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HomeMy WebLinkAboutSR_ERC_Report_Rogolo_201123_v3_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC Report_Rogolo_201123_v1 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: November 23, 2020 Project File Number: PR20-000209 Project Name: Rogolo Townhomes Land Use File Number: LUA20-000180, ECF, SA-A, SSDP, MOD Project Manager: Alex Morganroth, Senior Planner Owner/Applicant/Contact: Joe Bernasconi / PO Box 1343, Renton WA 98057 / JoeB@Windermere.com Project Location: 82 Williams Ave S, Renton, WA 98055 Project Summary: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, a Shoreline Substantial Development Permit, and a Modification in order to construct an 11,096 sq. ft., three-story residential structure with six attached dwellings (flats) and structured parking. The subject site is located at 82 Williams Ave S (APN 0007200147) and is in the Center Downtown (CD) zone and Urban Design District A overlay. The site is 6,000 sq. ft. (0.14 acres) in size. An existing single-family home is proposed for removal. The ground floor of the proposed structure would consist of vehicle parking, storage, and mechanical equipment. The two floors above would include six (6) attached residential units and would yield a net density of approximately 42 du/ac. Access to the site would be via a single driveway off of Williams Ave S. Critical areas mapped on the site include a High Seismic Area, Wellhead Protection Area Zone 1 and the Cedar River Reach B Regulated Shoreline - High Intensity area. No trees are proposed for removal as a result of the project. The applicant submitted a SEPA Checklist, Drainage Report, Geotechnical Report, and Shoreline Impacts Memo with the application. Exist. Bldg. Area: 2,000 SF Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 2,814 SF 11,096 SF Site Area: 6,000 SF Total Building Area GSF: 11,096 STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). Williams Ave S DocuSign Envelope ID: 7AA8C5B2-956E-4E15-93A2-9CB8F148EB1E City of Renton Department of Community & Economic Development Rogolo Townhomes Staff Report to the Environmental Review Committee LUA20-000180, ECF, SA-A, SSDP, MOD Report of November 23, 2020 Page 2 of 7 SR_ERC Report_Rogolo_201123_v1 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 shall submit an updated geotechnical report by Associated Earth Sciences, Inc. that is consistent with applicable codes in effect at the time of building permit application. The applicant shall comply with the recommendations of the updated geotechnical report or future addenda. 2. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found all construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’ cultural committees, and the Washington State Department of Archeology and Historic Preservation. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: SEPA Checklist Exhibit 3: Site Plan Exhibit 4: Architectural Elevations and Rendering Exhibit 5: Landscape Plan Exhibit 6: Technical Information Report (TIR), prepared by DR Strong, Inc., dated July 24, 2020 Exhibit 7: Conceptual Drainage/Utilities Plan, prepared by D.R. Strong Consulting Engineers, dated July 13, 2020 Exhibit 8: Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report, prepared by Associated Earth Sciences, Incorporated, dated April 8, 2020 Exhibit 9: Construction Mitigation Description Exhibit 10: Transportation Concurrency Memo Exhibit 11: Shoreline Critical Area Review, prepared by Re-Align Environmental, dated July 7, 2020 Exhibit 12: 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 with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The subject property is topographically flat with a vertical change of less than 5 feet across the site. COR maps has identified the site is within a High Seismic Hazard Area. Construction impacts to the site include the demolition of the existing single-family home and detached garage, as well as soil DocuSign Envelope ID: 7AA8C5B2-956E-4E15-93A2-9CB8F148EB1E City of Renton Department of Community & Economic Development Rogolo Townhomes Staff Report to the Environmental Review Committee LUA20-000180, ECF, SA-A, SSDP, MOD Report of November 23, 2020 Page 3 of 7 SR_ERC Report_Rogolo_201123_v1 excavation and grading for the new building. The applicant anticipates approximately 6,266 square feet of ground disturbance on the site and in the ROW (Exhibit 7). Approximately one (1) cubic yard of excavation would be needed for the foundation trenches and approximately 88 cubic yards of fill would be imported onto the site. Subsurface reconnaissance and assessment was conducted by the applicant’s geotechnical engineer and summarized in the geotechnical report prepared by Associated Earth Sciences, Incorporated, dated April 8, 2020 (Exhibit 8) and submitted with the project application. One subsurface boring was conducted on the site using a track-mounted drill rig. The maximum depth of exploration was approximately 31.5 feet, with samples obtained at 2.5 to 5 foot-depth intervals. Findings from the one boring (Boring EB-1) identify overbank alluvium comprised of loose to very loose silt and fine sand. Underlying the overbank alluvium, channel alluvial soils were found from eight (8’) feet below grade until the maximum depth of the exploration reached at 31.5 feet. The channel alluvial soils generally consisted of medium dense to dense gravelly sand. Groundwater was encountered at 19 feet below grade and according to the consultant, is expected to fluctuate seasonally due to the proximity to the Cedar River and frequency of winter rainfall in the region. According to the City of Renton (COR) Critical Areas Maps, the project site is located in a seismic hazard area. The submitted geotechnical report concluded that the project site is subject to three (3) potential hazards as a result of a seismic event: 1) surficial ground rupture, 2) liquefaction, and 3) ground motion. Due to the long recurrence interval between seismic events and distance of the site from the nearest fault system, the risk of surficial ground rupture is low according to the report. A liquefaction hazard analysis completed for the site by the consultant using LiquefyPro computer software concluded that the potential for liquefaction on the site is moderate and can be mitigated for with a specific foundation design. According to the consultant, ground motion during a seismic event should be expected and can be mitigated for by ensuring the 2015 IBC guidelines for seismic design are met. The applicant’s geotechnical engineer includes a number of recommendations related to site preparation, subgrade protection, site drainage and surface water control, and foundations. The installation of rock-filled trenches under the foundation is recommended in order to mitigate for the likely post-construction consolidation and settlement on the site. The trenches would extend to a depth of between 8 and 9 feet and have minimum width of four feet. The consultant specifically recommends that a geotechnical engineer or engineering geologist be present at the site on a full-time basis during the trench excavation and backfill in order to ensure proper rock placement and trench depth. Once the trenches are constructed and back-filled, a conventional spread footing foundation would be able to adequately support the proposed new building. Due the groundwater fluctuation, the report recommends that all perimeter foundation walls be provided with a drain at the footing elevation. The recommendations in the report are based on seismic design standards in the 2015 International Building Code (IBC) edition. The City of Renton plans to adopt the updated 2018 IBC in early 2021. Therefore in order to ensure the correct seismic design requirements are reflected in the project recommendations, staff recommends as a mitigation measure that the applicant be required to submit an updated geotechnical report by Associated Earth Sciences, Inc. that is consistent with applicable codes in effect at the time of building permit application. In addion, due to the presence of a geotechnical hazard on the site, staff recommends as a mitigation measure that the applicant be required to comply with the recommendations of the updated report or future addenda. The applicant has indicated the project would result in approximately 257 sq. ft. of replaced impervious area and 5,052 sq. ft. of new impervious surface area. Mitigation Measures: The applicant shall submit an updated geotechnical report by Associated Earth Sciences, Inc. that is consistent with applicable codes in effect at the time of building permit application. The applicant shall comply with the recommendations of the updated geotechnical report or future addenda. DocuSign Envelope ID: 7AA8C5B2-956E-4E15-93A2-9CB8F148EB1E City of Renton Department of Community & Economic Development Rogolo Townhomes Staff Report to the Environmental Review Committee LUA20-000180, ECF, SA-A, SSDP, MOD Report of November 23, 2020 Page 4 of 7 SR_ERC Report_Rogolo_201123_v1 Nexus: State Environmental Policy Act (SEPA) Environmental Review, City of Renton Comprehensive Plan Policy L-37, RMC 4-3-050 Critical Areas Regulations, and RMC 4-4-060 Grading, Excavation and Mining Regulations. 2. Air Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and building construction required to complete the proposed project at this site. Project development impacts during construction activities may include dust as a result of concrete cutting and utility work, as well as exhaust from construction vehicles, equipment and/or machinery. These emissions would be temporary and are anticipated to rapidly dissipate. Dust control would be mitigated through the use of temporary erosion control measures, watering or other best management practices as identified in the construction mitigation memo provided by the applicant (Exhibit 9). No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust is recommended. Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Water a. Wetland, Streams, Lakes Impacts: A portion of the eastern half of the site is located in the Cedar River Reach B Shoreline High Intensity Designation. As such, the applicant submitted a Shoreline Critical Area Review, prepared by Re-Align Environmental and dated July 7, 2020 (Exhibit 11). Per the report, approximately 930 sq. ft. of the property (or 16%) is located in the shoreline overlay. The proposed building would be sited at a distance of approximately 170 feet from the Cedar River at its nearest point. Existing development including a paved road (S Riverside Dr), multiple commercial buildings with associated surface parking, and a single-family home is located between the project site and the river. Due to factors including the developed nature of the surrounding area, a drainage conveyance design in which runoff from all impervious surfaces are captured and conveyed to City infrastructure, and the fact that only a small portion of the site that is located within the actual shoreline buffer area, the report concludes that the project would result in no net loss of ecological function for the Cedar River. Therefore, no further mitigation is recommended for impacts to the Cedar River. Mitigation Measures: No further mitigation recommended. Nexus: N/A b. Ground Water Impacts: The COR mapping system has identified the far eastern portion of the property is located in a Wellhead Protection Zone 1 due to its proximity to the City’s source of drinking water. 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 19 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 Zone protection have a source statement certified by a qualified professional or confirm the fill was obtained from a WDOT approved source. Mitigation Measures: No further mitigation recommended. Nexus: N/A DocuSign Envelope ID: 7AA8C5B2-956E-4E15-93A2-9CB8F148EB1E City of Renton Department of Community & Economic Development Rogolo Townhomes Staff Report to the Environmental Review Committee LUA20-000180, ECF, SA-A, SSDP, MOD Report of November 23, 2020 Page 5 of 7 SR_ERC Report_Rogolo_201123_v1 c. Storm Water Impacts: The applicant submitted a Technical Information Report (TIR) prepared by D.R. Strong Consulting Engineers, Inc., dated July 24, 2020, (Exhibit 6) with the land use application. The report analyzes existing conditions and proposed surface water collection and distribution. All nine core requirements and the six special requirements have been discussed in the drainage report. The project site is located within the Lower Cedar River drainage basin. According to the consultant, the natural discharge location for the project is at the northeastern corner of the site due to the downward slope that travels from the western to the eastern portion of the site. Currently, runoff leaves the site via a sheet flow process to a drain located at the northeast corner of the property at 74 Williams Ave S. The flowpath from the project site discharge point is less than a half mile to the Cedar River, therefore the final TIR is required to provide a review of any downstream water quality problems and propose mitigation if problems are encountered in the analysis. The project is required to provide basic water quality treatment, regardless of whether any problems are found. The project may qualify for the direct discharge exemption and should demonstrate compliance with the exemption criteria in the Final TIR submitted at the time of Civil Construction Permit application. According to the preliminary TIR, the proposal is also exempt from providing water quality based on a surface area exemption outlined in the Renton Surface Water Design Manual (RSWDM). Staff concurs with the applicant’s water quality exemption claim based on the amount of new pollution generating impervious surface (PGIS) proposed. If the plans submitted with Civil Construction Permit exceed 5,000 SF of PGIS then either a leachable metals covenant or water quality treatment would need to be provided. Under the proposed stormwater conditions, the majority of the new runoff would occur from the non-pollution generating roof area of the proposed building. Flows would be collected via roof drains and a single yard drain, and conveyed via one discharge pipe to the public storm main in Williams Ave S. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site and was provided with the preliminary TIR. All impacts to stormwater are anticipated to be addressed through the requirements of the RSWDW and no additional mitigation measures are recommended. Mitigation Measures: No further mitigation recommended. Nexus: N/A 4. Vegetation Impacts: Except for the existing single-family home and associated detached garage, the subject property is almost entirely covered in unmaintained grasses. There are no trees located on the site and a single tree within the existing planter strip along the Williams Ave S frontage. The applicant submitted a conceptual landscape plan prepared by Monsef Design Studio (Exhibit 5). The existing street tree was not shown on the landscape plan but will be required to be retained. Four (4) white pine trees are provided between the building and the sidewalk and are interspersed with small to medium flowering trees and shrubs. As shown on the applicant’s landscape plan, a landscape buffer strip ranging in width between three (3) and five (5) feet is proposed around the entire perimeter of the site and would be planted with a mix of ferns, daffodils, iris, and medium to low lying shrubs such as azaleas or rhododendrons. Additional at-grade and above grade onsite planting is proposed along the front (west) façade. Mitigation Measures: No further mitigation recommended. Nexus: N/A 5. Aesthetics DocuSign Envelope ID: 7AA8C5B2-956E-4E15-93A2-9CB8F148EB1E City of Renton Department of Community & Economic Development Rogolo Townhomes Staff Report to the Environmental Review Committee LUA20-000180, ECF, SA-A, SSDP, MOD Report of November 23, 2020 Page 6 of 7 SR_ERC Report_Rogolo_201123_v1 Impacts: The proposed building would be three (3) stories tall and approximately 38 feet tall at the highest point (Exhibit 4). While larger than the surrounding single-family homes, the size of the building is typical for the CD zone and is similar in scale to future development expected on the block. Similarly sized buildings are already present to the west and south of the site. Exterior features proposed as part of the building design include a ground floor brick façade along the frontage, significant clear glazing along all façades, decorative exterior lighting fixtures, and integrated above-grade planters. Upper floors incorporate Hardie siding in both lap and panel configurations with varying colors. The building’s articulation treatments include proportionate modulations on the second and third stories, ground to roof color and materials transitions, alternating trim bands, and a combination of pitched and slope roof forms. Upper story inset balconies further enhance the building’s articulation. The applicant would be required to meet Urban Design Regulations for overlay District ‘A’ as a component of the land use application. Mitigation Measures: No further mitigation recommended. Nexus: N/A 6. Environmental Health Noise Impacts: Noise impacts would primarily result from the construction of the proposed road improvements and new structures. The construction noise would be regulated through the City’s adopted noise level regulations per Chapter 8-7, RMC. The City’s noise regulations limit haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. Permitted work hours in or near residential areas are restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m. for multi-family construction activities from Monday through Friday. Work on Saturdays is restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work is permitted on Sundays (Exhibit 20). Temporary noise impacts are anticipated that would be commonly associated with multi-family development. Mitigation Measures: No further mitigation recommended. Nexus: N/A 7. Historic and Cultural Preservation Impacts: In the SEPA checklist, the applicant indicated that they completed a search of the Washington State Information System of Architectural and Archaeological Records Data. The Checklist concludes that the system did not identify any properties within the project area as being on the historic property inventory or register. The portion of the Cedar River near the project site was channelized in 1912 in order to redirect the river to flow into Lake Washington instead of the Black River. Based on the probability of the subject site being near the banks of an old river channel, there is a higher likelihood of cultural resources discovery, through ground disturbing activity. As such, staff recommends as a mitigation measure that if any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found all construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’ cultural committees, and the Washington State Department of Archeology and Historic Preservation (DAHP). The SEPA checklist indicates that if any archaeological resources are encountered a professional Archaeologist would be called to assess the significance of the find. Mitigation Measures: If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found all construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, DocuSign Envelope ID: 7AA8C5B2-956E-4E15-93A2-9CB8F148EB1E City of Renton Department of Community & Economic Development Rogolo Townhomes Staff Report to the Environmental Review Committee LUA20-000180, ECF, SA-A, SSDP, MOD Report of November 23, 2020 Page 7 of 7 SR_ERC Report_Rogolo_201123_v1 and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’ cultural committees, and the Washington State Department of Archeology and Historic Preservation. Nexus: SEPA Environmental Review, RCW 27.53 Archaeological Sites and Resources, and RCW 27.44 Indian Graves and Records. 8. Transportation Impacts: According to the submitted Environmental SEPA Checklist, the applicant indicates that the proposed project would generate less than twenty (20) new PM peak hour trips and therefore a traffic analysis was not provided with the application (Exhibit 2). Staff has reviewed the applicant’s justification and concurs with the finding that the new use would not generate more than 20 new PM peak hours trips. Therefore, at this time, staff does not recommend any site-specific mitigation measures related to traffic impacts, as any impacts would mitigated through the payment of code-required traffic impact fees at the time building permit issuance. The applicant has proposed six (6) new structured parking spaces which would accommodate the parking needs for future residents of the building. The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 10), which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, and future payment of appropriate Transportation Impact Fees. Mitigation Measures: No further mitigation recommended. Nexus: N/A 9. 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 12). Mitigation Measures: No further mitigation recommended. Nexus: N/A 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. DocuSign Envelope ID: 7AA8C5B2-956E-4E15-93A2-9CB8F148EB1E CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Rogolo Townhomes Land Use File Number: LUA20-000180, ECF, SA-A, SSDP, MOD Date of Meeting November 23, 2020 Staff Contact Alex Morganroth Senior Planner Project Contact/Applicant Joe Bernasconi / PO Box 1343, Renton WA 98057 / JoeB@Windermere.com Project Location 82 Williams Ave S, Renton, WA 98055 The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: SEPA Checklist Exhibit 3: Site Plan Exhibit 4: Project Rendering Exhibit 5: Landscape Plan Exhibit 6: Drainage Report, prepared by DR Strong, dated July 24, 2020 Exhibit 7: Conceptual Drainage/Utilities Plan, prepared by D.R. Strong Consulting Engineers, dated July 13, 2020 Exhibit 8: Geotechnical Report, prepared by Associated Earth Sciences, Inc, dated April 8, 2020 Exhibit 9: Construction Mitigation Description Exhibit 10: Transportation Concurrency Memo Exhibit 11: Shoreline Critical Area Review, prepared by Re-Align Environmental, dated July 7, 2020 Exhibit 12: Advisory Notes DocuSign Envelope ID: 7AA8C5B2-956E-4E15-93A2-9CB8F148EB1E