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HomeMy WebLinkAboutSR_ERC_409_Whitworth_071126ERC City of Renton REPORT Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE REPORT ERCMEETINGDATE: November 26, 2007 Project Naine: 409 Whitworth [Condominiums] Owner: Kayser Olaf Willey; 835 S. 143`d PI, Burien WA 98168 Applicant. Capital homes I,LC; Chris Cirillo; 16603 - 107" P1 NE; Bothell WA 98011 Contact: Chris Cirillo; Capital Homes LLC; 203- 132"" Ave NE; Woodinville WA 98072 File Number: LUA07-125, SA -H, ECF Project Manager: Elizabeth Higgins, Senior Planner Project Summary: A 5 -story condominium project with associated structured parking accessed from a public alley at the rear of the site. Sixteen condominium units with a density of 97 dwelling units per acre. Zoned Center Downtown within the Urban Center - Downtown Comprehensive Plan land use designation. Project Location: 409 Whitworth Ave S Exist_ Bldg, Area: 1,480 gsf Proposed New Bldg. Area (footprint): 5,399 sf Proposed New Bldg. Area (gross): 17,674 gsf Site Apea: 7,199 sf Total Building Area GSF: 17,674 gsf STAFF RECOALVENDATION. Staff recommends that the Environmental Review Committee issue a Determination of Non -Significance - Mitigated (MDNS) Project Location Map Ere Report 07-125 (rev).doc City of Renton P.B/PTV Departmen Environ al Review Committee Stetff'Report 409 WHITIVORIHICOjVDO,'VIlIVtv.✓ISJ LUA07-125, S,4 -H, ECF Report of November 26, 2007 Page 2 of 8 — PART ONE: PROJECT DESCRIPTION I BACKGROUND The applicant, Capital I lorries, LLC, has proposed redevelopment of property in Renton into a 16 -unit condominium building. The proposed project site, located at 409 Whitworth, [Exhibit I] currently has a 1,480 gross square foot (GSF), 2 -story, single-family residential structure constructed in 1921 and a detached garage abutting the alley. The property is designated Urban Center Downtown (UC -D) on the City of Renton Comprehensive Plan land use map. The policies of the UC -D are implemented by Center Downtown zoning and development standards. A 5 -story structure has been proposed, with parking on the ground level. The 18 -stall interior parking area would be accessed from an existing alley located abutting the west property line. Three additional parking spaces would be located between the building and the edge of the alley public right-of-way. [Exhibit 2] PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.210240, the following environmental (SEPA) review addresses only those project impacts that arc not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probably impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS -M with a 14 -day Appeal Period. R. Mitigation Measures 1. The report, `Preliminary Geotechnical Recommendations," by Robert M. Pride, LLC, Consulting Engineer, dated August 21, 2007, shall be utilized in the design and construction of the proposed structure. 2. Due to the proximity of existing structures on properties abutting to the north and south of the project site, piles shall be auger cast as recommended by the geotechnical report. 3. A temporary erosion control plan shall be required to be installed and maintained for the duration of construction of the project. The plan must comply with the Department of Ecology's Erosion and Sediment Control Requirements as outline in Volume II of the most recent edition of the Stormwatcr Management Manual. The plan must be submitted and approved by the Development Services Division prior to issuance of (lie utility construction permit. 4. The applicant shall submit a "materials board" indicating the materials and finishes proposed for all exterior surfaces of the building. The proposed materials and finishes shall be approved by the Development Services Division prior to issuance of the building permit. 5. The project shall be subject to the Parks Mitigation Fee of $354.51 for each new multi -family residential unit. This amount is estimated to be $5,317.65, and shall be payable prior to issuance of the building permit. 6. The proposed project shall be subject to a "Transportation Impact Fee of $75 per trip, estimated at $6,000.00. This fee shall be payable prior to issuance of the building permit. 7. The applicant shall follow the recommendations of the traffic study, "Trip Generation, Distribution, and Traffic hnpact Feet Letter," prepared by Jake Traffic Engineering, Inc. dated October 12, 2007, Ere Report 07-125 (rev).doe City of Renton PIBIPW Departmen Enti�iror tul Reviei, Committee Staf{Report 409 fVIIITfI'ORTII /CONDO.YII.IV.«i.ISJ LU=107-725, Sit -H, ECF Report of November 26, 2007 - — — --- - page 3 of 8 S. The applicant shall install parking signage, prohibiting parking on S 4th within 30 feet of the intersection of S 4th St and the alley between Shattuck Ave S and Whitworth Ave S and the intersection of S 4th St and Whitworth Ave S. Such signage shall conforms to MUl'CD standards, or as approved by the Development Services Division. To avoid traffic hazards during construction, parking signage shall be installed prior to issuance of construction permits and shall remain in place following building occupancy. 9. The alleyway between Shattuck Ave S and Whitworth Ave S shall be fully paved to 16 -feet wide from the south property line to S 4th St. and signed per the City of Renton fire lane regulations. 10. The project shall be subject to the Fire Impact Fee, prior to issuance of the building permit. The fee, at $388.00 per new multi -family unit, has been estimated to be $5,820.00. 11. The project shall be subject to the Fire Impact Fee, prior to issuance of the building permit. The fee, at $388.00 per new multi -family unit, has been estimated to be $5,820.00. I2. Avigation easements shall be provided by the applicant, subject to the review and approval by the City Attorney, and recorded prior to issuance of occupancy permits. C. Exhibits Fxhibit 1 Vicinity Map Exhibit 2 Site Plan 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.fb llowing probable impacts: 1. Earth Impacts: The proposed project site is level, with an overall grade of less than 1 percent. The applicant has stated that cut and fill would be balanced and consists of approximately 100 cubic yards. The site coverage by impervious surfaces would be 87.5 percent. A geotechnical investigation took place, conducted by Robert M. Pride, LLC, Consulting Engineer, who has provided "Preliminary Geotechnical Recommendations," dated August 21, 2007. The recommendations are based on examination of material from two test pits excavated by backhoe to depths of 9 and 12 feet. Staff recommends that this report be utilized in the design and construction of the proposed structure. Results of the analysis of excavated material from the test pits indicate that upper native soils consist of topsoil over medium dense silt -sand mixtures that represent alluvial deposits. A one -foot layer of peaty soils, underlain by an 18 -inch thick soft, clay -silt stratum, was encountered at one test pit at a depth of 5.5 feet. The second test pit had no peat, but the soft, blue clay -silt layer was also found at the depth of 5 to 7 feet. Groundwater was encountered at 11 feet below grade. Groundwater can be expected to vary in depth with seasonal variations in rainfall and impacts from the Cedar River. Based on the soil and groundwater conditions on this, and nearby sites, the potential for liquefaction during a seismic event is considered to be moderate, due to the medium dense subsurface sandy soils. Due to the presence of compressible peat and soft clay soils at relatively shallow depths, pile supports for the structure would be required. Alternatively, over -excavation and placement of compacted gravel as foundation support would be feasible, but easements granted by abutting property owners would be Erc Report 07-125 (rei).doc City ojRe nton PIB/PW Depm7men Enviror ai Review Committee Sluff Report 409 WHITWORTH[Cf1NDOiVfIN�kj.rfSJ LUA07-125, SA -111, ECF Report of November 26, 2007 Page 4 of 8 necessary because excavation to depths of 7 to 8 feet below grade would be required arid temporary slope cuts would extend well onto the properties to the north and south. Since existing structures are located within a few feet of the property line both to the north and south it appears that this construction technique would be impractical. The parking garage would be established at just below the existing grade elevation of 30 feet above mean sea level. It is expected that pile foundations would be required for support of structure loads and that perimeter bearing wall footings and interior column footings would be used. The geotechnical report states that these foundations would be supported by either auger -cast or driven pipe piles. Staff recommends, however, due to the proximity of existing structures to remain undamaged, located on properties abutting to the north and south of the project site, that piles be auger cast. This shall be a mitigation measure of the environmetital determination. The geotechnical report recommends that auger -cast piles should be designed for 30 and 40 kips on 12- and 16 -inch diameter piles, respectively. Both of these pile capacities are based on 500 psf soil friction between the concrete piles and the medium dense alluvial soils below a depth of 8 feet. The lower (garage) level of the structure would have a concrete slab -on -grade that would be supported on the medium dense native soils. Final grade should be established at a depth of 12- to 18 -inches below existing grade of 30 feet (above mean sea level) to minimize the settlement effects of vehicle loading on the slab. The geotechnical report recommends that the slab be reinforced and tied structurally into the adjacent perimeter walls and interior column footings. The combined slab weight and vehicle loading on the underlying soils should not exceed 80 psf, and therefore, would be less than the weight of the oils removed to reach the slab subgrade. Mitigation Measures: 1. The report, "Preliminary Geotechnical Recommendations," by Robert M. Pride, LLC, Consulting Engineer, dated August 21, 2007, shall be utilized in the design and construction of the proposed structure. 2. Due to the proximity of existing structures on properties abutting to the north arid south of the project site, piles shall be auger cast. Nexus: RMC 4-4-060, "Grading, Excavation, and Mining Regulations;" SEPA 2. Air Impacts: During construction, dust and emissions from construction equipment and excavation and pile driving activities would be expected. Following construction, there would be emissions from residents' vehicles. Mitigation Measures: No mitigation is proposed because such emissions are regulated by state and federal agencies. Nexus: Not applicable 3. Water a. Ground Water Impacts: [See above] Mitigation Measures: No mitigation proposed. Ere Report 07-125 (reti).doc Citi- of Renton P/R/PfV Departmen Fnviror teal Revieiv Committee Staff Report 409 WHII'FVOR7'HICO:NDONIIViuidSI 1_"07-12.5, SA -H, ECF Report of November 26, 2007 Page 5 of 8 Nexus: Not applicable b. Storm Water Impacts: There is a storm drainage conveyance system in S 4"' Street, but not in Whitworth Ave S or the abutting alley. An extension of the S 4"' Strcet system may be required. A drainage report was submitted with the project application. Based on review of the report, the project would be exempt from detention and water quality treatment based on the 1994 King County Surface Water Design Manual. A temporary erosion control plan would be required to be installed and maintained for the duration of construction of the project. The plan must comply with the Department of Ecology's Erosion and Sediment Control Requirements as outline in Volume Il of the most recent edition of the Stormwater Management Manual. The plan must be submitted and approved by the Development Services Division prior to issuance of the utility construction permit. Mitigation Measures: A temporary erosion control plan shall be required to be installed and maintained for the duration of construction of the project. The plan must comply with the Department of Ecology's Erosion and Sediment Control Requirements as outline in Volume 11 of the most recent edition of the Stormwater Management Manual. The plan must be submitted and approved by the Development Services Division prior to issuance of the utility construction permit. Nexus: Department of Ecology Stormwater Management Manual; SETA 4. Light and Glare Impacts: The construction of a 5 -story building that would cover the majority of the available property (to 73.4 percent) would impact light availability to abutting property, most notably the property located to the north, which would be essentially deprived of southern solar exposure, it would also impact properties to the east by blocking afternoon light and to the west by blocking morning light. Short of reducing the size of the building, it is difficult to suggest mitigation for these impacts. Given the density allowed by the zone, and the ability to have reduced building setbacks through the development standards, this impact will become more pervasive with increased urbanization. Light reflection from windows and/or building fa�adc surfaces could cause glare on surrounding properties. Glare can be controlled through the selection of materials and finishes_ Staff recommends the applicant submit a "materials board" indicating the materials and finishes proposed for all exterior surfaces of the building_ The proposed materials and finishes shall be approved by the Development Services Division prior to issuance of the building permit. Mitigation Measures: The applicant shall submit a "materials board" indicating the materials and finishes proposed for all exterior surfaces of the building. The proposed materials and finishes shall be approved by the Development Services Division prior to issuance of the building permit. Nexus: SEPA S. Parks and Recreation Impacts: It can be expected that the project, with 16 -units, would have an impact on use of City of Renton parks and recreation facilities. For this reason, an 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 $5,317.65 (16 units -- I existing unit — 15 units x $354.51 = $5,317.65). Ea -c Report 07-125 (rev). doe City of Renton P/BIPW Departmen Eni'iror al Revieiv Committee Staff Report 409 WHITWORTH jC'O,'VDO.VII,'V ull✓IS/ LUA07-125, SA -H, ECF Report of November 26, 2007 Page 6 of 8 Mitigation Measures: The project shall be subject to the Parks Mitigation Fee of $354.51 for each new multi -family residential unit. This amount is estimated to be $5,317.65, and shall be payable prior to issuance of the building permit. Nexus: Park and Recreation Impact Fee Resolution 3037 , SEPA 6. Transportation Impacts: The project would be accessed by vehicles from the public alley, located abutting the west property boundary. A "Trip Generation, Distribution, and Traffic Impact Feet Letter," prepared by Jake Traffic Engineering, Inc. dated October 12, 2007, was submitted by the applicant. The 16 units would be anticipated to generate 80 new trips daily, including 7 pm peak 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 80 new daily trips anticipated, has been estimated at $6,000.00_ This fee would be payable prior to issuance of the building permit. `The traffic study analyzed the sight distance from the alley and from Whitworth Ave S for vehicles exiting onto S 4`1' St. Although sight distance is adequate, it would be reduced by parking of vehicles on S 4"' St at both the alley entrance and the Whitworth Ave S entrance to 41" St. The traffic study suggests restricting parking on S 4"' Street within 30 feet of the intersection of the alley and S 4"' and Whitworth and S 4"' St. Staff recommends that, as a condition of approval, the parking restrictions on S 4"' Street, as delineated in the "Trip Generation, Distribution, and Traffic Impact Feet Letter," prepared by Jake "Traffic Engineering, Inc_ dated October 12, 2007, be followed_ As an additional condition, the applicant shall install parking signage that conforms to MUTCD standards, or as approved by the Development Services Division. To avoid traffic hazards during construction, parking signage shall be installed prior to issuance of construction permits and shall remain in place following building occupancy. Mitigation Measures: 1. The proposed project shall be subject to a Transportation impact l=ee of $75 per trip, estimated at $6,000.00. This fee shall be payable prior to issuance of the building permit. 2. The applicant shall follow the recommendations of the traffic study, "Trip f generation, Distribution, and Traffic Impact Feet Letter," prepared by Jake Traffic Engineering, Inc. dated October 12, 2007. The applicant shall install parking signage, prohibiting parking on S 4"' within 30 feet of the intersection of S 4"' St and the alley between Shattuck Ave S and Whitworth Ave S and the intersection of S 4"' St and Whitworth Ave S_ Such signage shall conforms to MUTCD standards, or as approved by the Development Services Division. To avoid traffic hazards during construction, parking signage shall be installed prior to issuance of construction permits and shall remain in place following building occupancy. Nexus: Transportation Impact Fee Resolution 3100; Ordinance 4489; SEPA 7. Fire & Police Impacts: Due to the width of the alley between Shattuck Ave S and Whitworth Ave S, anticipated to be approximately 16 feet at the project site, the Fire Prevention Bureau recommends that the alleyway be fully paved to 16 -feet wide from the south property line to S 4"' St. and signed per the City of Renton fire lane regulations. Ere Report 07-125 (reuj.doc City gfRenfon P/B/PIT Depart»aero Enviror tai Review Committee Staff Reporl 409 WHITWORI'HICO,,VDOIVIIN1,,ljsI LUA07-I25, SA -H, ECF Report of November 26. 2007 Page 7 of S The project can be expected to have impacts on fire and police services. A Fire Impact Fee is in place. The project would be subject to this fee, prior to issuance of the building permit. The fee, at $388.00 per new multi -family unit, would be $5,820.00. Mitigation Measures: I- The alleyway between Shattuck Ave Sand Whitworth Ave S shall be fully paved to 16 -feet wide from the south property line to S 4"' St, and signed per the City of Renton fire lane regulations. 2. The project shall be subject to the Fire Impact Fee, prior to issuance of the building permit. The fee, at $388.00 per new multi -family unit, has been estimated to be $5,820.00. Nexus: Fire Impact Fee Resolution 2895, SEPA S. Airport Impacts: The proposed project would be located just east of the centerline of the Renton Municipal Airport runway. As such, it is within the Airport Influence Area and subject to aviation -related regulations, RMC 4- 3-020, "Airport Related Height and Use Restrictions." Impacts on the project would include aviation noise from planes approaching and departing from the Renton Municipal Airport. Avigation easements are required by City code. Staff recommends recording of such easements be completed prior to issuance of occupancy permits. Mitigation Measures: Avigation easements must be approved by the City Attorney and recorded prior to issuance of occupancy permits. Nexus: SEPA F. 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." v' Copies of all Review Comments are contained in the Official File Environmental Determination Appeal Process: Appeals of the environmental determination trust be filed in writing on or before 5:00 PM, December 17, 2007. Renton Municipal Code Section 4-8-110.13 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. ADVISORYNOTES TOAPPLICA'VT The following notes are supplemental information provided in conjunction with the administrative land use action. Because theve notes are provided as information only, they arc not sul?fecl to the appeal process for the land use actions. Fire: 1 _ The preliminary fire flow is 2,000 gpm. One hydrant is required within 150 feet of the structure and one additional hydrant is required within 300 feet of the structure. 2. Separate plans and permits are required for the installation of fire sprinkler, fire alarm and standpipe systems. Water: ErcReport 07-125 (rev).doc Citi" of Renton P/B/PW Delrartmen Environ 1u1 Review Committee Stgff'Report 409 WIIITY ORTII1CO,YDO.WN.�;JS1 LUA07-125, SA -II, ECF Report of November 26, 2907 Page 8 of 8 1. Water system Development Charges for multi -family uses are based on a rate of $0.273 per gross square footage of the site and are payable at issuance of the utility construction permit. 2. Applicant will be required to connect to the 12 -inch main in S 4t" St and extend an 8 -inch water main to the south property line in Whitworth, tying into the existing 4 -inch water main. If fire flow exceeds 2,500 gpm, a 10 -inch looped water main would be required. 3. Hydrants capable of delivering a minimum of 1,000 gpm are required for this use. One hydrant is required for each 1,000 gpm fire flow. Existing hydrants, if present, are subject to verification in meeting the requirements. 4_ A fire sprinkler system is required by the Fire Prevention Bureau. 5. A backflow device would be required if the building height exceeds 30 feet. Sanitary Sewer: 1. Sanitary Sewer System Development Charges for multi -family are based on a rate of $0.142 per gross square footage of the site. Fees are payable when the utility construction permit is issued. Credit would be given for the existing system. 2. The parking garage would require floor drains and shall e connected to the sanitary sewer. Flows shall be directed through floor drains that are installed in accordance with the UPC to an exterior oil/water separator. The separator shall be sized to meet a minimum 15 -minute retention time for peak flows anticipated in the garage area, but in no case will be less than 200 gallons of storage capacity. The type of interceptor shall be as manufactured by Pip Inc., Utility Vault Inc., or approved equal. The interceptor shall be located in an area accessible for maintenance. 3. Minimum slope for side sewer shall be 2 percent. 4. Extension of a sewer main may be required. Surface Water: 1. Roof and footing drains shall be tightlined to the storin system 2. Extension of storm pipe in Whitworth or the alley may be required. Transportation. 1. The applicant will be required to comply with the City of Renton's Trench Restoration and Street Overlay Requirements. 2. A traffic control plan, approved by the City will be required for any construction impacting the City's right- of-way. 3. Existing right-of-way width in the alley is .16 feet. Applicant will need to provide 16 feet of paving in the alley from the south property boundary to S 4"' Street. Ere Report 07-125 (rev).doc - VM'NO1N3k! S 3nv H1aOM13HM 60� 2 gs g 9 a a SWf11NIWOUNOa H12iOM11HM 64ti 4J U CU� W L rmi O F" a C� LU CIO o GC - VM'NO1N3k! S 3nv H1aOM13HM 60� .., ._ 7,7 Q ---- - SWf11NIWOUNOa H12iOM11HM 64ti r'^VSL W 'S 'SAy Sbix�hfl6N$ YA� O '9'2AY SlIdNO1N s looAWL 40, g. W