HomeMy WebLinkAboutSR_ERC Report_Medical Shell_240930_FINALDEPARTMENT OF COMMUNITY
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Project Location Map
SR_ERC Report_Medical Office Shell_240924_v1
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: September 30, 2024
Project File Number: PR24-000052
Project Name: Medical Office Shell Building
Land Use File Number: LUA24-000218, ECF, SA-H, V-H, MOD
Project Manager: Alex Morganroth, Principal Planner
Owner: Dale Fonk / ADF Properties LLC / 15007 Woodinville-Redmond Rd, Suite A, Woodinville,
WA 98072
Applicant/Contact: Tyler Graff, Graves + Associates / 2102 N Pearl St, Tacoma, WA 98406 /
tgraff@gravesassoc.com
Project Location: 4409 NE Sunset Blvd NE (APN 0323059093)
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA)
Review, a Reasonable Use Exception (i.e. variance), and a street Modification to construct
a 5,200 sq. ft., one-story office building for a future medical office use. Other proposed
site improvements include a 26-stall surface parking lot and modified street frontage
improvements to include a new sidewalk and planter strip along NE Sunset Blvd. The
subject property (APN 0323059093) is a vacant parcel located on the south side of NE
Sunset Blvd near the intersection of Anacortes Ave NE. The project site totals 0.81 acres
in area and is located within the Commercial Mixed Use (CMU) Comprehensive Plan land
use designation, Commercial Arterial (CA) zoning classification, and Urban Design District
‘D’. Access is proposed via a new driveway off of NE Sunset Blvd. According to the
applicant and the City’s mapping system, critical areas on the site include an F-rated
stream (Honey Creek) and sensitive slopes. The applicant is requesting a Reasonable Use
Exception in order to allow the proposed surface parking lot to encroach approximately
62 feet (62’) into the required buffer. Restoration and mitigation in the buffer are
proposed. According to the applicant, four (4) trees are located on the site, of which the
applicant proposes to retain two (2) of the trees. The applicant submitted a geotechnical
report, drainage report, arborist report, stream study and mitigation plan, a traffic impact
analysis, and an Environmental Checklist to evaluate the application.
Exist. Bldg. Area SF: 0 Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
5,200 GSF
5,200 GSF
Site Area: 0.81 acres Total Building Area GSF: 5,200
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a Determination
of Non-Significance - Mitigated (DNS-M).
City of Renton Department of Community & Economic Development Medical Office Shell Staff Report to the Environmental Review Committee LUA24-000218, ECF, SA-H, V-H, MOD
Report of September 30, 2024 Page 2 of 8
SR_ERC Report_Medical Shell_240911_FINAl
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 submit an Inadvertent Discovery Plan (IDP) prepared by a qualified professional prior
to the start of any construction. The applicant shall provide notification to Tribes’ cultural committee prior
to the start of construction.
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: SEPA Checklist dated May 31st, 2024
Exhibit 3: Site Plan
Exhibit 4: Architectural Elevations
Exhibit 5: Color Rendering
Exhibit 6: Trash Enclosure Plans
Exhibit 7: Landscape Plan
Exhibit 8: Conceptual Drainage and Utility Plan
Exhibit 9: Arborist Report, prepared by Greenforest Incorporated, dated April 2, 2018
Exhibit 10: Tree Retention and Credit Worksheet
Exhibit 11: Geotechnical Engineering Report, dated February 12, 2018 with Geotechnical Engineering
Comments, dated October 24, 2019, prepared by South Sound Geotechnical Consulting
Exhibit 12: Preliminary Technical Information Report, prepared by AHBL, dated April 2024
Exhibit 13: Stream Study and Buffer Mitigation Plan, prepared by Wetland Resources, Inc., dated
May 30, 2024
Exhibit 14: Site Illumination Memo, prepared by TENW, dated June 3, 2024
Exhibit 15: Trip Generation Memo, prepared by TENW, dated June 4, 2024
Exhibit 16: Street Modification Request, dated April 19, 2024
Exhibit 17: Transportation Concurrency Memo, prepared by Nate Janders, Development Engineering
Manager, dated August 6, 2024
Exhibit 18: Duwamish Tribe Comments, dated July 19, 2024
Exhibit 19: City Response to Duwamish Comments, dated July 23, 2024
Exhibit 20: Advisory Notes
City of Renton Department of Community & Economic Development Medical Office Shell Staff Report to the Environmental Review Committee LUA24-000218, ECF, SA-H, V-H, MOD
Report of September 30, 2024 Page 3 of 8
SR_ERC Report_Medical Shell_240911_FINAl
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: According to City of Renton (COR) Maps, sensitive slopes are located on the project site. As such,
the applicant submitted a Geotechnical Engineering Report, prepared by South Sound Geotechnical
Consulting, dated February 12, 2018 (Exhibit 11). The topography of the site is generally flat, but descends
slightly to the south towards Honey Creek with a total elevation change across the site of approximately
five feet (5’). The memo contains information on soil infiltration capacity, groundwater table location, and
soil types.
Subsurface conditions were characterized by completing five (5) test pits on the site on January 24, 2018.
Test pits were advanced to final depths between about five feet and six feet (5’ and 6’) below existing
ground surface. According to the report, surface topsoil and/or fill was observed in all test pits and ranged
in depth from about one foot to one and one-half feet (1’ to 1.5’) at the test pit locations. Native soil was
found below the topsoil/fill and included fine-medium sand with silt, to silty sand. The native soils
observed were in a loose to medium dense condition and extended to depths between two and one-half
feet to four feet (2.5’ to 4’) in all five (5) test pits. The report concludes the soils represent alluvium
outwash or reworked sandy glacial till. Finally, silty sand with gravel in a medium dense to dense condition
was found extending to the bottom of the test pits and is considered sandy glacial till.
According to the report, groundwater seepage was observed in all of the test pits at depths between
about two and one-half feet to three and one-half feet (2.5’ to 3.5’). The report indicates that the dense
glacial till below the upper sand is considered impermeable to vertical groundwater flow and can cause
perched groundwater conditions during the wetter seasons of the year. In addition, groundwater levels
are anticipated to fluctuate due to seasonal precipitation variations and on- and off-site drainage patterns.
The report concludes that the proposed 5,200 sq. ft. building and associated site improvements are
feasible and that properly prepared native soils can be used for the support of conventional spread foot
foundations, floor slabs, and pavement. Infiltration is expected to be challenging on the site due to the
wide-spread prevalence of dense, glacially consolidated soils, which create a barrier to vertical
groundwater flow. The report provides design considerations for the applicant related to general site
preparation, subgrade preparation, grading and drainage, structural fill, earthwork procedures, and
foundations. No further site-specific mitigation is proposed.
Mitigation Measures: None recommended.
Nexus: Not applicable.
2. Air
Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and
building construction. Project development impacts during construction may include dust as a result of
grading and exhaust from construction vehicles and equipment. Dust control would be mitigated through
the use of temporary erosion control measures, watering, or other measures to remediate impacts as
needed. Long term emissions from vehicles owned by residents and delivery companies would occur
following project completion.
No further site-specific mitigation for the identified impacts from typical vehicle and construction exhaust
is required.
Mitigation Measures: None recommended.
Nexus: Not applicable.
City of Renton Department of Community & Economic Development Medical Office Shell Staff Report to the Environmental Review Committee LUA24-000218, ECF, SA-H, V-H, MOD
Report of September 30, 2024 Page 4 of 8
SR_ERC Report_Medical Shell_240911_FINAl
3. Water
a. Surface Water (Stream and Wetlands)
Impacts: The project site is mapped with a Type F stream (Honey Creek). As such, the applicant submitted
a Stream Study and Buffer Mitigation Plan, prepared by Wetland Resources, Inc., dated May 30, 2024
(Exhibit 13). The report identifies Honey Creek, which crosses the south-west corner of the site, as a Type
F stream with a 115-foot (115’) buffer and additional 15-foot (15’) structure setback per Renton Municipal
Code (RMC) 4-3-050G. The creek flows from a culvert onto the site and then flows west to east across the
site in an open channel where it enters the neighboring property and is piped approximately 665 feet
(665’) under the additional properties to the west, going under NE Sunset Blvd and exiting the pipes into
an open drainage ditch in the street ROW. The ordinary high water mark (OHWM) of the north side of the
creek was delineated by the consultant on April 12, 2024 and was subsequently surveyed. No wetlands,
flood hazards, or habitat conservation areas were found on the site per the report’s findings. The surface
parking lot, stormwater detention vault, bioretention ponds are proposed to be located inside of the
standard buffer, approximately 40 feet (40’) from the OHWM at the closest point, and therefore the
applicant has applied for a Reasonable Use Variance as outlined in RMC 4-9-250B.7. The Reasonable Use
Variance requesting a 40-foot (40’) enhanced reduced buffer will be reviewed as part of the site plan
review process. The proposed building would be located fully outside of both the 115-foot (115’) standard
Type F buffer and 15-foot (15’) structure setback.
The majority of the buffer area that is proposed to be reduced consists of existing hard-packed gravel.
Overall, the development plan proposes a reduction of a total of 13,228 sq. ft. of buffer area. According
to the study, approximately 9,300 sq. ft. of the full buffer area currently consists of gravel and is not
vegetated. The area provides limited to no buffer functions and generates runoff and pollutants that
degrade water quality. The remaining buffer reduction area totals 3,928 sq. ft. and consists primarily of
maintained grasses and weedy herbaceous vegetation, which provides a low level of buffer functions and
values according to the study. As part of the development, stormwater from the site will be diverted to a
detention vault and two (2) bioretention swales before discharging to Honey Creek, which would result in
a significant improvement in hydrologic and water quality functions on the site as compared with the
existing conditions per the study. To compensate for the buffer impacts associated with the project, the
applicant proposes to enhance the entire reduced 40-foot (40’) buffer between the stream and
development. Temporary buffer impacts would occur for the installation of a stormwater conveyance pipe
to the stream and for a small amount of grading along the edge of the modified buffer. The disturbed
areas would be restored as part of the proposed buffer enhancement plan.
The applicant has proposed approximately 4,460 sq. ft. of buffer enhancement. According to the report
and associated mitigation plan, enhancement activities would include trash/debris removal from the
stream and buffer areas, invasive species removal (primarily Himaylan blackberries, Knotweed, and
English ivy), the planting of a diverse mix of native trees and shrubs, and the installation of permanent
fencing and signs along the perimeter of the buffer. The applicant has proposed planting native species
including Big-leaf maple, Douglas fir, Oregon grape, Vine maple, and others. According to the study, the
proposed mitigation would improve buffer functions on the site by increasing noise and visual screening,
improving wildlife habitat functions, and limiting intrusion by humans and pets into the area surrounding
the stream. In addition, as required by RMC 4-3-050G.3, the applicant will be required to establish a Native
Growth Protection Easement (NGPE) encompassing the stream and buffer, protecting the on-site portion
of the stream and buffer in perpetuity. Staff concurs with the study’s findings and would further evaluate
the proposal as part of the formal site plan and reasonable use variance review. Therefore, no site-specific
mitigation measures are recommended.
The city received a comment from Duwamish Tribe Comments, dated July 19, 2024, recommending the
applicant utilize native species in the buffer area (Exhibit 18). The applicant has proposed all native plant
species as part of the stream buffer restoration, as shown in the Stream Study and Buffer Mitigation Plan
(Exhibit 13).
City of Renton Department of Community & Economic Development Medical Office Shell Staff Report to the Environmental Review Committee LUA24-000218, ECF, SA-H, V-H, MOD
Report of September 30, 2024 Page 5 of 8
SR_ERC Report_Medical Shell_240911_FINAl
Mitigation Measures: None recommended.
Nexus: Not applicable.
b. Stormwater
Impacts: The applicant submitted a Preliminary Technical Information Report, prepared by AHBL, Inc,
dated April 19, 2024 (Exhibit 12) and preliminary grading and drainage plan (Exhibit 8). Based on the City
of Renton’s flow control map, the site falls within the Flow Control Duration Standard – Matching Forested
Conditions. The site falls within two (2) drainage basins including the May Creek Drainage Basin and Honey
Creek sub-basin. Approximately 18,175 sq. ft. of new impervious surface would be constructed as a result
of the project. The majority of stormwater sheet flows south until entering Honey Creek. From there, the
creek flows west across the neighboring property where it enters two (2) pipes that eventually cross NE
Sunset Blvd and exit into a ditch line in the ROW.
Stormwater improvements proposed for the project include the installation of a below-grade vault, outfall
control structure, permeable pavement, and bio-retention cells. In the preliminary TIR, the applicant
discusses Core Requirements one through nine (1-9). The report concludes under Core Requirement #4
that the proposed new stormwater system would have adequate capacity to convey existing flows.
Project construction is required to comply with the 2022 Renton Surface Water Design Manual (RSWDM).
The TIR submitted is based on a full drainage review as required in the 2022 Renton Surface Water Design
Manual. Core requirements one through nine (1-9), as well as the six (6) special requirements, have been
discussed in the Technical Information Report. All requirements would be addressed in the final TIR
submitted and reviewed with the civil construction permit application. The advisory notes (Exhibit 20)
highlight several errors in the TIR that need to be addressed in the Final TIR. Staff’s opinion is that any
changes can be addressed with the civil construction permit review and are not critical at this time.
A Construction Stormwater Pollution Prevention Plan (CWWPPP) and Erosion and Sediment Control plan
(ESC) are also required for the site. The development would be subject to stormwater system
development charges. It is anticipated that the requirements set forth by the 2022 City of Renton Surface
Water Design Manual (2022 RSWDM), or a future stormwater manual adopted by the City of Renton,
would be sufficient to mitigate stormwater impacts generated by the proposed development and no
specific mitigation measures are recommended.
Mitigation Measures: None recommended.
Nexus: Not applicable.
4. Environmental Health
a. Noise
Impacts: Noise impacts would primarily result from the construction of the proposed road improvements
and new structure. The construction noise would be regulated through the City’s adopted noise level
regulations per Chapter 8-7, RMC. The City’s noise regulations limit haul hours between eight-thirty (8:30)
am to three-thirty (3:30) pm, Monday through Friday, unless otherwise approved by the Development
Services Division. Permitted work hours in or near residential areas are restricted to the hours between
seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m. for multi-family construction activities from
Monday through Friday. Work on Saturdays is restricted to the hours between nine o’clock (9:00) a.m.
and eight o’clock (8:00) p.m. No work is permitted on Sunday. Haul hours shall be restricted to the hours
between eight-thirty (8:30) a.m. and three-thirty (3:30) p.m., Monday through Friday, unless otherwise
approved in advance by the Development Services Division.
All noise levels would be required to comply with City of Renton code (Chapter 7 Noise Level Regulations)
and Washington Administrative Code (WAC 173-60, Maximum Environmental Noise Levels). The
City of Renton Department of Community & Economic Development Medical Office Shell Staff Report to the Environmental Review Committee LUA24-000218, ECF, SA-H, V-H, MOD
Report of September 30, 2024 Page 6 of 8
SR_ERC Report_Medical Shell_240911_FINAl
anticipated temporary noise impacts would be those commonly associated with mixed-use construction.
No further site-specific mitigation is proposed.
Mitigation Measures: None recommended.
Nexus: Not applicable.
5. Vegetation
Impacts: The majority of the site is unvegetated and consisting of hardpacked dirt, gravel and other
material debris. The south side of the site along Honey Creek is partially vegetated but has been heavily
disturbed by past grading activities. According to the applicant, two (2) significant trees and two (2)
landmark trees are present on the site including a 29-inch (29”) DBH Douglas Fir, a 27-inch (27”) DBH
Douglas fir, a 30-inch (30”) Douglas fir, and an 18-inch (18”) DBH Maple. The applicant submitted an
Arborist Report, prepared by Greenforest Incorporated, dated April 2, 2018 (Exhibit 9). The report
indicates that two (2) of the trees, the Maple and the 30-inch (30”) Douglas fir are located in the proposed
reduced stream buffer and therefore were not analyzed. The other two (2) trees located outside of the
buffer are both proposed for removal based on the design of the site improvements, specifically the
parking lot. Both trees proposed for removal were determined by the arborist to be in good health and
therefore City staff would evaluate these two (2) at the time of the site plan review to determine whether
adjustments can be made to the surface parking lot in order to retain these healthly Douglas fir landmark
trees. As shown in the submitted landscape plan (Exhibit 7), the planting of new native trees and various
native shrubs and ground cover species would occur as part of the proposal along the street frontage,
within the surface parking lot area, and around the new building. Species proposed include, but are not
limited to, Katsura, Douglas fir, Western red cedar, Pacific wax myrtle, Sword fern, Kelsey dogwood, Salal,
and Kinnikinnick. Five (5) Japanese bell street trees are proposed in the new planter strip along NE Sunset
Blvd spaced approximately 30-feet (30’) on-center. Additional analysis of existing and proposed trees,
including analysis of the location, species, and size of retained trees, would occur during review of both
the site plan and the civil construction and building permits, therefore no site-specific mitigation is
recommended.
Mitigation Measures: None recommended.
Nexus: Not applicable.
6. Historic and Cultural Preservation
Impacts: A representative of the Duwamish Tribe submitted a comment (Exhibit 18) to City staff on July
19, 2024 indicating the project site is located in an area that the Tribe considers culturally significant. The
Washington Department of Archaeology and Historic Preservation WISAARD mapping tool indicates a
moderately low potential for encountering cultural resources. However, the comment from the Tribe
identifies 15 historical and ancestral Duwamish place names within approximately three (3) miles of the
project site and concludes the project has a moderate potential for discovery of unknown archeological
deposits and requests notification of any archeological work performed and also the submittal of an
inadvertent discovery plan (IDP). The Tribe also recommends using native vegetation for any proposed re-
planting, preserving mature native trees, and the installation of Dark Sky compliant lighting on the project
site. Staff notes the applicant has already proposed replanting with native vegetation according to the
Stream Study and Buffer Mitigation Plan (Exhibit 13) and the landscape plan (Exhibit 7). As such, staff
recommends as a mitigation measure that the applicant submit an inadvertent discovery plan (IDP) prior
to the start of any construction. The applicant shall provide notification to Tribes’ cultural committee prior
to the start of construction.
Mitigation Measures: The applicant shall submit an Inadvertent Discovery Plan (IDP) prepared by a
qualified professional prior to the start of any construction. The applicant shall provide notification to
Tribes’ cultural committee prior to the start of construction.
City of Renton Department of Community & Economic Development Medical Office Shell Staff Report to the Environmental Review Committee LUA24-000218, ECF, SA-H, V-H, MOD
Report of September 30, 2024 Page 7 of 8
SR_ERC Report_Medical Shell_240911_FINAl
Nexus: City of Renton Comprehensive Goals and Policies, L-AA, L-45 and L-46; Chapter 27.53 RCW,
Archaeological Sites and Resources; Chapter 27.44 RCW, Indian Graves and Records; Chapter 197-11 WAC,
SEPA Rules.
7. Transportation
Impacts: The project site fronts NE Sunset Blvd along the north property line. NE Sunset Blvd is classified
as a principal arterial with a current right of way (ROW) width of approximately 90 feet (90’) fronting the
project site per King County Assessor’s Map. Per RMC 4-6-060, the minimum ROW width for a principal
arterial with five (5) lanes is 103 feet (103’). The minimum paved roadway width for a principal arterial
with five (5) lanes is 66 feet (66’). The paved roadway section consists of four (4) – 11-foot (11’) wide
travel lanes, one (1) – 12-foot (12’) wide center turn lane, and two (2) – five-foot (5’) wide bike lanes. A
one-half foot (0.5’) wide curb, an eight foot (8’) wide planter, and an eight-foot (8’) wide sidewalk are
required along both sides of the pavement. Two feet (2’) of clear space behind the sidewalk is required
along both sides of the roadway. A dedication of approximately six and one-half feet (6.5’) along the
frontage would be required to meet the City’s street standards. However, the City’s Transportation
Department determined the existing curb-to-curb width is sufficient. The applicant submitted a
modification to retain the existing pavement, which staff finds conceptually acceptable and will formally
evaluate as part of the site plan review process. City staff has confirmed that the curb-to-curb width is
adequate and would support a street modification to keep the existing curb-to-curb width. Conformance
with the City’s complete street standards, as previously noted above, would be required behind the curb
line. ROW dedication may be required if two feet (2’) of clear space is not provided once the new street
frontage improvements are installed in the current right of way limits.
Trip Generation
A Traffic Impact Analysis (TIA) is required when a project proposal would result in the generation of 20
new a.m. or p.m. peak hour trips. The applicant submitted a Trip Generation Memo prepared by TENW
and dated June 4, 2024 (Exhibit 15). According to the report, the proposed project is estimated to generate
130 new weekday daily trips with six (6) new trips occurring during the weekday AM peak hour (3 in, 3
out), and eight (8) new trips occurring during the weekday PM peak hour (4 in, 4 out). The calculation was
based on the ITE Manual for Trip Generation, 11th Edition. Therefore, a full Transportation Impact Analysis
(TIA) is not required. Staff concurs with the assessment provided by the applicant.
Transportation Concurrency
Staff determined that at completion of the project, the development will have met City of Renton traffic
concurrency requirements (Exhibit 17), 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. It is anticipated that compliance with the City’s adopted
Street Standards (modified) and the payment of required Traffic Impact Fees would mitigate any adverse
impacts that could be generated by additional traffic attributed to the proposal; therefore, no further
mitigation is recommended.
Mitigation Measures: None recommended.
Nexus: Not applicable.
8. Fire & Police
Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to
the proposed development; provided the applicant constructs Code required improvements and pays
associated impact fees (Exhibit 20).
Mitigation Measures: None recommended.
Nexus: Not applicable.
City of Renton Department of Community & Economic Development Medical Office Shell Staff Report to the Environmental Review Committee LUA24-000218, ECF, SA-H, V-H, MOD
Report of September 30, 2024 Page 8 of 8
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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 October 14, 2024. 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.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Medical Office Shell Building
Land Use File Number:
LUA24-000218, ECF, SA-H, V-H, MOD
Date of Meeting
September 30, 2024
Staff Contact
Alex Morganroth
Principal Planner
Project Contact/Applicant
Tyler Graff, Graves +
Associates / 2102 N Pearl St
Tacoma, WA 98406 /
tgraff@gravesassoc.com
Project Location
4409 NE Sunset Blvd NE (APN
0323059093)
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: SEPA Checklist dated May 31st, 2024
Exhibit 3: Site Plan
Exhibit 4: Architectural Elevations
Exhibit 5: Color Rendering
Exhibit 6: Trash Enclosure Plans
Exhibit 7: Landscape Plan
Exhibit 8: Conceptual Drainage and Utility Plan
Exhibit 9: Arborist Report, prepared by Greenforest Incorporated, dated April 2, 2018
Exhibit 10: Tree Retention and Credit Worksheet
Exhibit 11: Geotechnical Engineering Report, dated February 12, 2018 with Geotechnical Engineering
Comments, dated October 24, 2019, prepared by South Sound Geotechnical Consulting
Exhibit 12: Preliminary Technical Information Report, prepared by AHBL, dated April 2024
Exhibit 13: Stream Study and Buffer Mitigation Plan, prepared by Wetland Resources, Inc., dated
May 30, 2024
Exhibit 14: Site Illumination Memo, prepared by TENW, dated June 3, 2024
Exhibit 15: Trip Generation Memo, prepared by TENW, dated June 4, 2024
Exhibit 16: Street Modification Request, dated April 19, 2024
Exhibit 17: Transportation Concurrency Memo, prepared by Nate Janders, Development Engineering
Manager, dated August 6, 2024
Exhibit 18: Duwamish Tribe Comments, dated July 19, 2024
Exhibit 19: City Response to Duwamish Comments, dated July 23, 2024
Exhibit 20: Advisory Notes