The URL can be used to link to this page

Home My WebLink AboutERC_Determination_Valley_View_Professional_Office_070910REPORT & DECISION REPORT DATE: Project Name: City of Renton Department of Planning / Building / Public Works ENWRONMENTALREWEW September 10, 2007 Valley View Professional Office OwneriApplicanVGontact: Binh Nguyen Valley View Professional Development, LLC 607 SW Grady Way, ste 210 Renton, WA 98057 File Number: LUA07 -086, SA-H & ECF Project Manager: Jill Ding, Senior Planner Project Description: The applicant is requesting Environmental (SEPA) Review for the construction of a 26,600 square foot combination general office and medical/dental office building and associated parking and landscaping improvements. The project site totals 244,807 square feet (5.6 acres) and is zoned Commercial Office (CO). Project construction would occur on the north portion of the project site due to steep slopes, a class 2 stream, a category 2 wetland, and a category 3 wetland occupying the south portion of the project site. A class 2 stream requires a 1 ~O-foot buffer, a category 2 wetland requires a 50-foot buffer and a category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th Court. (Please see additional project description on the next page). Project Location: South of S 37 1h Street, west of S 38 1h Court (parcel 3023059111) Exist. Bldg. Area SF: Site Area: Project Location Map N/A 5.6-acres (244,807 square feet) Proposed New B/dg. Area SF: 26,600 square feet Total Building Area SF: 26,600 square feet erc07·086.doc City of Renton PIBIPW DepartmenAnvironmental Review Committee Staff Repor. VALLEY VIEW PROFESSIONAL lWlCE LUA07-086, SA-H, ECF REPORT AND DECISION OF SEPTEMBER 10. 2007 Page 2015 A. PROJECT DESCRIPTION (CONT.) The proposed building would be used as a combination general office and medical/dental office. The proposed development would occur on the northeast 1.5 acres of the project site; the remaining approximately 4 acres would remain undeveloped. The proposed 2-story building 25-foot tall building would total 26,600 square feet in area with a 13,300 square foot parking garage below. A total of 88 parking spaces would be provided on-site with 34 of those being located in the parking garage. Primary access to the project site would be limited to S 38'h Street, with a gated secondary emergency access off of S 37 th Street. An ornamental iron fence is proposed along the S 37 th Street frontage to discourage access to the site off of S 37'h Street. The proposed fence would also provide some level of screening from the adjacent single family neighborhood located across S 37'h Street. Steep slopes with grades between 30 and 44 percent are located south of the proposed development site. No development is proposed on the steep slope areas. A class 2 stream (Panther Creek), a category 2 wetland, and a category 3 wetland are located on the south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland requires a 50-foot buffer, and a category 3 wetland requires a 25-foot buffer. No impacts are proposed to the wetlands, stream, or their associated buffer areas. B. RECOMMENDA TlON Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINA TlON OF NON-SIGNIFICANCE Issue DNS with 14 da A eal Period. Issue DNS with 15 day Comment Period with Concurrent 14 day Appeal Period. DETERMINA TlON OF XX NON -SIGNIFICANCE -MITIGA TED. XX Issue DNS-M with 14 da A eal Period. Issue DNS-M with 15 day Comment Period with Concurrent 14 day Appeal Period. C. MITIGA TlON MEASURES 1. Project construction shall comply with the recommendations contained in the geotechnical report prepared by GEO Group Northwest, Inc. (dated December 6,2006). 2. Erosion control shall be installed and maintained during construction in accordance with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in the 2005 Storm water Management Manual. 3. The stormwater detention system for this project shall be designed to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay the appropriate Traffic Mitigation Fee based on a rate of $75.00 for each new average weekday trip attributable to the project prior to the issuance of building permits. This fee is currently estimated at $46,425.00. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new commercial building area prior to the issuance of building permits. The fee is estimated at $13,832.00. D. ENVIRONMENTAL IMPACTS In compliance with HCW 43.21 C. 240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing' development standards and environmental regulations. (1) Earth Impacts: A Geotechnical Report prepared by GEO Group Northwest, Inc., dated December 6, 2006, was submitted with the project application. According to the report, the northern portion of the site consists of erc07-086.doc City of Renton PI81PW DepartmenAvironmental Review Committee Staff Repone VALLEY VIEW PROFESSIONAL ~CE REPORT AND DECISION OF SEPTEMBER 10, 2007 LUA07-086, SA-H, ECF Page 30t 5 slopes facing to the west with inclinations ranging from 8 to 23 percent. The south portion of the site consists of slopes facing to the south with inclinations ranging froni 30 to 44 percent. These slopes meet the criteria for sensitive and protected slopes. The slopes located on the north portion of the site are vegetated with grasses, blackberries, and deciduous trees. The steep slopes located on the south portion of the site are vegetated with ferns, shrubs, deciduous and evergreen trees. Five test pits were excavated on the project site. The test pits were excavated to depths ranging between 3 and 7 feet below ground surface. The soils encountered were loose silty sand to sandy silt overlying medium dense to dense sandy silt soils. Sedimentary rocks were encountered in the dense sandy silt soils in test pits 3 and 4. Groundwater seepage was encountered at a depth of 18 inches in test pit 5. The applicant estimates the approximately 5,440 cubic yards of cut and 2,660 cubic yards of fill will be required for the construction of the proposed building. The submitted geotechnical report provided recommendations for site preparation and general earthwork, spread footing foundations, permanent basement and conventional retaining walls, slab-on-grade floors, and drainage. To mitigate for impacts that could occurring during project construction, staff recommends as a mitigation measure that project construction be required to comply with the recommendations contained in the geotechnical report prepared by GEO Group Northwest, Inc. (dated December 6, 2006). Due to the potential for erosion and sedimentation to occur during project construction, staff recommends as a mitigation measure that erosion control be maintained on-site in accordance with the erosion and sediment control requirements as outlined in the 2005 Department of Ecology Stormwater Management Manual. Mitigation Measures: 1. Project construction shall comply with the recommendations contained in the geotechnical report prepared by GEO Group Northwest, Inc. (dated December 6,2006). 2. Erosion control shall be installed and maintained during construction in accordance with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in the 2005 Storm water Management Manual. Policy Nexus: SEPA Environmental Regulations, 2005 Department of Ecology Stormwater Management Manual (2) Water -StreamlWetiands Impacts: A Wetland/Stream Study prepared by AlderNW (dated February 27, 2007) was submitted with the application materials. A class 2 stream (Panther Creek), a category 2 wetland, and a category 3 wetland were identified on the project site. Class 2 streams require a 1 ~O-foot buffer, category 2 wetlands require a 50-foot buffer, and category 3 wetlands require a 25-foot buffer. The proposed office building would be located outside of the wetland and stream buffer areas, no impacts to the stream, wetlands, or their associated buffer areas is proposed. No mitigation is recommended. Mitigation Measures: N/A. Nexus: N/A (3) Water -Stormwater Impacts: A Technical Information Report, prepared by Exeltech Consulting, Inc. (dated July 16, 2007) was submitted with the project application. The existing surface water runoff sheet flows to the south into the on- site class 2 stream, which fiows to the northwest off-site. The stormwater runoff generated on the project site will be collected in catch basins and routed to the detention vault 'proposed on the northwest corner of the project site. The discharge from the detention vault will flow through a bio-swale and level spreader before discharging to Panther Creek. To mitigate for potential downstream flooding impacts as a result of project construction, staff recommends a mitigation measure requiring the drainage improvements to comply with the 2005 King County Surface Water Design Manual. Mitigation Measures: The stormwater detention system for this project shall be designed to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control-a.k.a. Level 2) and water quality improvements. erc07-G86.doc City of Renton PIBIPW Departme'&'vironmental Review Committee Staff Repo. VALLEY VIEW PROFESSIONAL ~/CE REPORT AND DECISION OF SEPTEMBER 10, 2007 LUA07-086, SA-H, ECF Page 4 of 5 Nexus: SEPA Environmental Regulation, 2005 King County Surface Water Design Manual (4) Transportation Impacts: Primary access to the project site would be provided via a 24-foot wide driveway, off of S 38 th Street. Secondary emergency access would be provided via a gated driveway access onto S 37 h Street. A Traffic Impact Analysis prepared by Mirai Transportation Planning & Engineering (dated August 7, 2007) was submitted with the project application, It is antiCipated that the proposed project would result in impacts to the City's street system, The submitted traffic study estimates that the proposed project would result in 611 net new average daily trips. Staff recommends a mitigation measure requiring the payment of a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the issuance of the building permit. It is anticipated that the proposed project would result in the payment of $46,425,00 based on the number of additional trips that the proposed project would generate (611 net new daily trips x $75 = $46,425,00), Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on a rate of $75.00 for each new average weekday trip attributable to the project prior to the issuance of building permits. This fee is currently estimated at $46,425.00. Policy Nexus: SEPA Environmental Regulations: Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527 (5) Fire I Emergency Services Impacts: The proposal would result in the construction of 26,600 square feet of new commercial building area, which would potentially impact the City's Fire Emergency Services. Therefore, staff recommends that the applicant be required to pay a Fire Mitigation Fee based on a rate of $0.52 per square foot of new commercial building area. The fee is estimated at $13,832.00 ($0,52 x 26,600 square feet of new building area = $13,832.00) and is payable prior to issuance of the building permits. Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 per square foot of new commercial building area prior to the issuance of building permits. The fee is estimated at $13,832.00. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527 E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental I Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures andlor Advisory Notes to Applicant. ...x...-Copies of all Review Comments are contained in the Official File, Copies of all Review Comments are attached to this report, Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. October 1, 2007. Appeals must be filed in writing together with the required $75,00 application fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by the City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office at (425) 430-6510. Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination, Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations, 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 ninet 90 da s. Alternative measures such as mulch, soddin ,or lastic erc07-086.doc City of Renton PIBIPW Departmen&vironmental Review Committee Staff Repone VALLEY VIEW PROFESSIONAL l!IfiCE LUA07-086, SA-H, ECF REPORT AND DECISION OF SEPTEMBER 10, 2007 Page 50f5 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. 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. Fire Prevention 1. Forthcoming. Building 1. Building, Electrical, Plumbing and Mechanical permits will be required. Plan Review -WATER 1. Forthcoming. Plan Review -SANITARY SEWER 1. Forthcoming. Plan Review -SURFACE WATER 1. Forthcoming. Plan Review -TRANSPORTATION 1. Forthcoming Plan Review -MISCELLANEOUS 1. Rockeries or walls to be constructed greater than 4 feet in height will require a separate building permit and the following note shall be added to the civil plans: "Rockeries greater than 4 feet in height will require a separate building permit. A licensed engineer with geotechnical expertise must be retained for proposed rockeries greater than four feet in height. The engineer must monitor rockery construction and verify in writing that the rockery was constructed in general accordance with ARC standards and with his/her supplemental recommendations, in a professional manner and of competent and suitable material. Written verification by the engineer must be provided to the City of Renton public works inspector prior to approval of an occupancy permit or plat approval for the project." Plan Review -GENERAL 1. All plans shall conform to the Renton Drafting Standards. 2. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 3. Separate permits and fees for side sewers, water meters, landscape irrigation meters, and any backflow devices will be required. 4. When plans are complete three copies of the drawings, two copies of the drainage report, a construction estimate and application fee shall be submitted at the sixth floor counter. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call 425-430-7266 for a fee estimate as generated by the permit system. 5. Applicant shall be responsible for securing easements for public utilities on the project site. erc07-086.doc • • ~ w j z 0 N -I '« -t- Z UJ O· -C/) W c(~ , .....J UJ « Z e e h '-0 U Cll..J ::1:- 12ffi ~ N !lie UJ UJ .~ Uf ~ -LL 0 LL U 0 PLANNING DEV~7W'M~Wet-lTON , AU613 . 2007 . . . . RECEIVED·. b