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HomeMy WebLinkAboutSR_ERC_Report_800_Garden_230417_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC_Report_800_Garden_230417_v1 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: April 17, 2023 Project File Number: PR22-000338 Project Name: 800 Garden Land Use File Number: LUA22-000415, ECF, SA-M, PPUD Project Manager: Clark H. Close, Principal Planner Owner: Bay West Development, 90 Railway Ave, Campbell, CA 95008 Applicant/Contact: Archana Iyengar, Carrier Johnson + Culture, 1932 1st Ave, Seattle, WA 98101 Project Location: 800 Garden Ave N, Renton, WA 98057 (APN 0823059217) Project Summary: The applicant is requesting Master Site Plan Review, Preliminary Planned Urban Development, and SEPA Environmental Review for a proposed mixed use development for 1,179 multi-family residential units and 48,761 square feet of commercial space on a 11.5-acre site at 800 Garden Ave N (APN 0823059217). The subject property includes a vacant one-story retail building and surface parking lot that would be demolished. The proposal includes the construction of three (3) mixed use buildings over three (3) phases: Phase 1: Building A – 8 stories (approx. 84 feet above level 1 FFE, 696,496 square feet (SF) with 25,697 SF of ground level commercial space, 419 dwelling units (du), and 635 parking stalls; Phase 2: Building B – 7 stories (approx. 74 feet above level 1 FFE), 582,385 SF with 13,195 SF of ground level commercial space, 375 du, and 488 parking stalls; and Phase 3: Building C – 7 stories (approx. 73 feet above level 1 FFE), 591,702 SF with 9,869 SF of ground level commercial space, 385 du, and 490 parking stall s. Net residential density on the subject property would result in approximately 110 dwelling units per net acre. The development would include approximately 1,613 on-site parking spaces and 26 on- street parallel parking spaces along Garden Ave N. Access would be provided from Garden Ave N and/or N 8th St. All existing 83 trees onsite would be replaced. Exist. Bldg. Area SF: 151,840 SF Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 340,131 SF 1,870,583 SF Site Area: 501,641 SF Total Building Area GSF: 1,870,583 SF STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). Aberdeen Ave NE NE 9th St Park Ave N N 8th St DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 2 of 13 SR_ERC_Report_800_Garden_230417_v1 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Master Site Plan Review, Preliminary Planned Urban Development, and SEPA Environmental Review for a proposed mixed use development that would provide approximately 1,179 multi - family residential units and approximately 48,761 square feet of commercial space located on a 11.5-acre site at 800 Garden Ave N (APN 0823059217). The site is zoned Urban Center-2 (UC-2) and has a comprehensive land use designation of Commercial & Mixed Use (CMU). The subject property is generally flat (ranging from an approximately elevation of 31 to 36 feet from west to east) and is located at the northeast corner of the intersection of Garden Ave N and N 8th St and includes a vacant one-story retail building (former Fry’s Electronics store) and surface parking lot that would be demolished to allow for the proposed redevelopment project (Exhibit 3). The surrounding area includes The Landing, Lowe’s Home Improvement, Target, and Residential Apartments (Exhibit 4). The east property line abuts Burlington Northern Santa Fe Railway (BNSF) track. According to the Phase I Environmental Site Assessment (Phase I ESA) report, the subject property appears to have been undeveloped wooded land dating back to at least 1943 with a suspected storm water detention pond on the southern portion (Exhibit 16). The subject property was cleared by 1965 and developed as a paved parking lot for Boeing by 1968. The subject property remained as a parking lot until 2002, when it was redevel oped as a Fry’s Electronics retail store. The current proposal would include the construction of three (3) mixed use buildings over three separate phases (Exhibit 27). Each phase would include construction dates and development as follows: Phase 1: construction 2024- 2025, Building A – 8 stories (approx. 84 feet above level 1 finished floor elevation (FFE), 696,496 square feet (SF) with 25,697 SF of ground level commercial space, 419 dwelling units (du), and 635 parking stalls; Phase 2: construction 2029-2030, Building B – 7 stories (approx. 74 feet above level 1 FFE), 582,385 SF with 13,195 SF of ground level commercial space, 375 du, and 488 parking stalls; and Phase 3: construction 2034-2035, Building C – 7 stories (approx. 73 feet above level 1 FFE), 591,702 SF with 9,869 SF of ground level commercial space, 385 du, and 490 parking stalls. Net residential density on the subject property would result in approximately 110 dwelling units per net acre. The development would include approximately 1,613 on-site parking spaces and 26 on-street parallel parking spaces along Garden Ave N. A new curb cut or public street connection, between Building A and Building B, would be constructed along Garden Ave N to provide additional vehicular and pedestrian access to on-site structured parking garages and buildings (Exhibits 2 and 13). Access roadways would be constructed along the north and east ends of the development to provide a fire department apparatus access-ready roadways. Proposed drainage improvements are anticipated to mimic the existing drainage patterns, reduce the total amount of impervious surface, and provide water quality treatment for pollution-generating surfaces. In addition, the applicant proposes to remove the site’s 83 trees (20 significant trees) and replace them with new trees, construct street frontage improvements along Garden Ave N and N 8th St, and create open spaces (plazas and paseos) (Exhibits 5 and 6). The applicant has submitted a Technical Information Report, Geotechnical Engineering Services Report, Traffic Impact Analysis, Tree Inventory and Assessment, and a Phase I Environmental Site Assessment Report with the application. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day appeal period DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 3 of 13 SR_ERC_Report_800_Garden_230417_v1 B. Mitigation Measures 1. The project construction shall comply with the recommendations found in the submitted Geotechnical Engineering Services Study, prepared by GeoEngineers, Inc., dated March 10, 2022 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 or memo stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). 3. The applicant shall submit a Monitoring & Inadvertent Discoveries Plan prepared by a qualified professional with the civil construction permit for review and approval by the Current Planning Project Manager prior to permit issuance. Consultation with concerned Tribes shall occur prior to any archaeological work or monitoring. 4. The applicant shall fully fund the Adaptive Signal Control Technology (ASCT) Split Cycle Offset Optimization Technique (SCOOT) at the Garden Ave N/N Southport Dr intersection. In addition, the applicant shall submit an updated Traffic Impact Analysis with each phase to determine the point at which the Garden Ave N/N Southport Dr intersection would operate at LOS F during the PM peak hour, and when to install, configure, and operate the SCOOT system. 5. The applicant shall prepare final Transportation Management Plans that include project specific elements for Phases 1-3. Each Transportation Management Plan, one for each phase of the development, shall be submitted to and approved by the Current Planning Project Manager prior to building permit issuance. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Topographic Survey Exhibit 4: Neighborhood Detail Map Exhibit 5: Landscape Plans Exhibit 6: Tree Inventory and Assessment Exhibit 7: Floor Plans Exhibit 8: Roof Plans Exhibit 9: Perspectives Exhibit 10: Exterior Elevations Exhibit 11: Other Architectural Plans Exhibit 12: Technical Information Report, prepared by KPFF Consulting Engineers, dated December 2022 Exhibit 13: Civil Plans Exhibit 14: Geotechnical Engineering Services Report, prepared by GeoEngineers, Inc., dated March 10, 2022 Exhibit 15: Traffic Impact Analysis, prepared by Transportation Engineering NorthWest (TENW), dated December 7, 2022 DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 4 of 13 SR_ERC_Report_800_Garden_230417_v1 Exhibit 16: Phase I Environmental Site Assessment Report, prepared by Partner Engineering and Science, Inc., dated February 10, 2020 Exhibit 17: Public Comment Emails and Videos: Brown and Lenon Exhibit 18: Staff Responses to Public Comments Exhibit 19: Duwamish Tribe Comments, dated January 10, 2023 Exhibit 20: Staff Response to Duwamish Tribe Comments Exhibit 21: Department of Archaeology & Historic Preservation (DAHP) Comments, dated January 17, 2023 Exhibit 22: Staff Response to DAHP Comments Exhibit 23: Transportation Concurrency Memo Exhibit 24: Environmental Checklist Exhibit 25: Construction Mitigation Description Exhibit 26: Letter of Understanding Geologic Risk Exhibit 27: Project Sequencing Plan Exhibit 28: Public Benefits PUD Phasing Plan Exhibit 29: Refuse and Recycling Screening Detail Exhibit 30: Responses to Urban Design Regulation Exhibit 31: Updated Traffic Impact Analysis, prepared by Transportation Engineering NorthWest (TENW), dated April 4, 2023 Exhibit 32: On Hold Letter, dated January 25, 2023 Exhibit 33: Off Hold Letter, dated April 6, 2023 Exhibit 34: 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: As provided in the applicant’s Geotechnical Engineering Services Study, prepared by GeoEngineers, Inc., dated March 10, 2022 (Exhibit 14) the soils encountered at the site consist of relatively shallow fill or modified land overlying alluvial deposits. The alluvial deposits range from clay to gravel, with silt and fine sand most common along the Duwamish River floodplain. The alluvium is commonly organic rich, sometimes containing interbedded peat. The alluvial soils were deposited by the meandering Cedar River and are poorly to moderately consolidated. The site is currently occupied by the existing 151,840 square foot Fry’s Electronics warehouse building, which consists of a single-story prefabricated steel building supported on deep foundations (augercast piles). Other associated features include an asphalt paved surface parking lot to the north of the existing building (approx. 3 to 11 inches thick), access drive lanes, concrete curbing and landscaping. Subsurface explorations at the site were evaluated by drilling four (4) borings (B-1 through B-4) to depths of about 75 feet below existing grade and conducting eight (8) cone penetration tests (CPT-1 DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 5 of 13 SR_ERC_Report_800_Garden_230417_v1 through CPT-8) to depths ranging from approximately 41 to 92 feet below existing site grades. Fill was encountered below the asphalt pavement in each of the borings and cone penetration tests. The fill generally consisted of soft/loose to medium stiff/medium dense silt and silty sand with variable gravel content. The thickness of fill ranged from approximately 8 to 11 feet. The upper alluvial deposits were encountered below the fill in the borings and the cone penetration test probes. The upper alluvial deposits consisted of interbedded layers of sand, silt, clay, and peat and organic silt. The upper alluvium deposit extends to depths ranging from 39 to 68 feet below existing site grades. The sand layers contain variable amounts of silt and are the most prevalent unit within the deposit. The sand layers are loose to medium dense, making them susceptible to liquefaction. As a result, the site is designated as seismic Site Class F per the International Building Code (IBC) due to the presence of potentially liquefiable soils below the building footprints. The site is also identified as a High Seismic Hazard Area on the City of Renton (COR) mapping system. Peat and organic silt layers within the upper alluvium vary from 3 to 15 feet thick, highly compressible, and are generally thickest in the upper portion of the deposit. Layers of peat and organic silt are present through this deposit. The silt and clay layers are soft to medium stiff, moderately compressible, and are generally present near the bottom of this deposit. The lower alluvium deposits generally consist of medium dense to very dense sand and gravel with variable silt content. The lower alluvium deposits are considered to be generally consolidated and a suitable bearing layer for support of building foundations. The top of the lower alluvium deposit was encountered at depths ranging from 39 to 68 feet below existing site grades. Based on the presence of the compressible peat and organic silt layers within the upper alluvium, as well as the presence of potentially liquefiable soils, the geotechnical engineer is recommending that the buildings be supported on deep foundations consisting of augercast piles. The augercast piles should be installed using a continuous-flight, hollow-stem auger. The pile lengths would be determined based on the minimum required embedment depth in the lower alluvium to achieve the required pile capacity. For example, on the west side of the site, where the lower alluvium is deeper, the piles would be longer. According to the Geotechnical Study, groundwater is located about 7½ to 10 feet below existing grades. Fill exists across the site, but generally at or above the groundwater level. Fill is susceptible to settlement due to stormwater infiltration. The percent fines in the soil above the groundwater table ranges from 31 to 80 percent. The geotechnical engineer anticipates that pilot infiltration tests would be required at any infiltration facility locations (estimated at about ½-inch per hour or less). In addition, an evaluation would be needed to assess dewatering induced settlement and mounding effects in the fill. According to the SEPA Environmental Checklist (Exhibit 24), filling, excavation, and grading would accommodate pavement, building, and utility construction as needed. Fill would be imported by the contractor as on-site soils are not suitable for backfill. Approximately 20,000 cubic yards of excavation/export and 18,000 cubic yards of fill/import are anticipated to support construction of the proposed development. The applicant is anticipating a relatively minor excavation depth around three to four feet (3’ – 4’) for footing placement with a maximum anticipated excavation depth around nine feet (9’) below existing grade. Erosion is possible in conjunction with any construction activity. Implementation of a Temporary Erosion Sedimentation Control (TESC) plan would mitigate potenti al impacts from excavation activity. TESC Best Management Practices (BMPs) are anticipated to include silt fences, conveyance swales, check dams, a sediment pond with a liner, catch basin inserts, mulching of exposed areas, dust control, and other measures as necessary (Exhibit 12). For example, soil and landscaping material that are collected and/or gathered in amounts exceeding two (2) cubic yards would be covered with polyethylene plastic sheeting and sandbags to minimize erosion (Exhibit 25). Once the buildings are operational, approximately 92 percent of the site would be covered with impervious surfaces and no erosion is anticipated. The future performance and integrity of the structural elements of the project depend largely on proper construction procedures. As a result, GeoEngineers, Inc. is recommending being retained to DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 6 of 13 SR_ERC_Report_800_Garden_230417_v1 review the project plans and specifications when complete to confirm their design recommendations have been implemented as intended. In addition, the geotechnical engineer recommends that their firm be retained during construction to observe stripping and grading; observe and evaluate installation of augercast piles; observe and evaluate the suitability of foundations, wall and floor slab subgrades; observe removal of unsuitable fill and debris/rubble from below the building footprints and hardscape areas; observe and test structural fill including wall and utility trench backfill; observe installation of subsurface drainage measures; evaluate suitability of pavement subgrades and other appurtenant structures, and provide a summary letter of their construction observation services. Therefore, staff recommends a mitigation measure that the applicant comply with the recommendations found in the submitted Geotechnical Engineering Services Study, prepared by GeoEngineers, Inc., dated March 10, 2022 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 or memo stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). Mitigation Measures: 1. The project construction shall comply with the recommendations found in the submitted Geotechnical Engineering Services Study, prepared by GeoEngineers, Inc., dated March 10, 2022 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 engi neer shall submit a sealed letter or memo 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 standard construction equipment and vehicles. Dust control would be mitigated using temporary erosion control measures, watering, or other measures to remediate impacts as needed. According to the applicant, minimal emissions are expected upon completion of the project – emissions associated with dwelling units (residential vent exhaust), garage exhaust, and commercial space (Exhibit 24). 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 building. Based on the Phase I Environmental Site Assessment and the construction year of the existing building (2002), an asbestos evaluation was not required (Exhibit 16). 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: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 7 of 13 SR_ERC_Report_800_Garden_230417_v1 3. Water a. Ground Water Impacts: The proposed project is not located within an existing Aquifer Protection Area Zone. No groundwater would be withdrawn for drinking water or other purposes. According to the SEPA Environmental Checklist, the only potential withdrawal of groundwater is for temporary dewatering as necessary during the construction of utility trenches, underground vaults, and elevation shafts (Exhibit 24). The geotechnical investigation observed static groundwater ranging from about 7½ to 10 feet below existing grades at the site. The applicant anticipates that any groundwater in excavations less than about seven feet (7’) below existing site grades could be controlled through the use of open pumping using sump pumps. For excavations extending deeper and below the static groundwater table, dewatering using well points or deep wells would be necessary. There is no anticipated discharge of water to groundwater. 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. b. Storm Water Impacts: The applicant submitted a Technical Information Report (TIR), prepared by KPFF Consulting Engineers, dated December 2022 (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 generally maintain the existing topography and drainage patterns of the site. Stormwater runoff would continue to discharge to the existing public stormwater system in Garden Ave N and the project would continue to discharge directly to Johns Creek, a major receiving water, via the 72-inch public storm drain in Garden Ave N adjacent to the site. It has been determined that the current conveyance system has sufficient capacity for the project and there are no erosion concerns with Johns Creek. Furthermore, the project would reduce the percentage of impervious area draining to Johns Creek from 91.2% to 89.2%; as such, the project does not anticipate any adverse impacts due to the development. Given that the proposed project would have a net reduction of impervious surface, and the current conveyance system has sufficient capacity for the project and there are no erosion concerns with Johns creek, staff concurs that the no flow control exemption would be acceptable as part of the proposed development. According to the TIR Report, the project would result in more than 2,000 square feet but less than 50 acres of new plus replaced impervious surface; therefore, a “Full Drainage Review” is required. The project would generate more than 5,000 square feet of PGIS with greater than 50 percent of the site’s runoff to the water quality facility being from commercial land use; therefore, the project is required to provide enhanced basic water quality standards. New pollution-generating surfaces would be treated using BMPs that meet enhanced basic water quality standards. In addition, the project would treat runoff from target pollution-generating impervious surfaces (PGIS) using a series of proprietary water quality vaults designed to provide enhanced water quality treatment and sized for all surface areas draining to the facility. Therefore, it is anticipated that the requirements set forth by the current 2022 City of Renton Surface Water Design Manual (2022 RSWDM) or any updated surface water design manuals 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. DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 8 of 13 SR_ERC_Report_800_Garden_230417_v1 Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 4. Environmental Health a. Noise Impacts: Noise impacts would primarily result from construction activities associated with the project, primarily for the demolition of the existing building, clearing and grading, construction of the proposed infrastructure improvements, and future construction of the mixed use buildings (Exhibits 20 and 21). The construction noise would be controlled 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. Short term noise impacts would be temporary and associated with construction. The City’s construction standards are anticipated to adequately mitigate for these impacts. Once the project is completed, no significant long -term noise impacts with the proposed residential and commercial uses are anticipated by the developer. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 5. Aesthetics Impacts: As previously indicated, the project site was developed with a single story commercial retail building. The existing building is proposed to be demolished during Phase 1 of the phase project. The applicant is proposing a mixed use redevelopment project at the 11.5-acre parcel with three (3) multi- story buildings over three (3) phases, see Table 1 below: Table 1. Proposed Use of the Property and Scope of the Proposed Development Phase Stories Building (SF) Commercial Space (SF) Dwelling Units Parking Spaces Phase 1 – Building A 8 696,496 25,697 419 635 Phase 2 – Building B 7 582,385 13,195 375 488 Phase 3 – Building C 7 591,702 9,869 385 490 The tallest structure would be approximately 85 feet above garage. The top of the elevator penthouse would be approximately five feet (5’) above the roof and the top of stair penthouse would be approximately nine feet (9’) above the roof (Exhibits 8 and 10). Four (4) separate access points would be provided to the site: a private access road (N 10th St), a new driveway from Garden Ave N, and two (2) driveways (one (1) new driveway to the structured parking garage and one (1) existing driveway to serve as the fire emergency access roadway) from N 8th St. In addition, the development would include a corner retail plaza with a public art element at the NW corner of the site, street frontage improvements, pedestrian ‘paseos’, a large public plaza on the corner of Garden Ave N and N 8th St, and interior courtyards (Exhibits 5, 7, and 28). DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 9 of 13 SR_ERC_Report_800_Garden_230417_v1 Each building is oriented west to Garden Ave N and cladding would be constructed with durable exterior materials (Exhibit 9). The primary building exterior materials are ceramic coated panel siding, painted fiber cement panels, painted flat metal panels, exposed concrete, perforated metal screen, storefront system, and glass (Exhibits 10, 11, and 20). A couple of the identified purposes of the design is to minimize bulk and scale of the project and minimize the visual impacts of the parking structures so that the develop would create visual interest from the street. In addition to the interior courtyards, structured parking, and attached dwelling units, the buildings would include the following key features: Building A – retail/grocery-ready space, amenity/lobby space, dog wash, other lobby space, and bike storage; Building B – residential/lobby space, retail/commercial spaces, dog wash, other lobby and amenity spaces, and bike storage; and Building C – lobby space, retail/commercial spaces, dog wash, other lobby and amenity spaces, and bike storage. The buildings are separated by two (2) 60-6” wide pedestrian ‘paseos’. The building’s proposed shapes, materials, modulation, and architectural features would enhance the appearance of the proposed development. The buildings would be subject to Urban Design District ‘C’ Standards. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 6. 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. Onsite lighting would include interior building lighting and exterior building lighting required for egress or pedestrian safety. Lighting would mostly be associated with night time use (Exhibit 24). According to the applicant, the exterior lighting would be shielded and directed away from neighboring properties as required by code. 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. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 7. Historic and Cultural Preservation Impacts: The city received comment letters from the Duwamish Tribe on January 10, 2023 (Exhibit 19) and Department of Archaeology & Historic Preservation (DAHP) on January 17, 2023 (Exhibit 21). Responses to comment letters from the Duwamish Tribe and DAHP were provided on January 11, 2023 (Exhibit 20) and January 18, 2023 (Exhibit 22), respectively. The comments raised concerns regarding the project areas high probability of cultural and archaeological resources and the scale of the proposed ground disturbing actions would destroy any archaeological resources present. According to DAHP’s predictive model and the GLO maps show a historical period trail passing through the property and a freshwater stream in the proximity, which both increase the risk of finding archaeology. DAHP is recommended that an Archaeological Overview Assessment (Desktop Review) of the project area be conducted, instead of a traditional archaeological survey due to the hardscaped nature of the property and evidence of fill deposits. In addition, DAHP and the Duwamish Tribe both recommended that that the applicant complete a Monitoring & Inadvertent Discovery Plan (IDP) from below the existing onsite fill to the depth of excavation or ground disturbance and that notification be provided. This is in an area that DAHP and the Duwamish Tribe considers culturally significant and has a high probability to have unknown archeological deposits, especially if excavation cuts below fill. Disturbing archaeological resource or site is subject to Revised Code of Washington (RCW) 27.53.060 and archaeological repository and permission for scientific research is subject to RCW 27.44.020. Therefore, staff recommends as a mitigation measure that the applicant submit a Monitoring & Inadvertent Discoveries Plan prepared by a qualified professional with the civil construction permit for review and approval by DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 10 of 13 SR_ERC_Report_800_Garden_230417_v1 the Current Planning Project Manager prior to permit issuance. Consultation with concerned Tribes shall occur prior to any archaeological work or monitoring. Mitigation Measures: The applicant shall submit a Monitoring & Inadvertent Discoveries Plan prepared by a qualified professional with the civil construction permit for review and approval by the Current Planning Project Manager prior to permit issuance. Consultation with concerned Tribes shall occur prior to any archaeological work or monitoring. Nexus: State Environmental Policy Act (SEPA) Environmental Review ; City of Renton Comprehensive Plan Policies L-45; RCW 27.53 Archaeological Sites and Resources; and RCW 27.44 Indian Graves and Records. 8. 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 Traffic Impact Analysis, prepared by Transportation Engineering NorthWest (TENW), dated December 7, 2022 (Exhibit 15) was submitted with the application. An Updated Traffic Impact Analysis, prepared by Transportation Engineering NorthWest (TENW), dated April 4, 2023 (Exhibit 31) was submitted in response to a request for additional information via an on hold letter based on city transportation comments (Exhibit 32). Four (4) access points are proposed to be provided to the site. The first access point is located at the northwest corner via the existing signalized intersection at Garden Ave N/N 10th St, a second access point is proposed via a new driveway on Garden located approximately 372 feet to the south of N 10th St, and the final couple of access points include two (2) driveways on N 8th St – one (1) existing east driveway near the southeast corner of the property and one (1) new west driveway approximately 259 feet east of the Garden Ave N/N 8th St intersection. The east leg of signalized intersection of Garden Ave N/N 10th St would provide access to/from parking for the multifamily residential in Buildings A, B, and C via the interior access road along the east side of the development. The new driveway on Garden Ave N would provide full access to/from parking for the multifamily residential and the retail in Buildings A and B. The west driveway on N 8th St would provide full access to/from parking for the multifamily residential and retail in Building C and the existing east driveway on N 8th St would provide full access to/from parking for the multifamily residential in Buildings A, B, and C via the same interior access road. The Updated TIA report found that all proposed controlled movements to and from the site – the signalized intersection at N 10th St, the Garden Ave N driveway, and the east and west N 8th St driveways are expected to operate at acceptable levels of LOC C or better in 2037 with minimal queueing. According to the Updated TIA analysis, the proposed development would generate approximately 3,487 net new weekday daily trips (3,740 less existing trips). Including adjustments for internal trip capture and pass-by trips, the project would generate approximately 561 net new weekday AM peak hour trips (143 entering and 418 exiting) and approximately 235 net new weekday PM peak hour trips (161 entering and 74 exiting). A total of 16 signalized off-site study intersections were selected as part of the traffic scoping process. The report concludes that all evaluated intersections are expected to meet the applicable level of service (LOS) standards during the weekday AM and PM peak hours in 2037 with or without the proposed project with the exception of the Garden Ave N/N Southport Dr intersection during the weekday PM peak hour in 2037. This intersection is anticipated to operate at LOS F during the weekday PM peak hour in 2037. Additionally, the future year analyses summarized that the Garden Ave N/N Southport Dr intersection LOS for weekday AM and PM peak hour phased with project conditions would operate as follows: Phase 1 – LOS D, Phase 2 – LOS E, and Phase 3 – LOS F. As a result, the Garden Ave N/N Southport Dr intersection is expected to meet the applicable level of service (LOS) standard (LOS E or better) during the PM peak hour until Phase 3 of the proposed 800 Garden Ave N project. DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 11 of 13 SR_ERC_Report_800_Garden_230417_v1 LOS F represents forced-flow conditions where motorists experience an average delay in excess of 80 seconds per vehicle. To mitigate project traffic impacts at this intersection, the Updated TIA is proposing adaptive signal control at the Garden Ave N/N Southport Dr intersection as part of an off- site transportation mitigation measure: a) The applicant shall provide funds to the City in an amount not to exceed $100,000 for the City to implement Adaptive Signal Control Technology (ASCT) Split Cycle Offset Optimization Technique (SCOOT) at the Garden Ave N/N Southport Dr intersection prior to Final Certificate of Occupancy of Phase 3 (Building C). A second intersections of note, includes the I-405 NB Ramps/N Southport Dr/NE Sunset Blvd study intersection (Study Intersection #1) which is anticipated to operate at level of service (LOS) C during the weekday PM peak hour without the project and is anticipated to fall to a LOS D with the project in 2037. As noted in the Updated TIA, it is anticipated that a portion of the existing and future background traffic that currently utilizes N Southport Dr and other roadways in the area (Lake Washington Blvd N, Houser Way N, Logan Ave N, and N 10th St) would likely modify their route to utilize the new direct access interchange ramps to/from I-405 at N 8th St (TIP #21-41). TIP #21-41 is part of the I-405 Implementation Plan to achieve a successful Bus Rapid Transit (BRT) network and improve transit service utilization. The project is ranked priority #39 in the City’s TIP and the total project cost is estimated at approximately 250 million dollars. According to the updated traffic report, the potential benefits of implementing Adaptive Signal Control Technology (ASCT) at the Garden Ave N/N Southport Dr intersection would include, but are not limited to, the following: improved travel time reliability and quality of service, reduced congestion, faster signal response to traffic conditions, reduced emissions due to improved traffic flow, equitably distributed green light time for all traffic movements, prolonged effectiveness of traffic signal timing, and continually updated traffic signal timing. In addition to adaptive signal control, the Updated TIA is proposing frontage improvements for Garden Ave N and N 8th St, such as new curbs, gutters, sidewalks, planter strips with street trees, street lighting, right-of-way dedication, and new parallel parking/loading zone along the frontage. Frontage improvements are required by code as part of the proposed development along Garden Ave N and N 8th St. Garden Ave N improvements would include, but are not limited to, the installation of a new 0.5- foot wide curb, an 8-foot wide planter strip with street trees, an 8-foot wide sidewalk, two feet (2’) clear at the back of sidewalk, storm drainage improvements, and right-of-way dedication necessary to accommodate the required improvements for Minor Arterial streets. Dedication of approximately 23.5 feet would be required to meet the City’s complete street standards. N 8th St improvements would include, but are not limited to, the installation of a new 0.5-foot wide curb, an 8-foot wide planting strip with street trees, an 8-foot wide sidewalk, two feet (2’) clear space, and storm drainage improvements. Dedication of approximately 24.9’ – 25.5’ would be required pending final survey. In addition, the development would be required to meet the city’s complete street standards for Minor Arterial streets along with WSDOT’s plans to install an HOV connection to I-405 on N 8th St. According to the project program on the submitted architectural plans (Exhibit 11), the proposed mixed use project would remove the existing 712 parking spaces and would replace the parking with a total of 1,613 new on-site structured parking spaces and 26 on-street parking spaces along Garden Ave N (Exhibits 7 and 13). The on-site parking spaces for each phase would be as follows: Phase 1 – 635 stalls (required parking stall range 483-861); Phase 2 – 488 stalls (required parking stall range 408-722); and Phase 3 – 490 stalls (required parking stall range 410-723), which falls within the required parking ranges of the phased development. Additional mitigation was recommended by the Updated TIA includes a Transportation Management Plan (TMP) to encourage use of other modes of transportation, such as transit and other non-single DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 12 of 13 SR_ERC_Report_800_Garden_230417_v1 occupant vehicle modes. Below is a list of potential TMP elements identified from the Updated TIA report: •Carpool/Vanpool Parking – provide designated carpool/vanpool parking stalls near building entrances. •Bicycle Parking – provide more on-site bicycle parking than required by code. •Passenger Loading Zones – a loading zone will be identified for carpool/vanpool drop offs near the front of the building. •Pedestrian Connections – designate pedestrian circulation within the site and extended to existing City sidewalks. •Direct Route to Transit – the city has various transit stops within close proximity to the project site. (note: closest transit stops are located on N 10th St west of Garden Ave N and N Southport Dr west of Garden Ave N). •Informational Kiosk – the on-site manager will display the following information in a prominent location including transit routes, carpool, and vanpool information. This information can also be housed within the tenant’s internal intranet pages. Other potential TMP elements could include providing subsidized bus passes or working with carshare companies to provide a designated carshare and carshare parking space within each residential building. The traffic analysis, prepared by Transportation Engineering NorthWest (TENW), recommended four (4) mitigation measures that focused on how to improve traffic LOS standards. Staff generally concurs with intent of the proposed recommended traffic mitigation measures. Although, the recommended frontage improvements, pedestrian connections, and transportation impact fees to mitigate long-term traffic impacts are already required by code. The adaptive system known as Split Cycle Offset Optimization Technique (SCOOT) would mitigate the project’s impact to vehicle queuing, intersection operations, and vehicle hours of delay at the Garden Ave N/N Southport Dr intersection. Therefore, staff recommends as a mitigation measure the installation of an off-site Adaptive Signal Control Technology (ASCT) Split Cycle Offset Optimization Technique (SCOOT) fully funded by the applicant at the Garden Ave N/N Southport Dr intersection. The applicant shall submit an updated Traffic Impact Analysis with each phase to determine the point at which the Garden Ave N/N Southport Dr intersection would operate at LOS F during the PM peak hour, and when to install, configure, and operate the SCOOT system. In addition, to determine which TMP elements for the project would be required and implemented, staff recommends as a mitigation measure that the applicant prepare final Transportation Management Plans that include project specific elements for Phases 1-3. Each Transportation Management Plan, one for each phase of the development, shall be submitted to and approved by the Current Planning Project Manager prior to building permit issuance. The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 23), 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 issuance would be levied. For informational purposes only, the impact fee in effect for 2023 is $7,550.02 per attached dwelling unit and 8,031.94 for PM peak hour person vehicle trip. Increased traffic created by the development would be further mitigated by payment of transportation impact fees. DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 13 of 13 SR_ERC_Report_800_Garden_230417_v1 Mitigation Measures: 1.The applicant shall fully fund the Adaptive Signal Control Technology (ASCT) Split Cycle Offset Optimization Technique (SCOOT) at the Garden Ave N/N Southport Dr intersection. In addition, the applicant shall submit an updated Traffic Impact Analysis with each phase to determine the point at which the Garden Ave N/N Southport Dr intersection would operate at LOS F during the PM peak hour, and when to install, configure, and operate the SCOOT system. 2.The applicant shall prepare final Transportation Management Plans that include project specific elements for Phases 1-3. Each Transportation Management Plan, one for each phase of the development, shall be submitted to and approved by the Current Planning Project Manager prior to building permit issuance. Nexus: State Environmental Policy Act (SEPA) Environmental Review ; City of Renton Comprehensive Plan – Transportation Element; and RMC 4-6-060 Street Standards. 9.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 34). 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.” ✓Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on May 2, 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: 49E75962-CFB4-44D8-B351-42D14442C98C CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: 800 Garden Land Use File Number: LUA22-000415, ECF, SA-M, PPUD Date of Meeting April 17, 2023 Staff Contact Clark H. Close Principal Planner Project Contact/Applicant Archana Iyengar Carrier Johnson + Culture 1932 1st Ave, Seattle, WA 98101 Project Location 800 Garden Ave N, Renton, WA 98057 (APN 0823059217) The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Topographic Survey Exhibit 4: Neighborhood Detail Map Exhibit 5: Landscape Plans Exhibit 6: Tree Inventory and Assessment Exhibit 7: Floor Plans Exhibit 8: Roof Plans Exhibit 9: Perspectives Exhibit 10: Exterior Elevations Exhibit 11: Other Architectural Plans Exhibit 12: Technical Information Report, prepared by KPFF Consulting Engineers, dated December 2022 Exhibit 13: Civil Plans Exhibit 14: Geotechnical Engineering Services Report, prepared by GeoEngineers, Inc., dated March 10, 2022 Exhibit 15: Traffic Impact Analysis, prepared by Transportation Engineering NorthWest (TENW), dated December 7, 2022 Exhibit 16: Phase I Environmental Site Assessment Report, prepared by Partner Engineering and Science, Inc., dated February 10, 2020 Exhibit 17: Public Comment Emails and Videos: Brown and Lenon Exhibit 18: Staff Responses to Public Comments Exhibit 19: Duwamish Tribe Comments, dated January 10, 2023 Exhibit 20: Staff Response to Duwamish Tribe Comments Exhibit 21: Department of Archaeology & Historic Preservation (DAHP) Comments, dated January 17, 2023 Exhibit 22: Staff Response to DAHP Comments DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C City of Renton Department of Community & Economic Development 800 Garden Staff Report to the Environmental Review Committee LUA22-000415, ECF, SA-M, PPUD Report of April 17, 2023 Page 15 of 2 SR_ERC_Report_800_Garden_230417_v1 Exhibit 23: Transportation Concurrency Memo Exhibit 24: Environmental Checklist Exhibit 25: Construction Mitigation Description Exhibit 26: Letter of Understanding Geologic Risk Exhibit 27: Project Sequencing Plan Exhibit 28: Public Benefits PUD Phasing Plan Exhibit 29: Refuse and Recycling Screening Detail Exhibit 30: Responses to Urban Design Regulation Exhibit 31: Updated Traffic Impact Analysis, prepared by Transportation Engineering NorthWest (TENW), dated April 4, 2023 Exhibit 32: On Hold Letter, dated January 25, 2023 Exhibit 33: Off Hold Letter, dated April 6, 2023 Exhibit 34: Advisory Notes DocuSign Envelope ID: 49E75962-CFB4-44D8-B351-42D14442C98C