HomeMy WebLinkAboutSR_ERC_Report w exhibits_FINALDEPARTMENT OF COMMUNITY
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ERC Report
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE:May1, 2017
PART ONE: PROJECT BACKGROUND
Project Name:Renton Special Care Community
Project Number:LUA17-000023, ECF, CUP, SA-A
Project Manager:Jill Ding, Senior Planner
Owner/Applicant:Renton Special Care Community, LLC, 2731 77th Avenue SE, suite 203, Mercer Island,
WA 98040
Contact:Kevin Carl, Magnet design + development, 1631 15th Avenue, suite 211, Seattle, WA
98119
Project Location:17033 108th Avenue SE (Parcel Nos. 008700-0293 and 008700-0285)
Project Summary:The applicant is requesting Hearing Examiner Conditional Use Permit Review,
Environmental (SEPA) Review, and Site Plan Review for the construction of a 60 bed
memory care facility with three 4,747 square foot residential cottages (each with 20
beds) and one 2,778 square foot cottage for administrative/service uses. The project
site is comprised of two lots totaling 65,761 square feet and is zoned Residential-14
(R-14). All proposed buildings are one story with a maximum height of 22 feet 2
inches. There are two driveway access points, one off of 108th Ave SE and the other
off SE 172nd Street, which connect via a driveway along the north and west property
lines. The applicant is proposing 26 surface parking space and associated landscaping
along the north and west property lines (abutting existing residential development)
as well as within the site. Frontage improvements are proposed along the site's SE
172nd Street and 180th Ave SE frontages. No critical areas are mapped on the project
site.
Exist. Bldg. Area SF:N/A Proposed New Bldg. Area:16,442 sf
Site Area: 65,761 sf (1.51 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
RENTON SPECIAL CARE COMMUNITY LUA17-000023, ECF, SA-A, CUP
Report of May 1, 2017 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 Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated
November 11, 2015
Exhibit 3 Critical Areas Assessment prepared by Habitat Technologies, dated May 12,
2015
Exhibit 4 Preliminary Technical Information Report (TIR) prepared by LDC, Inc., January
2017
Exhibit 5 Traffic Analysis Report, prepared by Gibson Traffic Consultants, Inc., dated June
23, 2016
Exhibit 6 Site Plan
Exhibit 7 Landscape Plan
Exhibit 8 Drainage Control Plan
Exhibit 9 Conceptual Grading Plan
Exhibit 10 Architectural Elevations
Exhibit 11 Advisory Notes
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
occur in conjunction with the proposed development. Staff reviewers have identified that the proposal
is likely to have the following probable impacts:
1. Earth
Impacts: According to the applicant, there is an abandoned and sand filled swimming pool on the
site that will need to be excavated and replaced with new structural fill. Significant excavation is
also proposed for the installation of a stormwater detention vault system. This includes
approximately 424 lineal feet of 96” detention pipe which is estimated to displace 200 cubic yards
of fill. The majority of this material is anticipated to be used for grading on site.
A Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated November 11, 2015
(Exhibit 2) was submitted with the project application. According to the geotechnical report (Exhibit
City of Renton Department of Community & Economic Development Environmental Review Committee Report
RENTON SPECIAL CARE COMMUNITY LUA17-000023, ECF, SA-A, CUP
Report of May 1, 2017 Page 3 of 4
ERC Report
2), the topography of the project site is relatively level across the central and northern areas of the
site; grades descend approximately 5 to 10 feet within the western and southern portions of the
site. Existing vegetation is comprised primarily of dense tree, brush, and bramble cover along the
majority of the southern two-thirds of the site.
A total of seven test pits were excavated on the project site with depths ranging from 5.5 to 8.0
feet below the existing ground surface using a mini-trackhoe. The test pits were completed for
purposes of assessing soil conditions, classifying site soils, and investigating the presence of
groundwater below the existing ground surface.
In general, topsoil was encountered within the upper 6 to 15 inches of existing grades. Underlying
the topsoil, native soils at the test pit locations were comprised primarily of silty sand with gravel,
consistent with the typical makeup of Vashon till. Native soils were encountered to the maximum
exploration depth. Groundwater seepage was not encountered in any of the test pits. An
infiltration test was conducted and it was determined that the onsite soils were not generally
suitable for infiltration.
The report concludes that the site is compatible with the planned development and the native soils
should provide adequate support for foundation, slab, and pavement loads. The report included
recommendations regarding erosion control, site preparation and earthwork, foundations, seismic
design, slab-on-grade floors, retaining walls, drainage, excavations and slopes, pavement sections,
and utility support and trench backfill. It is anticipated that the City’s currently adopted erosion
control, construction, and drainage regulations would adequately mitigate for any impacts that
could result from the proposed development; therefore no further mitigation is recommended.
Mitigation Measure: None recommended.
Nexus: Not Applicable.
2. Water
a.Wetlands/Streams
Impacts: The applicant submitted a Critical Areas Assessment prepared by Habitat Technologies,
dated May 12, 2015 with the application (Exhibit 3). The submitted assessment concluded that
there were not wetlands or streams located on the project site. No streams or wetlands are shown
on the City’s critical areas maps, which is consistent with the findings in the submitted assessment.
No further mitigation is recommended at this time.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
b.Storm Water
Impacts: A Preliminary Technical Information Report (TIR) prepared by LDC, Inc., January 2017 was
submitted with the project application (Exhibit 4). The site falls within the Flow Control Duration
Standard (matching forested site conditions). The site soils are dense to very dense Vashon Till,
exhibiting low infiltration rates. Runoff from the site currently flows to the southwest and exits the
property at the southwest corner of the site, entering the City’s storm system located in SE 172nd
Street. Downstream flows eventually outlet into the Black River.
The proposed project would require flow control facilities, water quality treatment, and on-site
Best Management Practices (BMPs). Flow control is proposed to be provided by a detention pipe
City of Renton Department of Community & Economic Development Environmental Review Committee Report
RENTON SPECIAL CARE COMMUNITY LUA17-000023, ECF, SA-A, CUP
Report of May 1, 2017 Page 4 of 4
ERC Report
facility located beneath the parking and access drive aisle along the western and northern property
boundaries. The pipe system would be sized to meet the 100-year peak flows. The project is also
required to meet the requirements of the Enhance Basic Water Quality Treatment per the 2017
City of Renton Surface Water Design Manual. The proposed enhanced treatment facility is a Filterra
Bioretention System. The on-site BMP proposed is permeable pavement. Permeable pavement is
proposed in all parking stall locations (except for ADA parking stall locations), totaling 4,306 square
feet of permeable pavement.
The sizing and design of the proposed flow control facility, water quality treatment facility, and on-
site BMPs would be reviewed for compliance with the adopted 2017 City of Renton Surface Water
Design Manual; therefore no further mitigation is recommended.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
3. Transportation
Impacts: A Traffic Analysis Report, prepared by Gibson Traffic Consultants, Inc., dated June 23,
2016 was submitted with the project application (Exhibit 5). The submitted report concludes that
the proposed development is anticipated to generate 150 new average daily trips with 7 new AM
peak-hour trips and 12 new PM peak-hour trips. As the proposed project is not anticipated to
generate more than 20 AM or PM peak-hour trips, a full traffic impact analysis is not required. 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.
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 May 19, 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.
EXHIBIT 2Full Document
Available Upon
Request
EXHIBIT 3Full Document
Available Upon
Request
EXHIBIT 4Full Document Available
Upon Request
EXHIBIT 5
EXHIBIT 6
EXHIBIT 7
EXHIBIT 8
EXHIBIT 9
EXHIBIT 10
ADVISORY NOTES TO APPLICANT
LUA17-000023
January 19, 2017
Name: Cottages Special Care Community
Application Date:17033 108th Ave SE
Renton, WA 98055-5410
Site Address:
PLAN - Planning Review - Land Use Version 2 | April 24, 2017
Planning Review Comments Contact: Jill Ding | 425-430-6598 | jding@rentonwa.gov
Recommendations: 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.
Fire Review - Building Comments Contact: Corey Thomas | 425-430-7024 | cthomas@rentonrfa.org
Recommendations: Environmental Impact Comments:
1.Fire impact fees are applicable at the rate of $0.21 a square foot for the administration/office building and $8.04 a square foot for the
cottage buildings. This fee is paid at time of building permit issuance. Credit will be granted for the removal of the one existing single family
residence.
Code Related Comments:
1.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
each building. Hydrant spacing shall meet maximum spacing requirements of 300 feet also. One hydrant is required within 50 feet of all fire
department connections for the sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current
code. A water availability certificate is required from Soos Creek Water and Sewer District.
2.Approved fire sprinkler and fire alarm systems are required throughout the cottage buildings only. Direct outside access is required to
the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and
permits required for the fire alarm, fire sprinkler and the kitchen hood fire suppression system by the fire department.
3.Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required
to be a minimum of 20 feet unobstructed width with turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage required
for the onsite roadways. Roadways shall support a minimum of a 30 ton vehicle and 75 psi point loading.
4.An electronic site plan is required prior to occupancy for pre fire planning purposes.
ENG - Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
Recommendations: I have reviewed the application for the Renton Special Care Community at 17033 108th Ave South (APN(‘s) 008700
0285, 0293) and have the following comments:
EXISTING CONDITIONS
The site is approximately 1.65 acres in size and is rectangular in shape. The site currently contains an existing single family residencs,
associated driveway and landscaped areas.
Water Water service is provided by Soos Creek Water and Sewer District. The site is located outside of an Aquifer Protection Area.
Sewer Wastewater service is provided by Soos Creek Water and Sewer District.
Storm There is an existing storm drainage system in 108th Ave SE (SR 515).
Streets 108th Ave SE is a Minor Arterial Street with an existing right of way (ROW) width of 60 ft as measured using the King County
Assessor’s Map. Existing frontage improvements consist of a 0.5 ft curb and a 5 ft sidewalk.
SE 172nd Street is a Commercial Mixed Use & Industrial Access Street with an existing right of way (ROW) width of 60 ft as measured
using the King County Assessor’s Map. No frontage improvements are installed along 109th Ave SE.
CODE REQUIREMENTS
WATER
1.The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. The water availability certificate
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ADVISORY NOTES TO APPLICANT
LUA17-000023
PLAN - Planning Review - Land Use Version 2 | April 24, 2017
ENG - Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
should include the information that the fireflow requirement of the Renton Fire Department for this project is available. A copy of the
approved water plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit
.
SEWER
1.The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the approved sewer plan
from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit.
SURFACE WATER
1.A geotechnical report, dated November 11, 2015, completed by Earth Solutions NW, 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 discusses the soil and groundwater characteristics of the site including infiltration potential and provide
recommendations for project design and construction. The report discounts the use of infiltration on the side due to the dense Vashon till
native soils. Geotechnical recommendations presented need to be address within the project plans.
2.A subsequent Infiltration Testing Report, dated January 6, 2017, completed by Professional Service Industries, Inc. (PSI), has been
provided as a supplement to the submitted geotechnical report. The supplemental report provided measured infiltration rates ranging from
0.10 to 0.22 inches per hour, cation exchange capacity ranges between 2.58 meq/100g to 6.19 meq/100g, and organic content rates from
1.1% to 1.8%.
a.The submitted infiltration testing was not completed in accordance with the 2017 Renton Surface Water Design Manual. An updated
infiltration testing report shall be submitted with the civil construction permit application following the test methods outlined in the manual.
See Section 5.2 and Reference Section 6 A for approved testing methods.
3.A Preliminary Drainage Plan and Technical Information Report (TIR), dated January 2017, was submitted by LDC, Inc. with the Land
Use Application. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching
Forested Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance
with the 2017 Renton Surface Water Design Manual (RSWDM). All core requirements and the six special requirements are discussed in the
Technical Information Report. The following stormwater improvements are required and shall be discussed within the TIR:
a.Applicant shall include discussion of core requirement #6 in the final drainage report. CR #6 relates to the aquifer protection area, which
is not applicable to this site, but it should be noted as such in the report.
a.Applicant shall submit an updated Bond Quantity Worksheet using the City of Renton’s worksheet with the Civil Construction Permit
Application.
4.The development is required to provide enhanced water quality treatment prior to discharge. Project water quality treatment will consist
of conveyance to a Filterra Bioretention system prior to connection to the existing 12 inch concrete stormwater main located in 108th Ave SE.
a.The applicant shall demonstrate as part of the civil construction permit application that the Control Structure and Detention Tank
elevations will provide the depth required to prevent backflow into the water quality treatment system in the event of overflow.
b.Minimum pipe diameter for private conveyance systems is 8 inches as outlined in the RSWDM.
5.As required by CORE Requirement #9 (CR#9), appropriate on site BMPs will be required to help mitigate the new runoff created by this
development. The final drainage plan and drainage report must be submitted with the civil construction permit application. The project
proposes the use of Permeable Asphalt located in the parking stall areas of the parking lot for the proposed development in order to mitigate
the requirements of CR#9.
a.The applicant shall provide adequate infeasibility criteria for not providing permeable pavement to the maximum extent feasible per the
requirements of CR#9, including all walkway areas.
6.Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608.00. This is
payable prior to issuance of the civil construction permit.
TRANSPORTATION
1.The proposed development fronts 108th Ave SE (SR 515) along the east property lines. 108th Ave SE is classified as a Minor Arterial
Road. Existing right of way width in 108th Ave SE is approximately 60 feet. 108th Ave SE (SR 515) is classified as Principal Arterial.
Minimum right of way for this street designation is 91 ft. To meet the City’s complete street standards, street improvements including a
pavement width of 54 feet, a 0.5 foot curb, an 8 foot planting strip behind the curb, an 8 foot sidewalk, street trees and street lighting will be
required. To build this street section, dedication of 15.5 feet of right of way fronting the site will be required.
a.The frontage improvements along 108th Ave SE shall include a 5 ft bike lane as outlined in the Renton Trails and Bicycles Master Plan.
2.The proposed development fronts SE 172nd Street to the south. SE 172nd Street is a commercial mixed use and industrial access
street. Existing right of way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for commercial mixed use
and industrial access streets, minimum ROW is 69 feet. Dedication of 4.5 feet of ROW fronting the site will be required. Half street frontage
improvements are required to be provided on the side of the street fronting the development. Frontage improvements would include an 8
foot parking lane, a 0.5 foot wide curb and gutter, an 8 foot wide landscaped planter, a 6 foot wide sidewalk, street lighting, and stormwater
improvements.
3.In addition to providing the required frontage improvements as outlined in RMC 4 6 060, the applicant must provide a minimum of 20
feet of paved roadway width for emergency vehicle access. The existing pavement width along SE 172nd Street does not provide adequate
pavement width to maintain the minimum required width for emergency access. Existing parking use on the south side of SE 172nd Street
further limits the available pavement width of the street section.
a.In order to mitigate the limitations with the existing pavement section of the roadway, the applicant has proposed to provide a minimum
of 26 feet of paved roadway to provide 20 feet for emergency vehicle access as well as to maintain the existing parking along the frontage of
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EXHIBIT 11
ADVISORY NOTES TO APPLICANT
LUA17-000023
PLAN - Planning Review - Land Use Version 2 | April 24, 2017
ENG - Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
the property to the south of the development. This will be accomplished by providing a new 5 foot wide sidewalk, curb and gutter along the
south side of the SE 172nd Street.
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.Parking lot construction shall be in accordance with City code 4 4 80G and the recommendations outlined in the provided Geotechnical
Report.
6.Street lighting and street trees are required to meet current city standards.
a.Lighting plans were not submitted with the land use application and shall be submitted with the civil construction permit application for
review.
7.A traffic analysis dated June 23, 2016, was provided by Gibson Traffic Consultants, Inc. (GTC). 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 150 net new daily vehicle trips. Weekday peak hour AM trips would
generate 7 new vehicle trips, with 2 vehicles leaving and 5 vehicles entering the site. Weekday peak hour PM trips would generate 12 net
new vehicle trips, with 7 vehicles leaving and 5 vehicles entering the site. 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 development is expected to generate
less than 20 net new vehicle trips during the AM and PM peak hours.
8.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%.
9.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
GENERAL COMMENTS
1.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.
2.All civil construction permits for utility and street improvements will require separate plan submittals. All civil 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
3.A landscaping plan shall be included with the civil construction permit application submittal. Each plan shall be on separate sheets.
4.All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along the 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.
5.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.
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