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HomeMy WebLinkAboutERC_Decision_Report_Exhibits_Sunset_Mixed_Use_180212DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC_Report_Exhibits_Sunset_Mixed_Use_180212 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: February 12, 2018 PART ONE: PROJECT BACKGROUND Project Name: Sunset Mixed-Use Project Number: PR17-000467 Land Use Permit Number: LUA17-000594, ECF, SA-H Project Manager: Jill Ding, Senior Planner Owner: Sunset Premier, 8151 SE 48th Street, Mercer Island, WA 98040 Applicant: Ted Saedi, Sunset Premier, 14444 185th Avenue NE, Bellevue, WA 98008 Contact: Jeremy Rene, Rene Architecture, 615 SW 153rd Street, Burien, WA 98166 Project Location: 1409 Monroe Avenue NE (Parcel No. 0423059104) Project Summary: The applicant is requesting Hearing Examiner Site Plan Review and Environmental (SEPA) review for the construction of a 54,260 square foot mixed use building. The proposed building would include 35 apartment units over approximately 4,720 square feet of office/retail space as well as two levels of parking. The proposed building would include a total of 45 parking spaces and would have a height of 60 feet and 5 stories. The project site is triangular in shape and totals 22,662 square feet in area and is located within the CV (Center Village) zone and Urban Design District D. The lower level parking garage would be accessed off of NE Sunset Blvd and the upper level parking garage would be accessed off of Monroe Avenue NE. The project site is located within a Wellhead Protection Area, Zone 2 and contains Sensitive Slopes (slopes with grades between 25 and 40 percent). The applicant will also be requesting a fee waiver and the Multi-Family housing tax exemption. Exist. Bldg. Area SF: 2,582 SF (To Be Removed) Proposed New Bldg. Area: 54,260 SF Site Area: 22,662 SF (0.52 ac) STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS). City of Renton Department of Community & Economic Development Environmental Review Committee Report SUNSET MIXED-USE LUA17-000594, ECF, SA-H Report of February 12, 2018 Page 2 of 4 ERC Report PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. B. Mitigation Measures 1. None recommended. C. Exhibits Exhibit 1 Environmental Review Committee Report Exhibit 2 Architectural Plans Exhibit 3 Civil Plans Exhibit 4 Geotechnical Report prepared by Ages Engineering, LLC, dated January 25, 2017 Exhibit 5 Geotechnical Infiltration Memo prepared by Ages Engineering, LLC, dated December 8, 2017 Exhibit 6 Preliminary Technical Information Report (TIR), prepared by The Concept Group, dated August 21, 2017 Exhibit 7 Traffic Impact Analysis, prepared by Jake Traffic Engineering, Inc., dated October 15, 2017 Exhibit 8 Advisory Notes to Applicant 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 Ages Engineering, LLC, dated January 25, 2017 (Exhibit 4) was submitted with the project application. The topography of the project site slopes to the northwest at inclinations ranging from 5 to 20 percent. The steepest slopes are on the northwestern portion of the site adjacent to NE Sunset Blvd. The lower portions of the slopes adjacent to NE Sunset Blvd appear to be the result of grading for NE Sunset Blvd. Site vegetation consists of grass lawn, landscape shrubs and trees, and a few medium-sized evergreen and deciduous trees. Three hand augured test borings were advanced to a depth of 7 feet and one machine-augured test boring was advanced to a depth of 36.5 feet. In the hand augured test borings, native, light brown, moist, medium dense sand with silt and gravel consistent with Advance outwash was encountered. The Advance outwash became dense below a depth of 6.0 feet. Within the machine-augured test boring native, grayish-brown, moist, dense, silty sand with gravel was encountered to a depth of City of Renton Department of Community & Economic Development Environmental Review Committee Report SUNSET MIXED-USE LUA17-000594, ECF, SA-H Report of February 12, 2018 Page 3 of 4 ERC Report 9.0 feet. Below 9.0 feet the soils became light brown, moist, dense, sand with silt and gravel consistent with Advance outwash. The Advance outwash was fine- to medium-grained in the upper portions and became medium- to coarse-grained with depth, until approximately 36.0 feet where it became fine-grained again. No groundwater was encountered. The geotechnical report concludes that development of the site is feasible from a geotechnical standpoint. The proposed development can be supported on conventional spread footings bearing on the existing native organic-free soils observed on the site or on structural fill placed above these native soils. Floor slabs and pavements can be similarly supported. The report included recommendations for site preparation and grading, excavation, soldier pile shoring, foundations, slab-on-grade floors, lower level building and concrete retaining walls, stormwater, and drainage. It is anticipated that the City’s adopted building codes would adequately mitigate for any impacts of the proposed development to the project site; therefore no further mitigation is recommended at this time. Mitigation Measures: 1. None recommended. Nexus: N/A 2. Water a. Surface Water Impacts: The applicant submitted a Preliminary Technical Information Report (TIR), prepared by The Concept Group, and dated August 21, 2017 (Exhibit 6). The project site is currently developed with three single-family residential structures (proposed for removal) and vegetation consists primarily of lawn and landscaping. The amount of impervious surfaces existing on the project site currently totals 5,207 square feet. The project site is located within the East Lake Washington drainage basin and the topography currently slopes from southeast to northwest. Runoff from the site currently sheet flows northwest towards NE Sunset Blvd. As a result of project construction, runoff would be routed to an on-site detention vault with overflows discharging to the public storm drain system within NE Sunset Blvd. The project is exempt from water quality as the project would not result in the construction of 5,000 square feet of pollution generating impervious surfaces. It is anticipated that the City’s current adopted 2017 City of Renton Surface Water Design Manual would adequately mitigate any impacts that could result from the proposed development; therefore no further mitigation is recommended. Mitigation Measure: None recommended. Nexus: Not Applicable. 3. Transportation Impacts: A traffic analysis dated October 15, 2017, was provided by Jake Traffic Engineering, Inc. (Exhibit 7). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 342 new daily vehicle trips. Weekday peak hour AM trips would generate 13 new vehicle trips, with 6 vehicles leaving and 7 vehicles entering the site. Weekday peak hour PM trips would generate 21 new vehicle trips, with City of Renton Department of Community & Economic Development Environmental Review Committee Report SUNSET MIXED-USE LUA17-000594, ECF, SA-H Report of February 12, 2018 Page 4 of 4 ERC Report 13 vehicles entering and 8 vehicles existing the site, including a credit for pass-by trips. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. The proposed project would be responsible for the payment of a Traffic Impact Fee at the applicable rate at the time of Building Permit issuance. It is anticipated that the payment of the Traffic Impact Fee would adequately mitigate additional traffic generated by the project; therefore no further mitigation is recommended. Transportation concurrence would occur as part of the Site Plan Review application process. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”  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 together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on March 2, 2018. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. Jeremy Rene Jeremy Rene Jeremy Rene Jeremy Rene Jeremy Rene Jeremy Rene Jeremy Rene Jeremy Rene 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000Know what's R TESC PLAN 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 TESC DETAILS 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 Know what's R PAVING, GRADING, STORM DRAINAGE, SIDE SEWER PLAN 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 DRAINAGE DETAILS 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 PAVING DETAILS 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 Know what's R WATER PLAN AND PROFILE 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 Know what's R WATER PLAN AND PROFILE 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 WATER DETAILS 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 4701 SW Admiral Way, Suite #353 Seattle, WA 98116 T (206) 446-1291 Land Development and www.ConceptBusinessGroup.com Civil Engineering Consultants IN COMPLIANCE WITH CITY OF RENTON STANDARDSÄ 5705'6/+:'&Ä75'$7+.&+0) /1041'#8'07'0' 4'06109#5WPUGV/KZGFÄ7UG$WKNFKPI#Ä0000000 WATER DETAILS T ECHNICAL I NFORMATION R EPORT S UNSET M IXED-USE D EVELOPMENT 1409 M ONROE A VENUE NE R ENTON, W ASHINGTON 98056 The Concept Group 4701 SW Admiral Way, Ste 353 ● Seattle, WA 98116 ● (206) 446-1291 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 3 LUA17-000594 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Name, 425-430-6598, jding@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Name, 425-430-7382, afowler@rentonwa.gov) 1. See Attached Development Engineering Memo dated January 29, 2018 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. Fire impact fees are applicable at the rate of $0.26 per square foot of commercial office space and $964.53 per multifamily unit. This fee is paid at time of building permit issuance. No charge for parking garage areas. Credit will be granted for the existing structures removed. ADVISORY NOTES TO APPLICANT Page 2 of 3 LUA17-000594 2. The preliminary fire flow is 1,750 gpm. A minimum of two fire hydrants are required. One within 150 feet and one within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code including 5-inch storz fittings, which they do not. One new hydrant shall be installed within 50-feet of the fire department connection. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are adequate as they exist. 5. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. No Comments. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. 2. Bicycle Lanes per the adopted Trails and Bicycle Master Plan are to be included along Sunset Blvd as per Project sheet #131. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailers should be completely fenced in with portable chain-link fencing. Fencing will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2” throw when bolted. Glass windows in the trailer should be shatter- resistant. Any construction material that contains copper should be removed from the construction site at the end of each working day; housing this material at the site will only tempt thieves to try and steal it. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use or removed from site altogether. 2. I also recommend the business post the appropriate “No Trespassing” signs on the property while it’s under construction. This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. The use of private security personnel to patrol the site during the hours of darkness is recommended. 3. All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks, latch guards or pry-resistant cylinders around the locks and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of any retail buildings should be limited, or at ADVISORY NOTES TO APPLICANT Page 3 of 3 LUA17-000594 minimum, only accessed via keypad or locking hardware that can’t be tampered with from the outside. 4. It is recommended that any outside common areas be monitored with surveillance cameras to include the limited access parking garage levels. It’s not uncommon for multi-housing properties to experience theft and/or vandalism during the hours of darkness. An auxiliary security service should be used to patrol the property (this includes the limited access garages), especially during the hours of darkness. Any alternative entrances should have controlled access doors to prevent trespassing. 5. The current plants to provide a “mini park” or “urban oasis” at the triangle portion of this property will more than likely attract the nearby homeless population versus become a destination location for users of this complex. I would discourage the placement of the water feature for just this reason. Any time you install benches, tables, or “rest stops” that can be easily accessed by the public, you will encourage unwanted traffic. This may or may not be able to be enforced via trespass by local law enforcement. 6. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in the country) as well as provide safe pedestrian travel for both employees, customers and residents. Signage advising residents and guests to keep valuables out of their vehicles while parked should be posted in all parking areas (to include the limited access garages). 7. Landscaping should be installed with the objective of allowing visibility – not too dense and not too high. Too much landscaping will make residents and their guests feel isolated and will provide criminals with concealment to commit crimes such as burglary and theft. 8. The limited access garage will be a very tempting target for auto thieves. Theft from motor vehicle and auto theft are prevalent and any garage housing vehicles utilized by visitors, employees, and /or residents are likely to have items of value left inside (electronic equipment, personal items, garage fobs, etc.). I recommend the installation, and substantial advertisement of, surveillance cameras inside and outside any limited access garage, an overabundance of lighting, and a noticeable presence of courtesy patrol. I assume there will be a large influx of unwanted curiosity seekers brought into this particular area due to its location. Police will not be monitoring, towing or citing vehicles onsite or in garages so the utilization of security patrol is recommended for this property. 9. All dumpster areas should be housed within a structure of a height and strength that will deter unwanted subjects from gaining access to them when not in-service. Due to the location of this development, I would assume it will experience a population of transients and having easy access to trash receptacles will motivate them to remain in the area. 10. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. This will allow for a more comprehensive security evaluation that would be specific to each structure. Contact Cyndie Parks, 425.430.7521, when you would like to make an appointment. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 29, 2018 TO:Jill Ding, Planner FROM:Ann Fowler, Civil Plan Reviewer SUBJECT:Utility and Transportation Comments for Sunset Mixed Use 1409 Monroe Ave NE LUA 17-000594 I have reviewed the application for the Sunset Mixed Use at 1409 Monroe Ave NE (APN(‘s) 0423059104) and have the following comments: EXISTING CONDITIONS The site is approximately 0.5 acres in size and is triangular in shape. The site is currently developed with three single family residential structures and associated driveways. Water Water service is provided by City of Renton The site is in the Highlands service area in the 565 hydraulic pressure zone. There is an existing 12-inch City water main located in Monroe Ave NE (see Water plan no. W-1824) that can deliver a maximum total flow capacity of 3,430 gallons per minute (gpm). There is an existing 12-inch City water main located in the westerly side of NE Sunset Blvd (see Water plan no. W-0315) that can deliver a maximum total flow capacity of 3,800 gallons per minute (gpm). The approximate static water pressure is 72 psi at the elevation of 400 feet. The site is located within Zone 2 of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton There is an existing 8-inch concrete wastewater main located in Monroe Ave NE (see City plan no. S-0045). There is an existing 8- inch concrete wastewater main located in NE Sunset Blvd (see City plan no. S-0030). Storm The existing property does not contain stormwater facilities. There are stormwater mains located in Monroe Ave NE and NE Sunset Blvd. Runoff from the existing site includes 3 single family residential buildings where no stormwater infrastructure currently exists on-site. Streets Monroe Ave NE is a Minor Arterial Street with an existing right of way (ROW) width of 60-65 ft as measured using the King County Assessor’s Map. NE Sunset Blvd is a Principal Arterial Street with an existing right of way (ROW) width of 98-107 feet as measured using the King County Assessor’s Map. There is an existing sidewalk fronting both frontages of the site. Sunset Mixed Use – LUA17-000594 Page 2 of 6 CODE REQUIREMENTS WATER 1. The proposed water main improvements are shown on the composite utility civil plan submitted with the Land Use Application. The required 12-inch water main extension along Monroe Ave NE, connecting to the existing 12-inch water main located in Monroe Ave NE as well as the required 8-inch water main extension along NE Sunset Blvd, connecting to the existing 8-inch water main located in NE Sunset Blvd. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,750 gpm. Adequate fire flow is available with the aforementioned water main extensions to meet the minimum fire flow requirements. a. All new mixed-use buildings shall have separate meters for the multi-family portion and the commercial portion the building. 2. The following water main improvements are required to provide water service for domestic use and fire protection for the development per City Code and Development standards (RMC 4-6- 010B) including, but not limited to: a. Installation of fire hydrants as required by Renton Fire Prevention. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. b. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the building. The DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1 (or 360.2 depending on the size of the system). The DDVCA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5 for the installation of a DDCVA inside a building. c. Installation of a domestic water meter with a double check valve assembly (DCVA) behind the meter. d. Location of backflow assemblies inside the building is strongly encouraged. All vault and meter lids in the sidewalk shall conform to the City’s Downtown Streetscape Design Standards and Guidelines. 3. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be provided to the City. Meters 3” or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3” or larger. 4. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 5. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 6. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 8. The development is subject to applicable water system development charges (SDC) and meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 2-inch domestic water service is $29,816 per meter. Sunset Mixed Use – LUA17-000594 Page 3 of 6 b. Additional water system development charges and water meter charges will apply based on the final water service sizing and quantity. An additional water meter is required to provide separate service to the commercial and residential portions of the building. c. A redevelopment credit of the water system development charges in the amount of $3,737.00 will be applied to each of the three (3) existing ¾-inch meters (UB account ref #430034, 430035, 430036) servicing the property(ies) if they are abandoned and capped at the main line or $11,181.00 for (3) ¾-inch meters. d. SDC fees are assessed and payable at construction permit issuance. 9. Water service installation charges for each proposed 2-inch water service is $4,710* per meter. This is payable at construction permit issuance. 10. Drop-in meter fee is $950.00* per 2-inch meter. This is payable at issuance of the building permit. 11. Separate water service cut and cap permits are required. Cut and cap permit fee is $250* for each water service line. 12. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. 2. The development is proposing connection of 1 new mixed use building. Separate side sewers shall be provided for the commercial and residential portions of the buildings. 3. Covered parking areas will need to direct parking drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 4. Retail restaurant space will need to be directed to a grease interceptor(s) prior to connecting into the City’s Sanitary Sewer system. Installation of a grease interceptor will be required. The grease interceptor shall be sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 5. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 2-inch meter is $22,696.00. b. A redevelopment credit of the wastewater system development charges in the amount equal to the SDC fee for the size of the existing water meter(s) will be applied to the existing meter to 1409 Monroe Ave NE if it is abandoned and capped at the main line. c. Separate wastewater service cut and cap permits are required. Cut and cap permit fee is $250* for each side sewer line. d. SDC fees are payable at construction permit issuance. SURFACE WATER 1. A geotechnical report, dated January 25, 2017, completed by Ages Engineering, LLC for the site has been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. The report needs to discuss the soil and groundwater characteristics of the site including infiltration potential Sunset Mixed Use – LUA17-000594 Page 4 of 6 and provide recommendations for project design and construction. Geotechnical recommendations presented need to be address within the project plans. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated August 21, 2017, was submitted by The Concept Group with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. 3.The development is required to provide flow control in accordance with Core Requirement #3 of the RSWDM. The project proposes conveyance to a detention vault prior to connection to the existing stormwater main located NE Sunset Blvd. a. A maintenance access road is required to the stormwater facilities in the proposed storm tract and shall be in accordance with the design requirements outlined in section 5.1.3.1 of the RSWDM. As designed, it is not clear how the vault will be maintained. b. Grading shall be in accordance with RMC 4-4-060. 4. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 5. All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. 6. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application. The final drainage plan and drainage report must be submitted with the civil construction permit application. a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will be completed during civil construction permit review. The applicant may be required to apply additional on-site BMPs in order to meet the minimum requirements outlined in Core Requirement #9. 7. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 8. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 9. Surface water system development fee is $0.687 per square foot of new impervious surface, but not less than $1,718.00. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts NE Sunset Blvd along the northwest property line. To meet the City’s complete street standards for principal arterial streets, minimum right of way width is 103 feet. Dedication of 0-2.5 feet of right of way would be required. Full frontage improvements, including 0.5-ft curb, an 8-ft planting strip, 8-ft sidewalk, 2-foot clear space at back of sidewalk, street trees and storm drainage improvements, is required. Final ROW dedication would be Sunset Mixed Use – LUA17-000594 Page 5 of 6 dependent upon final survey and shall be in accordance with the City’s NE Sunset Blvd Transportation Improvement Project. 2. The proposed development fronts Monroe Ave NE along the east property line. To meet the City’s complete street standards for minor arterial streets, minimum right of way width is 91 feet. Dedication of 13-15.5 feet of right of way would be required. Per City code 4-6-060, half street improvements shall include a pavement width of 54 feet (27 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of sidewalk, street trees and storm drainage improvements. Final ROW dedication would be dependent upon final survey. 3. Corner lots on Collector Streets require a minimum turning radius of 35 feet. 4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 5. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 6. A traffic analysis dated May 16, 2017, was provided by Transportation Engineering Northwest (TENW). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 342 new daily vehicle trips. Weekday peak hour AM trips would generate 13 new vehicle trips, with 6 vehicles leaving and 7 vehicles entering the site. Weekday peak hour PM trips would generate 21 new vehicle trips, with 13 vehicles entering and 8 vehicles existing the site, including a credit for pass-by trips. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 7. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. The maximum width of any driveway shall not exceed 30-feet. b. Driveways shall be located a minimum of 5-feet from property lines. c. Maximum driveway slope is 8%. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. Payment of the transportation impact fee (TIF) is applicable on the construction of the development at the time of application for the building permit. The City’s TIF for multi-family, based on ITE Land Use Classification (LUC) 220 – Apartment, is $3,358.55 per dwelling unit as outlined in the 2017-2018 City Development Fee Schedule. This fee is based on a trip generation rate, outlined in the ITE Manual, of 0.62. The project proposes a mid-rise Apartment building which is classified in the ITE manual as an apartment building that has between 3 and 10 levels. The trip generation rate for ITE LUC 223 – Mid-Rise Apartment is 0.39. Applying a pro-rated TIF to the City’s Standard TIF for an apartment ($3,358.55(0.39/0.62) results in an adjusted TIF of $2,112.64 per dwelling unit. The 2017 rate of transportation impact fee for a shopping center is $13.29 per square foot of building. Credit is provided for the three existing single family residences ($5,430.85 per dwelling unit). The estimated TIF for each land use classification is outlined in the table below. The transportation impact fee that is current at the time of building permit application will be levied. Use QTY UOM TIF Total TIF Multi-Family (LUC223)35 Dwelling Unit $2,112.64 $73,942.40 Sunset Mixed Use – LUA17-000594 Page 6 of 6 Specialty Retail (LUC826) 5,000 Square Foot $13.29 $66,450.00 Single Family (LUC210) (3)Dwelling Unit $5,430.85 ($16,292.55) Net Total $124,099.85 10. Concurrency under separate cover. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. * An additional 5% technology fee will be added to each fee marked with an asterisk (*). DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—Renton0ENVIRONMENTAl.(SEPA)DETERMINATIONOFNON-SIGNIFICANCE(DNS)PROJECTNUMBER:APPLICANT:LUA17-000594,ECF,SA-HTedSaedi,SunsetPremier/14444135thAvenueNE!Bellevue,WA98008PROJECTNAMESunsetMixed-UsePROJECTDESCRIPTION:TheapplicantisrequestingHearingExaminerSitePlanReviewandEnvironmental(SEPA)reviewfortheconstructionofa54,260squarefootmixedusebuilding.Theproposedbuildingwouldinclude35apartmentunitsoverapproximately4,720squarefeetofoffice/retailspaceaswellastwolevelsofparking.Theproposedbuildingwouldincludeatotalof45parkingspacesandwouldhaveaheightof60feetandSstories.Theprojectsiteistriangularinshapeandtotals22,662squarefeetinareaandislocatedwithintheCV(CenterVillage)zoneandUrbanDesignDistrictD.ThelowerlevelparkinggaragewouldbeaccessedoffofNESunsetBlvdandtheupperlevelparkinggaragewouldbeaccessedoffofMonroeAvenueNE.TheprojectsiteislocatedwithinaWellheadProtectionArea,Zone2andcontainsSensitiveSlopes(slopeswithgradesbetween25and40percent).TheapplicantwillalsoberequestingafeewaiverandtheMulti-Familyhousingtaxexemption.PROJECTLOCATION:LEADAGENCY:1409MonroeAvenueNERenton,WA98056CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(EIS)isnotrequiredunderRCW43.21C.030(2)(c).ThisDeterminationofNon-SignificanceisissuedunderWAC197-11-340.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onMarch2,2018.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.PUBLICATIONDATE:DATEOFDECISION:SIGNATURES:February16,2018February12,20182_iihDateik’yc<2,1/Y%.e-_GreggZimr3%e/ma3,AdministratorPublicWdfk1DepartmentBeym,A&ratorCommunityServicesDepartmentRickM.Marshall,AdministratorRentonRegionalFireAuthorityDateDaterC.E.“Chip”Vincent,AdministratorDateDepartmentofCommunity&EconomicDevelopment