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HomeMy WebLinkAboutSR_ERC_Valley_Center_070716REPORT City of Renton & Department of Planning / Building / Public Works DECISION ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DA TE. July 16, 2007 Project Name: Valley Center Building Owner: Davis Street Associates, LLC; 1000 Second Avenue, Suite 3330; Seattle WA98104 Contact! Applicant: Dale and Helene Behar; The Behar Company; 1000 Second Avenue, Suite 3330; Seattle WA 98104 File Number. LUA07-018, ECF, SA-H Project Manager: Elizabeth Higgins, Senior Planner Project Summary: The project proponent is requesting a State Environmental Policy Act environmental threshold determination for development of the Valley Center Building. The proposed project would consist of a 12-story building intended for use as medical offices and hospital support activities. There would be 5.5 stories of at-grade or below-grade structured parking. An existing building and surface parking would be removed from the site. Project Location: 305 South 43'' Street; Renton WA 98055 Existing Bldg Area: 6,109 sf Proposed New Bldg. Area (gross): 443,335 sf Site Area: 1.34 acres (58,551 sf) -----------·, RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). ----------~·- Project Location Map ERC Report Valley Center.doc City of Renton P/8/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Em nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 2 of 12 IIPART ONE: PROJECT DESCRIPTION/BACKGROUND, CONTINUED The location of the proposed Valley Center is an irregularly shaped parcel of approximately 58,551 sf (1.34 acre), It is the site of the former United Way Good Neighbor Center building (United Way of King County) at 305 South 43•d Street in the southeast quadrant of South 43•d and Davis Avenue South. (Exhibit 1) The site is currently developed with a 6,500 sf single-story building, constructed in 1966, and surface parking for 32 vehicles. (Exhibit 2) It is approximately 330 feet east of the intersection of S 43'd Street and State Route 167. The site abuts existing medical office buildings and their parking lots located to the east and southeast. The Chateau at Valley Center, a 4-story senior residential facility is located on abutting property to the southwest. The Public Hospital District 1 regional hospital, Valley Medical Center, is adjacent to the north. The immediate area is intensely developed with professional office and commercial activities and residential uses are located in the near vicinity. The Comprehensive Plan land use designation is Commercial Corridor (CC) and the zoning is Commercial Office (CO). (Exhibit 3) The proposed uses include up to 188,981 sf of medical offices and hospital supporting activities such as day surgery, kidney center, and outpatient services. The building would be 12 stories, including 5.5 stories (254,354 sf) of parking within the building, (Exhibits 4 -7) Access to a loading dock and employee lower level parking would be from S 43'' Street. (Exhibit 8) The main lobby and patient access to lower level parking would be on from Davis Ave Son the west side of the building. Pedestrian access would be by ADA compliant ramp and sidewalk from Davis to the main lobby. A driveway under S 43•d Street, by means of a tunnel, connects a Valley Medical Center surface parking lot with an access driveway at Davis Avenue S opposite the proposal site. (Exhibit 9) The site would be covered up to approximately 86 percent with impervious material. A "green roof' would comprise 22 percent of this area. Green roofs provide about 50 percent compensation for the otherwise impervious roof surface. Therefore, the calculated impervious area would be 75 percent. Approximately 367 people would be building employees. Parking for 716 vehicles is planned. The applicant requested a modification of the Renton Municipal Code, which would require parking for 991 stalls. The modification was approved by the Director of Development Services (see Transportation section, below), The proposed project would result in 3,320 new daily vehicle trips, with 255 am peak hour ( 165 entering and 90 exiting) and 280 pm peak hour (70 entering and 210 exiting), Parking designated for flex cars and storage for bicycles would be provided. The site is served by Metro transit routes 155, 161, and 169 along S 43'' Street/Carr Road. The site, at an elevation of about 107 feet above mean sea level, slopes gradually down toward the west. (Exhibit 10) At the southwest and along the north property boundary the slopes are approximately 11 percent, it is 15 percent along the west side. The grading plan indicates that the site will continue to slope down in a westerly direction with a change of elevation of about 6 to 8 feet along the side of the building fronting S 43•d Street. (Exhibit 11) There are regulated slopes on the east and south sides, however there is no indication of seismic hazard, historic landslides, or abnormal erosion potential. (Exhibit 12) These slopes may have been created during site preparation for the existing building and surface parking area. Site preparation for the proposed project would not require fill material, but the underground parking portion of the structure would require removal of approximately 43,000 cy of soil. The area of the project is within the Panther Creek subbasin of the Black River drainage basin. There is no surface water runoff onto the site due to storm system diversion in the vicinity, Currently, surface water generated on the site is collected in catch basins and leaves the site at the north end in an 18-inch reinforced concrete pipe. The pipe discharges flow about 300 feet downstream into a ditch along a ERC Report Valley Center.doc City of Renton P/8/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Env nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 3of 12 driveway behind Valley Medical Center, The 50-foot ditch terminates in an unnamed creek, The creek flows westward, An inventory of trees indicates that there are approximately 15 protected trees and others that would be removed during site preparation, (Exhibit 13) A conceptual landscape plan was submitted with the land use application indicating pervious areas would be landscaped, which is a requirement of the city code, (Exhibit 14) IIPART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14-day Appeal Period. B. Mitigation Measures X DETERMINATION OF NON -SIGNIFICANCE -MIT/GA TED. Issue DNS-M with 14-day Appeal Period. Issue DNS-M with 15-day Comment Period with a Concurrent 14-day Appeal Period. 1. The recommendations of the report, ·Geotechnical Engineering Study, Proposed Medical Office Building," by Geotech Consultants, Inc., June 6, 2007, shall be followed for building design and construction. 2. A letter from Geotech Consultants, Inc, shall be submitted, prior to submittal of building plans, to the Development Services Division project manager verifying that they have reviewed the final development plans and confirming the conclusions of their report based on the current concept of the project 3. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume 11 of the most recent Stormwater Management Manual. 4. A traffic mitigation fee of $75 per daily trip shall be assessed based on the submitted calculation of 2,760 ADT. The fee estimated at $207,000.00 would be assessed at building permit issue. 5. A fire mitigation fee of $0.52 per square foot of new building space, excluding area of parking and credit for existing area of building to be demolished, shall be assessed at building permit issue. C. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Vicinity Map (Sheet A-1, June 11, 2007) Aerial Photo ( date unknown) Zoning (02/28107) ERC Report Valley Center.doc City of Renton P/8/PW Department VALLEY CENTER BUILDING Env 1ental Review Committee Staff Report LUA-07-060 ECF, SA-H REPORT OF JULY 16, 2007 Exhibit 4 West Building Elevation (Sheet A-3, June 11, 2007) Exhibit 5 North Building Elevation (Sheet A-4, June 11, 2007) Exhibit 6 East Building Elevation (Sheet A-5, June 11, 2007) Exhibit 7 South Building Elevation (Sheet A-6, June 11, 2007) Exhibit 8 Site Plan (Sheet A-2, June 11, 2007) Exhibit 9 Aerial Photograph of Tunnel Under S 43'd Street Exhibit 10 Topography Map (Sheet G-1, June 11, 2007) Exhibit 11 Site Grading and Stormwater Plan (Sheet C200, June 8, 2007) Exhibit 12 Slope Map ( date unknown) Exhibit 13 Tree Cutting/ Land Clearing (June 2007) Exhibit 14 Landscape Plan (Sheet SD 1, June 11, 2007) Exhibit 15 Site Exploration Plan (Plate 2, March 2007) D. Environmental Impacts Page 4 of 12 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: An Environmental Checklist submitted by the project proponent and a report, "Geotechnical Engineering Study, Proposed Medical Office Building," by Geotech Consultants, Inc., June 6, 2007 (Report), form the basis of analysis of impacts classified within the category of "earth". The project was in the conceptual stage during the geotechnical investigation and changes to the depth of the building (3.5 underground parking levels added), the height of the building (increased from 9 to 12 stories), and configuration (two-tower concept eliminated) may effect the recommendations contained in the report. Therefore, although the recommendations of the geotechnical report should be adopted as conditions of environmental approval, a letter from Geotech Consultants, Inc, should also be submitted to the Development Services Division project manager confirming the conclusions of the report based on the current structural concept of the project. The site has slight to moderate downward slopes, 11 to 15 percent, in a northwesterly direction. Grading occurred in the past to create the building and parking areas for the current development. This grading resulted in steep slopes and retaining walls up to 14 feet in height along the east edge of the site. (Exhibit 12) These slopes appear to be stable with no indications of soil movement. There are surface parking lots and/or structures (within 10 feet) at the top of these slopes on abutting properties. Subsurface exploration consisted of drilling 5 borings with samples taken at 5-foot intervals. Boring locations were based on proposed siting of the building. (Exhibit 15) Three borings on the west side of the site were dug to 35 feet and 2 on the east to 45 feet. The subsurface geology is a combination of naturally-occurring and artificial conditions. Borings along the east side confirmed that cuts in the past had resulted in the steeply sloped areas. Furthermore, there was evidence of only minimal fill on the site, consisting of about 2 feet along the west side. Generally, the borings encountered alternate layers of silty sand, sand with gravel, and silt. Along the east side, the soil was dense to very dense within 3 to 4 feet of the surface. Along the west dense soil was encountered at greater depths, at 10 to 20 feet below the surface. The dense to very dense, glacially compressed soils are considered to be highly suited to support heavy foundation loads from a structure such as that proposed. ERC Report Valley Center.doc City of Renton P/8/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Em nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 5 of 12 The Report emphasizes the importance of maintaining the bearing capacity of the soils by removing, either mechanically or by hand, all soil loosened during excavation prior to pouring foundations. De- watering of wet, sandy soils may be necessary. Quarry spalls (or similar), at 3-to 6-inches deep should be laid to protect footings from disturbance during placement of forms and rebar. Although the Report states that soils expected at the base of the foundation would be suitable to support the lowest floor slab, this would have to be confirmed by the engineers, given the greater depth of the proposed building than the concept used during the study (Mitigation Measure 2). Sloped cuts may be feasible along the sides of the building that are away from the development at the top of the steep slopes. Steep slopes and sandy, wet upper soils, however, may result in full height, soldier pile shoring being required on the east and south sides of the excavation, and possibly for most of the site. Particularly along the east side, the shoring would have to be fairly rigid, to reduce the potential of wall deflections that could cause settlement in the buildings and retaining walls on abutting property. Portions of the structure above the permanent, detained water level should be back-filled with free- draining soil. Drainage is recommended, but if it is not provided, building walls must be designed for hydrostatic forces acting on the outside of the structure. Backfill must be compacted in lifts according to the criteria provided within the Report. In addition to drainage and waterproofing recommendations in the Report, building design should consider migration of water vapor through walls, slabs, and floors to prevent excessive water vapor from being trapped within the building. This could result in moisture problems within flooring systems, moist interior air, or growth of molds, fungi, and other biological organisms. Subsurface water is addressed in the section below. In accordance with the 2003 International Building Code, the soil profile within 100 feet of the surface is bust represented by Soil Profile C, Very Dense Soil. These are considered structurally sound for building support and are not susceptible to liquefaction from seismic activity. Additional recommendations address foundation over-excavation, building footings, retaining wall backfill and waterproofing, slabs-on-grade, excavation and slopes, temporary shoring, soldier pile design and installation, tieback anchors, excavation and shoring monitoring, drainage considerations, general earthwork. structural fill, and compaction. Mitigation Measures: 1. The recommendations of the report, "Geotechnical Engineering Study, Proposed Medical Office Building," by Geotech Consultants, Inc., June 6, 2007, shall be followed for building design and construction. 2. A letter from Geotech Consultants, Inc, shall be submitted, prior to submittal of building plans, to the Development Services Division project manager verifying that they have reviewed the final development plans and confirming the conclusions of their report based on the current concept of the project. Nexus: RMC 4-4-060, "Grading, Excavation and Mining Regulations" 2. Air Impacts: It is anticipated that some temporary adverse air quality impacts could be associated with site work and building construction required to develop this property. Project development impacts ERC Report Valley Center.doc City of Renton P!B!PW Department VALLEY CENTER BUILDING Env nental Review Committee Staff Report LUA-07-060 ECF, SA-H REPORT OF JULY 16, 2007 Page 6of 12 during construction may include dust resulting from grading, exhaust from construction vehicles, odors from roofing installation, and roadway paving. Dust would be controlled by sprinkling of the site with water as needed. Odor impacts during construction are unavoidable and would be short-term in nature. Post development impacts potentially include vehicle and heating and cooling systems exhaust. These emissions are regulated by state and federal agencies. Nor further site specific mitigation for the identified impacts from exhaust is required. Mitigation Measures: No mitigation is required. Nexus: Not applicable 3. Groundwater and Surface Water Impacts: The previously discussed report, "Geotechnical Engineering Study, Proposed Medical Office Building," by Geotech Consultants, Inc., June 6, 2007 (Report) stated that wet sand was encountered at varying depths across the site. Groundwater seepage was observed in all 5 borings. Some of the seepage represents subsurface water trapped within sandier zones of the silty sand layers or is perched above layers of dense silt. Groundwater appeared to be present in cleaner sands in the lower portions of the borings. Additional borings to greater depths may be necessary if the lower levels of the buildings are deeper than considered in the Report. (See Mitigation Measure 2) The area of the project is within the Panther Creek subbasin of the Black River drainage basin. Panther Creek flows to the north approximately 0.3 of a mile to the northeast. The Creek discharges to a marshy area on the east side of the Green River Valley. The Green River flows northward and discharges to Elliott Bay of Puget Sound by means of the Duwamish River. There is no surface water runoff onto the site due to storm system diversion in the vicinity. There is an existing 12-inch CMP storm main in Davis Ave South. Currently, surface water generated on the site is collected in catch basins and leaves the site at the north end in an 18-inch reinforced concrete pipe. The pipe discharges flow about 300 feet downstream into a ditch along a driveway behind Valley Medical Center. The 50-foot ditch terminates in an unnamed creek. The creek flows westward. A "Technical Information Report," by ABKJ, Inc, dated June 2007, indicates that post development conditions would not exceed 0.5 cfs, compared to existing conditions. Therefore, no onsite detention would be required nor would the project be required to comply with the 2005 King County Surface Water Manual. The Report indicates that the existing impervious areas (pollution generating impervious surface areas), which currently concentrate and generate polluted surface water runoff, will be eliminated, thereby meeting the 2005 requirements for exemption for water quality facilities. The engineer will need to verify, however, if the project is exempt from water quality requirements as outlined in the 1990 King County Surface Water Manual. The structure would have approximately 12,680 of "green roof," which was not considered in the Report. This further reduces the potential impact of the development. To prevent surface water-borne sediment from leaving the site during construction, staff recommends that a mitigation measure be required that the project comply with the Temporary ERC Report Valley Center.doc City of Renton PIB/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Em nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 7 of 12 Erosion and Sediment Control Requirements as outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual, Mitigation Measures: The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the most recent Stormwater Management Manual, Nexus: SEPA 4. Transportation Impacts: Transportation impacts have been analyzed in the report, "Valley Center Transportation Impact Study," by Transportation Engineering Northwest, LLC. During the Notice of Application comment period, comments regarding traffic impacts and vehicle parking were received from a nearby business, the Washington State Department of Transportation. and the City of Renton Transportation Division (see LUA07-060 "yellow file"). Responses to these comments are included in the Update of the Report, dated July 12, 2007. Additional comments, received after the close of the comment period are also in the yellow file and are addressed herein. Patient vehicle access to the site would be from Davis Avenue South. Employee and truck access would be from S. 43rd Street (also known as SE 1801h Street near the site, where jurisdiction changes to Unincorporated King County). S 43•d intersects with Davis Avenue Sat the northwest property corner and with State Route 167, a north-south running highway, to the west. Davis Ave S terminates in a cul-de-sac south of the site just south of its intersection with S 45th Place. The proposed access on Davis is located approximately 125 feet south of S 43•d Street. About 145 feet east of Davis, an improved, restricted right-turn in, right-turn out only driveway would provide building access for employees and service vehicles. These access/egress points have been approved by the City of Renton Transportation Division. The Report analyzed 182,000 sf gross building area with medical offices and hospital supporting facilities with a full build-out date of 2009. The proposed project would generate an estimated net total of 2,760 daily trips, with 210 am peak trips (140 arriving and 70 leaving) and 235 pm peak hour (60 entering and 175 exiting) at full build-out. The Report indicates intersections at East Valley Road and S 43rd Street (#1 in the study) and at State Route 515 and SE 1761h Street (#5) would operate at level of service (LOS) 'F' under 2009 pm peak hour conditions with or without the proposed project. All other off-site intersections studied would operate at LOS 'D' or better with or without the proposed development during the am and pm peak hour in 2009. The site intersections at Davis Ave Sand S 43rd Street would operate at LOS 'C', with minimal queuing impacts. A Parking Modification was requested to reduce the parking spaces from 825, the number required by Renton Municipal Code, to 716, which are 109 less than required. The number recommended, using the International Transportation Engineers manual (ITE) ratio for the use, is 635 spaces, which is 190 less than required by the City. The Modification has been approved by the Development Services Director. ERC Report Valley Center.doc City of Renton PIB/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Em nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 8 of 12 The site is served by several Metro public transportation routes, including 155, 161, and 169 along S 43rd Street/Carr Road. There are no anticipated negative impacts from the project to public transportation services or non-motorized transportation facilities. The project may be assessed a proportional share contribution for WSDOT's planned improvements to SR 515 between SE 192nd St and Benson Road (see Advisory Notes to Applicant, below) Staff recommends, as a mitigation measure, a fee of $75 per daily vehicle trip, based on 182,000 gsf, for transportation system improvements needed in the vicinity of the project. Credit shall be given for the existing 6,500 gsf structure. Mitigation Measures: A traffic mitigation fee of $75 per daily trip shall be assessed based on the submitted calculation of 2,760 ADT. The fee estimated at $207,000.00 would be assessed at building permit issue. Nexus: City of Renton Resolution 3100; SEPA 5. Fire Protection Impacts: Fire Prevention staff indicates that adequate fire flow is available in the area and sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provides required improvements (see Advisory Notes to Applicant, below) and mitigation fees are paid prior to building permit issue. The mitigation fee, for commercial space, is $0.52 per square foot. Fees are not assessed for the parking portions of the structure. Credit would be given for the area of the existing structure that is to be demolished. Fees are paid at the time of building permit issuance. Mitigation Measures: A fire mitigation fee of $0.52 per square foot of new building space, excluding area of parking and credit for existing area of building to be demolished, shall be assessed at building permit issue. Nexus: Renton Resolution No. 2913; SEPA 6. Vegetation Impacts: The project site is currently landscaped around the existing building and surface parking areas. The south part of the property, which has remained undeveloped, has trees and other vegetation that is largely wild and unmaintained. All vegetation would be removed from the site. A tree inventory indicates that the majority of trees on the site are cottonwoods or other trees not considered worthy of protection. There are 11 trees on the site that are of a size and type (cherry, maple, and pine) to qualify as "protected." In addition, there are 4 mature oaks planted as street trees along Davis Avenue S. All pervious areas of the development are required to be landscaped. Renton Municipal Code requires that parking areas be landscaped and all areas planted with plants other than drought- tolerant varieties must be irrigated. A conceptual landscape plan was submitted with the application. No known endangered, threatened, or sensitive plant species have been observed on the property. Mitigation Measures: No mitigation required. Nexus: Not applicable ERC Report Valley Center.doc City of Renton PIB/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Em nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 8 of 12 The site is served by several Metro public transportation routes, including 155, 161, and 169 along S 43rd Street/Carr Road. There are no anticipated negative impacts from the project to public transportation services or non-motorized transportation facilities. The project may be assessed a proportional share contribution for WSDOT's planned improvements to SR 515 between SE 192nd St and Benson Road (see Advisory Notes to Applicant, below) Staff recommends, as a mitigation measure, a fee of $75 per daily vehicle trip, based on 182,000 gsf, for transportation system improvements needed in the vicinity of the project. Credit shall be given for the existing 6,500 gsf structure. Mitigation Measures: A traffic mitigation fee of $75 per daily trip shall be assessed based on the submitted calculation of 2,760 ADT. The fee estimated at $207,000.00 would be assessed at building permit issue. Nexus: City of Renton Resolution 3100; SEPA 5. Fire Protection Impacts: Fire Prevention staff indicates that adequate fire flow is available in the area and sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provides required improvements (see Advisory Notes to Applicant, below) and mitigation fees are paid prior to building permit issue. The mitigation fee, for commercial space, is $0.52 per square foot. Fees are not assessed for the parking portions of the structure. Credit would be given for the area of the existing structure that is to be demolished. Fees are paid at the time of building permit issuance. Mitigation Measures: A fire mitigation fee of $0.52 per square foot of new building space, excluding area of parking and credit for existing area of building to be demolished, shall be assessed at building permit issue. Nexus: Renton Resolution No. 2913; SEPA 6. Vegetation Impacts: The project site is currently landscaped around the existing building and surface parking areas. The south part of the property, which has remained undeveloped, has trees and other vegetation that is largely wild and unmaintained. All vegetation would be removed from the site. A tree inventory indicates that the majority of trees on the site are cottonwoods or other trees not considered worthy of protection. There are 11 trees on the site that are of a size and type (cherry, maple, and pine) to qualify as "protected." In addition, there are 4 mature oaks planted as street trees along Davis Avenue S. All pervious areas of the development are required to be landscaped. Renton Municipal Code requires that parking areas be landscaped and all areas planted with plants other than drought- tolerant varieties must be irrigated. A conceptual landscape plan was submitted with the application. No known endangered, threatened, or sensitive plant species have been observed on the property. Mitigation Measures: No mitigation required. Nexus: Not applicable ERC Report Valley Center.doc City of Renton P/BIPW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 7. Wildlife Env nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 9 of 12 Impacts: Although the undeveloped portion of the site probably has wildlife habitat present, the overall habitat value of the site is considered to be low due to the highly urbanized nature of the area. Given the size and location of the property it can be expected that raccoon, opossum, and other small mammals and rodents frequent the property. The site is within the Pacific Flyway, an extensive migratory route for water fowl and other birds. Landscaping would include trees that could provide habitat or cover for avian populations. No known endangered, threatened, or sensitive animal species have been observed on the property. Mitigation Measures: No mitigation is required. Nexus: Not applicable 8. Environmental Health Impacts: A Phase I Environmental Assessment by Environmental Associates, Inc. was submitted with the land use application. This report indicates that asbestos is present in the existing structure in sheet vinyl flooring, vinyl floor tile, mastic, and vibration damper fabric. Asbestos containing materials must be removed by certified asbestos workers following the applicable sections of WAC 296-65. (See Advisory Notes to Applicant, below) There was no indication of other hazardous materials such as radon, lead-based paint, PCB- containing light fixtures, electrical transformers, or above-or underground storage tanks on the site. It appears that the landscape plan includes lawn areas. Natural turf maintenance, following an Integrated Pest Management (1PM) Plan rather than dependence on chemical treatment, would be preferable, although not required. An 1PM would address management techniques of the mown lawn areas of the site. Mitigation Measures: No additional mitigation is required. Nexus: Not applicable 9. Light and Glare Impacts: Although some interior building lights in offices may be on after dark, it is not anticipated that light levels would be higher than typical for an office structure. Lighting at the top of the building would be required to signal building location for aviation operations, including use of the helipad at the Valley Medical Center on the north side of s 43'' Street. Valley Medical is, apparently, planning to relocate the helipad to the top of a new, 7-story emergency services tower. Site lighting to provide security would be necessary, but include light "cut-off' devices to prevent off- site spillage of lighting that may negatively impact the residential building located south of the project site. Mitigation Measures: N/A Nexus: N/A ERC Report Valley Center.doc City of Renton PIB/PW Department VALLEY CENTER BUILDING En mental Review Committee Staff Report LUA-07-060 ECF, SA-H REPORT OF JULY 16, 2007 Page 10 of 12 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 and/or Notes to Applicant. _K_ 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 PM, August 6, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by 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, ( 425) 430-6510. 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 only, they 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 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. 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. Fire Prevention 1. The preliminary fire flow is 2,500 gpm. Three fire hydrants are required, 1 within 150 feet and 2 within 300 feet of the building. 2. Fire Department access roads are required to be paved, 20-foot wide with 25 foot inside and 45 foot outside turning radii. Fire access roadways shall be constructed to support a 30-ton vehicle with 322 psi point loading. 3. Approved fire sprinkler, fire alarm, and standpipe systems are required in the building. Separate plans and permits are required by the Renton Fire Department. 4. Minimum vertical height for fire department access is 13 feet 6 inches. 5. For fire planning purposes an electronic copy of the individual building site plans, in acceptable format, shall be submitted to the Renton Fire Department. 6. Any building classified as "high-rise" shall meet all special requirements of the International Building Code Section 403 and all applicable sections of the International Fire Code. 7. A complete hazardous material inventory statement is required to be submitted for review at time of building permit application. Use of city form or approved equivalent is required. Separate plans and permits are required for the installation of tanks, containing hazardous materials. ERC Report Valley Center.doc City of Renton P/8/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Plan Review -Surface Water Em 1ental Review Committee Staff Report LUA-07-060 ECF, SA-H Page11of12 1. The Surface Water System Development Charge is $0.265 per square foot of new impervious surface. This fee is payable at the time the utility construction permit is issued. 2. There is an existing 12-inch storm pipe system in Davis Ave S. Plan Review -Water 1. There is an existing 12-inch water main in Davis Ave S. 2. Fire hydrants, stubs for fire sprinkler systems, water services, and irrigation systems will be required to be installed. 3. Pressure in the vicinity is approximately 112 psi. 4. The proposed project is located in the 350 Pressure Zone and not inside an Aquifer Protection Zone. 5. The derated fire flow available in the vicinity is 5,000 gpm. 6. One hydrant is required for every 1,000 gpm required by the Fire Department. A primary hydrant must be within 150 feet from the structure and additional hydrants will be required within 300 feet of the structures. Additional hydrants will be required to be installed along the existing 12-inch main in Davis Aves. 7. A double check valve assembly in a vault is required behind the domestic water meter since the building is over 30 feet tall. Backflow devices will be required to be installed on the domestic water meter. Due to high water pressure, a pressure-reducing valve will also be required on the domestic water meter(s). 8. All devices installed shall be per the latest Department of Health "Approved List" of backflow prevention devices. Location of device shall be shown on the civil plans and shall show note: "Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required." DDCVA installations outside the building shall be in accordance with City of Renton Standards. 9. For DDCVA installations proposed to be installed inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly inside the mechanical room. Installations shall be in accordance with City of Renton Standards. 10. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. A separate utility permit and separate plans will be required for the installation of the DDCVA for the fire sprinkler system, if backflow device is to be installed inside the building. 11. A pressure reducing valve is required downstream of the water meter since the working pressure is above 80 psi. 12. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit is issued. 13. New water meter(s) or upsizing of existing meter will trigger Water System Development Charges, in the amount of $0.273 / sf of the gross site area. This fee is payable at the time the utility construction permit is issued. Plan Review -Sewer 1. There is an existing 8-inch sewer main in Davis Ave S, which fronts the lower 50 feet of the property. 2. If food preparation facilities are proposed in the facility, a grease trap or grease interceptor may be required. A separate plumbing permit will be required for installations inside the building. 3. A sewer main extension is not required. 4. The underground parking garage will require floor drains and shall be connected to the sanitary sewer. Flows shall be directed through floor drains, which will be 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 stage capacity. The type of interceptor shall be as manufactured by Pip Inc, Utility Vault Inc., or approved equal. Strip drains will be required. 5. If finished floor elevation is below 25 feet, a 'tideflex· or similar backflow device will be required to be installed on the sanitary sewer. 6. The Sanitary Sewer System Development Charge is $0.142 / sf of the gross site area. This fee is payable at the time the utility construction permit is issued. ERG Report Valley Center.doc City of Renton P/8/PW Department VALLEY CENTER BUILDING REPORT OF JULY 16, 2007 Plan Review -Street Improvements and Transportation nental Review Committee Staff Report LUA-07-060 ECF, SA-H Page 120112 1. All abutting streets should be currently improved with curb, gutter, and 5-foot wide sidewalk. If these improvements are not in place or are damaged during construction, repair would be required prior to occupancy. 2. All new wire utilities must be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Plan Review -General 1. The governing building code is 2006 International Building Code. 2. Applicant shall be responsible for securing all necessary easements for utilities. 3. Retaining walls of forty-eight inches (48") and greater in height require a separate building permit. 4. All plans shall conform to the Renton drafting standards. 5. Separate permits for side sewers, water meters, and backflow device are required. 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 in the Development Services Division, City Hall. ~--------------------_______________________ __J ERC Report Valley Center.doc II 1 c.i.:::,-1 / / \ '.._..../,., \ I I j/ s 177.TH ST~,::r/ ~//,_! -// ' '• p • o'!,\ ·• .. ··· ~I 7 I 1 1 i j..~/11~\\I~\--,-:~/, ' I -. I ' ~, .. , ,, .,. 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