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HomeMy WebLinkAboutERC Report US Bank Expansion.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: June 26, 2017 Project Name: US Bank Expansion Project Number: LUA17-000324, ECF, MOD, MOD, MOD Project Manager: Angelea Weihs, Associate Planner Owner: Strada Da Valle LLC, 5050 1st Ave S, Suite 102, Seattle, WA 98134 Applicant/Contact: David Halinen, Halinen Law, 1019 Regents Blvd. Ste. 202, Fircrest, WA 98466 Project Location: 2500 East Valley Road Project Summary: The applicant is requesting Environmental Review, an Urban Design Modification, a Street Modification, and a Minor Modification to an approved Site Plan for a proposed 2,673 square foot addition to the existing 28,065 square foot building located at 2500 E Valley Rd (Parcel number 3023059103). The subject site is 3.08 acres (134,074 sf) and is zoned Commercial Arterial (CA). The building is currently used as administrative offices for US Bank. The expansion would enlarge the building’s footprint from 28,065 square feet to 30,738 square feet. Existing access is gained via East Valley Road. The existing site contains 176 parking stalls. The proposed development would include two enclosed truck bays, removal of 26 parking stalls, and new landscape planter strips along the north and east sides of the building expansion. Seismic hazards are mapped on the project site. A Category III wetland is mapped off-site within 50 feet of the property. In the project vicinity, there are 5 significant trees, 2 of which are proposed for removal to accommodate the addition. The applicant has requested and received an administrative determination that the project is exempt from the required wetland buffer setbacks, due to the existing separation from the wetland by pre-existing, intervening, and lawfully created substantial existing improvements, per RMC 4-3-050B.1.g. Site Area: 3.08 acres Proposed Bldg. Area Existing and New (gross): 30,738 SF 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 Environmental Review Committee Report US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD Report of June 26, 2017 Page 2 of 6 ERC Report PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting Environmental Review, an Urban Design Modification, a Street Modification, and a Minor Modification to an approved Site Plan for a proposed 2,673 square foot addition to the existing 28,065 square foot building located at 2500 E Valley Rd (Parcel number 3023059103). The property is located within the Commercial Arterial Zone (CA) and Urban Design District D. The site is bordered by East Valley Rd to the west and Route 167 to the east, and is 3.08 acres (134,074 sf). Abutting parcels to the north and south are also zoned CA. Properties across E Valley Rd to the west are zoned Light Industrial (IL). The building is currently used as administrative offices for US Bank. The expansion would enlarge the building’s footprint from 28,065 square feet to 30,738 square feet. Associated improvements with the office addition include infrastructure updates and landscaping. The applicant has requested a modification to maintain the existing curb, gutter, and sidewalk improvements along E Valley Rd. The subject property contains 495.93 linear feet of frontage (width) along E Valley Rd. The subject property consists of the existing office building, concrete parking lot and driveway aisles, and landscaping. Existing surface grades are relatively flat. Vehicle access would remain in the current driveway along E Valley Rd. The existing site contains 176 parking stalls. The proposed development would include two enclosed truck bays and removal of 26 parking stalls. The proposed project would result in a total of 150 remaining parking spaces. Currently the property exceeds the maximum parking spaces permitted (126 parking spaces) for the use. In the project vicinity, there are 5 significant trees, 2 of which are proposed for removal to accommodate the addition. The proposal includes new landscape planter strips along the north and east sides of the building expansion. Seismic hazards are mapped on the project site. A Category III wetland is mapped off-site within 50 feet of the property. The applicant has requested and received an administrative determination that the project is exempt from the required wetland buffer setbacks, due to the existing separation from the wetland by pre-existing, intervening, and lawfully created substantial existing improvements, per RMC 4-3-050B.1.g. 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. B. Mitigation Measures Project construction shall comply with the recommendations found in the Geotechnical Report completed by Terra Associates, Inc. (dated April 17, 2017) for the office building addition or updated reports submitted at a later date. C. Exhibits Exhibit 1 ERC Report Exhibit 2 Neighborhood Detail Map Exhibit 3 Site Plan Exhibit 4 Tree Retention Plan Exhibit 5 Landscape Plan Exhibit 6 Geotechnical Report – Infiltration prepared by Terra Associates, Inc. (dated April 17, 2017) City of Renton Department of Community & Economic Development Environmental Review Committee Report US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD Report of June 26, 2017 Page 3 of 6 ERC Report Exhibit 7 Storm Drainage Report prepared by Ted Dimof, PE, (dated May 18, 2017) Exhibit 8 Arborist Report Exhibit 9 Floor Plan Exhibit 10 Exterior Elevations Exhibit 11 Urban Design Modification Request Exhibit 12 Construction Mitigation Description Exhibit 13 Advisory Notes to Applicant Exhibit 14 Critical Areas Determination Report prepared by Wetland Resources, Inc. (dated May 15, 2017) 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 (Exhibit 6), dated April 17, 2017, completed by Terra Associates, Inc. was submitted with the application. The report discusses the soil and groundwater characteristics of the site as well as the seismic hazards and provides recommendations for project design and construction. The proposed addition is 2,673 SF in size. The extent of disturbance is approximately 6,236 SF. Less than 250 cubic yards of excavation and grading of site soils is proposed to prepare the building addition for its foundation. No fill dirt is expected as part of this project. According to the report, the existing surface grades are relatively flat. The soils observed in the test boring consisted of approximately 9.5 feet of fill overlying native lacustrine and alluvial deposits. Groundwater was observed in the test boring below a depth of approximately 12 feet. All of the soil samples collected below a depth of 12 feet were wet. Since the field work occurred on April 1st, it is expected that the observed groundwater level is representative of the seasonal high. The project site contains high seismic hazards. A liquefaction analysis was completed as part of the study. The results of the analysis indicate that soil liquefaction could occur during the design earthquake event. The analysis further indicated that liquefaction could result in total settlements of three inches, one-half of which would likely be differential in nature. The study indicated that this amount of settlement would not structurally impair the building but would likely result in cosmetic damage to the structure. The study provides recommendations to prevent or reduce cosmetic damage related to liquefaction induced settlements. Due to the project site’s location within a seismic hazard area, staff recommends as a SEPA mitigation measure that project construction comply with the recommendations found in the Geotechnical Report completed by Terra Associates, Inc. (dated April 17, 2017) for the office building addition or updated reports submitted at a later date. The study notes that no significant erosions hazards exists in the project area. According to the report, the erosion potential of the site soils in the planned development area would be adequately mitigated with proper implementation and maintenance of Best Management Practices (BMPs) for erosion prevention and sedimentation control in conformance with City of Renton requirements. Mitigation Measures: Project construction shall comply with the recommendations found in the Geotechnical Report completed by Terra Associates, Inc. (dated April 17, 2017) for the office building addition or updated reports submitted at a later date. Nexus: SEPA Environmental Review, RMC 4-3-050 Critical Areas Regulations and RMC 4-4-060 Grading, Excavation and Mining Regulations City of Renton Department of Community & Economic Development Environmental Review Committee Report US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD Report of June 26, 2017 Page 4 of 6 ERC Report 2. Air Impacts: It is anticipated that temporary air quality impacts would be associated with site work and building construction. Project development impacts during construction, including emissions from construction trucks and equipment is anticipated to occur. When the project is completed, emissions to the air would occur from medium-size delivery trucks traveling to and from the proposed two-bay truck garage. The small size of the proposal and the existing concrete surface area would in itself minimize dust, traffic and transportation impacts, erosion, mud, noise and other noxious characteristics (Exhibit 12). No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust is required. Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Water a. Storm Water Impacts: A Storm Drainage Report, prepared by Ted Dimof, PE, (dated May 18, 2017) (Exhibit 7) was submitted with the project application. The proposal includes replacement of an existing parking lot area with 2,673 SF of expanded building footprint. The parcel is 3.08 acres while the project limits are restricted to an area of approximately 6,236 sf, including the concrete surface replaced specifically for the water main relocation. The proposed project would result in a net addition of 650 square feet of impervious surface. According to the report, the proposed building addition would have a negligible effect on the existing drainage patterns. The existing project area drains to catch basins in the private parking lot to the southwest and southeast of the project area across relatively flat slopes. These catch basins tie into an existing on-site detention and water quality system that includes Lots 1 and 2 directly to the north. This on-site storm drainage system connects and drains into a public storm main in East Valley Road from Lot 2. The existing site area surface runoff is collected in two existing on-site catch basins and eventually routed to the public system in East Valley Road. The project would not change the existing discharge location. Drainage from the new roof is proposed to tie directly into the detention system via a perforated pipe connection. The remaining replaced driveway surfaces would drain to their respective, existing on-site catch basins. No changes are proposed to the existing stormwater conveyance system. A revised drainage report complying with the 2017 City of Renton Surface Water Manual and City Amendments is required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black River Drainage Basin. The drainage report submitted with the construction permit application shall be updated to describe how it complies with each section of the manual and show all calculations. Mitigation Measures: No further mitigation recommended. Nexus: N/A b. Wetlands Impacts: The applicant submitted a Critical Areas Determination Report (Exhibit 14) prepared by Wetland Resources, Inc. (dated May 15, 2017) prior to land use permit application. The purpose of the report was to determine that the proposal was exempt from required wetland buffer setbacks due to lawfully created, pre-existing substantial existing improvements between the proposed addition and the critical area, per RMC 4-3-050B.1.g. The subject parcel is entirely developed, primarily with an existing office building and associated concrete-paved impervious surfaces (driveways, parking stalls, and walkways). According to the report, no wetlands, streams, lakes, or critical wildlife habitat are present on the subject parcel. A Category III wetland (identified as Wetland A) is located off-site to the east of the subject parcel. The report states that the extent of the proposed retained width of the existing impervious parking lot driveway (60-foot-total width of concrete between Wetland A and the closest point of the proposed building addition) and the 6- inch high vertical curb will serve as a barrier separating Wetland A from the project site on the subject City of Renton Department of Community & Economic Development Environmental Review Committee Report US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD Report of June 26, 2017 Page 5 of 6 ERC Report upland property. The report concludes that the delivery of all functions from the subject upland building addition project site area to Wetland A will be prevented by the intervening improvements proposed to be retained between the proposed building expansion and Wetland A. Therefore, the applicant received an administrative determination that the project is exempt from the required wetland buffer setbacks, due to the existing separation from the wetland by pre-existing, intervening, and lawfully created substantial existing improvements, per RMC 4-3-050B.1.g. Mitigation Measures: No further mitigation recommended. Nexus: N/A 4. Vegetation Impacts: The applicant submitted an Arborist Report (Exhibit 8) prepared by A&M Tree Service NW, Inc. (dated March 13, 2017) with the application. The site is approximately 3.08 acres. The proposed addition is located on the northern most portion of the site. The report identifies 5 significant trees within the parking lot landscaping that will be impacted by the proposal, including three Acer trees and two Cedar Deodar trees. The arborist recommends removing two Acer trees (6.5 and 10.5 caliper inches) which are directly in the area of construction. The other three trees are proposed to be retained. The arborist recommends pruning and monitoring the retained trees. In addition to the five trees, there are a total of 8 rhododendron shrubs and two Hollywood Junipers located with the project vicinity. Two of the rhododendrons are proposed to be retained in their existing locations, five are proposed to be transplanted and incorporated in the new landscaping, and one is proposed for removal. The two Hollywood Junipers are proposed to be transplanted. Other shrubs located in the construction area are proposed for removal. The proposal includes new landscape planter strips along the north and east sides of the building expansion. During construction, trees required to be retained (i.e., protected trees) would be required to comply with the tree protection measures during construction (RMC 4-4-130H.9). The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing 3” of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Mitigation Measures: No further mitigation recommended. Nexus: N/A 5. Aesthetics Impacts: The applicant is requesting (Exhibit 11) an Urban Design modification from the “Ground Level Details” section of RMC 4-3-100 for transparent window/door standards. The proposed 2,673 square foot 2- bay garage addition (Exhibit 10) to the existing 28,065 square foot office building fronts E Valley Rd to the west and Route 167 to the east. The applicant is requesting a modification from the design standard that requires fifty percent transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground on any façade visible to the public. The applicant intends to meet the guidelines of the design code by using a number of design elements that enhance the development, including: modulation changes on the north façade, and an offset of the addition from the existing structure on both the east and west facades; a stepped, extended parapet with cornice that is capped with coping proposed along the entirety of the top edge of each of the addition’s three facades, along with accentuated cornices capped with coping of the corners of each of the facade’s walls; new landscape strips along the addition’s north and east facades; decorative patina green metal panels set in a storefront system on the addition’s north facade to simulate windows; and a 12-inch-high, metal channel header above each of the two garage doors on the west façade, painted to match the patina green of the proposed faux window panels. City of Renton Department of Community & Economic Development Environmental Review Committee Report US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD Report of June 26, 2017 Page 6 of 6 ERC Report Mitigation Measures: No further mitigation recommended. Nexus: N/A 6. Transportation Impacts: The proposed project would maintain access via the existing driveway along E Valley Rd frontage. The site also continues to provide internal vehicle connectivity to the neighboring site to the north. The site generated traffic volumes are not anticipated to increase with the two-bay garage addition. The project site currently has a surface parking lot with 176 parking stalls. The proposed addition would result in the removal of 26 parking stalls, resulting in a total of 150 remaining parking spaces. Currently the property exceeds the maximum parking spaces permitted (126 parking spaces) for the use. It is not anticipated that the proposed project would result in additional vehicular trips to the project site as the proposal would result in a net loss of 26 parking spaces. The project is exempt from transportation impact fees. Mitigation Measures: No further mitigation recommended. Nexus: N/A 7. Fire & Police Impacts: Police and Renton Fire Authority 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. Mitigation Measures: No further mitigation recommended. Nexus: N/A E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”  Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must 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 July 14, 2017. 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.