HomeMy WebLinkAboutSR_ERC_Sunset_Highlands_Mixed_Use_Site_Approval_080508ERC Cit, _. Renton
REPORT Department of Community and Economic Development
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: May 5, 2008
Project Name: Sunset Highlands Mixed Use
Owner: ADF Properties LLC, 15007 Woodinville Redmond Rd Ste: #A, Woodinville, WA 98072
Applicant/Contact; Jon Graves Architects & Planners, PLLC, 3110 Ruston Way Ste: #D, Tacoma, WA 98402
File Number: LUA08-028, SA-11, CU-A, ECF
Project Manager: Rocale Timmons, Associate Planner
Project Summary: The applicant is requesting Dearing Examiner Site Plan Review, Conditional Use
Permit approval, and Environmental (SEPA) Review for the construction of a 4-
story, 55-foot tall mixed-usc building on a 35,593 square foot site. The site is
located within the C0111niercial Arterial (CA) zoning designation and the NE Sunset
Blvd Business District Overlay. The proposed building would include 30,795
square feet of residential within 21 residential units, 2,209 square feet of
commercial space, and 58 parking stalls, 21 of which would be located within a
surface parking lot. The remaining 37 stalls would be located on the first floor of
the building in structured parking totaling 6,854 square feet. Access to the site
would be provided off of NE Sunset Blvd via two driveways. The site contains a
Class 4 stream approximately 312 square feet in size. The applicant proposes a
reduction of the stream buffer from 35 to 25 feet. There are 4 trees onsite of which
3 are proposed to remain.
Project Location: 4409 NE Sunset Blvd
Exisi. Bldg. Area SF
NIA Proposed New Bldg. Area (footprint): 9,870
Proposed New Bldg, Area (gross); 40,138 SF
Site Area; 35,593 SF Tolal Building Area GSF.• 40,138 SF
STAFF Staff Recommends that the Environmental Review Committee issue a
RECOMMENDATION: Determination of Nan -Significance - Mitigated (DNS-M).
Project Location Map
ERC REPORT 08-028
City of Renton Department of Corr . inity & Economic Development ronmental Review Committee Report
Planning Division 'unset HIGHLANDS MIXED USE
L UA08-02$, SA-H, CU-A, ECF
Report of May 5, 2008 Page 2 of 7
PART ONE: PROJECT DESCRIPTION 1 BACKGROUND
The applicant, Jon Graves Architects & Planners, PLLC, is requesting Environmental (SEPA) Review for the
future construction of four-story mixed use building. In addition to the Environmental Review an Administrative
Conditional Use Permit and Site Plan Review before the Hearing Examiner have also been requested. The
subject property, is located on the south side of NE Sunset Blvd just west of Anacortes Ave NE at 4409 NE
Sunset Blvd. The mixed use building would be sited on a vacant 0.817 acre site.
The completed project would provide 30,795 square feet of residential space within 21 multi -family dwelling
units and 2,209 square feet of commercial space including a'restaurant and retail space. The commercial space
would be located within the north portion of the proposed building on the ground floor. The building would be
located in the center of the project site with surface parking areas located along the east and west sides of the
building, and landscaping is located around the perimeter of the site and within the surface parking lots. A total
of 58 parking stalls are proposed, 21 of which would be located within a surface parking lot. The remaining 37
stalls would be located on the first floor of the building in structured parking totaling 6,854 square feet.
Access to the site would be provided off of NE Sunset Blvd via two new driveways. There is one-way
circulation throughout the project site via an internal driveway that loops around the building. The proposed
building would result in a lot coverage of 28 percent. The tallest point of the building would be the top of the
stair tower on the south elevation, which would have a height of 55 feet and 4 inches.
A stream, Honey Creek, has been identified and delineated on the southeast corner of the project site. The
section of the stream that is located on site is classified as a Class 4 stream, Honey Creek is classified as a Class
3 stream off site. A Class 4 stream is a non-salmonid bearing intermittent stream and requires a minimum 35-
foot buffer.
The proposed project would reduce the 35-foot buffer to no less than 25 feet. The total reduction of buffer is
1,376 square feet in area. Stream buffer enhancement is proposed as part of the buffer reduction which would
result in the planting of native plants.
There are 4 trees onsite of which 3 are proposed to remain.
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. The applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control
Requirements, outlined in Volume 11 of the 2001 Stormwater Management Manual. The plan must
be submitted to and approved by the Development Services Division Plan Review staff prior to
issuance of the utility construction and building permits and during construction.
2. The applicant will be required to comply with the recommendations found in the geotecbnical report
prepared by Gcotech Consultants, dated March 14, 2001,during site clearing, grading, and building
construction.
3. A Native Growth Protection Easement shall be placed over that part of the site encompassing the
stream and buffer area. Restrictive covenants shall also be placed on the lot to this effect. The
easement and restrictive covenants shall be recorded prior to issuance of building permits.
4. The applicant shall pay a Parks Mitigation Fee of $354.51 for each new multi -family unit. This fee
is estimated at $7,444.51 and shall be payable prior to issuance of building permits.
ERC REPORT 08-028
City of Renton Department of Con- t & Econoinic Development ?ental Review Committee Report
Planning Division vet HIGHLANDS MIXED USE
LUA08-028, SA-H, CU A, ECF
Report of May 5, 2008 Page 3 of 7
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75.00 for each new net daily trip
prior to issuance of building permits. The fee is estimated to be $22,275.00.
6. The applicant shall pay a Fire Mitigation Fee of $388.00 for each new multi -family residential unit
and $0.52 for each square foot of commercial space. This fee is estimated to be $9,296.68 which
would be payable prior to the issuance of building permits.
C. Exhibits
Exhibit 1
Vicinity Map
Exhibit 2
Zoning Map
Exhibit 3
Site Plan
Exhibit 4
North and East Elevations
Exhibit 5
South and West Elevations
Exhibit 6
Aerial Photo of Project Site
D. Environmental Impacts
The Proposal was circulated and reviewed 6y 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. Stafj'reviewers have identified that the proposal is likely to
have the following probable impacts:
1. Earth
Impacts: The proposed project site is relatively flat, with an overall grade of less than 2 percent. The
applicant has stated that approximately 1,500 cubic yards of fill will be imported, from a locally approved
source, to balance out the grades for the building. The site coverage by impervious surfaces would be 72
percent after project construction.
A Geotechnical Engineering Study, prepared by Geotech Consultants and dated March 14, 2001, was
submitted with the project application. At that time the study was prepared for a different proposal including
two buildings; Jiffy Lube and a retail building. A letter was submitted with the project application, dated
September 13"i, 2007, stating that the recommendations in the study for the previous proposal are still very
applicable to new proposal for a four story mixed use building with the exception of the change to the
International Building Code (IBC).
The study notes that dense, native soil was revealed on the site at a depth of approximately 4 feet below the
ground surface, and that the use of conventional footings that are placed on this soil is very suitable for the
original proposal for two buildings on the project site. The letter states that the conventional footings, as
noted in the report, are also very suitable for the proposed mixed use building. hi addition, the report
addresses concerns about environmental hazards with regards to oil spills for the proposed development at
the time of the original study and thus recommended that no surface water from the site drain into the
wetland. The letter amending the report states that there are now no objections to the new drainage proposal
from a geotechnical engineering standpoint for the proposed mixed use building.
The recommendations in the report are based on examination of material from four test pits excavated by
backhoe_ Results of the analysis of excavated material from the test pits indicate one foot of topsoil overlying
medium -grained, loose sand. The sand was observed to an approximate depth of 2.5 to 3.5 feet below grade.
Underlying the sand is medium -dense, weathered, gravelly, silty sand that becomes dense to very dense
approximately 3.5 to 4.5 feet below grade, referred to as glacial till. The till was observed to the maximum
explored depth of 10 feet below grade.
Groundwater was encountered at 7 feet below grade. Groundwater can be expected to be found in pockets
within the till and perched between the near -surface weathered soil and the underlying glacial till. Due to the
overly moist and wet condition of the silty soils, structural fill compaction would be impossible. The loose
lift of soil would be required to be dry before the lift is compacted. Imported granular fill would be needed
wherever it is not possible to dry the on -site soils sufficiently before compaction.
ERC REPORT 08-028
City of Renton Department of Corr inity & Economic Development I - 'ronmental Review Committee Report
Planning Division 'unset HIGHLANDS MIXED USE
LUA08-028, SA-H, G_U-A ECF
Report of May 5, 2008 Page 4 of 7
The site is situated within a Seismic Hazard Area however the soils are not 'susceptible to seismic
liquefaction because of their dense nature. The project site is also located within Zone 2 of Aquifer
Protection Zone. The source statement described in RMC 4-8-120.D.19 is required for each source location
from which imported fill will be obtained.
Due to the potential for erosion to occur from the subject site, the applicant will be required to submit a
Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the State Department of
Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater
Management Manual.
The report also provided recommendations for conventional and permanent foundations, retaining walls,
slabs on grade, excavation and slopes, drainage considerations, pavement areas, general earthwork and
structural fill. In order to limit impacts to the project site and neighboring properties that could occur during
project construction, staff recommends as a mitigation measure that project construction comply with the
recommendations found in the geotechnical report prepared by Geotech Consultants with consideration to the
letter, dated April 29, 2008, amending the report.
Mitigation Measures:
1. The applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control
Requirements, outlined in Volume lI of the 2001 Stormwater Management Manual. The plan must
be submitted to and approved by the Development Services Division Plan Review staff prior to
issuance of the utility construction and building permits and during construction.
2. The applicant will be required to comply with the recommendations found in the geotechnical
report prepared by Geotech Consultants, dated March 14, 2001, during site clearing, grading, and
building construction. The applicant will take into consideration to the letter from the Geotech
Consultants, dated April 29, 2008, amending the report.
Nexus: SEPA Environmental Regulations; Grading, Excavation and Mining Regulations RMC 4-4-060
Water
a. Wetland, Streams, Lakes
Impacts: A stream has been identified on site, Honey Creek, which flows west to east along the
southeast property corner of the site between two culverts. The City's Streams and Lakes Map
classifies Honey Creek as a Class 4 stream where it enters the project site. The applicant submitted a
Stream Evaluation by Sewall Wetland Consulting, Inc (dated March 19, 2008) delineating Honey
Creek on the project site. A Class 4 stream is a non-salmonid bearing intermittent stream and
requires a minimum 35-foot buffer.
The stream flows subsurface within a pipe from the west side of Duvall Avenue, approximately
1,000+ feet east of the site. A 50-foot section of the ditched stream surfaces across southeast
property corner of the site. The stream then exits via a second culvert which discharges on the north
side of NE Sunset Blvd. The stream has an average channel width of approximately 2-feet and an
average depth of approximately 12-inches.
Due to the long distances in which the stream is culverted, the segmented portion of the stream and
the stream buffer located onsite provides very little hydrologic or ecologic function. The sections of
stream located onsite contain no documented fish use, and no suitable habitat for fish. However,
downstream segments of this stream contain documented salmonid usage. A small portion of two
stormwater retention ponds and a new surface water discharge are proposed to be placed within the
stream buffer, with a letter of exemption from the Department Administrator or their designee, and
would ultimately discharge stormwater into the stream. As such, water quality has the potential to
affect salmonid species. Water quality control is proposed see the discussion below in section "b".
Class 4 streams require a minimum 35-foot buffer; however the applicant has proposed a reduced
buffer down to 25 feet. The applicant has proposed to enhance the remainder of the buffer. The
ERC REPORT 08-028
City of Renton Department of Cor ,...:-v & Economic Development rental Review Committee Report
Planning Division set HIGHLANDS MIXED USE
LUA08-028, SA-H, CU-A,_ EC_F_
Report of May 5, 2008 T Page 5 of 7
reduced buffer would allow a larger building pad for the mixed -use building by using the additional
space for the internal driveway.
The stream evaluation indicates that approximately 1,376 square feet of stream buffer would be
affected as a result of the proposed reduction. The applicant would enhance 2,191 square feet, the
remainder of stream buffer, as part of the reduction proposal. Stream buffer enhancement would
result in the planting of native plants and the removal of dense Himalayan blackberry and Japanese
knotwood_
A conceptual mitigation plan for the proposed stream buffer impacts was submitted with the project
application. The applicant will be required to comply with RMC 4-3-050 Critical Areas regulations
to mitigate for any impacts permitted to the stream and its buffer. Staff will be recommending
approval of the buffer reduction proposal subject to conditions. The decision for the buffer
averaging proposal will be issued under a separate cover.
Conditions associated with site plan approval will likely require wetland signs and fencing, buffer
enhancement, etc., as allowed per City Code.
Mitigation Measures:
A Native Growth Protection Easement shall be placed over that part of the site encompassing the
stream and buffer area. Restrictive covenants shall also be placed on the lot to this effect. The
easement and restrictive covenants shall be recorded prior to issuance of building permits.
Nexus: RMC 4-3-150.L.7 Critical Arcas Rcgulations
b. Storm Water
Impacts: The site lies within the May Creek sub -basin of the Cedar River/Lake Washington.
Currently runoff from the project site 1Iows south to Honey Creek, which flows through the southeast
corner of the site and continues west. The current flow pattern would not be modified by this project.
A drainage report was submitted with the projeet application. Based on the report, the project would
be exempt from detention based on the 1990 King County Surface Water Design Manual. Proposed
water quality would be provided by two proposed bio-retention areas. The primary treatment
function is through plant uptake and filtering through a bio -infiltration soil mix in the bottom of the
swale.
Runoff from the project site would be directed to the proposed bio-retention areas via curb cuts.
Closed -pipe conveyance is provided from the bio-retention area to the discharge to Honey Creek.
The project site would only slightly increase the flows to the downstream conveyance system and
there should be adequate capacity to convey the additional flows.
Mitigation Measures: No additional mitigation required.
Nexus: Not applicable
3. Parks and Recreation
Impacts: It can be expected that the project, with 21 new residential units, would have an impact on use of
City of Renton parks and recreation facilities. For tills reason, a fee structure is in place to provide
compensation for such impacts. The Parks Mitigation Fee is $354.51 for each new multi -family unit. The
estimated fee would be $7,444.71 (21 units x 5354.51 = $7,444.71).
Mitigation Measures: The applicant shall pay a Parks Mitigation Fee of $354.51 for each new multi -family
unit. This fee is estimated at $7,444.51 and shall be payable prior to issuance of building permits.
Nexus: Park and Recreation Impact Fee Resolution 3037, SEPA
ERC REPORT 08-028
City of Renton Department of Community & Economic Development F '-onmental Review Committee Report
Planning Division onset HIGHLANDS MLVED USE
LUA08-028, SA -H. CU-A, ECF
Report of May 5, 2008 Page 6 of 7
4. Transportation
Impacts: A "Traffic Impact Analysis," prepared by Heath Associates, Inc. dated September 2007, was
submitted by the applicant. The 21 residential units and commercial space would be anticipated to generate
297 new trips daily, including peals hour trips.
To mitigate impacts on city streets from this usage, a Transportation Impact Fee would be imposed. The fee,
at $75 per trip for the 297 new daily trips anticipated, has been estimated at $22,275.00 (21 units x 297 =
$22,275.00). This fee would be payable prior to issuance of the building permit.
The traffic study analyzed the sight distance from NE Sunset Blvd. The project entrance's sight distance
appears to be adequate.
Mitigation Measures: The applicant shall pay a Traffic Mitigation Fee in the amount of $75.00 for each
new net daily trip prior to issuance of building permits. The fee is estimated to be $22,275.00.
Nexus: Transportation Impact Fee Resolution 3100; Ordinance 4489; SEPA
5. Fire & Police
Impacts: The project can be expected to have impacts on fire and police services. The project would be
subject to this fee, prior to issuance of the building permit. Staff recommends a mitigation measure requiring
the applicant to pay a Fire Mitigation Fee of $388.00 for each new multi -family residential unit and $0.52 per
square foot of commercial space. This fee is estimated to be $9,296.68 (21 units x $388.00 = $8,148,00 +
2,209 sf x $0.52 = $1,148.68) which would be payable prior to the issuance of building permits.
Mitigation Measures: The applicant shall pay a Fire Mitigation Fee of $388.00 for each new multi -family
residential unit and $0.52 for each square foot of commercial space. This fee is estimated to be $9,296.68
which would be payable prior to the issuance of building permits.
Nexus: Fire Impact Fee Resolution 2895, SEPA
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.
Environmental Determination Appeal Process: Appeals of the environmental determination must be hied
in writing on or before 5:00 PM, May 27, 2008.
Renton Municipal Code Section 4-8-1103 governs appeals to the Hearing Examiner. Appeals must be filed in
writing at the City Clerk's office along with a $75.00 application fee. Additional information regarding the
appeal process may be obtained from the City Clerk's Office, Renton City Hall - 7th Floor, 1055 S. Grady Way,
Renton WA 98057.
ERC REPORT 08-028.doc
City of Renton Department of Com- -;tv & Economic Development E - mental Review Committee Report
Planning Division set HIGHLANDS MIXED USE
LUA08-0.28, SA-H, CU-A, ECF
Report of May 5, 2008 Page 7 of 7
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 onh , the1v are not subject to the appeal process for the land use actions.
Planning:
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. The Development Services Division reserves the right to rescind the
approved extended haul hours at any time if complaints are received.
2. 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 31 st of each year. The Development Services Division's approval of
this work is required prior to final inspection and approval of the permit.
3. 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.
4. All landscaping shall be irrigated by an approved irrigation system prior to final occupancy permits.
Water:
1. Water System Development Charges will be based on the size of new water meter(s). See Fee Sheet. This fee is payable
at the time the utility construction permit is issued. Credit will be given for any existing water meters.
2. Preliminary fire flow requirement is 2,750 gpm. All new construction must have fire hydrants capable of delivering a
minimum of 1,000 gpm. Three hydrants will be required to serve this site. One hydrant is required within 150 feet of the
building and two additional hydrants are required to be within 300 feet of the nearest corners of the building.
3. Existing hydrants approved to be counted as fire protection shall be retrofitted with a quick disconnect Storz fitting if
not already installed. Note on plan if required. Show locations of all existing hydrants.
4. A, I0-inch water main shall be looped around the building within a 15-toot utility easement and connecting to the
existing 12-inch water main within Sunset Blvd. A minimum of 4 gate valves are required for isolation purposes.
5. The new water service shall be connected from the existing 12-inch water main fronting the property along Sunset Blvd
NE and/or, a 10-inch required water main looped around the proposed building.
G. DCVA shall be downstream of domestic meter for buildings greater than 30 ft. in height.
7. Landscape irrigation system will require a separate permit for the irrigation meter and approved backflow device is
required to be installed_ A plumbing permit will be required.
Sanitary Sewer:
1. Sewer System Development Charges will be based on the size of new water meter(s). See Fee Sheet. This fee is
payable at the time the utility construction permit is issued. Credit will be given for any existing water meters.
2. Side sewer shall be a minimum of 2% slope.
3. Floor drain with oil -water separator within parking garage shall connect to 8-inch sewer main.
4. No side sewer shall be within the right-of-way for the commercial space. The side sewer(s) shall be connected to the
sewer within the property site,
5. The property is within the Honey Creek Interceptor Sewer Assessment District, Each dwelling unit with be subject to
a $250 assessment. The Commercial units are exempt.
Surface Water:
I. Surface Water System Development Charges are based on a rate of $0,405 x the total square feet of the new
impervious surface area of the site. Payment of fees will be required prior to issuance of building permit.
2. A preliminary drainage plan and drainage report was submitted with the site plan application. The report addresses
detention and water quality requirements as outlined in the 1990 King County Surface Water Manual. Preliminary
calculations show detention will not be required however water quality treatment will be required.
3. Roof drains are required to be tight lined to the storin system
4. Erosion control shall comply with Department of Ecology's most current Stormwater Management Manual.
Transportation:
i. The traffic study with an analysis off of Sunset Btvd has been accepted and approved.
Miscellaneous:
1. All new electrical, phone and cable services must be underground. Construction of these franchise utilities must be
inspected and approved by a City of Renton public works inspector prior to recording.
ERCREPORT 08-028
15xTf-
ATLAS 4F SEATTLE -
NRQLL MAP 60MPANY, INC. 9EATTLE
SCALE! IIN, . 200 fT. COPYNINNT KNOLL YAP OOMfAN\, INC.
LEGENO
HIBIT 1