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HomeMy WebLinkAboutSR_ERC_Report_LUA-05-146STAFF REPORT A. BACKGROUND City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE ERC MEETING DATE: January 10, 2006 Field's Townhomes Project Name: Project Number: Applicant: Owner: Contact: Project Manager: Project Description: Project Location: Exist. Bldg. Area gsf: Project Location Map lUA 05-146, SA-A, ECF Mike Davis Davis Consulting, Inc. 1201 Monster Road SW Suite 320 Renton, WA 98055 Tom & Brenna Fields PO Box 641 Renton, WA 98059 Charlotte Vanlaningham Davis Consulting, Inc. 1201 Monster Road SW Suite 320 Renton, WA 98055 Jill K. Ding, Associate Planner The applicant is requesting Administrative Site Plan Approval and Environmental (SEPA) Review for the construction of two townhome structures, one has 3 units and totals 7,746 square feet in area, the other has 4 units and totals 8,504 square feet in area. The townhomes are proposed on a site containing two parcels totaling 22,632 square feet in area. The zoning designation is Commercial Arterial (CA). An existing single family residence and associated detached structures are proposed to be removed. Access is proposed to the site via a 28-foot wide private access easement off of Union Avenue NE. 508 and 512 Union Avenue NE N/A Site Area: 0.5-acres (22,632 square feet) ercrpL 05-/ 46 FieldsTownhomes City of Renton PIBIPW Department Field's Townhomes REPORT AND DECISION OF January 10, 2006 B. RECOMMENDATION Environrr <al Review Committee Staff Report LUA-05-146, SA-A, ECF Page 2 of6 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 -MITIGA 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 geotechnical report prepared by Cornerstone Geotechnical, Inc. dated November 3, 2005. 2. The project will be required to comply with the Department of Ecology Stormwater Management Manual for erosion and sedimentation control. 3. The project will be required to comply with the 2005 King County Surface Water Design Manual for surface water management. 4. The applicant shall pay the appropriate Parks Mitigation Fee based on a rate of $354.51 for each dwelling unit prior to the issuance of building permits. 5. 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. 6. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $388.00 for each dwelling unit prior to the issuance of building permits. 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 subject site is relatively flat with an approximate drop in elevation of 4 feet along the western boundary of the subject site. An existing rockery is located along the westerly property line south of the existing driveway and is covered in blackberry bushes. An existing retaining wall is located along the southern property line with the project area located approximately 4 to 5 feet below the neighboring property. The site is currently improved with an existing Single family residence and detached associated outbuildings and is vegetated with a lawn, garden area, and 3 large deciduous trees. The proposed 4-unit town home structure would be located on the northeastern portion of the property and the proposed 3-unit town home structure would be located on the northwestern portion of the subject site abutting Union Avenue NE. The estimated percentage of impervious surfaces after project construction is 80%. ercrpt_ 05-146 FieldsTownhomes City of Renton PIB/PW Department Field's Townhomes REPORT AND DECISION OF January 10, 2006 Environr fal Review Committee Staff Report LUA-05-146, SA-A, ECF Page 30(6 The proposal is to construct two two-story town home structures, one would contain 3 dwelling units and would total 7,746 square feet in area and the other would contain 4 dwelling units and would total 8,504 square feet in area. The proposed development would also provide required parking areas, and required landscaping. A geotechnical report prepared by Cornerstone Geotechnical, Inc. (dated November 3, 2005) was submitted with the application. The report provided information regarding existing subsurface condition onsite and recommendations regarding site preparation and grading, structural fill, temporary and permanent slopes, foundations, slabs-on-grade, drainage, utility, and pavement, and infiltration. Four test pits were dug on the subject site to depths ranging from 7.3 to 8.9 feet below the ground surface. The test pits encountered a top layer of topsoil to an approximate depth of 0.5 feet. Below the topsoil fill material was encountered in Test Pits 1-3 from 0.4 to 1.9 feet in depth. Buried topsoil was encountered in Test Pits 1-3 at depths ranging from 1.2 to 2.1 feet. Medium dense to dense fine to coarse sand with gravel was encountered was found below the buried topsoil in Test Pits 1-3. Within Test Pit 4, medium dense fine to medium gravel with fine to medium sand was observed from 0.2 to 2.0 feet and dense fine to coarse sand with gravel was observed from 2.0 feet to the bottom of the test pit at 7.6 feet in depth. 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 townhomes comply with the recommendations found in the geotechnical report prepared by Cornerstone Geotechnical, Inc. dated November 3, 2005. Due to the potential for erosion and sedimentation problems resulting from the dirt work required for the construction of the proposed townhomes, the 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 site work and construction of the proposed building shall comply with the recommendations contained within the geotechnical report prepared by Cornerstone Geotechnical, Inc. dated November 3, 2005. 2. The project shall be required to comply with the Department of Ecology's Stormwater Management Manual for erosion and sedimentation control. 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 between 7:00 AM and 5:00 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 ercrpt_ 05-146 FieldsTownhomes City of Renton PIBIPW Department Field's Townhomes REPORT AND DECISION OF January 10, 2006 3. Water -Stormwater Environr fal Review Committee Staff Report LUA-05-146 SA-A, ECF Page 4 0(6 Impacts: A Level 1 Analysis prepared in accordance with the 1998 King County Surface Water Design Manual by Offe Engineers, PLLC dated November 28, 2005 was submitted with the project application. According to the report the existing surface water runoff from the existing single family residential structures infiltrates into the ground. Due to the soils located on the subject site, which are comprised of sands and gravels the proposed method of flow control for the project is infiltration. Staff from the City's Plan Review Section have reviewed the drainage report. The subject site is located within the Honey Creek Drainage Basin. Due to the sensitivity of the Honey Creek 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. Parks and Recreation The proposal does not provide on-site recreation areas for future residents of the proposed plat. The proposed project is located within the vicinity of Kiwanis Park. As a result it is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring that the applicant pay a Parks Mitigation Fee based on $354.51 per each new dwelling unit prior to the issuance of building permits. Mitigation: The applicant shall pay a Parks Mitigation Fee based on $354.51 per each new dwelling unit prior to the issuance of building permits. Nexus: SEPA Environmental Regulations 5. Transportation Impacts: The proposed town home structures are 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 31.45 average daily trips would be generated by the proposed project with credit given for the existing single family residence. Therefore, the applicant will be required to pay a $2,358.75 traffic mitigation fee (7 units x 5.86 trips = 41.02 trips -9.57 existing trips = 31.45 trips x $75 = $2,358.75). 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 $388.00 per new dwelling unit. For the proposed structures, the fee is estimated at $2,716.00 (7 dwelling units x $388.00 = $2,716.00) 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 $388.00 for each new dwelling unit prior to the issuance of building permits. ercrp'_ 05-146 FieldsTownhomes City of Renton PIBIPW Department Fie/d's Townhomes Environr tal Review Committee Staff Report LUA-05-146, SA-A, ECF REPORT AND DECISION OF January 10, 2006 Page 50f6 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 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 current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1 st 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 2,250 gpm for the building the 4-unit building and 1,750 gpm for the 3-unit building. One hydrant is required within 150 feet of each structure and two additional hydrants are required within 300 feet of the 4-unit structure and one additional hydrant is required within 300 feet of the 3-unit structure. 2. Separate plans and permits are required for the installation of fire alarm or sprinkler systems if provided. Plan Review: Plan Review -WATER 1. Per the City of Renton Fire Marshall both buildings shall be sprinklered. 2. The project is required to install an 8-inch watermain onto the subject site ending in a fire hydrant. The length of the new main to be installed is determined by the fire hydrant location criteria. 3. Water System Development Charges of $1,174.00 per dwelling unit may be required if not previously paid. The Development Charges are collected as part of the construction permit. Please note that any parcel that currently has water and or sewer service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. 4. Any new construction must have one fire hydrant capable of delivering a minimum of 1000gpm and located within 150 feet of the structure and additional hydrants within 300 feet of the structure (also capable of delivering a minimum of 1,000 gpm). This distance is measured along the travel route. The number of additional hydrants required is dependent on the calculated fire flow. Plan Review -SANITARY SEWER 1. Individual side sewer installation to the proposed structures will be required. 2. The subject site is located within the East Renton Special Assessment District (SAD). These fees are $224.52 plus interest per unit and paid prior to the issuance of a construction permit. 3. System Development Charges (SOC) are $610.00 per dwelling unit. These fees are collected at the time a construction ermit is issued. Please note that an arcel that currentl has water and or sewer ercrpC05-146 FieldsTownhomes City of Renton PIBIPW Department Field's Townhomes REPORT AND DECISION OF January 10, 2006 Environr ~al Review Committee Staff Report LUA-05-146, SA-A, ECF Page 60(6 service is eligible for a prorated system development charge. Your project will be reviewed to determine how much redevelopment credit applies. Plan Review -SURFACE WATER 1. The Surface Water SOC fees are $0.265 (but not less than $759) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. 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. This project shall install street improvements to include curb, gutter, sidewalk, and street lighting if not already existing. All street lighting shall be per City of Renton standards and specifications. Plan Review -GENERAL 1. 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. 2. All civil engineering plans shall be tied into a minimum of two of the City of Renton current Horizontal and Vertical Control network. E. COMMENTS OF REVIEWING DEPARTMENTS The proposal has been circulated to City Departmental/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 January 27,2006. 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. ercrpt_05-146 FieldsTownhomes SECTION lOr ""OWNSHIP 23 N., RANGE 5 E W.M. DEVELOPMENT PLAN ING CITY OF RENTON )LO )esfgn DEC 022005 RECEIVED )town )9/20/2005 )ote 5ro ject No. I NE 5th STREET UNION 550 CONDO VOL. 71, pos. 60-63 lm:J lW2~I~ r--------... ~ 102305-9114/9411 tU PROJECT SITE E 512 UNION AVE. NE ~··"'!i!I1 i~2305 9029 § ] UNION_~Oo APARTtoAENTS CHANDLER P. & MARIA LALL OFFEENGINEERS FIELDS SHORT PLAT 1" = 100' 13!mSClDIHRASf15!11HPLACI! I--------------l Scale I!lIN1UN. WASBING1'ON 98058 l'HONB:~ OONTACl':DARRl!LLOPPIl.P.R. NEIGHBORHOOD DETAIL PLAN FIG 01 Figure No. .. ~ vi , I 11) w. z I t j f II Iii I ; Iii ; , .• ; ~.§.<l : i ---------~-,:---------- I~OIS""Q8flS SG13iJ S3f{OH 3N01St'G8"1L ;_3II1If:S ;'Hd"l!~dOl ;' AlIVoNnoe I , I L ---------I ~. Jll'lKn. 'jl\l1 'sgW0ff' aN(!USUali(W~ (/, .i. ;-- I __ . _______ -1-_____ . ____ . __ . _____ ---.-_ .. _-----------------.. ------.----------- OS/23/2005 21:02 4256141t st. , I . C ~.b--Cf:-f L_ •. -... J__ .--" i FIELDS REAL TV L' ,., PAGE ® D6 • 3 T23N R5E W 1/Z. RM-F I • __ lL.... --~ _ .... -... _ ..... I X ~ '--___ ~ l'Jf ----S RM-F II! r .§ J '1 I ~---11! C --I I ~ ~ I i -, .. IR-10 I ! I ! F6 .. 15 T23N R.5E W 112 E6 10 T23N RSE W lIZ, .