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Home My WebLink AboutCOR Exhibit 1_SR_ERC Staff Report_and_ExhibitsDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC Staff Report_200219_v3_FINAL ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: February 24, 2020 Project File Number: PR20-000048 Project Name: Jurgens RUV Land Use File Number: LUA20-000006, ECF, RUV Project Manager: Alex Morganroth, Senior Planner Owner/Applicant/Contact: Steve Jurgens, 2301 Jones Ave NE, Renton, WA Project Location: 2301 Jones Ave NE Project Summary: The applicant is requesting SEPA Environmental Review and a Reasonable Use Variance to construct two-story, 1,700 sq. ft. (footprint) addition on an existing single-family home at 2301 Jones Ave NE (APN 3344500210). The existing two- story home is approximately 1,824 sq. ft. in size and was constructed in 1974. The site is located in the R-4 zoning district and Residential Low Density Comprehensive Plan Designation. A Category II wetland is located on a tract directly north of the subject site and a Type Ns stream (Kennydale Creek) is located on the east side of the site. The applicant is requesting a Reasonable Use Variance in order to allow the proposed addition to encroach approximately 85 feet into the Category II wetlands buffer and approximately 25 feet into the Type Np stream buffer. The existing home is currently located within the required buffers for both the wetlands and stream. The single-family project is not categorically exempt from Environmental Review as it requires the approval of a variance (RMC 4-9-070). No trees or vegetation would be removed as a part of the project. The applicant has proposed the removal of gravel driveway along the north side of the site and within the wetlands and stream buffers in order to reduce the amount of impervious surface on the site. Therefore the project would result in a decrease of impervious surface. The applicant submitted a wetlands report and mitigation plan with the application. Exist. Bldg. Area SF: 1,820SF Proposed New Addition Area (footprint): Proposed New Addition Area (gross): 1,684 SF 3,368 SF Site Area: 21,190 SF Total Building Area GSF: 5,186 SF STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). City of Renton Department of Community & Economic Development Jurgens RUV Staff Report to the Environmental Review Committee LUA20-000006, ECF, RUV Report of February 24, 2020 Page 2 of 4 SR_ERC Staff Report_200219_v3_FINAL ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M B. Mitigation Measures 1. The applicant be required to submit a revised buffer enhancement plan that includes the planting of native shrubs and/or trees along the north of the site for review and approval by the Current Planning Project Manager. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Floor Plan Exhibit 4: Utilities Plan Exhibit 5: Wetland and Stream Review, prepared by Altmann Oliver Associates, LLC, dated July 8, 2019 Exhibit 6: Site Photos Exhibit 7: Aerial Photography Exhibit 8: Letter from Department of Ecology, dated February 13, 2020 D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Water a. Wetland, Streams, Lakes Impacts: Due to the presence of a wetland to the north of the project site and a stream on the eastern portion of the project site, the applicant submitted a Wetland and Stream Review prepared by Altmann Oliver Associates that included analysis of current conditions as well as analysis of the proposed project and its potential impacts on the two critical areas. The existing wetland adjacent to the site is located within a native growth protection easement created as part of the development of a four (4) lot short plat in 2005 (LUA05-050). The easement is located across the four single-family homes that were a part of the subject short plat. Based on the observations made by the consultant during a reconnaissance survey conducted in May of 2019, the wetlands (identified as Wetlands A in the report) were classified as Category II with four (4) habitat points. According to the report, the hydrology of the wetlands, a Riverine Hydrogeomorphic class containing a forested plan community, was found to be sustained from both groundwater seepage and overbank flooding created by development in the area. Plants identified in the wetland included salmonberry, Pacific willow, black cottonwood, skunk cabbage, Himalayan blackberry, and lady fern. According to the report, Wetland A, while not part of a larger wetlands system, provides City of Renton Department of Community & Economic Development Jurgens RUV Staff Report to the Environmental Review Committee LUA20-000006, ECF, RUV Report of February 24, 2020 Page 3 of 4 SR_ERC Staff Report_200219_v3_FINAL hydrological functions such as sediment trapping and stormwater storage. In addition, the wetland offers some biological functions primarily by providing habitat area for a variety of wildlife species found in suburban habitats. The report also identifies the transportation of nutrients to downstream areas along the Kennydale Creek as an important function of the wetlands. The Kennydale Creek, a seasonal stream located on the eastern portion of the site, is classified as a Type Ns stream according to COR Maps. The stream enters the property through an underground pipe in the Jones Ave NE right-of-way and onto the project site where it continues northwest within an armored, daylighted channel. The stream is then piped under the existing gravel driveway and discharges into the wetlands to the north. According to RMC 4-3-050, a Category II wetlands with a low habitat function score (3-4 points) requires a 100-foot buffer and 15-foot building setback. The Kennydale Creek, a Type Ns stream that flows on the site, requires a 50-foot buffer and a 15-foot building setback. The current home, constructed in 1974, is located outside of the stream buffer and building setback, but encroaches approximately 50 feet into the wetlands buffer. The four homes to the north of the site also encroach into the wetlands buffer to varying degrees ranging from approximately 20 to 80 feet due to being subject to different buffer requirements during their construction in 2011 and 2012. An existing gravel driveway along the north side of the site appears to have been constructed illegally by the previous owner between approximately 2012 and 2013 based on aerial imagery analyzed by staff (Exhibit 7). The driveway is approximately 20 feet wide and consists of hard-packed gravel that provides little to no water infiltration. Due to constraints on the west and south sides of the site such as a septic field, large mature trees, and protected slopes, the applicant is proposing to construct the addition on the north side of the home within the wetlands buffer but outside of the stream buffer. If constructed per the applicant’s submitted site plan (Exhibit 2), the addition would result in a wetlands buffer encroachment of approximately 85 feet. The addition would be located on top of an existing impervious, pollution- generating surface (compressed gravel). In order to offset the impact of the replaced impervious surface in the wetlands buffer, the applicant has proposed the removal of the second gravel driveway on the north side of the site. Removal of the gravel driveway would result in a net decrease in impervious surface on the site equal to approximately 11% of the total lot area (2,250 sq. ft.). The applicant has proposed the installation of grass in place of the gravel. While the wetlands report concludes that no hydrologic impacts to the wetland are anticipated due to the overall net decrease in impervious and pollution-generating surfaces, the report does not make an explicit recommendation on a replanting plan for the area where the driveway would be removed. In addition, the report appears to claim that the applicant has proposed the planting of native trees and shrubs along the north side of the site where the gravel driveway is located, but none are shown on the planting plan submitted by the applicant. Staff also received a letter from the Department of Ecology (see Exhibit 7) expressing concerns with the grass proposed as replacement for the gravel driveway. In the letter, the SEPA coordinator recommends that the applicant consider planting native shrubs and/or trees in the buffer, which would provide a more obvious ecological lift than a maintained grass lawn. Due to the comments received from the Department of Ecology, an agency with significant experience evaluating wetlands enhancement plans, staff recommends as a mitigation measure that the applicant be required to submit a revised buffer enhancement plan that includes the planting of native shrubs and/or trees along the north of the site for review for approval by the Current Planning Project Manager prior to building permit application submittal. In order to ensure a timely review process and approval, staff recommends that the applicant request a letter of support for the updated replanting plan from their wetlands consultant. City of Renton Department of Community & Economic Development Jurgens RUV Staff Report to the Environmental Review Committee LUA20-000006, ECF, RUV Report of February 24, 2020 Page 4 of 4 SR_ERC Staff Report_200219_v3_FINAL Mitigation Measures: The applicant shall submit a revised buffer enhancement plan that includes the planting of native shrubs and/or trees along the north of the site as recommend by the Department of Ecology (Exhibit 7) for review and approval by the Current Planning Project Manager prior to building permit application. Nexus: State Environmental Policy Act (SEPA) Environmental Review and RMC 4-3-050 Critical Areas Regulations E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”  Copies of all Review Comments are contained in the Official File and may be attached to this report. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Jurgens RUV Land Use File Number: LUA20-000006, ECF, RUV Date of Meeting February 24, 2020 Staff Contact Alex Morganroth Senior Planner Project Contact/Applicant Steve Jurgens, 2301 Jones Ave NE, Renton, WA Project Location 2301 Jones Ave NE The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Floor Plan Exhibit 4: Utilities Plan Exhibit 5: Wetland and Stream Review, prepared by Altmann Oliver Associates, LLC, dated July 8, 2019 Exhibit 6: Site Photos Exhibit 7: Aerial Photography Exhibit 8: Letter from Department of Ecology, dated February 13, 2020 RECEIVED 01/31/2020 amorganroth PLANNING DIVISION RECEIVED 01/31/2020 amorganroth PLANNING DIVISION RECEIVED01/31/2020amorganrothPLANNING DIVISION RECEIVED 01/31/2020 amorganroth PLANNING DIVISION 2301 Jones Ave NE 2019 via Google Earth 2012 via Google Earth 2015 via Google Earth STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Northwest Regional Office  3190 160th Avenue SE  Bellevue, Washington 98008-5452  (425) 649-7000 711 for Washington Relay Service  Persons with a speech disability can call (877) 833-6341 February 13, 2020 Alex Morganroth Department of Community and Economic Development City of Renton 1055 S Grady Way Renton, WA 98057 Re: Jurgens RUV File# LUA20-000006/PR20-000048, Ecology SEPA# 202000590 Dear Alex Morganroth: Thank you for the opportunity to provide comments on the Jurgens RUV project. Based on review of the State Environmental Policy Act (SEPA) checklist associated with this Project, the Department of Ecology (Ecology) has the following comments: The variance applicant proposes an expansion to an existing residence on existing impermeable surface within both stream and wetland buffer. As a mitigation measure, the applicant proposes removing an unauthorized driveway through the wetland/stream buffer and over the stream and replacing it with grass lawn, which is not a significant improvement in buffer function. Replacing the existing driveway with a buffer consisting of native shrubs and/or trees would provide a clear ecological lift, as compared with a maintained grass lawn. In Ecology's view, this change would result a more compelling argument for granting the variance. Thank you for considering these comments from Ecology. If you have any questions or would like to respond to these comments, please contact Neil Molstad from the Shorelands and Environmental Assistance Program at (425) 649-7007 or by email at neil.molstad@ecy.wa.gov. Sincerely, Katelynn Piazza SEPA Coordinator Sent by email: Alex Morganroth, amorganroth@rentonwa.gov ecc: Neil Molstad, Ecology