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HomeMy WebLinkAboutSR_ERC_Report_Kennydale_Gateway_220926_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC_Report_Kennydale_Gateway_220926_v1 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: September 26, 2022 Project File Number: PR22-000019 Project Name: Kennydale Gateway Land Use File Number: LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Project Manager: Clark H. Close, Principal Planner Owner: Kennydale Gateway LLC, 505 5th Ave S, Suite 900, Seattle, WA 98104 Applicant/Contact: Lori Obeyesekere, Hensley Lamkin Rachel, Inc., 14881 Quorum Rd, Dallas, TX 75254 Project Location: 4350 Lake Washington Blvd N, Renton, WA 98056 Project Summary: The applicant is requesting master site plan, Hearing Examiner site plan, shoreline substantial development permit, SEPA environmental review, and a street modification for a proposed mixed use development located at the former Pan Abode site at 4350 Lake Washington Blvd N (APN 3224059049). The subject property is roughly 7.76 acres and is located within the Commercial-Office- Residential zoning designation, Urban Design District C, and regulated shoreline jurisdiction. The applicant is proposing to construct three (3) four-story apartment buildings providing up to 385 residential units. The residential density of the proposal would result in approximately 50 du/ac. In addition, the redevelopment of the site would include approximately 1,500 square feet of retail space and a combination of 201 surface parking stalls and 185 ground level structure parking within the buildings. The proposal would be constructed in three (3) phases. Access to the mixed use development would be provided by a new roundabout constructed off Lake Washington Blvd N at N 43rd St. A portion of development would occur within the 200-foot shoreline zone of May Creek. Six (6) significant trees are proposed to be retained onsite. The City’s mapping system has identified the subject property is within the Shoreline High-Intensity May Creek Reach B Designation, Flood Hazard Area, and Seismic Hazard Area. Exist. Bldg. Area SF: 49,920 Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 105,764 SF 453,530 SF Site Area SF: 338,215 Total Building Area GSF: 453,530 STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). Jones Ave NE NE 43rd St NE 44th St I-405 Lake Washington DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 2 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 PART ONE: PROJECT DESCRIPTION / BACKGROUND The subject property is somewhat triangular in shape and is located at the former Pan Abode site at 4350 Lake Washington Blvd N (Exhibits 2, 3, and 4). The site is approximately 338,215 square feet (7.76 gross acres) and is in the Commercial-Office-Residential (COR) zoning designation. The site is located approximately 250 feet from the eastern shore of Lake Washington and on a delta formed by May Creek. The west property line is located along Lake Washington Blvd N and the east property line is shared with the I-405 southbound onramp. Overlay zones affecting the subject property include Urban Design District ‘C’ and regulated shoreline jurisdiction. The site is mostly impervious surfaces and was initially developed with five (5) light industrial buildings along with several smaller structures. Three (3) of the industrial buildings have since been demolished. Buildings A and B were approved for demolition in 2018 (LUA18-000042, ECF). While, the remaining buildings and remaining foundations at the site are constructed of prefabricated steel and concrete slabs and would be demolished in preparation for redevelopment activities. The project site is currently being used by Flatiron-Lane Joint Venture (FLJV) as a temporary field office, laydown yard and a staging area for construction equipment and materials for the I-405, Renton to Bellevue Widening and Express Toll Lanes project under a Tier II Temporary Use Permit (LUA19-000318, ECF, TP). The Tier II Temporary Use Permit is set to expire on April 24, 2025. The applicant is proposing to construct three (3) four-story apartment buildings providing approximately 385 residential units of studio, one, and two bedroom configurations where each of the proposed buildings would wrap around at-grade courtyard(s) (Exhibits 7, 8 and 9). The residential density of the proposal would result in approximately 50 dwelling units per net acre. In addition, the redevelopment would include approximately 1,5 00 square feet of retail space, bike lounge amenity space, courtyards, 201 surface parking stalls (31 with carports), and 185 ground level structure parking spaces within the buildings. The proposal would be constructed in three (3) phases. Each phase would include the construction of one of the three proposed buildings – Phase 1 would include the construction of Building 2 (located in the southwest corner of the site), Phase 2 would include the construction of Building 1 (located in the northern portion of the site), and Phase 3 would include the construction of Building 3 (located in the southeastern corner of the site) (Exhibit 28). Primary access to the mixed-use development would be provided by a new single-lane roundabout constructed off Lake Washington Blvd N at N 43rd St, which was envisioned in Washington State Department of Transportation (WSDOT) plans for the area (Exhibit 14). The applicant is requesting master site plan, Hearing Examiner site plan, shoreline substantial development permit, SEPA environmental review, and a street modification for a proposed mixed use development project. The site generally slopes from north and east to the southwest. Grading would include 2,880 cubic yards of cut and 4,335 cubic yards of fill from an approved source. A permanent sidewalk and slope easement would be provided over a fifteen- foot (15’) portion of the property’s frontage along the northwest side for future WSDOT improvements (Exhibit 36). A portion of the Residential Development would occur within the 200-foot shoreline zone of May Creek (Exhibit 20). The site’s area of impact to the shoreline zone would be approximately 55,854 square feet (Exhibit 34). Approximately 74% of the site would be covered with impervious surfaces after project construction. Six (6) significant trees are proposed to be retained onsite (Exhibit 11). The City’s mapping system has identified the subject property is within the Shoreline High-Intensity May Creek Reach B Designation, Flood Hazard Area, and Seismic Hazard Area. Studies submitted with the master application include transportation impact analysis, arborist report, geotechnical report, preliminary technical information report, critical areas report, stream study, wetland assessment, flood hazard data, and habitat data 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. DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 3 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 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 construction shall comply with the recommendations found in the submitted Geotechnical Engineering Design Study, prepared by Hart Crowser, a division of Haley & Aldrich, dated May 20, 2021 and any 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 remove all non-native invasive blackberry plants currently growing within the May Creek Trail Park property (north of May Creek) located along the site’s southern boundary. In addition, the applicant shall restore the existing soft surface trail and/or construct a new soft surface trail of permeable materials, limited to four feet (4') to six feet (6') in width to reduce impacts to ecologically sensitive resources, from the proposed onsite May Creek Trail connection gate to the formal May Creek Trail located near the water (approximately 60 feet in length). The trail and vegetation management plan would be reviewed for compliance with the Shoreline Master Plan Regulations as a component of Shoreline Substantial Development Permit. 4. The applicant shall design and install a trailhead sign and dog waste station at the gated entrance to May Creek Trail Park. In addition, the applicant shall install one (1) interpretive sign within May Creek Trail (near the gated entrance to the park) that illustrates stream habitat for May Creek Trail. The trailhead sign and interpretive sign shall be reviewed and approved by the Current Planning Project Manager for compliance with May Creek Trail regulations and rules of the nearby trail systems prior to civil construction permit issuance. 5. The applicant shall comply with the recommendations found in the submitted Cultural Resources Assessment, prepared by Willamette Cultural Resources Associates, LTD., dated May 27, 2022 and any future addenda by developing a project-specific monitoring plan for the proposed project once full project plans and cross-sections are developed in final design. Project construction activities, that would result in disturbance greater than one foot below ground surface, shall be completed under observation by a professional archeologist when soils are exposed and disturbed by the applicant. Consultation with concerned Tribes shall occur prior to survey activities. 6. The applicant shall reduce the pavement width of the proposed emergency vehicle access road to a maximum of 20-foot wide for the portion of road located immediately south of the Building 2 and south of the existing detention area (a distance of approximately 245 feet), remove all existing excess gravel south of the proposed emergency vehicle access lane, and provide and maintain a minimum eight-foot (8’) wide restoration planting strip within the shoreline conservation buffer near the southwestern portion of the site. A shoreline buffer enhancement plan, prepared by a qualified professional, shall be submitted with the civil construction permit application for review and approval by the Current Planning Project Manager. The shoreline buffer enhancement shall be monitored to ensure performance for five (5) years and backed by a surety device sufficient to guarantee that improvements and mitigation required perform satisfactorily for a minimum of five (5) years after installation has been completed. 7. The applicant shall provide additional traffic analysis to mitigate any traffic volumes realized should the I - 405/Renton to Bellevue Widening and Express Toll Lanes Project not be completed and open to traffic prior to temporary occupancy of the phased project. The additional traffic study shall be reviewed and DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 4 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 approved by Development Engineering and Transportation staff prior to temporary certificate of occupancy. 8. The applicant shall add a second northbound approach travel lane and a second northbound travel lane within the roundabout at the project intersection. The final length of a second approach travel lane would be required to be analyzed and presented to the City for review and final approval. In addition, the applicant shall add a second southbound lane within the roundabout at the N 43rd St / Lake Washington Blvd N intersection that would include one (1) travel lane through the roundabout and one (1) dedicated right turn lane onto N 43rd St. Dedication would be required to install the identified roundabout configuration and roadway improvements as determined by a survey. The applicant shall submit plans to construct these off-site improvements with the civil construction permit application to be reviewed and approved by Development Engineering and Transportation staff prior to permit issuance. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Landscape Plans, dated November 22, 2021 Exhibit 5: Arborist Report, dated June 25, 2021 Exhibit 6: Architecture Schematic Design Elevations, dated December 14, 2021 Exhibit 7: Architecture Schematic Design Plans, dated December 14, 2021 Exhibit 8: Architecture Schematic Design Renderings Exhibit 9: Architecture Schematic Design and Image Packages Exhibit 10: Lighting Schematic Design Plans, dated July 1, 2021 Exhibit 11: Civil Plan Sheets (Title Sheet, Overall Site Plan, Overall Grading & Utility, Temporary Erosion and Sedimentation Control Plan & Notes, Grading, Road Sections, Utility Plan, and Tree Retention Plan) Exhibit 12: Preliminary Technical Information Report, prepared by Core Design, Inc., dated November 12, 2021 Exhibit 13: Geotechnical Engineering Design Study, prepared by Hart Crowser, a division of Haley & Aldrich, dated May 20, 2021 Exhibit 14: Transportation Impact Analysis - Revised, prepared by Heffron Transportation, Inc., dated August 15, 2022 Exhibit 15: Response to City Comments about Transportation, prepared by Heffron Transportation, Inc., dated March 3, 2022 Exhibit 16: Secondary Transportation Review Comments, prepared by Transpo Group, dated June 20, 2022 Exhibit 17: Response to City Comments about Transportation (Round 2), prepared by Heffron Transportation, Inc., dated August 15, 2022 Exhibit 18: Secondary Transportation Review of the Response to Comments and Revised TIA, prepared by Transpo Group, dated August 30, 2022 DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 5 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 Exhibit 19: Phase I Environmental Site Assessment, prepared by Hart Crowser, a division of Haley & Aldrich, dated June 6, 2019 Exhibit 20: Critical Areas Report, prepared by Talasaea Consultants, Inc., dated August 23, 2019 Exhibit 21: Habitat Data Report, prepared by Talasaea Consultants, Inc. Exhibit 22: Standard Stream Study, prepared by Talasaea Consultants, Inc. Exhibit 23: Wetland Assessment, prepared by Talasaea Consultants, Inc. Exhibit 24: Survey Flood Hazard Data and Boundary & Topographic Survey Exhibit 25: Transportation Concurrency Memo Exhibit 26: Public Comment Emails from L. Baker, T. Baker, Brown, Frisvold, Krupp, Long, Natha and Vira, Nugent, Olson, Reymann, Servais, Smith, and Thorp Exhibit 27: Staff Responses to Public Comment Emails Exhibit 28: Project Narrative and Phasing Plan Exhibit 29: Duwamish Tribe Comments, dated February 5, 2022 Exhibit 30: Staff Responses to Duwamish Tribe Comments Exhibit 31: Washington State Department of Ecology (DOE) Comments, dated February 11, 2022 Exhibit 32: Staff Responses to DOE Comments Exhibit 33: Construction Mitigation Plan (CMP), dated March 2022 Exhibit 34: SEPA Environmental Checklist – Updated #2, dated April 6, 2022 Exhibit 35: Greenhouse Gas Emissions Worksheet Exhibit 36: Sidewalk and Slope Easement Agreement Exhibit 37: Neighborhood Meeting Materials Exhibit 38: Cultural Resources Assessment, prepared by Willamette Cultural Resources Associates, LTD., dated May 27, 2022 Exhibit 39: Sun Study (June, September, and December) Exhibit 40: Street Modification Request, dated December 15, 2021 Exhibit 41: Federal Emergency Management Agency (FEMA) LOMC-Valid Letter, dated August 12, 2020 Exhibit 42: I-405, Renton to Bellevue – NE 44th St Intersection Control Analysis Report Exhibit 43: I-405, Renton to Bellevue Widening and Express Toll Lanes Project (SN-59) Exhibit 44: 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 DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 6 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 Impacts: As provided in the applicant’s Geotechnical Engineering Design Study, prepared by Hart Crowser, a division of Haley & Aldrich, dated May 20, 2021 (Exhibit 13) the near-surface soil conditions within the central portion of the site (proposed residential building area) is generally composed of 1 to 2 feet of historical fill over about 15 feet of interlayered, soft to medium stiff silt and loose to medium dense sand/silty sand with variable amounts of gravel and trace organics. These soft/loose upper soils appear to extend slightly deeper into the northern portion of the site (20 to 25 feet below ground surface (bgs)). Below these soft/loose to medium stiff/medium dense upper soils, historical borings (B-1 through B-5) advanced up to a depth of 65 feet and two mud-rotary boring (HC-B1, HC-B2) encountered dense to very dense, interlayered sand, silty sand with gravel, and silty/sandy gravel with cobbles. These dense underlying soils are interpreted as glacially overconsolidated and considered suitable for support of deep foundations (i.e., soil bearing layer). According to the Geotechnical Study, the soft to medium stiff fine-grained and loose to medium dense granular near-surface soils at this site are compressible/potentially liquefiable and not generally considered suitable to directly support shallow building foundations. As a result, the geotechnical engineer is recommending the multi-story building foundations and floor slabs are supported either on deep pile foundations bearing in the non-liquefiable, denser sand layer at depth, or on shallow foundations bearing on ground improvement (GI) subgrade soils. The geotechnical engineer further recommends 16- to 18-inch-diameter augercast (AC) piles (or larger diameter) as the most suitable and cost-effective deep foundation system for this project. According to the Geotechnical Study, the future performance and integrity of the structural elements of the project depend largely on proper construction procedures. Close monitoring and testing by experienced geotechnical personnel are being recommended by the geotechnical engineer. City of Renton (COR) mapping indicates the site is located in a high seismic hazard area. The seismicity of western Washington is dominated by the Cascadia Subduction Zone, in which the offshore Juan de Fuca plate is subducting beneath the continental North American plate. The project site is located within less than a mile of the mapped Class A Seattle Fault Zone which runs roughly in a northwest to southeast direction through the southern end of Mercer Island (USGS Interactive Fault Map). Because of the relatively close distance from this fault zone, there is a potential of surface rupturing at the project site. The geotechnical engineer found the project site to be classified with a relatively low risk of surface damage from potential rupturing given the distance to the mapped fault and the significant amount of sediment underlying the site (at least 75 feet, based on explorations). As a result, the relatively thick sediment layer would tend to reduce the potential surface impact of possible bedrock rupturing at depth. The geotechnical engineer indicated that significant portions of the soft fine-grained soils and loose to medium-dense sandy soils in the upper 15 to 25 feet bgs are susceptible to liquefaction during the anticipated design earthquake event. In addition, the geotechnical engineer found that because the current and planned development is relatively level and not near a steep slope, the risk of potential lateral spreading is considered very low at this site. Due to the above-referenced potential for seismic induced geotechnical hazards in a seismically active area generally including surface fault rupture, soil liquefaction, and lateral spreading the geotechnical engineer has recommended the use of AC piles as the most suitable and cost-effective deep foundation system for this project. As the geotechnical study has confirmed the soft to medium stiff fine-grained and loose to medium dense granular near-surface soils at this site are compressible/potentially liquefiable and not generally considered suitable to directly support shallow building foundations, staff recommends mitigation measures related to following the recommendations of the geotechnical report, review of the construction and building permit plans by the geotechnical engineer to ensure compliance with intent and recommendations of the report, and onsite supervision by the geotechnical engineer during identified stages of construction. The applicant anticipates approximately 2,880 cubic yards of excavation and approximately 4,335 cubic yards of fill to support the construction of the proposed development. The maximum depth of site DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 7 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 excavation would be approximately five feet (5’) in the northwest corner of the site. Erosion is possible in conjunction with any construction activity. Implementation of a Temporary Erosion Sedimentation Control (TESC) plan would mitigate potential impacts from excavation activity. Once the buildings are operational, no erosion is anticipated. Hart Crowser, a division of Haley & Aldrich, recommends that their firm be retained to review the final aggregate pier design and to provide field observation of the aggregate pier installation, to verify and document proper installation methods. As such, staff recommends a mitigation measure that the applicant comply with the recommendations found in the submitted Geotechnical Engineering Design Study, prepared by Hart Crowser, a division of Haley & Aldrich, dated May 20, 2021 and any 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 reviewe d the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). Mitigation Measures: 1. The project construction shall comply with the recommendations found in the submitted Geotechnical Engineering Design Study, prepared by Hart Crowser, a division of Haley & Aldrich, dated May 20, 2021 and any 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). Nexus: State Environmental Policy Act (SEPA) Environmental Review; City of Renton Comprehensive Plan Policy L-36; 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 c onstruction vehicles and equipment. Dust control would be mitigated using temporary erosion control measures, watering, or other measures to remediate impacts as needed. According to the applicant, emissions would not be expected to result in exceedance of ambient air quality standards and the proposed project has been designed to conform to the applicable regulations and standards of agencies regulating air quality (Exhibit 34). The estimated lifespan emissions for the project are approximately 446,236 MTCO2e (Exhibit 35). Best Management Practices (BMPs) would be instituted to minimize dust created during demolition and excavation activities. Demolition dust would be handled in accordance with Puget Sound Clean Air Agency (PSCAA) regulations and sprinkling during demolition. The applicant would complete a Hazardous Building Materials Survey prior to building demolition to identify any hazardous materials (i.e. asbestos, lead based paint, etc.) associated with the existing buildings. Based on the Phase I Environmental Site Assessment and the construction year of the existing buildings, there is a high likelihood that asbestos and/or lead -based paint are present in the building materials (Exhibit 19). If asbestos is found, Environmental Protection Agency (EPA) and PSCAA regulations would be adhered to relative to removal and disposal. 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. DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 8 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 3. Water a. Wetland, Streams, Lakes Impacts: The subject property borders a City of Renton property (known as May Creek Trail Park) along the south property line that includes May Creek. May Creek is identified as a shoreline of the state and a portion of the Residential Development would occur within the 200-foot shoreline zone of May Creek. The regulated shoreline is designated a shoreline jurisdiction under the State’s Shoreline Management Act and City of Renton Shoreline Master Program (SMP). This zone is measured landward from May Creek’s Ordinary High Water Mark (OHWM). The SMP environmental designation assigned to the subject property is Shoreline High Intensity and it is located in the May Creek Reach B (MC-B) and May Creek has a 100-foot vegetation conservation buffer for uses not designated single family residential. According to the Comprehensive Plan, the objective of the High Intensity Overlay is to provide opportunities for large-scale office and commercial employment centers, as well as, multifamily residential use and public services. This district provides opportunities for water-dependent and water-oriented uses while protecting existing ecological functions and restoring ecological functions in areas that have been previously degraded. Development may also provide for public use and/or community use, especially access to and along the water's edge. Prior to 2012, additional portions of the property were mapped with Special Flood Hazard Area (SFHA) – FEMA Zone AE. The scope of the project requires a Shoreline Substantial Development Permit, which the applicant has requested as a component of the land use application. According to the Standard Stream Study Assessment, prepared by Talasaea Consultants, Inc. (Exhibit 22), no reach of May Creek flows onto the subject site, but rather flows through the City’s property at May Creek Trial Park (located to the south of the subject site). This parcel is mostly forested and includes the soft surface trail improvements with restoration and enhancement plantings across the northern portion of the city park. The current trail configuration forms a loop at the park’s eastern end around a Category III wetland and will be extended under I-405 by 2024 as part of the permitted I-405 Renton to Bellevue Project (LUA17-000808, SM, CAR, SMV). Vegetation associated with the riparian corridor includes beaked hazelnut (Corylus cornuta), red alder (Alnus rubra), black cottonwood (Populus balsamifera), bigleaf maple (Acer macrophyllum), twinberry honeysuckle (Lonicera involucrata), and many more. According to the Habitat Data Report, May Creek is used by numerous fish species, including coho (Oncorhynchus kisutch), fall chinook (Oncorhynchus tshawytscha), resident coastal cutthroat (Oncorhynchus clarkii clarkii), sockeye (Oncorhynchus nerka), and winter steelhead (Oncorhynchus mykiss) (Exhibit 21). The Critical Areas Report indicates that the site does not contain nor is it adjacent to any Class 2 through Class 5 fish and wildlife habitat conservation areas (Exhibit 20). The subject site is currently developed with impervious surfaces comprising nearly 82 percent of the total area, giving limited areas to existing vegetation. Stormwater is currently collected onsite and discharged to a stormwater ditch located at the southwestern corner of the parcel within a portion of the degraded vegetation buffer. All stormwater runoff reaching the ditch eventually drains to the existing type 2 manhole. Flows are conveyed to May Creek and runoff reached Lake Washington in approximately ¼ mile to the east. The proposed area of impact to the shoreline zone would be approximately 55,854 square feet. According to the Comprehensive Plan, non-water-oriented development should be permitted where it does not conflict with or limit opportunities for water-oriented uses, or where there is not direct access to the shoreline. Comprehensive Plan management policies indicate that priority is given to planning for public visual and physical access to water in the High Intensity Overlay District. According to the applicant, it is not possible to completely avoid impacts to the shoreline on the project site. The portion of the site within shoreline jurisdiction is approximately 84 percent developed with impervious surfaces and buildings. The proposed development plan is anticipating an increase the area of impervious surfaces within shoreline jurisdiction by approximately five percent (5%). DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 9 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 Stormwater, collected on the proposed impervious surfaces within shoreline jurisdiction, is proposed to be collected and treated using two (2) BioPod water quality filters by Oldcastle. It is anticipated that the use of enhanced stormwater treatment technologies would improve the quality of water discharged. Furthermore, no untreated stormwater would be released into the May Creek shoreline zone south of the project site. The project is proposing to include aesthetic objectives through appropriate development siting, design standards, screening, landscaping, open space, and maintenance of natural vegetative buffers. Based on the current development plans, the amount of impervious surface would be reduced from 82 percent under current conditions to approximately 76 percent of the proposed developed condition. The applicant is proposing to reduce the 100-foot vegetation conservation buffer or the retention of the existing 5,347 square feet reduction to the vegetation conservation buffer so that it terminates at the site’s southern boundary. The applicant’s standard stream study indicates that the degraded vegetation buffer would not cause a net loss of ecological function due in part to the retention of the existing stormwater ditch and the proposed buffer averaging of 5,519 square feet of vegetative buffer enhancement (landscape planting) near the southeast corner of the property. In addition, enhanced stormwater treatment is anticipated to further improve the removal of toxic metals, organic compounds, sediments, and other debris. No other mitigation is being proposed by the applicant. To improve the vegetation buffer areas along the shoreline and maintain trail access between the formal May Creek Trail and the proposed project, staff is recommending as a condition of approval that the applicant remove all non-native invasive blackberry plants currently growing within the May Creek Trail Park property (north of May Creek) located along the site’s southern boundary. In addition, the applicant shall restore the existing soft surface trail and/or construct a new soft surface trail of permeable materials, limited to four feet (4') to six feet (6') in width to reduce impacts to ecologically sensitive resources, from the proposed onsite May Creek Trail connection gate to the formal May Creek Trail located near the water (approximately 60 feet in length). The trail and vegetation management plan would be reviewed for compliance with the Shoreline Master Plan Regulations as a component of Shoreline Substantial Development Permit. As provided in the Critical Areas Report, prepared by Talasaea Consultants, Inc. (dated August 23, 2019; Exhibit 20), and indicated on the Survey Flood Hazard Data and Boundary & Topographic Survey (Exhibit 24) a Letter of Map Amendment (LOMA) Determination Document (Removal) was issued by the Federal Emergency Management Agency on May 22, 2012 that removed the project site from the special flood hazard area (Exhibit 20). The property was determined to be still valid as of August 19, 2022 when the Department of Homeland Security’s Federal Emergency Management Agency (FEMA) issued new or revised Flood Insurance Rate Map (FIRM) panels (Exhibit 41). It is anticipated the City’s Critical Areas Regulations would adequately mitigate impacts to the May Creek floodplain. The Critical Areas Report states no wetlands, streams, or other critical areas were identified on the site. May Creek and one Category III wetland were identified and delineated on the May Creek Trail Park property adjacent to the south side of the project site. According to the Wetland Assessment, prepared by Talasaea Consultants, Inc., the Category III offsite wetland has a 75-foot buffer with moderate habitat function and does not extend onto the subject property (Exhibit 23). The offsite wetland is dominated by a mix of FACW, FAC, and FACU species including beaked hazelnut (Corylus cornuta), red alder (Alnus rubra), black cottonwood (Populus balsamifera), bigleaf maple (Acer macrophyllum), twinberry honeysuckle (Lonicera involucrate), salmonberry (Rubus spectabilis), osoberry (Oemleria cerasiformis), prostate knotweed (Polygonum aviculare), creeping buttercup (Ranunculus repens), and fringed willowherb (Epilobium ciliatum). The May Creek Shoreline Management Zone and the vegetation conservation buffer extends onto the site in two (2) locations at the southwestern corner of the property. The area of the site included within the vegetation conservation buffer is currently unvegetated and covered with impermeable surfaces. A paved access road is proposed to be constructed around the southern two-thirds of the DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 10 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 site providing onsite parking and access for emergency vehicles. The southwestern end of the access road is proposed to connect to Lake Washington Blvd N and would be restricted by bollards for emergency vehicle use only. According to the Critical Areas Report, there would be no direct impacts to the critical areas (May Creek or the offsite wetland) as a result of the proposed development. Mitigation Measures: 1. The applicant shall remove all non-native invasive blackberry plants currently growing within the May Creek Trail Park property (north of May Creek) located along the site’s southern boundary. In addition, the applicant shall restore the existing soft surface trail and/or construct a new soft surface trail of permeable materials, limited to four feet (4') to six feet (6') in width to reduce impacts to ecologically sensitive resources, from the proposed onsite May Creek Trail connection gate to the formal May Creek Trail located near the water (approximately 60 feet in length). The trail and vegetation management plan would be reviewed for compliance with the Shoreline Master Plan Regulations as a component of Shoreline Substantial Development Permit. Nexus: State Environmental Policy Act (SEPA) Environmental Review ; RMC 4-3-050 Critical Areas Regulations; and RMC 4-3-090F Shoreline Modification. b. Ground Water Impacts: The proposed project is not within an Aquifer Protection Area Zone. No groundwater would be withdrawn for drinking water or other purposes. The groundwater table in some areas is two feet (2’) below the soil, but mostly ranges from four feet (4’) to nine feet (9’) below the surface. The applicant is proposing minor dewatering for the required aggregated piers and elevator pits. Appropriate on-site BMPs would be required to help mitigate minor dewatering activities and any new runoff created by this development. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. c. Storm Water Impacts: The applicant submitted a Preliminary Technical Information Report, prepared by Core Design, Inc., dated November 12, 2021 (Exhibit 12) with the application. The report analyzes existing conditions and proposed surface water collection and distribution. According to the TIR Report, the project would be adding more than 7,000 square feet of new impervious area, so the project falls under Full Drainage Review and Conservation Flow Control (Level 2). Water quality is required since the project would add more than 5,000 sf of pollution generating impervious surface (PGIS) that is not fully dispersed. The project is required to provide enhanced water quality. Due to the limited increase in peak flow rate, this project is exempt from flow control. The applicant proposes to use two (2) BioPod Water Quality Filters by Oldcastle to provide enhanced water quality treatment. This type of facility has General Use Level Designation (GULD) approval from DOE. One of the BioPods would be used to treat the northern half of the access rod, the northern multifamily residential unit building with associated parking, and the clubhouse. The second BioPod would be used to treat the southern half of the access road and all other multi-family residential unit buildings. A formal sizing of the BioPod facility would be completed during Final Design. It is anticipated that the requirements set forth by the 2022 City of Renton Surface Water Design Manual (2022 RSWDM) would be sufficient to mitigate stormwater impacts generated by the proposed development. The development would be subject to a surface water system development charge (SDC) fees. A Construction Stormwater Permit from Department of Ecology is required due to clearing and grading of the site exceeding one acre. The applicant must obtain the permit and provide proof prior to Civil Permit issuance. Mitigation Measures: No further mitigation is recommended. DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 11 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 Nexus: Not applicable. 4. Vegetation Impacts: The subject property contains some existing paved and gravel surface area, industrial buildings, office modular buildings, unmaintained ground cover including grass and brambles, as well as 62 trees located mainly at the perimeter of the parcel. The applicant’s Arborist Report, prepared by Greenforest Incorporated (dated June 25, 2021; Exhibit 5), indicated the site contains 55 significant trees, six (6) dangerous trees, and one (1) landmark tree. According to the Tree Retention Plan, the applicant is proposing to retain six (6) trees. The other 56 trees are proposed to be removed and replaced. The size of the trees ranges between 6-inches and 35-inches and the species include red alder, bigleaf maple, black cottonwood, European birch, Douglas fir, and black pine. The report concludes that all six (6) saved trees are viable and can be protected by implementing the City’s tree protection standards during construction. Pursuant to RMC 4-4-130.H.1.a and Ordinance 6076, tree retention standards in commercial zones require a minimum of 30 percent (30%) of the site’s significant trees to be retained during and post development. Of the 56 viable significant trees, the applicant is proposing to retain between six (6) significant trees (Arborist Report) and eight (8) significant trees (Landscape Plan) near the southeast corner of the property (one (1) bigleaf maple and five (5) to seven (7) red alders). The landscape plan calls for a total of 190 replacement trees to be planted throughout the site as part of the landscape plan (Exhibits 4 and 11). The proposed replacement trees include vine maple (47), apollo sugar maple (6), serviceberry (26), palisade American hornbeam (10), maidenhair tree (21), tulip tree (4), Persian ironwood (10), Douglas fir (16), Garry oak (6), cascara (29), western red cedar (6), western hemlock (4), and Japanese zelkova (5). The proposed new trees would serve as a visual buffer for the proposed development. In addition, all offsite trees would be preserved and protect in place along the south property line within the May Creek Trail parcel. See SEPA Mitigation Measure #3 related to trail construction and vegetation management plan. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 5. Wildlife Impacts: Habitat on the subject property is limited due the previous industrial use and current laydown yard. According to the Critical Areas Report (Exhibit 20) and the Habitat Data Report (Exhibit 21), the subject site is located near May Creek stream and May Creek Trail Park. May Creek Trail Park is mostly forested, with signs of restoration and enhancement plantings. The entire Puget Sound area is within the Pacific Flyway, which is a major north-south flyway for migratory birds. According to the Habitat Data Report, the migratory species that use the Pacific Flyway could be associated with either the offsite wetland or May Creek itself. The project is not proposing to increase the amount of impervious surface (nearly 82 percent). The applicant proposes to construct buildings landward of the 100-foot vegetation conservation buffer and that there would be no impacts to May Creek. In addition, no impacts are proposed to the offsite wetland nor the vegetation conservation buffer at the site’s southwestern corner. Critical areas regulations and shoreline regulations are anticipated to mitigate wildlife impacts. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 6. Environmental Health a. Noise Impacts: Noise impacts would primarily result from construction activities associated with the project, primarily for the demolition of the existing buildings, clearing and grading, construction of the proposed infrastructure improvements, and future construction of the mixed use buildings (Exhibits DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 12 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 33 and 34). The construction noise would be regulated through the City’s adopted noise level regulations per Title 8 Chapter 7, RMC. The City’s construction standards limit haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. As the site is within 300 feet of a residential area, permitted work hours are limited to Monday through Friday between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m. 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 Sundays. Noise impacts would be temporary and associated with construction. The City’s construction standards are anticipated to adequately mitigate these impacts. Once the project is completed, no significant long-term noise impacts are anticipated by the developer. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 7. Aesthetics Impacts: As previously indicated, the project site was developed with five (5) light industrial buildings (three (3) have since been demolished) and the remaining prefabricated steel buildings on concrete slabs are proposed to be demolished. The applicant is proposing a mixed use redevelopment project at the 7.2- acre parcel with three (3) apartment buildings providing 385 residential units of studio, one, and two bedroom configurations. Access to the site would be provided by a new single-lane roundabout constructed off Lake Washington Blvd N near the northwestern corner of the site. The multi-family residential development would consist of a three-story “wrap” apartment development where each of the proposed buildings would wrap around a courtyard. Five (5) ground floor courtyards are proposed around the periphery of the apartment complexes (Exhibits 2 and 4): two (2) with Building 1 (northernmost proposed building), two (2) associated with Building 2 (southwestern corner of the site), and one (1) with Building 3 (southeast corner of the site). The proposed buildings would be four (4) stories (three (3) residential stories over 1 ground-level of parking) and approximately 45 feet to the wall plate level (approximately 53 feet at the top of the roof) (Exhibit 6). Each multi-story building is a unique shape and would contain the at-grade concrete cast-in-place parking garage on the ground floor and wood- framed apartment construction above (Exhibit 7). The purpose of this design is to minimize the visual impacts of the parking structures so that the develop would be more aesthetically pleasing from Lake Washington Blvd N. In addition to the courtyards, surface parking, structured ground floor parking, and attached dwelling units, the buildings would include the following key features: Building 1 – retail, amenity space, and a lobby/mail area; Building 2 – ground floor dwelling units, amenity spaces, such as fitness room, club area, relax room, leasing/lobby space, bicycle lounge, and mail room; and Building 3 – ground floor dwelling units and a lobby/mail room. The buildings are separated by an internal T-shaped roadway and the shapes create visual interest while breaking down bulk and scale. Cladding includes a storefront system, various colored cement panel boards and lap siding, brick veneer, metal panel, exposed architectural concrete, steel canopy system, vinyl windows, and parking security mesh. The buildings would be subject Urban Design District ‘C’ Standards. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 8. Light and Glare Impacts: The addition of new light sources on the subject property would increase the light and glare in the area and could create localized light impacts if not properly designed (Exhibit 10). Onsite lighting would include interior and exterior building lighting. According to the applicant, no glare from the project is anticipated to cause a safety hazard nor interfere with views. At a minimum, a photometric analysis would be required with the civil construction permit application demonstrating compliance with the standards listed in RMC 4-6-060.I, Street and Pedestrian Lighting Standards and RMC 4-4-075, Lighting, Exterior On-Site. DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 13 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 9. Parks and Recreation Impacts: The project site borders May Creek Trail Park along the south property line. Access to the May Creek Trail Park and the May Creek Trail would be provided via a gated access at the south end of the property. Dog walking activities and increased public access to the May Creek Trail are anticipated to increase as a result of the proposed development. The applicant is proposing to construct an onsite dog relief area at the southeast corner of the site. The dog relief area amenities would include a 42” high perimeter fence, mulch surfacing, seating, and an overhead structure. The dog rel ief area is anticipated to be used by pet owners who reside within the proposed development. The proposed onsite open spaces, such as courtyards and dog relief area, would be visible and open and are anticipated to provide residents and guests with a livable community designed to accommodate both active and passive recreation opportunities. Other recreation improvements in the vicinity include trail improvements to the King County Parks East Side Rail Corridor and the extension May Creek’s soft surface trail. As part of the I-405 widening project (LUA17-000808), WSDOT is proposing to extend May Creek Trail to the east (under I-405 to Jones Ave NE) by 2024. Trail improvements would be constructed above the 100-year floodplain and would provide approximately 600 linear feet of new trail system for people and pets in the Kennydale area and other outdoor enthusiasts. The city received public comments (via email) that identify incidents of non-residents of the area parking at Barbee Mill and accessing the May Creek trail system near the May Creek Peninsula (Exhibit 27). The May Creek Trial Park and May Creek Trail are located near the 23-acre Barbee Mill community, separated by King County Parks East Side Rail Corridor and Lake Washington Blvd N. The Barbee Mill development was constructed with a shoreline passive pedestrian trail and Native Growth Protection Area (NGPA) tract along May Creek that provides reasonable public access to and along the water’s edge of Lake Washington and May Creek. A NGPA trailhead sign was installed within the Barbee Mill common area to welcome the Barbee Mill Community to the NGPA and identify regulations by which to follow. For example, shoreline regulations, access hours, pet responsibilities, and allowed activities. The public comments recommend mitigation measures to protect and preserve the NGPA from substantially increased alteration or damage of the vegetation and shoreline at Barbee Mill. Therefore, Staff is recommending that the applicant design and install a trailhead sign and dog waste station at the gated entrance to May Creek Trail Park. In addition, the applicant shall install one (1) interpretive sign within May Creek Trail (near the gated entrance to the park) that illustrates stream habitat for May Creek Trail. The trailhead sign and interpretive sign shall be reviewed and approved by the Current Planning Project Manager for compliance with May Creek Trail regulations and rules of the nearby trail systems prior to civil construction permit issuance. The park impact fee that is current at the time of building permit application would be levied. The impact fee in effect for 2022 is 1,977.62 per attached multi-family dwelling unit (5 or more units) or $761,383.70 for 385 multi-family units. Mitigation Measures: 1. The applicant shall design and install a trailhead sign and dog waste station at the gated entrance to May Creek Trail Park. In addition, the applicant shall install one (1) interpretive sign within May Creek Trail (near the gated entrance to the park) that illustrates stream habitat for May Creek Trail. The trailhead sign and interpretive sign shall be reviewed and approved by the Current Planning Project Manager for compliance with May Creek Trail regulations and rules of the nearby trail systems prior to civil construction permit issuance. Nexus: State Environmental Policy Act (SEPA ) Environmental Review and RMC 4-3-050 Critical Areas Regulations. DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 14 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 10. Historic and Cultural Preservation Impacts: The applicant submitted a Cultural Resources Assessment (CRA), prepared by Willamette Cultural Resources Associates, LTD., dated May 27, 2022 (Exhibit 38) with the application. The CRA included research into recent land use of the project site, the geographic setting and geologic conditions, ethnographic sources, and recorded cultural resources and prior surveys, but no archaeological fieldwork. Based on provided construction plans and the geologic setting and existing geotechnical data, CRA recommended development of a project-specific monitoring plan for the proposed project once full project plans and cross-sections are developed in final design. According to the CRA, the project area is within a region that has been used by humans for at least 12,500 years and is within the traditional use areas of several federally recognized Tribes including the Snoqualmie Tribe of Indians, the Muckleshoot Indian Tribe, the Squaxin Island Tribe, the Suquamish Tribe, and the Tulalip Tribes. The CRA indicates that the Duwamish Tribal Organization is not federally recognized, however, the project area is within the traditional use territory of its members’ ancestors. The history shows a 1936 aerial photograph depicting the project site as undeveloped open space and Pan Abode Cedar Homes Company appears to have occupied the site as early as 1952. By 1964, Pan Abode constructed several large buildings on the eastern portion of the site along present-day I-405. According to the CRA, Pan Abode Warehouse Building 1 (on the west side of the site) was constructed in 1975 and Pan Abode Warehouse Building 2 (on the south side of the site) was constructed in 1974. Paul Allen’s Port Quendall Company purchased the Project Area in 1998 and as part of the agreement, Pan Abode was allowed to maintain its operations at the site for two to five years. The CRA concludes that based on a survey of built resources recorded these two (2) remaining structures are not recommended eligible for National Register of Historic Places (NRHP) listing. In addition, the report findings on reviewed records on file with the Washington State Department of Archaeology and Historic Preservation (DAHP) online database (WI SAARD) to identify previous cultural resources studies and archaeological or historical resources recorded though April 11, 2022, in the Project vicinity. WISAARD contains records of ten cultural resources studies within one mile of the Project Area, three of which were adjacent to the project boundaries. Two (2) archaeological sites have been recorded within one mile and 29 historic structures are recorded within 0.5 mile of the project site. The DAHP predictive model for precontact cultural materials classifies the project site as having high to very high risk to contain archaeological resources likely due to the proximity to Lake Washington and May Creek. The report considers the project to have moderate to high potential to encounter archaeological materials due to the possible presence of a winter village (S(a)bal?tx: “place where things are dried”) on May Creek which formerly ran north of the project area and now borders it to the south, materials related to the Colman farmstead, and the generally high probability project setting at the outlet of May Creek into Lake Washington. As a best practice, the CRA recommends that project plans and specifically outlines a process to be followed in the unlikely event that human remains are encountered at any time during implementation of the project. RCW 27.44.055 requires all activity to cease following discovery of suspected human remains and avoidance of anything that may cause further disturbance to those remains. The area of the find must be secured and protected from further disturbance. The CRA states that if human skeletal remains are found the discovery would be reported to the King County Medical Examiner and the Renton Police Department, the remains would not be touched, moved, or further disturbed, the Medical Examiner would assume jurisdiction over the human skeletal remains and determine whether those remains are forensic or non-forensic. If the Medical Examiner determined the remains are non-forensic, they would report that finding to the DAHP who would take jurisdiction over the remains. The DAHP would notify any appropriate cemeteries and all affected tribes of the find. The State Physical Anthropologist would determine whether the remains are Indian or Non-Indian, and report that finding to any appropriate cemeteries and the affected tribes. Finally, the DAHP would then handle all consultation with the affected parties as to the future preservation, excavation, and disposition of the remains. DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 15 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 The city received a comment (via email) from the Duwamish Tribe on February 5, 2022 (Exhibit 29) and responded on February 7, 2022 and May 17, 2022 (Exhibit 30). The comment recommended an archeological review be performed for this project. This is in an area the Duwamish Tribe considers culturally significant and has a high probability to have unknown archeological deposits and that if any archeological work is performed that they received notification. Therefore, staff recommends as a mitigation measure that the project construction activities that result in disturbance greater than one foot below ground surface, such as earthwork, excavation for foundation footings, construction of stormwater controls and/or utilities, be completed under observation by a professional archeologist when soils are exposed and disturbed by the applicant based on the recommendations found in the submitted assessment of cultural resources. These project disturbance activities shall be included in a project- specific monitoring plan upon completion of the final project design. Consultation with concerned Tribes shall occur prior to survey activities. In addition, the Duwamish Tribe is strongly recommending that the vegetation conservation buffer along the southwestern corner of the site, which is within the 200-foot shoreline zone for May Creek, be maintained given that native plant vegetation is vital for aquatic and land-based life as well as mitigating seasonal urban flooding. According to the Critical Areas Report and TIR, the southwest corner of the site is constructed with a ditch to collect stormwater runoff from the north and east of the property. The existing detention area is accessed via an existing 16-foot wide concrete driveway access within the right of way and a gravel access road between the south property line and the existing detention area. The applicant is proposing to retain the existing detention area and add a South BioPod at the southwest corner of the site in order to treat the southern half of the road, and all other multifamily residential unit buildings (approx. 2.99 acres of impervious area). The existing detention road access, at the southwest corner of the property, is proposed to be paved and widened to 24 feet to create a secondary fire emergency access road. However, the fire department only requires paved access roadways to be a minimum of twenty feet (20’) wide. Therefore, to provide a functional lift to the existing shoreline buffer, staff is recommending the applicant reduce the pavement width of the proposed emergency vehicle access road to a maximum of 20-foot wide for the portion of road located immediately south of the Building 2 and south of the existing detention area (a distance of approximately 245 feet), remove all existing excess gravel south of the proposed emergency vehicle access lane, and provide and maintain a minimum eight-foot (8’) wide restoration planting strip within the shoreline conservation buffer near the southwestern portion of the site. A shoreline buffer enhancement plan, prepared by a qualified professional, shall be submitted with the civil construction permit application for review and approval by the Current Planning Project Manager. The shoreline buffer enhancement shall be monitored to ensure performance for five (5) years and backed by a surety device sufficient to guarantee that improvements and mitigation required perform satisfactorily for a minimum of five (5) years after installation has been completed. Mitigation Measures: 1. The applicant shall comply with the recommendations found in the submitted Cultural Resources Assessment, prepared by Willamette Cultural Resources Associates, LTD., dated May 27, 2022 and any future addenda by developing a project-specific monitoring plan for the proposed project once full project plans and cross-sections are developed in final design. Project construction activities, that would result in disturbance greater than one foot below ground surface, shall be completed under observation by a professional archeologist when soils are exposed and disturbed by the applicant. Consultation with concerned Tribes shall occur prior to survey activities. 2. The applicant shall reduce the pavement width of the proposed emergency vehicle access road to a maximum of 20-foot wide for the portion of road located immediately south of the Building 2 and south of the existing detention area (a distance of approximately 245 feet), remove all existing excess gravel south of the proposed emergency vehicle access lane, and provide and maintain a minimum eight-foot (8’) wide restoration planting strip within the shoreline conservation buffer near the DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 16 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 southwestern portion of the site. A shoreline buffer enhancement plan, prepared by a qualified professional, shall be submitted with the civil construction permit application for review and approval by the Current Planning Project Manager. The shoreline buffer enhancement shall be monitored to ensure performance for five (5) years and backed by a surety device sufficient to guarantee that improvements and mitigation required perform satisfactorily for a minimum of five (5) years after installation has been completed. Nexus: State Environmental Policy Act (SEPA) Environmental Review ; City of Renton Comprehensive Plan Policies L-45; RCW 27.53 Archaeological Sites and Resources; RCW 27.44 Indian Graves and Records; and RMC 4-3-090F Shoreline Modification. 11. Transportation Impacts: Since the proposed project is anticipated to generate more than 20 AM or PM peak -hour trips, a full Traffic Impact Analysis was required to be submitted with the land use application. A Transportation Impact Analysis – Revised (TIA), prepared by Heffron Transportation Inc., dated August 15, 2022 (Exhibit 14) is the applicant’s most recent iteration. The TIA responds to comments made by the city and the city’s secondary reviewer Transpo Group (Exhibits 15-18). The TIA discusses traffic impacts and how the proposed project traffic volumes relate to the traffic volumes assumed by Washington State Department of Transportation (WSDOT) as part of the NE 44th St Intersection Control Analysis Report (ICAR) prepared for the I-405, Renton to Bellevue Widening and Express Toll Lanes project at the NE 44th St interchange (Exhibit 42). The ICAR evaluated the Level of Service (LOS) analysis conducted by WSDOT and adjusted the WSDOT data for the Kennydale Gateway project to reflect the proposed single-lane roundabout and project traffic volumes. As part of the project background, WSDOT is constructing major improvements to the I-405 corridor between Renton and Bellevue. The project is known as the “I-405/Renton to Bellevue Widening and Express Toll Lanes Project” and is currently under construction and scheduled to be completed and open to traffic in Fall 2024. WSDOT’s Renton-to-Bellevue project proposes to add one new express toll lane in each direction to I-405 for about nine miles beginning near State Route (SR) 167 and continuing approximately one mile north of Interstate 90 (I-90). As part of the WSDOT project, WSDOT would rebuild the I-405 / NE 44th Street interchange that would relocate NE 44th St / Lake Washington Blvd N to pass under I-405 (often referred to as “The Flip”). On the west side of I-405, regrading of Lake Washington Blvd N would begin at about N 43rd St. As a result, the grade of the street at Seahawks Way would be lowered by approximately five feet (5’) to eight feet (8’) compared to the current overpass condition. The new interchange would also have HOV-only ramps from the center lanes of I-405 and a Bus Rapid Transit (BRT) station accessed from those ramps. According to the TIA, a trip distribution pattern for the development site was derived based on WSDOT’s 2025 traffic volume forecasts. The project trips were assigned to the roadway network based on most of the traffic destined to areas east of I-405 where the neighborhood’s schools and services are located and only a small amount of traffic was assumed to be destined to or from areas south of the site along Lake Washington Blvd N. WSDOT, through its consultant HNTB, performed extensive analysis of the improvements under construction at the NE 44th St interchange. It evaluated future conditions with and without the improvements for the years 2025 and 2045. The year 2025 traffic volumes were used for the analysis and traffic volume forecasts assumed traffic generated by major developments (such as Quendall Terminals) and background growth. According to the project TIA, the current proposal is expected to generate fewer trips than had already been assumed in the WSDOT analysis (159 fewer trips in the AM peak hour and 153 fewer trips in the PM peak hour). The TIA found that all nearby intersections (single-lane roundabout at Lake Wash Blvd N / N 43rd St / Site Access, Lake Washington Boulevard N / Seahawks Way, NE 44th St / (SB Off and On Ramps/ HOV Ramp / NB off Ramp, and NB On-Ramp) are expected to operate at levels of service LOS B or better in the year 2025 with the proposed interchange configuration and the proposed Kennydale Gateway project. According to the TIA, the proposed Kennydale Gateway project is expected to be fully completed and occupied in the third quarter of 2025. Levels of service for intersections were DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 17 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 largely determined with the completion of the I-405/Renton to Bellevue Widening and Express Toll Lanes Project in 2024. If the I-405 project is not open to traffic in the 2024 there is a potential for longer-range impacts of traffic queues on Lake Washington Blvd N. Therefore, staff is recommending a mitigation measure that the applicant provide additional traffic analysis to mitigate any traffic volumes realized should the I-405/Renton to Bellevue Widening and Express Toll Lanes Project not be completed and open to traffic prior to temporary occupancy of the phased project. The additional traffic study shall be reviewed and approved by Development Engineering and Transportation staff prior to temporary certificate of occupancy. Additionally, the TIA analyzed the N 41st St / Lake Washington Blvd N intersection. The analysis determined that eastbound movements from the stop sign are expected to operate at LOS C in 2025 during both peak hours and concluded no further mitigation was needed to accommodate the proposed project. As a result, the Kennydale Gateway project would not change the levels of service and is expected to increase delay by a negligible amount (0.1 second added average delay per vehicle or less). Based on this analysis, the TIA concluded that the project is not expected to adversely affect the 41st St / Lake Washington Blvd N intersection and no mitigation was found to be necessary at this intersection. Per the TIA, the proposed project is expected to generate an estimated 2,080 daily vehicle trips with 162 trips during the AM peak hour (43 inbound and 119 outbound) and 170 trips during the PM peak hour (102 inbound and 68 outbound). The submitted traffic report determined that the combination of WSDOT improvements (replace the existing freeway overpass with an under-crossing, add a direct access ramp connection to the I-405 HOV lanes, and replace ramp junction intersections with roundabouts) and applicant improvements (a single-lane roundabout at the Lake Washington Blvd N / N 43rd St / Site Access intersection) would operate well into the future. As a result, the TIA determined that no further mitigation would be needed to accommodate the project and independent analysis concurred with the results of the TIA. However, the limited data attached in the site access worksheets showed eastbound AM peak hour queueing at the site access to be much greater than the prior WSDOT analysis. A measure of intersection adequacy is the LOS measured by average vehicle delay and average queuing distance. Within the WSDOT report the LOS at the subject intersection is shown to be LOS A in both during the AM and PM peak hours at a horizon year of 2025 and 2045. The WSDOT report shows the LOS analysis with a northbound delay of 8.9/(7.0) seconds (AM/(PM)) and a southbound delay of 8.9/(11.4) seconds (AM/(PM)) of Lake Washington Blvd N. Further, the WSDOT report shows that the 95th percentile queuing length along Lake Washington Blvd N is 100 feet in both the northbound and southbound directions during the AM and PM peak hours. The analyzed queuing length in the WSDOT report with the two (2) lane configuration would not pose a physical impact or queuing problem to any of the adjacent intersections and the delay is acceptable per the City’s Comprehensive Plan. By comparison, the TIA prepared by Heffron Transportation Inc., concludes that a single-lane roundabout would provide a LOS A in the horizon year of 2025 with a delay of 15.3/(1.9) seconds (AM/(PM)) in the northbound direction and 1.3/(3.4) seconds (AM/(PM)) in the southbound direction of Lake Washington Blvd N. Further the TIA shows that the 95th percentile queuing length along Lake Washington Blvd is 391/(48) feet (AM/(PM)) in the northbound direction and 33/(134) feet AM/(PM)) in the southbound direction of Lake Washington Blvd N. Again, the proposed queuing length would not pose a physical impact or queuing problem to any of the adjacent intersections. Under the current configuration on Lake Washington Blvd N, the N 43rd St / Lake Washington Blvd N intersection (subject intersection) is stop controlled along N 43rd St such that travelers on Lake Washington Blvd N are able to travel uninterrupted. According to the TIA, the proposed project would add one (1) net new AM trip and five (5) net new PM trips northbound into the subject intersection. The estimated 2025 horizon year trips northbound on Lake Washington Blvd N would total 791 AM and 293 PM peak hour trips with 750 AM and 218 PM peak hour trips passing through the intersection continuing northbound. As previously indicated, with the addition of the proposed single-lane roundabout, vehicles are estimated to experience a queue distance of 391 feet and a delay of 15.3 seconds during the AM peak DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 18 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 hour (Year 2025). To reduce the anticipated horizon year increased impacts in queuing and delay with the proposed addition of a single-lane roundabout, staff is recommending a mitigation measure that the applicant add a second northbound approach travel lane and a second northbound travel lane within the roundabout at the project intersection. It is anticipated that these proposed mitigation measures would more closely align with the street network currently under construction by WSDOT and would still align with the existing street frontage improvements at the southwest corner of the property. The final length of a second approach travel lane would be required to be analyzed and presented to the City for review and final approval. In addition, staff is recommending a mitigation measure that the applicant add a second southbound lane within the roundabout at the N 43rd St / Lake Washington Blvd N intersection that would include one (1) travel lane through the roundabout and one (1) dedicated right turn lane onto N 43rd St. The two (2) approach travel lanes into the intersection would be an extension of the two (2) southbound lanes currently being installed by WSDOT as part of the I-405 widening project and the single through lane would connect to the existing single southbound lane on Lake Washington Blvd N. This would provide the same volume of travel lanes currently under construction by WSDOT but convert them to a roundabout configuration at the intersection. A slight decrease in queuing length and no marginal change to delay would be experienced by vehicles. Dedication would be required to install the identified roundabout configuration and roadway improvements as determined by a survey. The applicant shall submit plans to construct these off-site improvements with the civil construction permit application to be reviewed and approved by Development Engineering and Transportation staff prior to permit issuance. Street Improvements are regulated by RMC 4-6-060 – Street Standards. See below: Lake Washington Blvd N – classified as a Collector Arterial street with an existing right-of-way (ROW) width of approximately 60 to 150 feet. To meet the City’s complete street standards for Collector Arterial streets with two (2) lanes a minimum ROW width of 83 feet is required. Per RMC 4-6-060, half street improvements from the ROW centerline include a minimum 46-foot paved road (23 feet each side), a one- half-foot (0.5’) wide curb, eight-foot (8’) wide planter strip with street trees, eight-foot (8’) wide sidewalk, two-foot (2’) wide clear zone behind the sidewalk, and storm drainage improvements. Dedication of approximately 11.5 feet would be required pending final survey. However, with the development of the NE 44th St Interchange by WSDOT, an alternate street section has been designated for this section of Lake Washington Blvd N. North of the roundabout, the current approved construction drawings consist of two (2) travel lanes in both the northbound and southbound direction, five-foot (5’) wide bike lane in the northbound direction, one-half-foot (0.5’) wide curbs, eight-foot (8’) wide planting strips, a 12-foot sidewalks, street trees and storm drainage improvements (Exhibit 43). One southbound lane has a dedicated right turn lane onto N 43rd St while the northbound configuration widens from a single lane to two (2) lanes at the N 43rd St intersection. Per WSDOT’s I-405 Renton to Bellevue – NE 44th Street intersection Control Analysis Report (WSDOT Report), (dated July 2018), a multilane roundabout configuration at the Lake Washington Blvd N/NE 43rd St intersection was assumed (Exhibit 42). In addition, the TIA and ICAR assumed the conversion of the Lake Washington Blvd N / Seahawks Way intersection to a right-in/right-out configuration and that improvements to these two (2) intersections would be constructed at a future date which is evidenced by WSDOT’s I405, Renton to Bellevue Widening and Express Toll Lanes Project construction drawings (Exhibit 43). No proposed controls or right-of-way construction improvements were proposed as part of the TIA or civil plans (Exhibit 11) to not allow left turns either into or out of Seahawks Way. Conversion of the intersection at Seahawks Way and Lake Washington Blvd N to a right-in/right-out configuration would be further analyzed with site plan review and the street modification request. The proposal includes a street modification for the alternate roadway section (Exhibit 40). For example, north of the proposed roundabout, the proposal shows frontage improvements connecting to WSDOT’s improvements within the Kennydale Gateway projects frontage. The proposed improvements, north of the roundabout, are anticipated to be in alignment with the approved WSDOT plans for the NE 44th St DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 19 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 Interchange. Compliance with street standard requirements would be further analyzed with site plan review. The applicant proposes to provide parking to accommodate approximately 386 parking spaces at the completion of the project. Building 1 (Phase 2) would provide 60 structured parking spaces and 45 surface parking spaces for 105 residential units and approximately 1,500 square feet of retail space. Building 2 (Phase 1) would provide 57 structured parking spaces and 72 surface parking spaces for 129 residential units. Building 3 (Phase 3) would provide 68 structured parking spaces and 84 surface parking spaces for 151 residential units. RMC 4-4-080.F.10.d requires a minimum of one (1) parking space per attached dwelling unit and allows a maximum of 1.75 per unit. Commercial activities are based on net square floor area for retail sales at a 2.5 spaces per 1,000 square feet. The TIA anticipates a portion of the surface parking spaces to be allocated for the Phase 2 retail uses. Compliance with parking requirements would be further analyzed with site plan review. The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 25), 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 future payment of Transportation Impact Fees. The transportation impact fee that is current at the time of building permit application would be levied. The impact fee in effect for 2022 is $6,717.10 per attached dwelling unit and 7,145.85 for PM peak hour person vehicle trip. Increased traffic created by the development would be further mitigated by payment of transportation impact fees. Mitigation Measures: 1. The applicant shall provide additional traffic analysis to mitigate any traffic volumes realized should the I-405/Renton to Bellevue Widening and Express Toll Lanes Project not be completed and open to traffic prior to temporary occupancy of the phased project. The additional traffic study shall be reviewed and approved by Development Engineering and Transportation staff prior to temporary certificate of occupancy. 2. The applicant shall add a second northbound approach travel lane and a second northbound travel lane within the roundabout at the project intersection. The final length of a second approach travel lane would be required to be analyzed and presented to the City for review a nd final approval. In addition, the applicant shall add a second southbound lane within the roundabout at the N 43rd St / Lake Washington Blvd N intersection that would include one (1) travel lane through the roundabout and one (1) dedicated right turn lane onto N 43rd St. Dedication would be required to install the identified roundabout configuration and roadway improvements as determined by a survey. The applicant shall submit plans to construct these off-site improvements with the civil construction permit application to be reviewed and approved by Development Engineering and Transportation staff prior to permit issuance. Nexus: City of Renton Comprehensive Plan Goal T-A and RMC 4-6-060 Street Standards. 12. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees (Exhibit 44). Mitigation Measures: No further mitigation is 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.” DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 20 of 20 SR_ERC_Report_Kennydale_Gateway_220926_v1 ✓ 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 October 10, 2022. Due to the ongoing state of emergency enacted by Governor’s 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: AB259DAD-E1F4-4927-9B6D-D48F19435899 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Kennydale Gateway Land Use File Number: LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Date of Meeting September 26, 2022 Staff Contact Clark H. Close Principal Planner Project Contact/Applicant Lori Obeyesekere Hensley Lamkin Rachel, Inc. 14881 Quorum Rd, Dallas, TX 75254 Project Location 4350 Lake Washington Blvd N, Renton, WA 98056 The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Landscape Plans, dated November 22, 2021 Exhibit 5: Arborist Report, dated June 25, 2021 Exhibit 6: Architecture Schematic Design Elevations, dated December 14, 2021 Exhibit 7: Architecture Schematic Design Plans, dated December 14, 2021 Exhibit 8: Architecture Schematic Design Renderings Exhibit 9: Architecture Schematic Design and Image Packages Exhibit 10: Lighting Schematic Design Plans, dated July 1, 2021 Exhibit 11: Civil Plan Sheets (Title Sheet, Overall Site Plan, Overall Grading & Utility, Temporary Erosion and Sedimentation Control Plan & Notes, Grading, Road Sections, Utility Plan, and Tree Retention Plan) Exhibit 12: Preliminary Technical Information Report, prepared by Core Design, Inc., dated November 12, 2021 Exhibit 13: Geotechnical Engineering Design Study, prepared by Hart Crowser, a division of Haley & Aldrich, dated May 20, 2021 Exhibit 14: Transportation Impact Analysis - Revised, prepared by Heffron Transportation, Inc., dated August 15, 2022 Exhibit 15: Response to City Comments about Transportation, prepared by Heffron Transportation, Inc., dated March 3, 2022 Exhibit 16: Secondary Transportation Review Comments, prepared by Transpo Group, dated June 20, 2022 Exhibit 17: Response to City Comments about Transportation (Round 2), prepared by Heffron Transportation, Inc., dated August 15, 2022 Exhibit 18: Secondary Transportation Review of the Response to Comments and Revised TIA, prepared by Transpo Group, dated August 30, 2022 DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899 City of Renton Department of Community & Economic Development Kennydale Gateway Staff Report to the Environmental Review Committee LUA22-000011, SA-M, SA-H, SSDP, ECF, MOD Report of September 26, 2022 Page 22 of 2 SR_ERC_Report_Kennydale_Gateway_220926_v1 Exhibit 19: Phase I Environmental Site Assessment, prepared by Hart Crowser, a division of Haley & Aldrich, dated June 6, 2019 Exhibit 20: Critical Areas Report, prepared by Talasaea Consultants, Inc., dated August 23, 2019 Exhibit 21: Habitat Data Report, prepared by Talasaea Consultants, Inc. Exhibit 22: Standard Stream Study, prepared by Talasaea Consultants, Inc. Exhibit 23: Wetland Assessment, prepared by Talasaea Consultants, Inc. Exhibit 24: Survey Flood Hazard Data and Boundary & Topographic Survey Exhibit 25: Transportation Concurrency Memo Exhibit 26: Public Comment Emails from L. Baker, T. Baker, Brown, Frisvold, Krupp, Long, Natha and Vira, Nugent, Olson, Reymann, Servais, Smith, and Thorp Exhibit 27: Staff Responses to Public Comment Emails Exhibit 28: Project Narrative and Phasing Plan Exhibit 29: Duwamish Tribe Comments, dated February 5, 2022 Exhibit 30: Staff Responses to Duwamish Tribe Comments Exhibit 31: Washington State Department of Ecology (DOE) Comments, dated February 11, 2022 Exhibit 32: Staff Responses to DOE Comments Exhibit 33: Construction Mitigation Plan (CMP), dated March 2022 Exhibit 34: SEPA Environmental Checklist – Updated #2, dated April 6, 2022 Exhibit 35: Greenhouse Gas Emissions Worksheet Exhibit 36: Sidewalk and Slope Easement Agreement Exhibit 37: Neighborhood Meeting Materials Exhibit 38: Cultural Resources Assessment, prepared by Willamette Cultural Resources Associates, LTD., dated May 27, 2022 Exhibit 39: Sun Study (June, September, and December) Exhibit 40: Street Modification Request, dated December 15, 2021 Exhibit 41: Federal Emergency Management Agency (FEMA) LOMC -Valid Letter, dated August 12, 2020 Exhibit 42: I-405, Renton to Bellevue – NE 44th St Intersection Control Analysis Report Exhibit 43: I-405, Renton to Bellevue Widening and Express Toll Lanes Project (SN-59) Exhibit 44: Advisory Notes DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899