HomeMy WebLinkAboutERC_Report_LPD_200713_v2DEPARTMENT OF COMMUNITY
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ERC_Report_LPD_200713_v2
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: July 13, 2020
Project File Number: PR20-000150
Project Name: Logan Place Development
Land Use File Number: LUA20-000111, ECF, SA-H, MOD
Project Manager: Clark H. Close, Senior Planner
Owner: June Lu, 5050 240th Pl SE, Sammamish, WA 98029
Applicant/Contact: David Wu, dwudesign, 14632 14th Ave SE, Mill Creek, WA 98012
Project Location: 129 Logan Ave S, Renton, WA 98057 (APN 569600-0150)
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
'SEPA' Review and one (1) street modification for the construction of a three (3)
story apartment building with six (6) attached multi-family residential units. The
structure would have an overall building height of 31’-6”. The 5,000 sf parcel is
located within the Center Downtown (CD) zoning classification and Commercial
& Mixed Use (CMU) land use designation at 129 Logan Ave S. Access to the site
would be provided from Logan Ave S. A total of six (6) ground floor parking
spaces would be provided. Levels 2 and 3 would include three (3) two-bedroom
units each for a proposed density of 55 du/ac. The existing single family house
and detached accessory structures would be demolished and two (2) significant
trees would be removed. A street modification, from RMC 4-6-060, is being
requested to reduce the amount of required right-of-way dedication width from
roughly 15’-6” to 4'-6" to provide a 12-foot wide sidewalk width behind the
vertical curb. The site is located within the Wellhead Protection Area Zone 1 and
a High Seismic Hazard Area. There appears to be no other critical areas located
on site. The applicant is proposing to start construction in March of 2021 and
the estimated completion date is October of 2021.
Exist. Bldg. Area SF: 880 SF Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
3,067 SF
23,474 SF
Site Area: 5,000 SF Total Building Area GSF: 23,474 SF
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance - Mitigated (DNS-M).
DocuSign Envelope ID: 50050F2E-34DD-4717-AA3C-A7308473F007
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Environmental Review Committee
LUA20-000111, ECF, SA-H, MOD
Report of July 13, 2020 Page 2 of 7
ERC_Report_LPD_200713_v2
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 project construction shall comply with the recommendations found in the submitted Geotechnical
Investigation, prepared by Cobalt Geosciences, dated February 27, 2020, and future addenda.
2. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found, all
construction activity shall stop and the owner/developer shall immediately notify the City of Renton
planning department, concerned Tribes’ cultural committees, and the Washington State Department of
Archeological and Historic Preservation.
C. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Neighborhood Map
Exhibit 4: Boundary & Topographic Survey
Exhibit 5: Landscape Plan
Exhibit 6: Elevations
Exhibit 7: Color Rendering
Exhibit 8: Floor Plan
Exhibit 9: Preliminary Technical Information Report, prepared by Patrick Harron & Associates, LLC,
dated April 28, 2020 (revised July 1, 2020)
Exhibit 10: Preliminary Storm, & Utility Plan, prepared by Patrick Harron & Associates, LLC, dated
April 28, 2020
Exhibit 11: Geotechnical Investigation, prepared by Cobalt Geosciences, dated February 27, 2020
Exhibit 12: SEPA Environmental Checklist
Exhibit 13: Applicant’s Street Modification Request
Exhibit 14: Puget Sound Clean Air Agency Comments
Exhibit 15: State of Washington Department of Ecology Comments
Exhibit 16: Duwamish Tribe Comments
Exhibit 17: Advisory Notes
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
DocuSign Envelope ID: 50050F2E-34DD-4717-AA3C-A7308473F007
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Environmental Review Committee
LUA20-000111, ECF, SA-H, MOD
Report of July 13, 2020 Page 3 of 7
ERC_Report_LPD_200713_v2
with the proposed development. Staff reviewers have identified that the proposal is likely to have the following
probable impacts:
1. Earth
Impacts: The site lies within the Puget Lowland and the 5,000 sf (0.115 ac) subject property is currently
developed with a single-family residence near the center of the property and a detached garage near
the northwest corner of the lot (Exhibit 2). On the north side of the existing residence is a shared gravel
driveway. The site topography slopes gently to the north, at an average slope of approximately four
percent (4%) (Exhibit 4). City of Renton (COR) maps has identified the site is within a High Seismic Hazard
Area and within the Wellhead Protection Area Zone 1.
The applicant’s geotechnical engineer, Cobalt Geosciences, completed a geotechnical Investigation on
February 27, 2020 (Exhibit 11). A geotechnical field investigation program was completed on February
14, 2020 and included drilling and sampling one hollow stem auger boring with a trailer mounted drill rig
to a depth of 36.5 feet. The soils encountered were logged in the field and described as Unified Solid
Classification System (USCS). The Geologic Map of King County indicates that the site is underlain by
Quaternary Alluvium. According to the Report, alluvium usually includes variable thicknesses of fine-
grained materials overlying a relatively thick sequence of poorly graded sands with gravel. These
materials vary in density and composition with depth and can include areas of organic debris, pet, and
silt/clay. The boring encountered approximately three feet (3’) of loose to medium dense, silty-fine to
medium grained sand (Fill). This layer was underlain by approximately 10 feet (10’) of medium dense,
fine to medium grained sand with gravel to gravel with sands (Alluvium).
Groundwater was encountered approximately 14 feet (14’) below existing site elevations during the
engineer’s investigation. The engineer anticipates that this represents the regional groundwater table in
the area and the groundwater likely fluctuates between about eight feet (8’) and eighteen feet (18’)
below the site elevations during a typical year.
The geotechnical engineer anticipates that the structure would be wood framed and may be supported
on a foundation system bearing on auger-cast piles (with grade beams), compacted rock columns
(ground improvements), or on a shallow mat/raft foundation system. In addition, the geotechnical
engineer anticipates that building loads would be light to moderate and that site grading would include
cuts of three feet (3’) or less. The applicant anticipates approximately 67 cubic yards of cut and
approximately 22 cubic yards of fill (Exhibit 12). Approximately 1,000 cubic yards of excavation would be
needed for footings and elevator pits. If soils are found to be loose or softened in the footing subgrade,
they may be replaced with control density fill.
According to the geotechnical engineer, soil erosion potential at this project site can be reduced through
landscaping and surface water runoff control. Normal erosion control measures include such items as
fences, hay bales, mulching, control ditched and diversion trenches.
The applicant’s geotechnical engineer recommends supporting the building on a deep foundation
system, rock columns, or a mat/raft grade beam system due to the presence of liquefiable soils to
variable depths below the property. Foundation options include auger-cast piles with grade beams,
compacted rock columns/aggregate pies extended between 25 and 35 feet below current site
elevations, or grade beam raft/mat system at a depth of at least 3 feet below grade and on native soils.
Cobalt Geosciences recommends that their firm be retained during construction and final design phase
of the project. As such, staff recommends a mitigation measure that the applicant comply with the
recommendations found in the submitted Geotechnical Investigation, prepared by Cobalt Geosciences,
dated February 27, 2020, and future addenda.
Mitigation Measures: The project construction shall comply with the recommendations found in the
submitted Geotechnical Investigation, prepared by Cobalt Geosciences, dated February 27, 2020, and
future addenda.
DocuSign Envelope ID: 50050F2E-34DD-4717-AA3C-A7308473F007
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Environmental Review Committee
LUA20-000111, ECF, SA-H, MOD
Report of July 13, 2020 Page 4 of 7
ERC_Report_LPD_200713_v2
Nexus: State Environmental Policy Act (SEPA) Environmental Review, RMC 4-3-050 Critical Areas
Regulations and RMC 4-4-060 Grading, Excavation and Mining Regulations.
2. Air
Impacts: The site is fronted by Logan Ave S to the east, and is bordered by another single-family
residence to the north, a small parking lot to the south, and the Renton High School parking lot to the
west (Exhibit 3).
It is anticipated that some temporary air quality impacts could be associated with site work and building
construction required to develop this site. Project development impacts during construction may include
dust as a result of grading and exhaust from construction vehicles and equipment. Dust control would
be mitigated through the use of temporary erosion control measures, watering or other measures to
remediate impacts as needed. Long term emissions from vehicles owned by residents, staff, and delivery
companies would occur following project completion.
On May 22, 2020, staff received an agency comment from Puget Sound Clean Air Agency (PSCAA)
indicating that any project where demolition of structure(s), earth moving and material handling, heavy
equipment operations, and/or disposing of vegetative matter is to occur, is subject to Puget Sound Clean
Air Agency regulations (Exhibit 14). The PSCAA comments included the following requirements: 1)
Agency Regulation I: Article 8 – Outdoor Burning and Article 9 – Emission Control Standards, Section(s)
9.03, 9.11, and 9.15; and 2) Agency Regulation III: Article 4 – Asbestos Control Standards. More agency
regulations are available online at http://www.pscleanair.gov/219/PSCAA-Regulations.
No further site specific mitigation for the identified impacts from typical vehicle and construction
exhaust is required.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
3. Water
a. Ground Water
Impacts: The COR mapping system has identified the property located within the Wellhead
Protection Zone 1 and no onsite infiltration of treated stormwater runoff, dispersion and permeable
pavement is permitted as a result. This limits the available best management practices (BMPs) for
stormwater control. Appropriate on-site BMPs will be required to help mitigate the new runoff
created by this development. The site’s proposed residential use is not indicative of a type of use
that would potentially harm the City’s groundwater. Further, site excavations are relatively shallow
and likely would not encounter groundwater as it was found to be 14 feet below grade. However,
any offsite fill materials shall be from a verifiable source in order to ensure it is clear of
contaminants. The City’s grading and excavation regulations require imported fill in excess of 50
cubic yards within a Wellhead Protection Zone to provide a source statement certified by a qualified
professional or confirm the fill was obtained from a WDOT approved source.
On June 3, 2020, staff received comments from Washington State Department of Ecology indicating
that three (3) sites within 750 feet of the proposed development are listed on Model Toxics Control
Act (MTCA) Confirmed and Suspected Contaminated Sites List: 1) The Tire Store site (cleanup site ID
12364, facility site ID 24009), located at 205 Logan Ave S, approximately 160 feet south of the
project location (Exhibit 15). The Tire Store site has petroleum hydrocarbons (in diesel and heavy oil
range) in soil. Groundwater condition has not been evaluated. Cleanup has been started for this site
but not completed; 2) The Lockwood Ind Inc Renton site (cleanup site ID 1716, facility site ID
63259222), located at 73 Burnett Ave S, approximately 490 feet northeast of the project location.
The Lockwood Ind Inc Renton site has petroleum hydrocarbons and volatile organic compounds
(VOC) in soil and groundwater. Cleanup has been started for this site but not completed; and 3) The
DocuSign Envelope ID: 50050F2E-34DD-4717-AA3C-A7308473F007
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Environmental Review Committee
LUA20-000111, ECF, SA-H, MOD
Report of July 13, 2020 Page 5 of 7
ERC_Report_LPD_200713_v2
Qwest Corporation W00276 site (cleanup site ID 11252, facility site ID 96588161), located at 225
William Ave S, approximately 570 feet southeast of the project location. The Qwest Corporation
W00276 site has petroleum hydrocarbons and VOC (including benzene, toluene, ethylbenzene, and
xylenes) in soil and groundwater. Free product was observed at this Site in 2002. Cleanup has been
started for this site but not completed.
DOE further indicates that if contaminated ground water from any of the three contaminated sites
has reached the project location, the parcel would be considered part of the MTCA site. In this case,
petroleum hydrocarbons and/or VOC contamination at the project location should be characterized
to ensure protection of workers and future residents and mitigation of MTCA liability. One or more
of the following may be needed – removal and proper disposal of contaminated soil and/or ground
water from the project location, construction of a cut-off wall to prevent contaminated ground
water from flowing into the project location, and/or worker health and safety measures, including
air monitoring.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
b. Storm Water
Impacts: The applicant submitted a Technical Information Report (TIR) and Preliminary Storm, &
Utility Plan, prepared by Patrick Harron & Associates, LLC (dated April 28, 2020; revised July 1, 2020;
Exhibits 9 and 10) with the application. The report analyzes existing conditions and proposed surface
water collection and distribution.
According to the TIR Report, the project site is located within the Peak Rate Flow Control Standard
Area, but is exempt from Flow Control based on a Peak Flow Rate increase of less than 0.15 cfs from
the developed condition vs existing site conditions. Direct connection to the existing storm main in
Logan Ave S is proposed via underground pipes and catch basins. Additionally, the project proposes
more than 2,000 sf of new plus replaced impervious surfaces, and so requires flow control BMPs
taken from the Small Lot BMP Requirements (core requirement #9). The development would be
subject to a surface water system development charge (SDC) fees. It is anticipated that the
requirements set forth by the 2017 City of Renton Surface Water Design Manual (2017 RSWDM)
would be sufficient to mitigate stormwater impacts generated by the proposed development.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
4. Aesthetics
Impacts: The proposed building would be 3-stories in height and approximately 31’-6” to the top of the
parapet (Exhibits 6 and 7). Exterior features include decorative wood panels at the lower level and
stucco finish in light beige at the upper level (Levels 2-6). The building’s articulation treatments include
architectural design elements at the lower level for human scale. Design elements include metal canopy
at the entry, 12” decorative horizontal band/trim between floors and windows. Four (4) south facing
units include exterior decks for building articulation and the ground floor would include three (3) trees
on the north side of the building, an entry courtyard with a rectangular planter box for seasonal plants
and flowers between the building and the sidewalk (Exhibits 5 and 8).
The applicant would be required to meet Urban Design Regulations for overlay District ‘A’ as a
component of the land use application. For example, the site design requires that building location and
orientation include appropriate transitions between buildings, parking areas, and other land uses when
siting structures.
DocuSign Envelope ID: 50050F2E-34DD-4717-AA3C-A7308473F007
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Environmental Review Committee
LUA20-000111, ECF, SA-H, MOD
Report of July 13, 2020 Page 6 of 7
ERC_Report_LPD_200713_v2
The applicant is proposing an 8’-0 ½” front yard setback on Logan Ave N, a 0’-6” to 6’-0” side yard
setback to the north and south, and a 15’-0” rear yard setback to the west. Fire separation distance
would require minimum protection requirements for building openings near property lines (openings in
an exterior wall are subject to Section 705.8 of the building code).
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
5. Light and Glare
Impacts: The addition of new light sources on the subject property would increase the light and glare in
the area and could introduce local light impacts if not properly designed. Onsite lighting would include
interior and exterior building lighting. According to the applicant, no glare from the project is anticipated
to be a public safety hazard or interfere with views. At a minimum, a photometric analysis would be
required with the civil construction permit application demonstrating compliance with the standards
listed in RMC 4-6-060.I. The installation of street lights may be required to comply with the illumination
standards for Minor Arterial streets.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
6. Energy and Natural Resources
Impacts: Staff received a comment letter from the Duwamish Tribe on June 4, 2020 (Exhibit 16). The
area near the subject site is within the territory of the Duwamish, a Salish-speaking group predominant
in the Seattle area. The Duwamish lived in cedar longhouses in villages located on most of the larger
bodies of water in the central to southern portion of the Seattle area (Elliott Bay, Lake Washington, Lake
Union, Salmon Bay, and on the Duwamish, Green/White, and Cedar/Black Rivers).
It is possible that archaeological artifacts or a historic site could be encountered during project
construction. This is due to the site’s proximity to former archaeological discoveries. Archaeological sites
are protected from disturbance on both public and private lands in Washington State. Historically the
parcel may have been influenced by fluctuations in lake levels overtime due to earthquakes and the
lowering of Lake Washington approximately nine (9) feet following construction of the Hiram Chittenden
Locks and the opening of the Lake Washington Ship Canal in 1916. Development within the vicinity of
Cedar River and Lake Washington are more likely to be sites where significant historic and/or cultural
resources would be found, and the subject development has indicated that site grading would be
conducted.
Therefore, staff recommends, as a mitigation measure, if any Native American grave(s) or
archaeological/cultural resources (Indian artifacts) are found, all construction activity shall stop and the
owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’
cultural committees, and the Washington State Department of Archeological and Historic Preservation.
The Washington State of Department of Archaeology and Historic Preservation can be contacted at
(360) 586-3065 or https://dahp.wa.gov/. In the event that cultural artifacts are found, work cannot
recommence until approval is received from the Office of Archaeology and Historic Preservation.
Mitigation Measures: If any Native American grave(s) or archaeological/cultural resources (Indian
artifacts) are found, all construction activity shall stop and the owner/developer shall immediately notify
the City of Renton planning department, concerned Tribes’ cultural committees, and the Washington
State Department of Archeological and Historic Preservation.
Nexus: State Environmental Policy Act (SEPA) Environmental Review Regulations, RCW 27.53
Archaeological Sites and Resources and RCW 27.44 Indian Graves and Records.
DocuSign Envelope ID: 50050F2E-34DD-4717-AA3C-A7308473F007
City of Renton Department of Community & Economic Development
Logan Place Development
Staff Report to the Environmental Review Committee
LUA20-000111, ECF, SA-H, MOD
Report of July 13, 2020 Page 7 of 7
ERC_Report_LPD_200713_v2
7. Transportation
Impacts: Vehicular access to the site is proposed via Logan Ave S. Increased traffic created by the
development would be mitigated by payment of transportation impact fees. The transportation impact
fee that is current at the time of building permit application will be levied. The fee currently being
assessed, in 2020, is $4,836.31 per new multi-family dwelling unit. The fee is estimated at approximately
$21,197.44 (includes a $7,820.42 credit for the existing single family house). The transportation impact
fee is payable to the City at the time of building permit issuance.
Street Improvements: Street Improvements are regulated by RMC 4-6-060 – Street Standards. See
below:
Logan Ave S – Logan Ave S is classified as a Minor Arterial street with an existing right-of-way (ROW)
width of approximately 60 feet. To meet the City’s complete street standards for Minor Arterial streets
with four (4) lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street
improvements as taken from the ROW centerline shall be required and include a minimum 54 foot
paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk and storm
drainage improvements.
The parcel falls just outside of the City’s downtown planning area along S 2nd St. If the City’s Downtown
Streetscape Design Standards and Guidelines were applied, street improvements fronting this site would
be required to include a new 12-foot sidewalk, street trees (4’ x 8’ grates) behind the curb, and street
lighting meeting City’s arterial street lighting levels. The applicant is requesting a street modification to
dedicate four and one-half feet (4'-6") of right-of-way to provide a mixed-use street with a 12-foot wide
sidewalk width (Exhibit 13). As part of the Site Plan/Conditional Use Permit recommendation to the
Hearing Examiner staff will likely be recommending approval of the requested modification (Exhibit 17).
Pedestrian Improvements: As part of the proposed project, sidewalks would be constructed along the
frontage of the site and would connect to the existing sidewalk system.
Concurrency – A concurrency recommendation will be provided in the staff report to Hearing Examiner
based upon the test of the citywide Transportation Plan, consideration of growth levels included in the
LOS‐tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site
specific mitigation. The development will have to meet the City of Renton concurrency requirements.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
8. Fire & Police
Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to
the proposed development; provided the applicant constructs Code required improvements and pays
associated impact fees (Exhibit 17).
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
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 (Exhibit 17).”
Copies of all Review Comments are contained in the Official File and may be attached to this report.
DocuSign Envelope ID: 50050F2E-34DD-4717-AA3C-A7308473F007
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Logan Place Development
Land Use File Number:
LUA20-000111, ECF, SA-H, MOD
Date of Meeting
July 13, 2020
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
David Wu
dwudesign
14632 14th Ave SE, Mill
Creek, WA 98012
Project Location
129 Logan Ave S, Renton, WA
98057 (APN 569600-0150)
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Site Plan
Exhibit 3: Neighborhood Map
Exhibit 4: Boundary & Topographic Survey
Exhibit 5: Landscape Plan
Exhibit 6: Elevations
Exhibit 7: Color Rendering
Exhibit 8: Floor Plan
Exhibit 9: Preliminary Technical Information Report, prepared by Patrick Harron & Associates, LLC,
dated April 28, 2020 (revised July 1, 2020)
Exhibit 10: Preliminary Storm, & Utility Plan, prepared by Patrick Harron & Associates, LLC, dated April
28, 2020
Exhibit 11: Geotechnical Investigation, prepared by Cobalt Geosciences, dated February 27, 2020
Exhibit 12: SEPA Environmental Checklist
Exhibit 13: Applicant’s Street Modification Request
Exhibit 14: Puget Sound Clean Air Agency Comments
Exhibit 15: State of Washington Department of Ecology Comments
Exhibit 16: Duwamish Tribe Comments
Exhibit 17: Advisory Notes
DocuSign Envelope ID: 50050F2E-34DD-4717-AA3C-A7308473F007