HomeMy WebLinkAboutSR_ERC_ReportSTAFF
REPORT
A. BACKGROUND
City of Renton
Department of Planning I Building I Public Works
ENVIRONMENTAL REVIEW COMMITTEE
ERC MEETING DA TE: April 4, 2006
Project Name:
Project Number:
Applicant/Contact:
Owner:
Project Manager:
Project Description:
Project Location:
Proposed Building gsf:
Project Location Map
t
N
Le Development
LUA 06-014, SA-A, ECF
Paul Wu, AIA, CSI
Wu Architecture
8817 NE 116th Pl.
Kirkland, WA 98034
K & F Investments
10802 Cornell Ave. S.
Seattle, WA 98178
Valerie Kinast, Associate Planner
The applicant is requesting Administrative Site Plan Approval and
Environmental (SEPA) Review for the construction of a two-story,
16,384 sq. ft. commercial building, a 44-stall parking lot, and associated
improvements. The site is located in the Commercial Arterial (CA)
zone, within the NE 4th Business District. The site is forested and
contains no existing structures. Four of the 61 existing trees are slated
for retention. Access is proposed from NE 4th St. via Queen Ave. NE,
which would be extended by the applicant as part of the project.
3700 NE 4th Street
16,384 square feet Site Area: 0. 76-acres (33, 128 square feet)
City of Renton P/8/PW Department
Le Development
REPORT January 10, 2006
B. RECOMMENDATION
Enviroi ta/ Review Committee Staff Report
LUA-06-014, SA-A, ECF
Page 2 of 6
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.
C. MITIGATION MEASURES
DETERMINATION OF
NON -SIGNIFICANCE -MIT/GA TED.
XX Issue DNS-M with 14 day Appeal
Period.
Issue DNS-M with 15 day Comment
Period followed by a 14 day Appeal
Period.
1. The site work and construction of the proposed building shall comply with the recommendations
contained within the "Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering
Report" prepared by Associated Earth Sciences, Inc. dated December 14, 2005, regarding site
preparation, structural fill and erosion hazards and mitigation.
2. The applicant shall provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the State Department of Ecology's Erosion and Sediment Control
Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide
staff with a Construction Mitigation Plan prior to issuance of construction permits for the site
improvements.
3. The project will be required to comply with the 2005 King County Surface Water Desigri Manual
for surface water management.
4. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per new average
daily trip attributed to the project prior to the issuance of building permits.
5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $0.52 p2r square
foot of the gross floor area of the new building.
D. ENVIRONMENTAL IMPACTS
In compliance with RCW 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: The northern half of the site is relatively level, but slopes up to a small ridge, which runs east-
west through the center of the southern half of the site. A panhandle-shaped portion of the lot extends
east at the northern end of the lot, rising up several feet to a lawn-covered area under transmission
lines. The main portion of the lot is forested with evergreen trees and under-story vegetation, of which
almost all will be removed. There are no existing structures on the site. The proposed two-story. 16,384
square foot retail and office building will be located on the southern portion of the lot, along NE 4th St ..
Excavation of approximately 1,000 c.y. is proposed for the lower level of the building and a surface-
ERC Report 06.014 Le Developmenldoc
City of Renton PIBIPW Department
Le Development
REPORT AND DECISION OF April 4, 2006
EnvirOJ ta/ Review Committee Staff Report
LUA-06-0·/4, SA-A, ECF
Page 3 of 6
water detention vault. A surface parking lot for 44 cars is proposed along the northern portion of the lot.
The estimated percentage of impervious surfaces after project construction is 80%.
A geotechnical report prepared by Associated Earth Sciences, Inc. (dated December 14, 2005) was
submitted with the application. The report provided information regarding existing subsurface conditions
and recommendations regarding site preparation and grading, structural fill, temporary and permanent
slopes, foundations, slabs-on-grade, drainage, utility, and pavement, and infiltration. Six test pits were
dug on the subject site to depths ranging from 6 to 12 feet below the ground surface. The test pits
encountered a layer of topsoil to an approximate depth of 6 to 8 inches, and in one pit near NE 4th St. a
2-foot layer of fill. Below the first layer, a layer of recessional outwash, consisting of a loose to dense,
stratified mixture of fine to coarse sand with little to trace amounts of silt and gravel was found. This
layer was up to five feet deep. Below it was found Lodgement till, consisting of dense to very dense silty
sand with gravel. Lodgement till is typically possesses high strength and low compressibility.
Due to the potential for impacts to the subsurface conditions resulting from the project construction, staff
recommends a mitigation measure requiring that the construction of the proposed commercial project
comply with the recommendations found in the geotechnical report prepared by Associated Earth
Sciences, Inc. dated December 14, 2005.
Due to the potential for erosion and sedimentation problems resulting from the dirt work required for the
construction of the proposed commercial building, staff recommends a mitigation measure requiring the
applicant to comply with the Department of Ecology's Stormwater Management Manual for erosion and
sedimentation control.
Mitigation Measures:
1. The applicant shall provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the State Department of Ecology's Erosion and Sediment Control
Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide
staff with a Construction Mitigation Plan prior to issuance of construction permits for the site
improvements.
2. The applicant shall provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the State Department of Ecology's Erosion and Sediment Control
Requirements, outlined in Volume II of the 2001 Stormwater Management Manual and provide
staff with a Construction Mitigation Plan prior to issuance of construction permits for the site
improvements.
Policy Nexus: SEPA Environmental Regulations; DOE Stormwater Management Manual
2. Air and Noise
Impacts: During project construction, on-site emissions will consist of fugitive dust and emissions from
construction equipment. These impacts are anticipated to be minor and largely confined near the site.
Vehicular emissions are regulated by the State of Washington and Puget Sound Clean Air Agency.
Therefore staff does not recommend any additional measures.
Short-term noise from construction equipment would occur during the duration of construction of site
improvements and the structure, and be limited to the hours of 7:00 AM to 8:00 PM. The equipment and
construction of this project will be required to meet federal, state, and local emissions and noise
requirements; therefore no further mitigation is recommended.
Mitigation Measures: No further mitigation is recommended.
Policy Nexus: N/A
ERC Report 06-014 Le Deve/opmellt.doc
City of Renton P/8/PW Department
Le Development
REPORT AND DECISION OF April 4, 2006
3. Water -Stormwater
Enviro1 ta/ Review Committee Staff Report
LUA-06-014, SA-A, ECF
Page 4 of6
Impacts: A Storm Drainage Report prepared in accordance with the 1998 King County Surface Water
Design Manual by Terraforma Design Group, Inc. dated January 20, 2006 was submitted with the project
application. According to the report the existing surface water runs from the undeveloped, forested site
to the alley at the west and continues north along the alley, The proposal would result in an impervious
area of approximately 80% and require Level 1 flow control and basic water quality measures. A
detention vault is proposed with discharge into an existing 27-inch storm drain stub into the storm system
in NE 41h Street
Staff from the City's Plan Review Section have reviewed the drainage report The subject site is located
within the Lower Cedar River Drainage Basin and Mount Olivet sub-basin. Due to the sensitivity of the
drainage basin, staff recommends a mitigation measure requiring the project to comply with the 2005
King County Surface Water Design Manual.
Mitigation Measures: The project shall be required to comply with the 2005 King County Surface Water
Design Manual for stormwater runoff management.
Nexus: SEPA Environmental Regulations; 2005 King County Surface Water Design Manual
4. Transportation
Impacts: The proposed commercial building is expected to add additional vehicle trips to the street
system. Therefore, the applicant will be required to pay a Traffic Mitigation Fee of $75.00 per new
average daily trip attributed to the project prior to the issuance of building permits. Approximately 195. 12
average daily trips would be generated by the proposed project based on a project with 8,028 square
feet of retail and 8,028 square feet of office use. The applicant would thus be required to pay a $14,634
traffic mitigation fee unless the proposed size of the building is changed.
Mitigation Measures: The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per
new average daily trip attributed to the project prior to the issuance of building permits.
Nexus: SEPA Environmental Regulations, Traffic Mitigation Fee Resolution No. 3100, Ordinance 4527.
6. Fire I Emergency Services
Impacts: Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed
development, subject to the condition that the applicant provide required improvements and fees.
Therefore, the applicant will be required to pay a Fire Mitigation Fee based on $0.52 per gross square
foot of new building construction. For the proposed project, the fee is estimated at $8,519.68 and is
payable prior to the issuance of building permits.
Mitigation Measures: The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of
$0.52 per gross square foot of new building construction prior to the issuance of building permits.
Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527
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 om, Monday throuoh Friday unless
£RC Report 06-014 Le Development.,loc
City of Renton P/8/PW Department
Le Development
REPORT AND DECISION OF April 4, 2006
Enviro1 ta/ Review Committee Staff Report
LUA-06-014, SA-A, ECF
Page 5 of 6
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 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) am and eight o'clock (8:00) pm, Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) am and eight
o'clock (8:00) pm. 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. The preliminary fire flow is 2.750 gpm. One hydrant is required within 150 feet of the structure and two
additional hydrants are required within 300 feet of the structure.
2. Separate plans and permits are required for the installation of fire alarm and sprinkler systems. The wet
retention vault must be designed and certified by a structural engineer to withstand the load of the fire
apparatus.
3. Provide a list of flammable, combustible liquids pr hazardous chemicals that may be used or stored on
site.
Plan Review -WATER
1. A pressure reduce valve will be required.
2. Water System Development Charge in the amount of $0.273 per sq. ft. of property applies. This fee is
payable with the utility construction permit.
3. Preliminary fire flow is 2,750 gpm. City Code requires the installation of a looped water main around the
buildings or complex of buildings when the fire flow demand exceeds 2,500 gpm.
4. Minimum of three fire hydrants are required. Existing hydrants will be required to be retrofitted with
Storz "quick disconnect" fittings.
5. A separate utility permit and separate plans will be required for the installation of the double detector
check valve assembly for fire sprinkler systems.
Devices installed shall be per the latest Department of Health "Approved List" of Backflow Prevention
Devices. Civil plans shall note: "Separate plans and utility permit for DDCVA installation for Fire
Sprinkler System will be required", If backflow device is to be installed inside the building, applicant
shall submit a copy of the mechanical plan showing location and installation of the device as part of the
utility plan submittal.
6. Buildings that exceed 30 feet in height will require a backflow device to be installed on domestic water
meters.
Plan Review -SANITARY SEWER
1. If commercial food preparation facilities are proposed, then a grease trap or grease interceptor will be
required. A separate plumbing permit will also be required.
2. Side sewer shall be a minimum 6-inch at 2% slope.
3. Sewer System Development Charge in the amount of $0. 142 per square foot of the property apply. This
fee is payable with the construction permit.
4. East Renton Interceptor Special Assessment District (SAD) fees will be required. Fees are $0.069 per
square-foot of the property plus interest.
Plan Review -SURFACE WATER
1. Surface Water System Development Charge in the amount of $0.265 per square foot of new
impervious area applies. This fee is payable with the utilitv construction permit.
ERC Report 06-014 le Develupmeirt.doc
City of Renton P/8/PW Department
Le Development
REPORT AND DECISION OF April 4, 2006
Enviro1 tat Review Committee Staff Report
LUA-06-014, SA-A, ECF
Page 6of6
2. Applicant will be required to submit separate structural plans for review and approval under a building
permit for proposed detention vault. Special inspection from the building department is required.
Plan Review-AQUIFER
1. The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City
code.
Plan Review -TRANSPORTATION
1. Off-site improvements including sidewalk, curb and gutter, street paving, stormwater conveyance
system, landscaping and street lighting will be required along the frontage of the development with
Queen Ave NE.
2. This project will be required to dedicate 25 feet of right-of-way to the City along the frontage of the
parcel with Queen Ave NE.
3. This project is also required to dedicate a minimum of 25-foot radius along the corner of NE 4th Street
and Queen Ave NE.
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 for water meters and backflow device are required. When plans are complete two
copies of the drawings, two copies of the drainage report, a construction estimate and application fee
shall be submitted at the sixth floor counter.
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.
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 PM April 24, 2006.
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. Additional information regarding the appeal process
may be obtained from the Renton City Clerk's Office, (425)-430-6510.
ERC Report 06-014 Le Deve/opme,,t
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PROJECT DATA
STREET ADDRESS
M'. 41H S1REET t fJnH AO£ ~
IIOflQ\I, WA 9!058
LEGAL DESCRIPTION
SlR 0\12:JiOO t...aar 2J1 S !80 fl. {1 W 1/2 fF SW 1/4
ct sr 1/4 a sr 1/4 LESS 16~ rr as uo rr 111f.RCCf'
LESS 00 RO,,,O U::IS C/i,I IWl'S £>.!OIOIJ PSPtl. IIIAl&ISSIOII \K
TAX ACCOUNT NUMBERS
092.J05...1231
SITE & LOT COVERAGE
PRCffRTY Afl£k. 33,m s.r. (0:1& ACRE)
EUl.DltC o:MR: e.02e s.r.
LOT CO',{RAG[: 5028/l:1128 • 14.2~ (c:«)
IMPERv10US SURFACE AREAS
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PARKING CALCULATIONS
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ZONINGc& CODES
ZONING INFORMATION
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CODE INFORMATION
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LANDSCAPE AREA SUMMARY
PUIM£!ER IIEO Jil£A;
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PROJECT TEAM
OWNER
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AI.LX LE, CENEJl,IJ. ViJWlR
10602 eatlEU. ol'IDU SOOTH
SEATTI..E, WA.118118
20&-214-Sm rJ.J. ;it11,-T.Zl!I-MM
ARCHITECT
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(fflJ 503,-2112 r!.X (425) m-.1eaa
STRUCTURAL ENGINEER
OIQl£ERS MIJllM'IICST, liC.
1869 IIJIXU._. A'.01!£ NE
SEATR£, WA ~us
206-~7580 f"1. 205-Sl2-Mill
Clv1L ENGINEER / LANDSCAPE ARCHITECT
TERRl,F"CIIMCJlt(g;"f,ll]!OI.P
~2 -J71H A\Ol.£ SW
SEATnr. WA i8121l
206-n~-om r..x 20E,.-g2:J.--.J507
INDEX TO DRAWINGS:
A-1 COVER SHEET; PROJECT DATA
TOPOGRAPHIC SURVEY
C 1.1 PA~NG PLAN
C 1.2 ERO~ON CONTROL PLAN
C 1.3 GRADING & DRAINAGE PLAN
C 1.4 UTILITY PLAN
C 1.5 Cl~L DETAILS
C 1.6 Cl~L DETAILS
C 1. 7 CML NOTES
L 1.1 LANDSCAPE PLANTING PLAN
S 1.1 LANDSCAPE PLANTING DETAILS & NOTES
S 0.1 GENERAL NOTES
S 1.1 FOUNDATION PLAN
S 1.2 UPPER LEVEL FRAMING PLAN
S 1.3 ROOF FRAMING PLAN
S 2.1 FOUNDATION SECTIONS
S 2.2 SECTIONS
S 3.1 ROOF SECTIONS
A-1 LO\\!:R LEVEL PLAN & DETAILS
A-3 UPPER LEVEL PLAN & SCHEDULES
A-4 ROOF PLAN & DETAILS
A-5 BUILDING ELEVATIONS & SECTION
A-6 REFLECTED CEILING PLANS
A-7 SECTIONS & DETAILS
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