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HomeMy WebLinkAboutSR_ERC_2nd_&_Main_Apartments/The_Lofts_@_2nd_&_Main_080317ERC City of Renton of Community and Economic Development REPORTDepartment ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: March 17, 2008 Project Name: 2"' and Main Mixed Use Apartments Owner N & C Investments LLC Applicant: N & C Investmnents LLC Contact. Steve Thomas, TSA Architects Pile Number: LUA07-139, SA -H, CU -H, ECF Project Manager.• Gerald C.Wasser, Associate Planner Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, a Parking Code modification and Environmental Review for the construction of a six -story (69 feet, 10 inches) mixed use building. The subject property is located within the Center Downtown (CD) zoning designation, Downtown Core Area, and Urban Design Overlay District A. The proposed building would include one underground level of parking, one story of commercial space and five stories of residential apartments. It is estimated that 15,000 cubic yards of earth would be excavated to accommodate the project. The proposed building would include 94,768 square feet of residential space in 101 units, 9,344 square feet of commercial space, and 125 parking stalls within 36,977 square feet (11,901 square feet at grade and 25,076 square feet below grade). Access to the site would be provided from the alley along the westerly property line and from Main Avenue South. The subject property lies within a seismic hazard area. Project Location: 207 Main Avenue South (the southwest corner of South 2'd Street and Main Avenue South) Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint): 26,242 sf Proposed New Bldg. Area (gross): 134,094 sf Site Area: 29,530 sf (0.68 acre) Total Building Area GSF: 134,094 sf STAFF Staff Recommends that the Environmental Review Committee issue a RECOibIMENDATION: Determination of Non -Significance - Mitigated (DNS -M). Project Location Map ERCLL'A07-139.doc Cilt, uj R,,nton 1.7C 1_'U Dirision - Cr Plallw tg Dep(II-Imc W 2A'D : I�VI) MALY .11LYED (ISE A 'VIENT.S En )kraal Rri'ic ii Com mitred 1? port PLU,40-439, SA -H, CU -11, ECF Rcporl of"Mai-Ji 17_ 200,8 Pate 2 of 5 PART ONE: PROJECT DESCRIPTION ! BACKGROUND The proposed land tisc action, construction of a six -story mixed use building, would take place at the southwest corner of -South 2`J Strc<t and Nlain Avenue South in the Downtown Core Area of the City of Renton. The completed project wo,,ild provide 101 multi -family dwelling units. The residential units would include a mix of olw I)edl-00111 acid , ti,vo bedroom apartments. The project also vould include a net area of 9.344 square feet of 17(211M)l con wuivial space. A total of 125 parking stalls including 114 standard, S compact, 2 barrier-ti-ee accessible and l harrier -free accessible van parking stalls. Existing development on the site consists of two buildings (one of which is occupied by Jct City Espresso) and the remnants of a gasoline pump island_ Impervious materials cover approximately 98 percent of the property. The project site is located within a Seismic Hazard Area. Soil liquefaction may potentially occur during an earthquake cvcnt. During a geotechnical analysis it was found the site is underlain by approximately three feet of mill 5uils and gl-owld%%"Iter was encountered at approximately 20 tcct. Pilings would be required for constructions and slsorin, c)f�s(ljacent properties will be required dru-ine excavation for the below grade parking level. The Cl) Zone permits a residential density of 100 units per acre and itp to 150 units per acre with an approved ITearing Examiner Conditional Use Permit. The proposed project has a residential density of 148.5 units per acre and, therefore, requires the approval of I-learing Examiner Conditional Use Permit, Because the project has a residential density greater than 100 residential units and is greater than four stories or sixty feet in height, this project requires a site plan review before the Hearing Examiner. The site requires a total of 110 parking stalls; a parking modification is required for more than required parking. PRT TWO ENVIRONMENTAL REVIEW In compliance �-vith li('W 43.21 C.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 shall comply with the recommendations delineated in the Geotechnical Engineering Study, dated July 18. 2007, prepared by Geotech Consultants. 2. Frosion Control shall be installed and maintained during construction in accordance with the State Department of Ecology Erosion and Sediment Control Requirements as delineated in the 2005 Storni Nater Management Manual. 3. 1 Parks Mitigation Fee of $354.50 for each multi -family unit and shall be paid prior to issuance of build in, permits. The project includes 101 multi -family units and the fcc is estimated to 535,804.50. 4. Work shall immediately cease and the Washington State Department of Archaeology and Historic Preservation shall be contacted should any archaeological artifacts be discovered during earthwork activities, ERCLi'A07-139 Citi- of Roi,,ur= DCI -D Dh-[i ion - 2A 1), 1 VO MAIN JILVED b'S'E Rk:pcw, off' M;u rh 17, 2005 Ylcrnrrin� Uepru7ruerrt JENTS En c�rrlrrl Rc�i-icit Committee Rcpor7 t"OL U.9 0? -I39. SA -H. CL' -11. ECI' Page ; of 5 A Transportation 1 [itivgation Fee of .x;75.00 for each new trip attributed to the development shall be paid prior to issuance of building permits, The project is expected to generate 1,042 new daily trips and the fee is estimated to be S75,150, G. A Fire Mitigation Fee of $388.00 for each multi -family unit and $0.52 per square foot of commercial space shall be paid prior to issuance of building permits. The project includes 101 multi -family units and 9,344 square feet of commercial area and the fee is estimated to be $44,047.88. 7. An a`:ilTation easernent shall be provided and notification shall be provided to each tenant through individual lease agreements. C. E-Olibits Exhibit I Vicinity Map Exhibit 2 Zoning Map 11xh1bit 3 Proposed Site Plan lxhibit 4 Project Elevations Exhibit 5 aerial Photo of Project Site U. 11"rivIronniental Impacts The Proposal was circulated and revieitvd by various City Departrrlents and Divisions to determine whether dW applicant 1761S ude(hrcatel)) identified crud addressed environmental impacts anticipated to occur in conjunction 114111 the proposed development. Staff reviewers have icleritified that the proposal is likely to have the.fallolving probable impacts: 1. Earth Impacts: A Geotechnical Engineering Study, prepared by Geotech Consultants and dated July 18, 2007, Was ;rlbrnitted with the project application. The site is situated within a Seismic Hazard Area with the potential for soil liquefaction during the event of an earthquake. The _,cotcchnical report indicates that the site is underlain by loose to medium -dense alluvial (water deposited) sand and gravel. Loose soils are compressible under the anticipated building loads and would be potentially liquefiable below the water table. The report recommends that the proposed building be supported on deep Foundations embedded into very dense, native soils. Because of potentially caving near- surTacc soils and tgrnundwater, the report states that augercast piers are the most suitable deep foundation Option. Additionally. large cuts would be necessary near the property lines to facilitate construction of the underground parking garage. The upper soils are loose and prone to caving and cuts should be limited to an inclination of 1:5:1 (horizontal:vertical). Based on the current plans, the report states that shoring will be necessary along each side of the excavation. It is also recommended that the adjacent building to the south be underpinned using small diameter, driven pipe piles; this will ensure that loads from the neighboring buildins are not transmitted to the project's shoring or permanent below grade walls_ F- trtner. _hc {,eotechnical report discusses the effects of excavation on adjacent"adjoining structures. ]?ecommcndaticrns arc made for shoring, underpinning and other construction techniques to ensure that both the project and its neighboring structures are protected from the effects of excavation. These techniques include ineasures to reduce strong ground vibrations during demolition and construction, controlling water seepage and waterproofing. ERC Lt.'A07-139 Crrr of Kc'nlrxt L)(;.'D Drrrsion Cr at Alrnzrring DPparYnrew EV knewal C'on n ince° Reporr 2,AD.-0D,11.- LN MEW USF. A MENTS LU 107-139, SA -H CU -H, ECF Report of ylarch 17, 2008 Pa -e 4 of 5 In "unimary, the oeotechnical engineering study provides recommendations for Coundations, drainage, erosion control ,uid rctainintg walls. Due to the potential for impacts which could occur during construction, :),Lal i-cccm mends ihat compliance with the recommendations of the geotechnical engineering study s��,l�nritted tivith the prc�jeet ahplicatior� be required as a nlifigation pleasure. Slitigation Measures: I . The applicant shall comply with the recommendations of the Geotechnical Engineering Study prepared by Geotech Consultants, dated July Ili, 2007. 2. Erosion Control shall be installed and maintained during construction in accordance with the State Department of Ecology Erosion and Sediment Control Requirements as delineated in the 2005 Storm Water Manazcment Manual. \esus: SL -PA Environmental .Regulations. 2005 Department of Ecology Stormwater Management Manual 2. Parks and Recreation Impacts: The proposal does not provide on-site recreation areas for future residents of the apartments. It is anticipated that that the proposed development would generate future demand on City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring that the applicant pay a Pails \litigation Fee based on S354.50 for each new multi -family unit. The fee is estimated to be 535 50 (101 multi -family units x 5354,50 — S35,804.50) and is payable prior to issuance of building permits. Mitigation Nfeastrres: The applicant shall pay a Parks Mitigation Fee of $354.50 for each new multi -family unit. This foe is estimated at 535,€304.50 and shall be payable prior to issuance of building permits. Nexus: SEPA Environmental Regulations, Resolution 3082 3. Historic and Cultural Preservation Impacts: The proposed project is located in an area with high probability for archaeological sites. While the site ha; III -CV iously been disturbed by development. there remains a potential for subsurface archaeological deposit". Staff rcc:ornmends a mitigation measure requiring that work shall immediately cease and the Washington Statc Department of Archaeology and Historic Preservation shall be contacted should any archaeological artifacts be discovered during earthwork activities. Mitigation Measures- Work shall immediately cease and the Washington State De1xartment of 'A and 14istoric Preservation shall be contacted should any archaeological artifacts be discovered during carni~~ orlc activities. Nexus: SEPA Environmental Regulations 4. Transportation Impacts: it is anticipated that the proposed project will result in adverse impacts to the City's street system. -1 hcrcfore, staff recommends that a mitigation measure requiring the payment of a Traffic Mitigat'on Fee be iir.poscd. This fee would be 575.00 for each new daily trip attributed to the development. The fee is estiin,rted to be 578,150.00 (1.042 daily trips x S75.00 — S78,150.00) which would be payable prior to the 1SSUance ol' building permits. FR I.C.1,A07-139 Cin of !��°r�t�,ri !)C I;i) 17n r:�iau C i.. Plurrrrin Uelru tnrcr�l CIn�, e11"a/ Renew Comn r11c', Report 1 \ 1) 1 N 11 11, 11.\ tI1.VED USF. A A l E TS �I. � 1 U "-139, SA -H. CU -H, ECFRepan of �I;;r��h I ?1111 Page 5 of 5 Mitigotion Measures: The applicant shall pay a Traffic Mitigation Fee in the amount of 575.00 far each ne,,v net daily trip prior to issuance of building hermits. The fee is estimated to be $78,150.00. texas: SI'PA Environmental Reguiations, Resolution 3082 5. Eire & Police Impacts: The proposal will add new residential units and will potentially impact Fire and Emergency services. Staff recommends a mitigation measure requiring the applicant to pay a Firc Mitigation Fee of 5388.00 for each new multi -family residential unit and $0.52 per square foot of commercial space, This fee is estimated to be $44,047.88 (101 units x $388.00 = $39,188.00 + 9,344 sf x 50.52 — 4,859.88) which would he payable prior to the issuance of building permits. Mitigation lYleasures: The applicant shall pay a Fire Mitigation Fee of 5388.00 for each new multi -family residential unit 111(1 `0.52 for each square foot of commercial space. This fee is estimated to be $44,047.88 nhirh vould be payable prier to the issuance of building permits. Nexus: SE1'A Environmental Regulations, Resolution 2913 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 filed in writing ou or before 5:00 PM, April 7, 2008. Renton Municipal Code Section 4-8-110.13 governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clcrk'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 FIoor, 1055 S. Grady Way, Renton WA 98057. A D VISOR Y NO ITS TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use. action. Because ihesc moles are provided as infornurtion only, they are not suUjecl to the appeal process for the Icrr0 lyse arliorre. Planning_.: I . R1i-1C' Section 4-4-030.0.2 limits haul hours between the hours of 8'30 a.m. and 3:30 p.m., Monday through Friday unless otherwise approved by the Department of Community & Economic Development. ?. Commercial multi -family, new single family and other non-residential construction activities shall be restricted to the hours between 7:00 a.m. and 8:00 p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall be permitted on Sundays. Firc: I . The preliminary fire flow is 4500 GPM. one fire hydrant is required within 150 feet of the structure and I -Our additional hydrants are required within 300 feet of the structure. 2. Separate plans and permits are required for the installation of sprinkler and fire alarm systems. 3. Provide a list of flammable, combustible liquids or hazardous chemicals that are used or stored on site. 4. A site plan for Pre -Fire planning is required to be submitted prior to occupancy in prerequisite format. ERC LU,!07-139 J YM UOIWtl ul 4 A -sjdV uieyy - Is PUZ - ------ i�51 I vsi 44 J fs A v *10 I 41 J fs v I 41 J fs v 41 IL t7 al lu -4j Q 6t J v 41 IL t7 al lu -4j J