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HomeMy WebLinkAboutERC_Report_Home_Depot_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: May 23, 2022 Project File Number: PR22-000065 Project Name: Home Depot Land Use File Number: LUA21-000452, SA-H, ECF, MOD Project Manager: Jill Ding, Senior Planner Owner/Applicant: Clay Brasher, Home Depot, U.S.A., Inc., 2455 Paces Ferry Rd, C19, Atlanta, GA 30339 Contact: Dan Zoldak, Lars Andersen & Associates, 4694 W Jacquelyn Ave, Fresno, CA 93722 Project Location: 901 S Grady Way, Renton, WA 98057 Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and a Street Modification for the redevelopment of the existing former Sam’s Club into a Home Depot. The proposed Home Depot project square footage would be compris ed of a 109,800 -square foot main building and a 32,580-square foot Garden Center. The existing building is one story and approximately 24 feet in height. The project site totals approximately 15.36 acres in area and is located within the Commercial Arterial (CA) zone and Urban Design District D. The proposal includes the utilization of the four (4) existing curb cuts (two off of Talbot Rd S and two off of S Grady Way). The requested street modification proposes to retain the existing pavement width as wel l as a reduced right-of-way width along the S Grady Way and Talbot R S frontages. The parking lot would provide a total of 374 surface parking stalls. The Home Depot store proposes to display and sell various seasonal items in a designated seasonal sales area in the parking lot that will be enclosed with a 6-foot fence. The Home Depot store also permanently displays outdoors a number of items such as barbeques, patio furniture, and material and fencing displays within areas located along the front of the store. A stream, wetland, seismic hazard area, and steep slopes are mapped on the site. A buffer determination is requested by the applicant in accordance with RMC 4-3-050B.1.(g) "Sites Separated from Critical Areas" due to the separation of the existing paved parking lot and Sam's Club building from adjacent critical areas. Exist. Bldg. Area SF: 109,800 Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 32,580 142,380 Site Area: 15.36 acres Total Building Area GSF: 161,320 STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non -Significance - Mitigated (DNS-M). DocuSign Envelope ID: 6314EAD5-0BEB-42DD-88C0-371F2EBC8E65 City of Renton Department of Community & Economic Development Home Depot Staff Report to the Environmental Review Committee LUA21-000452, SA-H, ECF, MOD Report of May 23, 2022 Page 2 of 7 ERC Report_Home Depot_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 with a 14-day appeal period B. Mitigation Measures 1. Construction on the project site shall comply with the recommendations of the submitted Geotechnical Report, prepared by Terracon, dated September 15, 2021. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the submitted geotechnical report. The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report. C. Exhibits 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 conj unction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Architectural Elevations Exhibit 4: Conceptual Utility Plan Exhibit 5: Geotechnical Report, prepared by Terracon, dated September 15, 2021 Exhibit 6: Wetland and Stream Delineation Report, prepared by The Watershed Company, dated January 3, 2022 Exhibit 7: Drainage Report, prepared by Lars Andersen & Associates, Inc., dated December 21, 2021 Exhibit 8: Conceptual CSWPP Plan Exhibit 9: Trip Generation Memo, prepared by TENW, dated April 3, 2022 Exhibit 10: Department of Ecology Comment Letter, dated March 14, 2022 Exhibit 11: Updated SEPA Checklist Exhibit 12: Updated Department of Ecology Comment email, dated April 7, 2022 Exhibit 13: Transportation Concurrency Exhibit 14: Advisory Notes Exhibit 15: Architectural Renderings DocuSign Envelope ID: 6314EAD5-0BEB-42DD-88C0-371F2EBC8E65 City of Renton Department of Community & Economic Development Home Depot Staff Report to the Environmental Review Committee LUA21-000452, SA-H, ECF, MOD Report of May 23, 2022 Page 3 of 7 ERC Report_Home Depot_FINAL Impacts: A Geotechnical Report, prepared by Terracon, dated September 15, 2021 (Exhibit 5) was included with the project application materials. According to the submitted geotechnical report, the existing building is support by 18-inch diameter augercast piles founded in at least 2 feet of bedrock. Floor slabs are supported by grade beams with piles spaced approximately 20 feet. Each column is supported by a pile cap with two (2) piles. Additional single augercast piles support the grade beams for the floor slab. The allowable pile capacity presented in the plan set is 75 tons per pile. The report describes the existing subsurface conditions as consisting of fill that includes some compacted structural fill near the surface underlain by uncompacted fill that includes very loose to loose coal mine tailings, cinders, and sandstone and shale fill. The uncompacted unit of fill is underlain by alluvial soil consisting of very loose to loose sand and silty sand, very soft to soft clay, silty clay, clayey silt, silt, and peat. Sandstone bedrock underlies the alluvial soil at depths ranging from 19 to 110 feet below the ground surface that existed at the time the subsurface explorations were performed. The bedrock is described as highly weathered but becomes more competent with depth. Liquefaction was evaluated for select, full-depth borings (i.e. advanced to bedrock). In general, the liquefiable unit is observed to extend from the water table to denser alluvium or cohesive soils. Liquefaction is assumed to occur no deeper than 60 feet below ground surface. Considerations for differential settlement should be made for any areas of the planned development that are not pile supported. Over a span of 40 feet, the estimated differential settlement would be on the order of 1 to 9 inches. The differential settlement limit allowed by the code for preserving life safety is 4½ inches. The estimated differential settlement exceeds the code limit; therefore, mitigation (i.e. pile support) is concluded to be necessary. The submitted report concludes, based on a site visit and review of exterior walls, columns, and floor slabs, the building appears to be in good condition with no areas of significant cracking or structural distress noted on the exterior walls or floor slabs. The existing pile foundation appears to be performing well for the existing building. Given this apparent satisfactory performance, similar pile sizes and capacities could be assumed for additional piles. However, pile installation within the building may be limited, alternative pile methods such as segmental torque-down piles, in addition to augercast piles, should be considered. The report included previous geotechnical engineering reports that have been prepared for the site as appendices. Collectively, there are 27 soil borings within 50 feet of the building; however, not all of the borings were advanced to bedrock. Along the northwest and southwest sides of the building, where the lumber rack and garden center expansions are proposed, additional explorations are recommended to understand depth to bedrock variations. Therefore, full-depth soil borings that penetrate into bedrock are recommended. Per a review of the construction plans for the existing building, the design floor slab thickness is 5 inches and is underlain by a methane barrier system. Per the recommendations in the previous geotechnical engineering report, the native soils are to be overlain by 12 inches of sand/gravel fill with possible use of a woven geotextile. Over the fill should be a methane/water vapor barrier followed by 6 inches of capillary break. It is not known if the layering beneath the slab was constructed as recommended in the geotechnical engineering report. The Terracon Geotechnical Report proposes the following: 1. Perform a ground penetrating radar (GPR) survey of the building slab to estimate rebar spacing, slab thickness, and presence of voids that may exist beneath the slab. 2. Where voids are identified, perform up to six (6) cores to characterize the extent of the voids (if present). 3. If voids are not detected, perform six (6) cores evenly spaced across the main part of the slab to characterize slab thickness, capillary break thickness, and presence of the methane vapor barrier. DocuSign Envelope ID: 6314EAD5-0BEB-42DD-88C0-371F2EBC8E65 City of Renton Department of Community & Economic Development Home Depot Staff Report to the Environmental Review Committee LUA21-000452, SA-H, ECF, MOD Report of May 23, 2022 Page 4 of 7 ERC Report_Home Depot_FINAL Due to the concerns expressed in the submitted geotechnical report regarding soil stability on the project site, staff recommends as a SEPA mitigation measure that construction on the project site comply with the recommendations of the submitted Geotechnical Report, prepared by Terracon, dated September 15, 2021. The applicant’s geotechnical engineer should review the project’s construction and building permit plans to verify compliance with the submitted geotechnical report. The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report. Mitigation Measures: 1. Construction on the project site shall comply with the recommendations of the submitted Geotechnical Report, prepared by Terracon, dated September 15, 2021. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the submitted geotec hnical report. The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report. Nexus: SEPA Environmental Regulations 2. Water a. Wetland, Streams, Lakes Impacts: A Wetland and Stream Delineation Report, prepared by The Watershed Company, dated January 3, 2022 (Exhibit 6) was submitted with the land use application materials. The report identified one depressional wetland (Wetland A) on the southern portion of the project site. The report classified Wetland A as a Category III wetland with a habitat score five (5) points, requiring a standard buffer of 100 feet in accordance with Renton Municipal Code (RMC) 4-3-050G.2. In addition, Rolling Hills Creek is located along the fence immediately east of the parking lot. Rolling Hills Creek is classified as a Type-F stream, which requires a standard buffer of 115 feet in accordance with RMC 4- 3-050G.2. Additionally, a 15-foot wide building setback is required beyond the wetland and stream buffers per RMC 4-3-050G.2. The project proposal includes the reuse of an existing building and surface parking lot for the proposed Home Depot as well as the addition of a 32,580-square foot garden center. No site improvements are proposed that would impact Wetland A or its associated 100-foot buffer area, however the applicant is proposing to utilize existing surface parking spaces within the 100 -foot wetland buffer area for designated “Shed Display”. Any future proposed redevelopment on the project site would be evaluated for compliance with the City’s Critical Areas Regulations at that time. The proposed garden center addition would be located approximately 85 feet from Rolling Hills Creek, within the required 115-foot buffer. A buffer determination is requested in accordance with RMC 4 - 3-050B.1.(g) "Sites Separated from Critical Areas" for the garden center addition, due its separation from the stream by an existing surface parking lot and driveway access. Review of the requested buffer determination would occur as part of the Site Plan Review process; therefore no further mitigation is recommended at this time. Mitigation Measures: None recommended at this time. Nexus: N/A b. Storm Water Impacts: A Drainage Report, prepared by Lars Andersen & Associates, Inc., dated December 21, 2021 (Exhibit 7) was submitted with the application materials. The existing project site is currently developed with an existing former Sam’s Club building, areas of concrete pavement, asphalt DocuSign Envelope ID: 6314EAD5-0BEB-42DD-88C0-371F2EBC8E65 City of Renton Department of Community & Economic Development Home Depot Staff Report to the Environmental Review Committee LUA21-000452, SA-H, ECF, MOD Report of May 23, 2022 Page 5 of 7 ERC Report_Home Depot_FINAL pavement, and landscaping. The existing landscaping is currently vegetated with lawn shrubs and a trees. The topography of the site currently slopes away from the existing building, primarily towards the adjacent streets of Grady Way and Talbot Rd S. The site is serviced by an existing stormwater system. Surface runoff is collected in various drain inlets throughout the site and then delivered via underground storm line system. Stormwater runoff is then treated with existing oil separators and biofiltration basins. Stormwater is then discharged via a storm drain at the northwest side of the site into the Grady Way South public storm system and through a storm drain at the south corner of the site that outfalls into a forty-eight inch (48”) culvert under Talbot Rd S. The proposed project would utilize the existing stormwater system and would not change the current discharging locations. The proposed improvements are anticipated to result in a reduction of impervious surfaces and an increase in landscaped areas, by approximately 1,527 sq. ft. The project would be subject to full drainage review as it would include 2,000 sq. ft. of new plus replaced impervious surface but less than 50 acres of new impervious surface. A Geotechnical Report, prepared by Terracon, dated September 15, 2021 (Exhibit 5) was included with the project application materials. According to the submitted report, infiltration is not feasible due to the shallow groundwater table. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Conditions and is within the Black River Drainage Basin . Storm drainage improvements would be required to comply with the City of Renton Surface Water Design Manual (SWDM). It is anticipated that any surface water impacts resulting from the proposed project would be adequately mitigated by the City’s adopted SWDM; th erefore, no further mitigation is recommended. Mitigation Measures: None Recommended Nexus: N/A 3. Aesthetics Impacts: Proposed architectural elevations (Exhibit 3) and renderings (Exhibit 15) were submitted with the project application materials. The applicant is proposing changes to the building elevations (primarily along the façade facing S Grady Way), that would bring the existing building closer to compliance with the City’s Urban Design Regulations (RMC 4-3-100). The proposed changes include but are not limited to: the relocation of the primary building entrance from the southwest corner of the building to the west façade (fronting along S Grady Way); the conversion of the existing entrance on the southwest corner of the building to a secondary entry for the garden center, and the addition of a secondary entrance and corner feature on the northwest corner of the building for the proposed rental center. The proposed elevations also include the addition of canopies over the building entries and additional architectural detailing above the entries includes variations in the roof height, building modulations, and material changes that would further enhance the façade as visible from S Grady Way. As the proposed project is anticipated to enhance the existing building façade, no further mitigation is recommended at this time. Further review of compliance with the proposal with the Urban Design regulations, landscaping regulations, site plan review criteria, etc. would occur as part of the Site Plan Review process. Mitigation Measures: None recommended at this time. Nexus: N/A 4. Transportation Impacts: A Trip Generation Memo, prepared by TENW, dated April 3, 2022 (Exhibit 9) was submitted with the project application materials. The proposed development would generate approximately 97 net new average weekday daily trips. During the weekday AM peak hour, the project would generate DocuSign Envelope ID: 6314EAD5-0BEB-42DD-88C0-371F2EBC8E65 City of Renton Department of Community & Economic Development Home Depot Staff Report to the Environmental Review Committee LUA21-000452, SA-H, ECF, MOD Report of May 23, 2022 Page 6 of 7 ERC Report_Home Depot_FINAL approximately 43 net new trips (23 inbound and 20 outbound). During the weekday PM peak hour, the project would generate a reduction of approximately 42 net new trips (-23 inbound and -19 outbound). According to the parking analysis provided by the applicant on the submitted site plan (Exhibit 2), the proposed Home Depot use would require a total of 330 parking spaces. There are 374 existing surface parking spaces, which results in a surplus of 44 parking spaces on the project site. Frontage improvements are required as part of the proposed development. Required frontage improvements along S Grady Way include, but are not limited to, the installation of a new 0.5-foot curb, an 8-foot planter with street trees, an 8-foot sidewalk with 2 feet clear of sidewalk, and right -of-way dedication necessary to accommodate the required improvements. King County RapidRide has a proposed I-Line project (C21001128) under review along the project’s Talbot Rd S frontage. Required frontage improvements along Talbot Rd S are anticipated to include providing the required right-of-way dedication necessary for the construction of the proposed I-Line project. As the proposal is not anticipated to result in a large increase in additional AM or PM peak hour trips and existing parking is sufficient, no further mitigation is recommended. Mitigation Measures: None recommended. Nexus: N/A 5. Environmental Health a. Noise Impacts: During the 14-day public comment period, comments were received on the project proposal from the Washington State Department of Ecology (DOE) (Exhibit 10). The project is listed on the Model Toxics Control Act (MTCA) Confirmed and Suspected Contaminated Si tes List. Groundwater samples were collected on the project site on and prior to 2002. One groundwater sample contained concentration of diesel- and heavy oil-range petroleum hydrocarbons (TPHd and TPHo) above the MTCA Method A cleanup level. This well was located within the area identified as proposed “Outlot 1”. Historic groundwater samples from a second location (identified as proposed “Outlot 2” contained polychlorinated biphenyls (PCBs) concentrations above the MTCA Method A cleanup level. This well was located in the proposed “Outlot 2” area. The applicant contacted DOE and submitted and updated SEPA Checklist (Exhibit 11) that clarified that the scope of the proposal is limited primarily to the reuse of the existing structure and surface parking at this time. Based on the information in the updated SEPA Checklist, DOE confirmed that they have no further comments on the proposed project at this time (Exhibit 12). Therefore, no further mitigation is recommended. Mitigation Measures: None 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. The Environmental Determination decision will become final if the decision is not appealed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). DocuSign Envelope ID: 6314EAD5-0BEB-42DD-88C0-371F2EBC8E65 City of Renton Department of Community & Economic Development Home Depot Staff Report to the Environmental Review Committee LUA21-000452, SA-H, ECF, MOD Report of May 23, 2022 Page 7 of 7 ERC Report_Home Depot_FINAL Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on June 6, 2022. Due to the ongoing state of emergency enacted by Governor’s Proclamation 20-28.14 (and as amended), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. DocuSign Envelope ID: 6314EAD5-0BEB-42DD-88C0-371F2EBC8E65 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Home Depot Land Use File Number: LUA21-000452, SA-H, ECF, MOD Date of Meeting May 23, 2022 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Dan Zoldak Lars Andersen & Associates 4694 W Jacquelyn Ave, Fresno, CA 93722 Project Location 901 S Grady Way, Renton, WA 98057 The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Architectural Elevations Exhibit 4: Conceptual Utility Plan Exhibit 5: Geotechnical Report, prepared by Terracon, dated September 15, 2021 Exhibit 6: Wetland and Stream Delineation Report, prepared by The Watershed Company, dated January 3, 2022 Exhibit 7: Drainage Report, prepared by Lars Andersen & Associates, Inc., dated December 21, 2021 Exhibit 8: Conceptual CSWPP Plan Exhibit 9: Trip Generation Memo, prepared by TENW, dated April 3, 2022 Exhibit 10: Department of Ecology Comment Letter, dated March 14, 2022 Exhibit 11: Updated SEPA Checklist Exhibit 12: Updated Department of Ecology Comment email, dated April 7, 2022 Exhibit 13: Transportation Concurrency Exhibit 14: Advisory Notes Exhibit 15: Architectural Renderings DocuSign Envelope ID: 6314EAD5-0BEB-42DD-88C0-371F2EBC8E65