laboratory spaces, mockup assembly, and continued office uses (Exhibit 8). The second scope of work includes adding a 280 SF enclosed area with a new concrete slab for a free-standing modified shipping container (37’ x 8’) for use as a fuel cell testing laboratory. The fuel cell testing laboratory would be located near the northwest corner of the property and would include a 20 -foot-high premanufactured structural tower to support venting of hydrogen (Exhibit 7). The site contains a small stormwater swale along the east property line. It fills from the north via a control structure, flows to the south, then enters a culvert at th e south. The swale is approximately 85 feet long. Access to the secured site would be retained from Maple Ave SW via two (2) existing driveways and motorized gates. A new chain-link fence would be installed to complete the enclosure of the site and the exi sting gates would be replaced with new gates, operators, and controls. A majority (24 out of 25) of the existing surface parking stalls, plus an off-site parking agreement is available with Landmark Office Partners at 1601 East Valley Rd . The off-site parking agreement allows for parking for an additional 510 vehicles (Exhibit 20). In lieu of replacing the existing frontage improvements on Maple Ave SW, Blue Origin is proposing to extend the existing sidewalk on Maple Ave SW to the south side of SW 16th St by providing a new crossing with pedestrian crossing warning lights (Exhibits 3 and 5). Construction is anticipated to take approximately 18-20 weeks (Exhibit 18). Most Blue Origin employees accessing the site would do so by foot from the leased offices at the Landmark property. The City’s mapping system has identified the subject property is within a high seismic hazard area and regulated slopes can be found along the northern property line. 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 applicant shall comply with the recommendations found in the submitted Geotechnical Engineering Services Report, prepared by GeoEngineers, Inc., dated February 18, 2022 and any future addenda. 2. If subsurface work encounters soil and groundwater contamination, the following dewatering protocols and mitigation measures shall be taken by the applicant: a) Hazardous waste operations worker training, health/safety plan, and site control requirements, shall be followed per WAC 296-843; b) Management of contaminated soil encountered during excavations, including sampling, containment, and disposal at a permitted facility; c) Management of contaminated groundwater, including sampling, containment, and disposal at a permitted facility. 3. Project construction activities, that would result in disturbance into native soils be completed under observation by a professional archeologist when more than one foot (1’) of native soils are exposed and disturbed by the applicant. Consultation with concerned Tribes shall occur prior to survey activities. DocuSign Envelope ID: 0C50F956-C05E-4AB3-B622-213397BAE02B City of Renton Department of Community & Economic Development Blue Origin DaVinci Building Staff Report to the Environmental Review Committee LUA22-000197, ECF, SA-A, MOD Report of July 18, 2022 Page 3 of 7 SR_ERC_Report_Blue_Origin_220718_v1 C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Topographic Survey Exhibit 4: Neighborhood Detail Map Exhibit 5: Sidewalk Extension Plan Exhibit 6: Existing Building Elevations (A6.1) Exhibit 7: Fuel Cell Testing Lab Elevations (A6.2 and A6.3) Exhibit 8: Floor Plans Exhibit 9: Renderings Exhibit 10: Geotechnical Engineering Services – Fuel Cell Test Laboratory, prepared by GeoEngineers, Inc., dated February 18, 2022 Exhibit 11: Trip Generation and Traffic Impact Fee Estimate, prepared by TENW, dated March 23, 2022 Exhibit 12: Duwamish Tribe Comments, dated June 14, 2022 Exhibit 13: Staff Response to Duwamish Tribe Comments Exhibit 14: Department of Ecology (DOE) Comments, dated June 22, 2022 Exhibit 15: Staff Response to DOE Comments Exhibit 16: Transportation Concurrency Memo Exhibit 17: Environmental Checklist Exhibit 18: Construction Mitigation Description Exhibit 19: Hazardous Materials Inventory Statement Exhibit 20: Parking Agreement Exhibit 21: PSCAA Emissions Questionnaire Exhibit 22: Advisory Notes D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The applicant submitted a Geotechnical Engineering Services Report, prepared by GeoEngineers, Inc., dated February 18, 2022 with the application (Exhibit 10). The report analyzes the fuel cell testing laboratory on the proposed shallow base footing. The subsurface soils were mapped as recent alluvium, which consists of interlayering fine-grained sand and silt with occasional layers of organic silt and peat and test explorations encountered four inches (4”) of surficial asphalt concrete overlying medium dense to dense silty sand with gravel fill to a depth of approximately seven feet (7’). Beneath the fill, the underlying alluvium consists of an upper layer of medium dense grading to loose sand to a depth of approximately 18 feet. The groundwater level was observed at approximately five- and one-half feet (5 DocuSign Envelope ID: 0C50F956-C05E-4AB3-B622-213397BAE02B City of Renton Department of Community & Economic Development Blue Origin DaVinci Building Staff Report to the Environmental Review Committee LUA22-000197, ECF, SA-A, MOD Report of July 18, 2022 Page 4 of 7 SR_ERC_Report_Blue_Origin_220718_v1 ½’) below the ground surface (bgs). The geotechnical engineer found that the type of foundation systems planned for the fuel cell laboratory and structural tower would be susceptible to damage if liquefaction induced settlement occurs and that structures should be evaluated and designed for life safety and prevention of collapse by the structural engineer for the design earthquake. As a result, the geotechnical engineer is recommending that the new slab and the tower foundation be founded on a minimum of 18 and 24 inches of properly compacted structural fill, respectively. Based on the conditions encounter by the geotechnical engineer during the borings, the existing fill appears suitable provided it can be compacted to the minimum standard following excavation. GeoEngineers, Inc., recommends that a representative from their firm be present during placement of structural fill, to evaluate the adequacy of the subgrade soils and identify areas needing further work, to perform in-place moisture density tests in the fill to evaluate if the work is being done in accordance with compaction specifications, and to advise on any modifications to procedure that may be appropriate for the prev ailing conditions. As such, staff recommends a mitigation measure that the applicant comply with the recommendations found in the submitted Geotechnical Engineering Services Report, prepared by GeoEngineers, Inc., dated February 18, 2022 and any future addenda. Mitigation Measures: The applicant shall comply with the recommendations found in the submitted Geotechnical Engineering Services Report, prepared by GeoEngineers, Inc., dated February 18, 2022 and any future addenda. Nexus: State Environmental Policy Act (SEPA) Environmental Review; City of Renton Comprehensive Plan Policy L-36; and RMC 4-4-060 Grading, Excavation, and Mining Regulations. 2. Air Impacts: It is anticipated that some air quality impacts could be associated with pouring the new concrete slab for a free-standing modified shipping container, construction of the additional mezzanine floor in the existing building, and construction of project frontage improvements . Project development impacts during tenant construction improvements, the addition of the research and development facility, operations, or site maintenance would include exhaust from vehicles. According to the Environmental (SEPA) Checklist (Exhibit 17), no emission producing equipment is proposed for the building s pace. Air emissions would be generated from the use of benchtop quantities of inert gases and hazardous chemicals identified in the Hazardous Materials Inventory Statement (Exhibit 19). The fuel cell test laboratory would vent hydrogen at a total effective vent rate of 0.0076 kg/hr. Venting, via a pre-manufactured 20-foot (20’) high structural tower, would occur approximately once every 10 minutes. The use of air filters or fume hoods would be required with any chemical emissions (Exhibit 21). No site-specific mitigation for the identified impacts is required. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 3. Environmental Health a. Environmental Health Hazards Impacts: The fuel cell testing laboratory would involve use of compressed hydrogen and oxygen in standard metal bottles. The on-site gases (hydrogen, oxygen, and nitrogen) are proposed to be protected by perimeter bollards along the west, south, and east sides of the container/pad to provide protection from vehicles. The inert gases are proposed to be used in very small quantities to minimize risk. In addition, the applicant is proposing to install air monitors to shut down the gas in the event of excess quantities. Therefore, at this time, staff does not recommend any site-specific mitigation measures related to environmental health hazards. The city received comments from Washington State Department of Ecology (DOE), dated June 22, 2022 (Exhibit 14) and responded on July 13, 2022 (Exhibit 15). The provided comments on the State DocuSign Envelope ID: 0C50F956-C05E-4AB3-B622-213397BAE02B City of Renton Department of Community & Economic Development Blue Origin DaVinci Building Staff Report to the Environmental Review Committee LUA22-000197, ECF, SA-A, MOD Report of July 18, 2022 Page 5 of 7 SR_ERC_Report_Blue_Origin_220718_v1 Environmental Policy Act (SEPA) notice of application requested adding dewatering protocols if dewatering occurs during soil removal and construction and to add mitigation measures due to the potential to encounter soil and groundwater contamination. According to the recommendations of the geotechnical engineer, it is antici pated that groundwater may be encountered at the base of the excavation if construction occurs during the wet season. Therefore, staff recommends as a condition of approval that if subsurface work encounters soil and groundwater contamination, the followin g dewatering protocols and mitigation measures shall be taken by the applicant: a) Hazardous waste operations worker training, health/safety plan, and site control requirements, shall be followed per WAC 296-843; b) Management of contaminated soil encountered during excavations, including sampling, containment, and disposal at a permitted facility ; c) Management of contaminated groundwater, including sampling, containment, and disposal at a permitted facility. Furthermore, Ecology raised concerns that this proposed project is located in an area that may have been contaminated with heavy metals due to the air emissions originating from the ol d Asarco smelter in north Tacoma. Soil contamination form the former Asarco smelter poses a risk to human health and the environment. Construction workers, landscapers, gardeners, and others who work in the soils are at risk. Ecology is recommending a number of conditions prior to the issuance of any site development permits or the initiation of grading, filling, or cleari ng. See Exhibit 14 for recommended conditions of approval. If soils are found to be contaminated with arsenic, lead, or other contaminants, extra precautions should be taken by the applicant to avoid escaping dust, soil erosion, and water pollution during asphalt and soil removal (10 to 12 cubic yards) in order to pour the new concrete slab for the fuel cell testing laboratory and tower. The applicant is not aware of any lead, arsenic and/or other contaminants on the site. Further review of soil contamination would occur as part of the Site Plan Review process or the review of any grading, filling, or clearing associated with site development permits; therefore, no additional mitigation is recommended at this time. Mitigation Measures: If subsurface work encounters soil and groundwater contamination, the following dewatering protocols and mitigation measures shall be taken by the applicant: a) Hazardous waste operations worker training, health/safety plan, and site control requirements, shall be followed per WAC 296-843; b) Management of contaminated soil encountered during excavations, including sampling, containment, and disposal at a permitted facility; c) Management of contaminated groundwater, including sampling, containment, and dis posal at a permitted facility. Nexus: State Environmental Policy Act (SEPA) Environmental Review; WAC 296 -143 Hazardous Waste Operations; RCW 70.105D Hazardous Waste Cleanup–Model Toxics Control Act. 4. Historic and Cultural Preservation Impacts: The city received a comment from the Duwamish Tribe on June 14, 2022 (Exhibit 12) and responded on July 13, 2022 (Exhibit 13). The comment recommended an archeological review be performed for this project. This is in an area the Duwamish Tribe considers cultura lly significant and has a moderate probability to have unknown archeological deposits . In addition, the Duwamish Tribe has indicated that an Inadvertent Discovery Plan (IDP) should not be used in lieu of an archaeological investigation. The applicant has i ndicated that 10 to 12 cubic yards of asphalt and soil over a 280 SF enclosed area would be removed and replaced with a concrete slab for the fuel cell testing lab. No other on-site work or ground disturbance is proposed. The project would include off -site street frontage improvement between the two (2) Blue Origin locations at 1415 Maple Ave SW and 1601 East Valley Rd. Therefore, staff recommends as a mitigation measure th at project construction activities that result in disturbance into native soils be completed under observation by a professional archeologist when more than one foot (1’) of native soils are exposed and disturbed by the applicant. Consultation with concerned Tribes shall occur prior to survey activities. Mitigation Measures: Project construction activities, that would result in disturbance into native soils be completed under observation by a professional archeologist when more than one foot (1’) of native soils DocuSign Envelope ID: 0C50F956-C05E-4AB3-B622-213397BAE02B City of Renton Department of Community & Economic Development Blue Origin DaVinci Building Staff Report to the Environmental Review Committee LUA22-000197, ECF, SA-A, MOD Report of July 18, 2022 Page 6 of 7 SR_ERC_Report_Blue_Origin_220718_v1 are exposed and disturbed by the applicant. Consultation with concerned Tribes shall occur prior to survey activities. Nexus: State Environmental Policy Act (SEPA) Environmental Review ; City of Renton Comprehensive Plan Policies L-45; RCW 27.53 Archaeological Sites and Resources; and RCW 27.44 Indian Graves and Records. 5. Transportation Impacts: A Trip Generation and Traffic Impact Fee Estimate, prepared by TENW, dated March 23, 2022 , was submitted with the project application (Exhibit 11). According to the report, the proposed conversion of the existing building to a research and development (R&D) facility, including the construction of an additional mezzanine, would generate a reduction of approximately 30 net new average weekday daily trips. During the weekday AM peak hour, the project would generate a reduction of approximately 13 net new trips (-9 inbound and -4 outbound). During the weekday PM peak hour, the project would generate a reduction of approximately 17 net new trips (-7 inbound and -10 outbound). The site is expected to include a maximum of 20 employees that are permanently assigned to the facility and other Blue Origin employees may visit the facility from time to time, but their permanent workstations would be located at the Landmark facility located at 1601 East Valley Rd. The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 16), which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS -tested Transportation Plan, site specific improvements, and payment of a Transportation Mitigation Fee. A transportation impact fee is not expected to be required for the proposed project due to the transportation impact fee credit for the existing use to a research and development facility. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 6. Fire & Police Impacts: Police and Fire Prevention staff have indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvement and fees. For example, the Renton Regional Fire Authority (RRFA) has indicated that fire flow would remain unchanged from the existing building and the approved hazardous material inventory statement shall be completed and reviewed prior to any building permit issuance . In addition, all required hazardous material warning signage shall be installed per the fire code and fire sprinkler, fire suppression and fire alarm systems would be required to be updated for any walls, ceilings or structures built inside the existing building. No special emergency services beyond those normally provided such as police, emergency medical, and fire protection are being anticipated by the applicant. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant (Exhibit 22).” ✓ 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 August 1, 2022. Due to the ongoing state of emergency enacted by Governor’s DocuSign Envelope ID: 0C50F956-C05E-4AB3-B622-213397BAE02B City of Renton Department of Community & Economic Development Blue Origin DaVinci Building Staff Report to the Environmental Review Committee LUA22-000197, ECF, SA-A, MOD Report of July 18, 2022 Page 7 of 7 SR_ERC_Report_Blue_Origin_220718_v1 Proclamation 20-28.14 (and as amended), 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 Monday through Friday. 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: 0C50F956-C05E-4AB3-B622-213397BAE02B CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Blue Origin DaVinci Building Land Use File Number: LUA22-000197, ECF, SA-A, MOD Date of Meeting July 18, 2022 Staff Contact Clark H. Close Principal Planner Project Contact/Applicant Kathy Nagle Lance Mueller & Associates 130 Lakeside Ave, Suite 250, Seattle, WA 98122 Project Location 1415 Maple Ave SW (APN 3340403805) The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Topographic Survey Exhibit 4: Neighborhood Detail Map Exhibit 5: Sidewalk Extension Plan Exhibit 6: Existing Building Elevations (A6.1) Exhibit 7: Fuel Cell Testing Lab Elevations (A6.2 and A6.3) Exhibit 8: Floor Plans Exhibit 9: Renderings Exhibit 10: Geotechnical Engineering Services – Fuel Cell Test Laboratory, prepared by GeoEngineers, Inc., dated February 18, 2022 Exhibit 11: Trip Generation and Traffic Impact Fee Estimate, prepared by TENW, dated March 23, 2022 Exhibit 12: Duwamish Tribe Comments, dated June 14, 2022 Exhibit 13: Staff Response to Duwamish Tribe Comments Exhibit 14: Department of Ecology (DOE) Comments, dated June 22, 2022 Exhibit 15: Staff Response to DOE Comments Exhibit 16: Transportation Concurrency Memo Exhibit 17: Environmental Checklist Exhibit 18: Construction Mitigation Description Exhibit 19: Hazardous Materials Inventory Statement Exhibit 20: Parking Agreement Exhibit 21: PSCAA Emissions Questionnaire Exhibit 22: Advisory Notes DocuSign Envelope ID: 0C50F956-C05E-4AB3-B622-213397BAE02B