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HomeMy WebLinkAboutERC_TA_Benson_Petro_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC_TA_Benson_Petro_v1 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: January 23, 2023 Project File Number: PR22-000345 Project Name: TA Benson Petro, LLC Land Use File Number: LUA22-000424, SA-H, ECF, MOD, MOD Project Manager: Jill Ding, Senior Planner Owner: TA Benson Petro, LLC, 2600 Dallas Parkway, Suite, 370, Frisco, TX 75034 Contact: Alicia Baker, Tekin & Associates, LLC, 2600 Dallas Parkway, Suite 370, Frisco, TX 75034 Project Location: 17426 Benson Dr SE, 10828 & 10810 SE Petrovitsky Rd Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, a Parking Modification, and a Street Standards Modification for the construction of a new 4,088 sq. ft. convenience store, a 2,900 sq. ft. gas station canopy, and a 2,850 sq. ft. bank. The project site is comprised of three parcels totaling approximately 72,980 sq. ft. (1.68 acres) in area and is located within the Commercial Arterial (CA) zone and Urban Design District D. Access to the site is proposed via one curb cut off of Benson Dr. SE and one curb cut off of SE Petrovitsky Rd. Surface parking is proposed for 44 parking spaces. A parking modificati on was requested to exceed the maximum number of parking spaces permitted. A street standards modification was requested to vary from the code required frontage improvements and instead comply with alternative plans that have been adopted by the Transportation Division for the Benson and Petrovitsky frontages. Slopes with grades less than 25% are mapped on the northeast corner of the project site. No other critical areas are mapped onsite. Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 9,838 sq. ft. 9,838 sq. ft. Site Area: 72,980 sq. ft. (1.68 acres) Total Building Area GSF: 9,838 sq. ft. STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance-Mitigated. DocuSign Envelope ID: AA4FA6BA-AA72-4A92-A78C-D1916105F712 City of Renton Department of Community & Economic Development TA Benson Petro, LLC Staff Report to the Environmental Review Committee LUA22-000424, SA-H, ECF, MOD, MOD Report of January 23, 2023 Page 2 of 5 ERC_TA_Benson_Petro_v1 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 implement a contingency mitigation plan to address potential contaminated soil or groundwater handling and disposal, hazardous waste operations, worker training, health and safety, and potential contamination remediation. 2. An Inadvertent Discovery Plan (IDP) shall be implemented during project construction for any archeological resources encountered on the project site. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: 7Eleven Plan Set Exhibit 5: Chase Bank Plan Set Exhibit 6: Fuel Canopy Elevations Exhibit 7: Utility Plan Exhibit 8: Conceptual Grading Plan Exhibit 9: Drainage Plan Exhibit 10: Geotechnical Report, prepared by PanGeo Incorporated, dated May 2019 Exhibit 11: Preliminary Technical Information Report (TIR) prepared by Contour Engineering, LLC, dated August 2022 Exhibit 12: Traffic Impact Analysis (TIA), dated October 4, 2022, prepared by Transportation Engineering Northwest Exhibit 13: Street Standards Modification Exhibit 14: Public Comments and City Response Exhibit 15: 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: A Geotechnical Report, prepared by PanGeo Incorporated, dated May 2019 (Exhibit 10) was included with the submitted application materials. According to the Geotech Report, the topography DocuSign Envelope ID: AA4FA6BA-AA72-4A92-A78C-D1916105F712 City of Renton Department of Community & Economic Development TA Benson Petro, LLC Staff Report to the Environmental Review Committee LUA22-000424, SA-H, ECF, MOD, MOD Report of January 23, 2023 Page 3 of 5 ERC_TA_Benson_Petro_v1 of the site slopes down from east to west, with approximately eight (8) feet of elevation changes over approximately 300 feet. Subsurface exploration was done through the drilling of eight (8) borings (identified as PG1-PG8) throughout the site. The borings were drilled to a maximum depth of sixteen (16) feet below existing grade. Borings PG-1, PG-2, and PG-5-PG8 were located within existing paved areas and asphalt was encountered in the first two (2) to five (5) inches. Borings PG -3 and PG-4 occurred outside of paved areas and an approximately six (6) inch layer of topsoil was encountered. Below the asphalt at locations PG-1, PG-5, PG-7, and PG-8 two and a half (2.5) to four and a half (4.5) feet of fill was encountered. Below the fill and in area where no fill was encountered the soils consisted of medium dense to very dense silty fine to medium sand with gravel (Vashon Till) to a depth of approximately ten (10) to fourteen (14) feet below grade. Perched ground water was encountered throughout the Vashon Till. Borings PG-4 and PG-6 were terminated within the Vashon Till layer. All other borings encountered a hard sandy silt with gravel classified as the Renton Formation) below the Vashon Till to the termination of the boring depth. Light ground water seepage was encountered at approximately four (4) feet below grade. The geotech report indicated that this was likely perched ground water that has developed in lenses of highly permeable soil within the weathered till formation. As previously discussed, the native soils underlying the site consist of Vashon till, a medium dense to very dense deposit comprised of clay, silt, sand, and gravel. Till is generally not a suitable receptor soil for infiltration due to the high fines content and density. Therefore the report concluded that surface water runoff on the project site should be managed with non-infiltration alternatives. The report included recommendations regarding seismic design, building foundations, floor slabs, retaining wall design, cut and fill slopes, and earthwork considerations. It is anticipated that the City’s adopted building codes and erosion control measures would adequately mitigate any potential impacts that could occur during project construction, therefore no further SEPA mitigation measures are recommended. Mitigation Measures: None recommended Nexus: N/A 2. Water a. Storm Water Impacts: A Preliminary Technical Information Report (TIR) prepared by Contour Engineering, LLC, dated August 2022 was submitted with the land use application materials. The project would be subject to the 2022 City of Renton Surface Water Design Manual (RSWDM). Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions. The site falls within the Black River Drainage Basin. Existing surface water runoff is collected and conveyed via catch basins to an existing underground storm drainage system, that collects and conveys stormwater runoff from the existing buildings and parking lot off-site to the south, to the storm system in SE Petrovitsky RD. From there, it travels north along Benson DR S, and then along SE 174th Street. There is no existing on-site detention system. To comply with the flow control requirements of the RSWDM, stormwater runoff would be tightlined to or collected by onsite catch basins, which would direct the water to an underground detention vault. Stormwater discharged from the vault would be routed through a water quality device and pump system before being discharged off site into the public stormwater system in Benson Dr. S. Staff received comments from the Washington State Department of Ecology (DOE) (Exhibit 14) requesting additional information regarding the proposed dewatering procedures to the implemented onsite. The dewatering procedures would be reviewed at the time of Construction Permit review and would be regulated through the City’s adopted 2022 City of Renton Surface Water Design Manual; therefore, no further mitigation is recommended at this time. DocuSign Envelope ID: AA4FA6BA-AA72-4A92-A78C-D1916105F712 City of Renton Department of Community & Economic Development TA Benson Petro, LLC Staff Report to the Environmental Review Committee LUA22-000424, SA-H, ECF, MOD, MOD Report of January 23, 2023 Page 4 of 5 ERC_TA_Benson_Petro_v1 It is anticipated that the City’s adopted 2022 City of Renton Surface Water Design Manual would adequately mitigate impacts from surface water runoff, therefore no further mitigation is recommended. Mitigation Measures: None recommended Nexus: N/A 3. Environmental Health a. Environmental Health Hazards Impacts: Staff received comments from DOE (Exhibit 14), that the site is located on a Confirmed and Contaminated Sites List (CSCSL) and a Leaking Underground Storage Tanks List (LUST). As such, contaminated soils or groundwater may be located on the project site. DOE recommends that a contingency mitigation plan be in place to address potential contaminated soil or groundwater handling and disposal, hazardous waste operations, worker training, health and safety, and potential contamination remediation. To address the comments received from the Department of Ecology, staff recommends, as a SEPA mitigation measure, that the applicant implement a contingency mitigation plan to address potential contaminated soil or groundwater handling and disposal, hazardous waste operations, worker training, health and safety, and potential contamination remediation. Mitigation Measures: The applicant shall implement a contingency mitigation plan to address potential contaminated soil or groundwater handling and disposal, hazardous waste operations, worker training, health and safety, and potential contamination remediation. Nexus: Renton Comprehensive Plan Policy U-32: Work to protect surface and groundwater resources from pollutants entering the storm drainage system and SEPA Environmental Regulations 4. Historic and Cultural Preservation Impacts: Staff received an email from the Duwamish Tribe (Exhibit 14), which stated that they have no substantive comments at this time and that they believe there is a moderately low risk that archeological resources could be encountered on the project site during construction. The tribe requests that an Inadvertent Discovery Plan (IDP) be put in place and that if archeological resources are encountered during project construction, that they be notified. Staff recommends, as a SEPA Mitigation Measure, that an Inadvertent Discovery Plan (IDP) be implemented during project construction for any archeological resources encountered on the project site. Mitigation Measures: An Inadvertent Discovery Plan (IDP) shall be implemented during project construction for any archeological resources encountered on the project site. Nexus: SEPA Environmental Regulations 5. Transportation Impacts: A Traffic Impact Analysis (TIA), dated October 4, 2022, prepared by Transportation Engineering Northwest (Exhibit 12) was included with the project application materials. The proposed development site has frontage on SE Petrovitsky Road and on Benson Dr. S (SR 515). Access to the site is proposed via one driveway curb off of SE Petrovitsky Rd and one curb cut off of Benson Dr S. A modification (Exhibit 16) to the City’s frontage improvement requirements was included with the application to enable the project to comply with the City’s Transportation Improvement Plan (TIP) instead of the frontage improvements required in the City’s adopted Street Standards (RMC 4-6-060). DocuSign Envelope ID: AA4FA6BA-AA72-4A92-A78C-D1916105F712 City of Renton Department of Community & Economic Development TA Benson Petro, LLC Staff Report to the Environmental Review Committee LUA22-000424, SA-H, ECF, MOD, MOD Report of January 23, 2023 Page 5 of 5 ERC_TA_Benson_Petro_v1 According to the TIA, the proposed project is estimated to generate 1,085 net new weekday daily trips, with 71 net new trips occurring during the weekday AM peak hour (37 entering, 34 exiting), and 104 net new trips occurring during the weekday PM peak hour (52 entering, 52 exiting). The TIA also included level of service (LOS) analyses for future year 2024 weekday AM and PM peak hour conditions at four signalized off-site study intersections (106th Pl SE and SE Carr Rd, Benson Dr S and Benson Rd S, Benson Dr S and SE Petrovitsky Rd, and 108th Ave SE and SE 180th St). All study intersections are expected to operate a t a LOS E or better, which is an acceptable level, during the weekday AM and PM peak hours in 2024 without or with the proposed project. It is anticipated that any new trips generated by the proposal would be adequately mitigated through the payment of a Traffic Impact Fee, therefore no further mitigation is recommended. Mitigation Measures: None recommended Nexus: N/A 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.” ✓ 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 b e filed in writing on or before 5:00 p.m. on February 6, 2023. 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. The appeal submitted in person may be paid on the first floor in our Finance Department. 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: AA4FA6BA-AA72-4A92-A78C-D1916105F712 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: TA Benson Petro, LLC Land Use File Number: LUA22-000424, SA-H, ECF, MOD, MOD Date of Meeting January 23, 2023 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Alicia Baker Tekin & Associates, LLC 2600 Dallas Parkway, Suite 370, Frisco, TX 75034 Project Location 17426 Benson Dr SE, 10828 & 10810 SE Petrovitsky Rd The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: 7Eleven Plan Set Exhibit 5: Chase Bank Plan Set Exhibit 6: Fuel Canopy Elevations Exhibit 7: Utility Plan Exhibit 8: Conceptual Grading Plan Exhibit 9: Drainage Plan Exhibit 10: Geotechnical Report, prepared by PanGeo Incorporated, dated May 2019 Exhibit 11: Preliminary Technical Information Report (TIR) prepared by Contour Engineering, LLC, dated August 2022 Exhibit 12: Traffic Impact Analysis (TIA), dated October 4, 2022, prepared by Transportation Engineering Northwest Exhibit 13: Street Standards Modification Exhibit 14: Public Comments and City Response Exhibit 15: Advisory Notes DocuSign Envelope ID: AA4FA6BA-AA72-4A92-A78C-D1916105F712