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HomeMy WebLinkAboutSR_ERC_Report_601 Monster_180827.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC_Report_601 Monster_180827 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: August 27, 2018 PART ONE: PROJECT BACKGROUND Project Name: 601 Monster Rd Project Number: LUA18-000237, ECF, SA-A, MOD Project Manager: Jill Ding, Senior Planner Owner/Applicant: DCT Monster Road, LLC, 701 5th Ave, Ste. 2830, Seattle, WA 98104 Contact: Brian Ludwig, Innova Architects, Inc., 950 Pacific Avenue, Suite 450, Tacoma, WA 98402 Project Location: 601 Monster Road SW (Parcel No. 242304-9008) Project Summary: The applicant is requesting Administrative Site Plan approval, Environmental (SEPA) Review, and a street modification for the construction of 161,320 sq. ft. industrial building on an existing 418,768 sq. ft. (9.61 acre) site located within the Medium Industrial (IM) zone. The proposed building would be a 32-foot interior clear height tilt-up warehouse. The site and building site would be designed to implement a 4-foot deep truck well along the east dock face of the building. Surface parking with a total of 145 parking spaces is proposed. The completed building would create a speculative warehouse shell, with future tenant improvements to be constructed by specific lease holders. A street modification has been requested to relocate the required 8-foot landscape strip between the curb and sidewalk to the back of sidewalk. Access to the site is currently provided via three driveway curb cuts off of Monster Rd SW and one driveway access via the property to the west. The proposal would retain all existing access points. The site is mapped with a coal mine hazard, erosion hazard, and protected and sensitive slopes. Offsite wetland areas have been identified to the southwest of the project site. Exist. Bldg. Area SF: 146,762 sq. ft. Proposed New Bldg. Area: 161,320 sq. ft. Site Area: 9.61 acres 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 601 MONSTER ROAD LUA18-000237, ECF, MOD Report of August 27, 2018 Page 2 of 6 SR_ERC_Report_601 Monster_180827 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 1. Project construction shall comply with the recommendations found in the submitted Geotechnical report prepared by Terra Associates, Inc., dated September 26, 2017. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the submitted geotechnical report. The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report. 3. Prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of Occupancy for this site, the applicant shall provide a No Further Action (or equivalent) letter from the voluntary cleanup program of the Washington Department of Ecology (WDOE) confirming compliance with the Model Toxics Control Act and any other applicable cleanup law. C. Exhibits Exhibit 1 Environmental Review Committee (ERC) Report Exhibit 2 Building Rendering Exhibit 3 Architectural Elevations Exhibit 4 Site Plan Exhibit 5 Landscape and Tree Retention Plan Exhibit 6 Arborist Report prepared by Sound Urban Forestry, LLC, dated February 8, 2018 Exhibit 7 Geotechnical Report prepared by Terra Associates, Inc., dated September 26, 2017 Exhibit 8 Cleanup Action Plan memo prepared by Floyd/Snider, dated July 3, 2018 Exhibit 9 Preliminary Technical Information Report prepared by Innova Architects Inc., dated May 22, 2018 Exhibit 10 Report & Analysis of the Shared Facility Drainage Plan for the Regional Storm Pond Near Monster Road SW Renton WA prepared by Innova Architects, Inc., dated May 22, 2018 Exhibit 11 Traffic Scoping Memo prepared by Transportation Engineering Northwest, dated December 11, 2017 Exhibit 12 Transportation Concurrency Exhibit 13 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: City of Renton Department of Community & Economic Development Environmental Review Committee Report 601 MONSTER ROAD LUA18-000237, ECF, MOD Report of August 27, 2018 Page 3 of 6 SR_ERC_Report_601 Monster_180827 1. Earth Impacts: A Geotechnical Report prepared by Terra Associates, Inc., dated September 26, 2017 (Exhibit 7) was submitted with the project application materials. The majority of the site is relatively flat but sits lower than the adjacent south parcel and right-of-way to the east. Adjacent property grades fall onto the project site from slight slopes to as great as 40%. No development is proposed within the projected slope areas. The City’s adopted Critical Areas Regulations require that any protected slope areas be protected within a Native Growth Protection Area tract. Subsurface conditions were explored through the advancement of 10 test borings on the project site. The subsurface conditions observed to the north of the existing building generally consisted of up to 4 inches of asphalt pavement overlying 4 to 7 feet of loose to medium dense fill. Below the fill soils, 4 to 14 feet of soft to medium dense interbedded alluvial soils consisting of silt, clay, and sand/gravel mixtures were observed. Underlying these upper sediments, the test borings encountered medium dense to very dense weathered sandstone bedrock. In Test Boring B-10, a 6-foot thick layer of medium stiff to stiff residual sandstone soil between the upper alluvial soils and deeper sandstone layer was observed. Test borings located within the existing building indicated that the existing concrete floor slab ranges in thickness from 4 to 8.5 inches and rests atop a 2 to 4-inch thick layer of crushed rock. Below the slab structure 4.5 feet of medium dense to very dense fill material overlying 7.5 to 23.5 feet of soft to dense interbedded alluvial soils consisting of silt, clay, and sand/gravel mixtures were observed. Underlying these upper alluvial soils the test borings encountered 3.5 to 18 feet of medium dense to very dense residual soils, sandstone, siltstone, claystone, and coal to the terminus of the test borings. Wet soils were observed at 8 of the 10 borings at depths ranging from 7.5 to 20 feet. The submitted Geotechnical Report concludes that the project site could accommodate the proposed development from a geotechnical standpoint. A surcharge/preload program is recommended to reduce potential post construction settlement. The report includes recommendation for site preparation and grading, surcharge, excavations, foundation support, floor slab-on-grade, lateral earth pressure for wall design, infiltration, drainage, utilities, and pavement. A Cleanup Action Plan memo prepared by Floyd/Snider, dated July 3, 2018 (Exhibit 8) was submitted with the project application materials. The Cleanup Action Plan memo identifies ground water monitoring locations as well as areas where the monitoring identifies locations where soil clean up would be required. The project site is being cleaned up under the Washington Model Toxics Control Act (MTCA) through the Voluntary Cleanup Program (VCP) overseen by the Department of Ecology (Ecology). A cleanup action in the VCP program meets regular MTCA cleanup standards but is done independently, and a Cleanup Action Plan (CAP) is not required. Instead, the required documentation for the cleanup is submitted as a package for review, typically after the cleanup takes place, and Ecology issues an opinion about the site status. There are low levels of toxic chemicals in the soils and ground water proposed for removal. The chemicals include volatile organic compounds (VOCs), petroleum hydrocarbons, and related chemicals. There is no risk of fire or explosion from these chemicals as they are located in wet soils and water, and are generally nonflammable in nature, and at insufficient concentrations to cause a fire or explosion hazard. The chemicals are present in insufficient quantities to be designated as hazardous waste. The applicant indicates that approximately 3,000 cubic yards of soil would be excavated for the cleanup of the project site. It is estimated that 2,000 cubic yards of the excavated soils would be contaminated and would be removed from the project site for proper disposal. The remaining 1,000 cubic yards would be considered non- contaminated and would be reused on the project site. Approximately 2,000 to 3,000 cubic yards of common burrow and quarry spalls would be imported as backfill for the excavation. City of Renton Department of Community & Economic Development Environmental Review Committee Report 601 MONSTER ROAD LUA18-000237, ECF, MOD Report of August 27, 2018 Page 4 of 6 SR_ERC_Report_601 Monster_180827 To mitigate for potential impacts that the project proposal could have on the project site resulting from the project construction, staff recommends the following SEPA mitigation measures: 1. Project construction shall comply with the recommendations found in the submitted Geotechnical report prepared by Terra Associates, Inc., dated September 26, 2017. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the submitted geotechnical report. The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report. 3. Prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of Occupancy for this site, the applicant shall provide a No Further Action (or equivalent) letter from the voluntary cleanup program of the Washington Department of Ecology (WDOE) confirming compliance with the Model Toxics Control Act and any other applicable cleanup law. Mitigation Measure: 1. Project construction shall comply with the recommendations found in the submitted Geotechnical report prepared by Terra Associates, Inc., dated September 26, 2017. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the submitted geotechnical report. The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report. 3. Prior to any occupancy of this site and prior to the issuance of a Temporary or Final Certificate of Occupancy for this site, the applicant shall provide a No Further Action (or equivalent) letter from the voluntary cleanup program of the Washington Department of Ecology (WDOE) confirming compliance with the Model Toxics Control Act and any other applicable cleanup law. Nexus: SEPA Environmental Regulations, RCW 70.150D Hazardous Waste Cleanup – Model Toxics Control Act 2. Water a. Stormwater Impacts: A Preliminary Technical Information Report prepared by Innova Architects Inc., dated May 22, 2018 (Exhibit 9) and a Report & Analysis of the Shared Facility Drainage Plan for the Regional Storm Pond Near Monster Road SW Renton WA prepared by Innova Architects, Inc., dated May 22, 2018 (Exhibit 10) were submitted with the project application materials. Existing impervious surfaces total approximately 117,600 square feet. The project proposal would result in an expansion of the existing building footprint by approximately 15,000 square feet and would increase the pollution generating impervious surfaces by approximately 48,000 square feet. The existing stormwater collection system collects stormwater around the project site and discharges it at three locations. The existing north parking area directs flow directly to Monster Road SW. There is one catch basin at the northeast corner of the site that picks up a small amount of flow and directs it to the existing conveyance system along Monster Road SW along the eastern portion of the project site. The remaining impervious surfaces (parking, driveways, and roof area) are collected in a conveyance system that first flows south from the building’s northeastern corner then west along the south side of the site and on to an existing offsite conveyance system which directs flows to the existing regional stormwater system about 200 feet west of the project site. The proposed method of stormwater management would be to provide three main stormwater collection systems that would all merge at the existing regional stormwater facility located about 200 feet west of the project site. One proposed system would collect surface water runoff from surface parking areas, another City of Renton Department of Community & Economic Development Environmental Review Committee Report 601 MONSTER ROAD LUA18-000237, ECF, MOD Report of August 27, 2018 Page 5 of 6 SR_ERC_Report_601 Monster_180827 would collect surface water runoff from heavy truck use areas and the third would collect runoff from the roof. Any pollution-generating impervious surfaces would be directed to a water quality filter vault at the southwest corner of the site to treat the water before discharging into the regional stormwater facility. The project proposal would be subject to full drainage review under the 2017 City of Renton Surface Water Design Manual. All surface water improvements would be subject to the requirements of this manual. It is anticipated that the City’s currently adopted 2017 City of Renton Surface Water Design Manual would mitigate for any potential surface water impacts that could be generated by the project proposal, therefore no further mitigation is recommended at this time. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 3. Plants Impacts: A Conceptual Landscape and Tree Retention Plan (Exhibit 5) was submitted with the project application materials. According to the submitted plan, the project site has a total of 135 significant trees on the project site. Of these, 27 have been identified as dangerous by a certified arborist (Exhibit 6) and 2 are located within areas of public right-of-way dedication, resulting in a total of 106 protected trees onsite. No trees were identified as being located within critical areas. However, based on the tree retention plan provided, it appears that a number of trees are located on the protected slope areas. The applicant is proposing to retain a total of 55 trees on the project site. It is anticipated that the City’s adopted Tree Retention and Land Clearing Regulations would mitigate for any impact resulting from tree removal. Therefore, no further mitigation is recommended. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 4. Recreation Impacts: The driveway access located at the northeast corner of the project site accesses Monster Road SW via a triangular shaped piece of property owner by the City’s Community Services Department (parcel no. 9188000130), which is part of the Black River Riparian area. The applicant does not currently have an easement for access over this property. In exchange for granting an easement for access over this parcel, the City’s Community Services Department has determined that a minimum of 5 parking spaces designated for parks use as well as landscaping and pedestrian walkway improvements would be required. It is not anticipated that any adverse environmental impacts would be generated as a result of this project proposal. Therefore, no further mitigation is recommended at this time. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable 5. Transportation Impacts: The applicant submitted a Traffic Scoping Memo prepared by Transportation Engineering Northwest, dated December 11, 2017 (Exhibit 11). According to the submitted traffic memo, the project is anticipated to generate a total of 84 net new daily trips with 7 net new trips occurring to the AM peak hour and 5 net new trips occurring during the PM peak hour. As the proposal would generate less than 20 net new trips during the weekday AM or PM peak hour, no additional traffic analysis is required. A Transportation Concurrency Memo, dated June 20, 2018 (Exhibit 12), was completed and demonstrates that City of Renton Department of Community & Economic Development Environmental Review Committee Report 601 MONSTER ROAD LUA18-000237, ECF, MOD Report of August 27, 2018 Page 6 of 6 SR_ERC_Report_601 Monster_180827 the project proposal would pass the transportation concurrency test. No information regarding truck trips or haul routes was submitted with the project application materials. Traffic impacts are anticipated to be mitigated through the payment of code required Transportation Impact Fees at the applicable rate in effect at the time of building permit issuance. Therefore, no further mitigation is recommended. 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 September 14, 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.