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Home My WebLink AboutAppendix O - LU Patterns DR I-405, Renton Nickel Improvement Project, I-5 to SR 169 LAND USE PATTERNS DISCIPLINE REPORT October 2005 %&e( !"b$ AÉ !"`$ !"`$ Aæ %&e( Bothell Kirkland Bellevue Renton AÊ AÐ Aí Aô AÌ Aí Aç AÅ Lake Washington Arterial Road Freeway Municipality Lake Park M0 2 Miles I-405 Project Area Renton Nickel Improvement Project LAND USE PATTERNS DISCIPLINE REPORT I-405, Renton Nickel Improvement Project Prepared for Washington State Department of Transportation Urban Corridors Office And Federal Highway Administration Prepared by Karin Fusetti, DMJM Harris October 12, 2005 Title VI WSDOT ensures full compliance with Title VI of the Civil Rights Act of 1964 by prohibiting discrimination against any person on the basis of race, color, national origin or sex in the provision of benefits and services resulting from its federally assisted programs and activities. For questions regarding WSDOT's Title VI Program, you may contact the Department's Title VI Coordinator at 360. 705.7098. Americans with Disabilities Act (ADA) Information If you would like copies of this document in an alternate format—large print, Braille, cassette tape, or on computer disk, please call 360.705.7097. Persons who are deaf or hard of hearing, please call the Washington State Telecommunications Relay Service, or Tele-Braille at 7-1-1, Voice 1.800.833.6384, and ask to be connected to 360.705.7097. Renton Nickel Improvement Project Land Use Patterns Discipline Report i T ABLE OF C ONTENTS Glossary.............................................................................................................................................................................iii Acronyms and Abbreviations Used in this Report ........................................................................................................v Introduction........................................................................................................................................................................1 What is the Renton Nickel Improvement Project? ...........................................................................................................1 What is the No Build Alternative?................................................................................................................................2 What is the Build Alternative?.....................................................................................................................................2 How will stormwater from the project be managed? .................................................................................................12 What environmental and utilities issues influenced the project design and what was done to avoid and minimize project effects?....................................................................................................................................13 What is planned for wetland and stream mitigation?.....................................................................................................16 What benefits will the project provide?......................................................................................................................17 How will the project incorporate community design preferences?.............................................................................17 How will the project be constructed?.........................................................................................................................18 Why do we consider land use patterns as we plan for this project?..............................................................................19 What are the key points of this report?..........................................................................................................................20 Existing Conditions.........................................................................................................................................................22 How was information collected and what studies were completed?..............................................................................22 What is the study area for this analysis and how was it determined?............................................................................23 What are the land use patterns in the study area?........................................................................................................23 Neighborhoods..........................................................................................................................................................24 Commercial and Industrial.........................................................................................................................................25 Vacant Land..............................................................................................................................................................25 Where are the future focus or redevelopment areas in the study area?........................................................................26 Urban Center Downtown...........................................................................................................................................27 Commercial Corridor.................................................................................................................................................27 Employment Area Valley...........................................................................................................................................28 Tukwila Urban Center ...............................................................................................................................................28 What transportation systems serve the land use in the study area?..............................................................................29 Potential Effects...............................................................................................................................................................32 How were the effects of the alternatives determined?...................................................................................................32 What effect will construction have on land use patterns?..............................................................................................33 Staging......................................................................................................................................................................33 Right-of-way Acquisitions and Easements................................................................................................................34 What effect will an improved transportation system have on land use patterns? ..........................................................38 How would the No Build Alternative affect land use patterns?.......................................................................................38 Will the project have indirect effects on land use patterns?...........................................................................................39 Measures to Avoid or Minimize Project Effects ............................................................................................................40 How will adverse effects from construction be avoided or minimized?..........................................................................40 How will adverse effects from an improved transportation system be avoided or minimized?......................................40 References........................................................................................................................................................................41 Published Documents....................................................................................................................................................41 Websites........................................................................................................................................................................41 TABLE OF CONTENTS Renton Nickel Improvement Project ii Land Use Patterns Discipline Report E XHIBITS Exhibit 1. Project Vicinity Map..........................................................................................................................................1 Exhibit 2. Project Overview Section 1..............................................................................................................................3 Exhibit 3. Project Overview Section 2..............................................................................................................................4 Exhibit 4. Project Overview Section 3..............................................................................................................................5 Exhibit 5. Project Overview Section 4..............................................................................................................................6 Exhibit 6. Project Overview Section 5..............................................................................................................................7 Exhibit 7. Project Overview Section 6..............................................................................................................................8 Exhibit 8. Project Overview Section 7..............................................................................................................................9 Exhibit 9. Project Overview Section 8............................................................................................................................10 Exhibit 10. Existing Land Use and Renton Neighborhoods in the Study Area...............................................................24 Exhibit 11. Future Focus Areas......................................................................................................................................26 Exhibit 12. Transportation Systems in the Study Area...................................................................................................29 Exhibit 13. Potential Property Acquisitions and Easements...........................................................................................35 Exhibit 14. Potential Property Acquisitions and Easement Takes..................................................................................37 Renton Nickel Improvement Project Land Use Patterns Discipline Report iii GLOSSARY Accessibility The ability to conveniently travel through an area. Acquisition The process of obtaining right-of-way necessary to construct or support a project. Aggregate Sand, gravel, crushed rock and other bulk materials used by the construction industry. Baseline A line serving as a basis, as for measurement, calculation, or location. Buffer A transitional area that separates uses that are not naturally compatible. Often the buffer is green space, and is termed a landscape buffer. Other times it can be structures: neighborhood commercial uses can separate industrial and residential uses quite effectively. City core The central or inner most part of the City. Context Sensitive Solutions Context Sensitive Solutions (CSS) is a philosophy wherein safe transportation solutions are designed in harmony with the community. CSS strives to balance environmental, scenic, aesthetic, cultural and natural resources, as well as community and transportation service needs. Context sensitive projects recognize community goals, and are designed, built and maintained to be sustainable while minimizing disruption to the community and the environment. Comprehensive Plan A city's Comprehensive Plan provides policy and planning guidance on the physical development and redevelopment of the city. It addresses a range of issues: land use, economic development, housing, environmental protection, transportation, public facilities, urban design and historic preservation. It also guides a city's zoning laws, which in turn affects how your property and the properties around you may be used, the types of uses allowed in residential and commercial areas and the amount of parking that must be provided. Corridor Road or highway right-of-way and the adjacent area that is visible from and extending along the highway. The distance the corridor extends from the highway could vary with different intrinsic qualities. Duration The period of time during which something continues. For this project, duration refers to how long construction lasts at a specific location. Easement An agreement between the property owner and either an agency or service provider to ensure access across a piece of property. Easements are generally set up to provide access for utilities or road maintenance. Eastside The King County area on the east side of Lake Washington. Future Focus Areas The areas in Tukwila and Renton with existing and/or future high employment concentration, residential use at high density, and accessibility. Geographic Information System (GIS) A digital computer mapping system that can overlay data such as land use and provide a spatial analysis. Growth Management Act A state law passed by the legislature in 1990 and amended in 1991 which addresses the negative consequences of unprecedented population growth and suburban sprawl in Washington state. The GMA requires all cities and counties in the state to do planning and has more extensive requirements for the largest and fastest-growing counties and cities in the state. Its requirements include consistency of transportation and capital facilities plans with land use plans. Highway of Statewide Significance Highways of statewide significance include, at a minimum, interstate highways and other principal arterials that are needed to connect major communities in the state. The designation helps assist with the allocation and direction of funding. GLOSSARY Renton Nickel Improvement Project iv Land Use Patterns Discipline Report Infill Development consisting of either construction on one or more lots in an area that is mostly developed, or new construction between two existing structures. Intensity For this document, intensity refers to whether construction is constant (higher intensity) or sporadic (lower intensity). Land Use Land use is thought of as the type of activity (i.e., residential, commercial, or industrial) that occurs on property. Milling To grind, pulverize, or break down into smaller particles in a mill. For this project, milling will be used to reduce the existing pavement where its removal is required to construct new surface. Mixed-use A hybrid land use category that encourages a flexible mix of residential, commercial, and certain light industrial uses. Multifamily residential A residential land use category that encourages high density housing containing two or more dwelling units. Redevelopment To restore (buildings or neighborhoods, for example) to a better condition. Right-of-way Land legally established for public use by pedestrians, vehicles, or utilities. Single-family residential A residential land use category that encourages low density housing containing one dwelling unit. Severity For this project, severity measures the degree of effect on resources during construction. This is measured in terms of how long construction lasts, whether construction is sporadic or constant, and whether detour routes are required. For operational effects, severity measures how much public or private land is converted to transportation uses and whether it changes land use patterns. Staging area Areas in unused right-of-way that will be used for employee parking, large equipment storage, and material stockpiles during construction of the project improvements. Zoning Districts A technical or physical approach to the segregation of incompatible land uses, such as residential and industrial use, through systems of land use and development controls. More recently, the techniques have emphasized reinforcing position relationships between compatible land uses such as residential and neighborhood commercial. The contemporary approach also emphasizes the close relationship between transportation and land use to more effectively respond to accessibility, reduction of infrastructure costs, urban design, air, noise, and water pollution, energy conservation, and conservation of resource lands. Renton Nickel Improvement Project Land Use Patterns Discipline Report v ACRONYMS AND ABBREVIATIONS USED IN THIS REPORT BMP Best Management Practices BNSF Burlington Northern Santa Fe Railway Company CSS Context Sensitive Solutions EA Environmental Assessment EIS Environmental Impact Statement FHWA Federal Highway Administration GIS Geographic Information System GMA Growth Management Act HOV High Occupancy Vehicle LOS Level of Service NEPA National Environmental Policy Act SEPA State Environmental Policy Act SR State Route TMP Traffic Management Plan TUC Tukwila Urban Center UC-D Urban Center Downtown UP Union Pacific WAC Washington Administrative Code WSDOT Washington State Department of Transportation Renton Nickel Improvement Project vi Land Use Patterns Discipline Report This page intentionally blank. Renton Nickel Improvement Project Land Use Patterns Discipline Report 1 INTRODUCTION What is the Renton Nickel Improvement Project? The Renton Nickel Improvement Project is a highway expansion project that will improve mobility and safety through Tukwila and Renton. On I-405, this project begins just east of the I-5/I-405 interchange in Tukwila and extends north past the Cedar River to the SR 169 (Maple Valley Highway) interchange. The project will build an additional lane both northbound and southbound between I-5 and SR 169. On SR 167, the project will extend the southbound high-occupancy vehicle (HOV) lane north to I-405 and add a southbound auxiliary lane from I-405 to the SW 41st Street off-ramp. These limits comprise the study area for the project. Prior to planning this specific project, WSDOT created the I-405 Corridor Program. This program provides a comprehensive strategy to reduce congestion and improve mobility throughout the I-405 corridor. The corridor begins at the I-5 interchange in the city of Tukwila and extends northward 30 miles to the I-5 interchange in the city of Lynnwood. The program’s purpose is to provide an efficient, integrated, and multimodal system of transportation solutions. Using the I-405 Corridor Program’s Selected Alternative as the Master Plan to improve I-405, WSDOT developed relatively low cost, congestion relief roadway improvements as an interim step in achieving the Master Plan. As part of this effort, WSDOT began to define the Renton Nickel Improvement Project. The Renton Nickel Improvement Project was developed as part of a first step in providing a focused strategy to improve I-405 between I-5 in Tukwila and SR 169 in Renton and SR 167 southbound from I-405 to SW 41st Street, see Exhibit 1. This discipline report analyzes two project alternatives: the No Build Alternative and the Build Alternative. Exhibit 1. Project Vicinity Map G r e en R i v e r C e d ar Riv er Interurban TrailCedar River Interpretive Trail Panther Creek Wetlands Green River TrailBlack River Riparian Forest Fort Dent Park Cedar River Park Liberty Park SW 41st St S W 3 4 t h S t S W 2 7 t h S t SW 16th St Southcenter ParkwayW Valley HwyI n t e r u r ban Ave SMa ple V alley H w yRainier Ave SS W Sun s e t B lvdS W 7 t h S t S W G r a d y W a y Lind Ave SWTUKWILA RENTON S pri n g br ook CreekBenson Rd SSW 23rd St Talbot Rd SBenson Dr SI-405 Northern Project Limit at SR 169 I-405 Southern Project Limit at I-5 !"`$ %&e( Aæ Aç Aí SR 167 Southern Project Limit at SW 41st St 0 0.25 0.5 Miles M AÅ Arterial Road Freeway Trail Stream Lake Park Municipality INTRODUCTION Renton Nickel Improvement Project 2 Land Use Plans and Policies Discipline Report What is the No Build Alternative? The No Build Alternative assumes that only routine activities such as road maintenance, repair, and safety improvements would take place over the next 20 years. This alternative does not include improvements to increase roadway capacity or reduce congestion. For these reasons, it does not satisfy the project’s purpose—improve I-405 between I-5 in Tukwila and SR 169 in Renton and SR 167 southbound from I-405 to SW 41st Street. The No Build Alternative has been evaluated in this discipline report to establish a baseline for comparing the effects associated with the Build Alternative. What is the Build Alternative? The new lanes that will be built under this project are: An I-405 northbound general-purpose (GP) lane from I-5 to the SR 167 off-ramp. An I-405 northbound auxiliary lane from the SR 167 to I-405 on-ramp to the SR 169 off-ramp. An I-405 southbound auxiliary lane from the SR 169 to I-405 on-ramp to the SR 167 off-ramp. An I-405 southbound GP lane from the SR 167 to I-405 on-ramp to the I-5 off-ramp. A SR 167 southbound auxiliary lane from I-405 to the SW 41st Street off-ramp. Also, the existing inside HOV lane will be extended north to I-405 from its present starting point in the vicinity of SW 21st Street. See Exhibits 2 through 9 show the project features. In addition to adding lanes to I-405 and SR 167, this project will provide the following improvements. Improve Interchanges Minor modifications will be made to the ramps at the SR 167 interchange: The one-lane ramp from northbound I-405 to SR 167 will be widened to a 2-lane off connection, which provides a dedicated lane to southbound SR 167 and a dedicated lane to northbound Rainer Avenue. See Exhibit 5. Traffic from two consecutive single-lane on- ramps from southbound I-405 to SR 167 will be separated by a concrete barrier. This will provide a smoother transition to the mainline and reduce congestion on the on-ramps. What is an auxiliary lane? An auxiliary lane is a lane added between interchanges—from one on-ramp to the next off-ramp. It is dedicated to traffic entering and leaving the freeway and provides motorists with more time and extra room to accelerate or decelerate and merge when getting on and off the freeway. 89:P 89:T Existing On-ramp On-ramp with proposed auxiliary lane INTRODUCTION Renton Nickel Improvement Project Land Use Patterns Discipline Report 3 T u k w i l a P a r k w a y I-405 Southern Project Limit at I-5 Gilliam Creek Cottage Creek Westfield Shoppingtown MallSouthcenter ParkwaySouthcenter Blvd 65th Ave STUKWILA RENTON!"`$ %&e( Sec. 1 Sec. 2 Sec. 3 Sec. 4 Sec. 5 Sec. 6 Sec. 7 Aæ Aç Sec. 8 Aí I-405 Northboundbound Improvements: A general-purpose lane will be added by restriping the existing pavement and adding pavement up to 15 feet to the outside at some locations. I-405 Southbound Improvements: A general-purpose lane will be added by restriping the existing pavement and adding pavement up to 15 feet to the outside at some locations. M0250500 Feet I-405 NORTHBOUND Existing Proposed I-405 SOUTHBOUND Existing Proposed Renton Renton Piped River/Creek Channel Open River/Creek Channel Ecology EmbankmentÃÃÃÃÃÃÃÃÃÃÃÃ Retaining Wall Stormwater Flow Control Facility New Pavement Easement Acquisition Parcel Acquisition Existing ROW Areas of Construction New ROW Exhibit 2. Project Overview Section 1 INTRODUCTION Renton Nickel Improvement Project 4 Land Use Patterns Discipline Report ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃInterurban TrailFort Dent Park W Valley HwyInterurban Ave S RENT ONT UKWI L AG r e en RiverSouthcenter B lv d65th Ave SAí %&e( %&e(UP RRBNSF RRBridge Restripe Only Bridge Rail Replacement Bridge Rail Replacement M o n s t e r R d S WTUKWILA RENTON!"`$ %&e( Sec. 1 Sec. 2 Sec. 3 Sec. 4 Sec. 5 Sec. 6 Sec. 7 Aæ Aç Sec. 8 Aí I-405 Northbound Improvements: A general-purpose lane will be added by restriping the existing pavement and adding pavement up to 15 feet to the outside at some locations. I-405 Southbound Improvements: A general-purpose lane will be added by restriping the existing pavement and adding pavement up to 15 feet to the outside at some locations. M0250500 Feet I-405 SOUTHBOUND Existing Proposed Renton Renton I-405 NORTHBOUND Existing Proposed %&e( Retaining Wall Piped River/Creek Channel Open River/Creek Channel ÃÃÃÃÃÃÃÃÃÃÃÃ Ecology Embankment Stormwater Flow Control Facility New Pavement Areas of Construction Easement Acquisition Parcel Acquisition Existing ROW New ROW Exhibit 3. Project Overview Section 2 INTRODUCTION Renton Nickel Improvement Project Land Use Patterns Discipline Report 5 ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃ SW 16th St S W G r a d y W a y SW G ra d y W a y Oakesdale Ave SWSW 16th St %&e( Potential Staging Area Bridge Replacement S prin g br o o k Cr eekBridge Replacement TUKWILA RENTON!"`$ %&e( Sec. 1 Sec. 2 Sec. 3 Sec. 4 Sec. 5 Sec. 6 Sec. 7 Aæ Aç Sec. 8 Aí I-405 Northbound Improvements: A general-purpose lane will be added by restriping the existing pavement and adding pavement up to 15 feet to the outside at some locations. The existing Springbrook Creek and Oakesdale Avenue bridges will be replaced and the existing culvert will be removed. I-405 Southbound Improvements: A general-purpose lane will be added by restriping the existing pavement and adding pavement up to 70 feet to the outside at some locations. The existing Springbrook Creek and Oakesdale Avenue bridges will be replaced and the existing culvert will be removed.M0250500 Feet I-405 SOUTHBOUND Existing Proposed Renton Renton I-405 NORTHBOUND Existing Proposed Piped River/Creek Channel Open River/Creek Channel ÃÃÃÃÃÃÃÃÃÃÃÃ Ecology Embankment Retaining Wall Stormwater Flow Control Facility New Pavement Areas of Construction Easement Acquisition Parcel Acquisition Existing ROW New ROW Exhibit 4. Project Overview Section 3 INTRODUCTION Renton Nickel Improvement Project 6 Land Use Patterns Discipline Report ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃ SW 19th StLind Ave SWS G r a d y W a y Aæ %&e( Potential Staging Area Noise Wall Renton CinemaRolling Hills Creek Panther Creek Wetlands SW 16th St Lake AveSouthRainier Ave STUKWILA RENTON!"`$ %&e( Sec. 1 Sec. 2 Sec. 3 Sec. 4 Sec. 5 Sec. 6 Sec. 7 Aæ Aç Sec. 8 Aí I-405 Northbound Improvements: A general-purpose lane will be added up to the SR 167 interchange and an auxiliary lane will be added from the SR 167 to I-405 on-ramp north. These lanes will be added by restriping the existing pavement and adding pavement up to 15 feet to the outside at some locations. I-405 Southbound Improvements: An auxiliary lane will be added up to the I-405 to SR 167 on-ramp and a general-purpose lane will be added south of the interchange. These lanes will be added by restriping the existing pavement and adding pavement up to 15 feet to the outside at some locations. SR 167 Southbound Improvements: An auxiliary lane will be added by restriping existing pavement and adding up to 19 feet of pavement at the outside at some locations. The existing HOV lane will be extended north from SW 21st Street to the interchange with I-405.M0250500 Feet I-405 SOUTHBOUND Existing Proposed Renton Renton I-405 NORTHBOUND Existing Proposed SR 167 SOUTHBOUND Existing Proposed Renton ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃ ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃ Piped River/Creek Channel Open River/Creek Channel Proposed Noise Wall ÃÃÃÃÃÃÃÃÃÃÃÃ Ecology Embankment Retaining Wall Stormwater Flow Control Facility New Pavement Areas of Construction Easement Acquisition Parcel Acquisition Existing ROW New ROW Exhibit 5. Project Overview Section 4 INTRODUCTION Renton Nickel Improvement Project Land Use Patterns Discipline Report 7 ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃPanther Creek Wetlands S W 2 7 t h S t Talbot Rd SEast Valley RdTalbot Rd SPotential Staging Area SW 23rd St TUKWILA RENTON!"`$ %&e( Sec. 1 Sec. 2 Sec. 3 Sec. 4 Sec. 5 Sec. 6 Sec. 7 Aæ Aç Sec. 8 Aí SR 167 Improvements: In addition to extending the HOV lane north from SW 21st Street, an auxiliary lane will be added by restriping the existing pavement and adding pavement up to 19 feet to the outside at some locations. M0250500 Feet SR 167 SOUTHBOUND Existing Proposed Renton RentonÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃ Piped River/Creek Channel Open River/Creek Channel ÃÃÃÃÃÃÃÃÃÃÃÃ Ecology Embankment Retaining Wall Stormwater Flow Control Facility New Pavement Areas of Construction Easement Acquisition Parcel Acquisition Existing ROW New ROW Exhibit 6. Project Overview Section 5 INTRODUCTION Renton Nickel Improvement Project 8 Land Use Patterns Discipline Report ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃSW 41st St S W 3 3 r d S t Panther CreekEast Valley RdTalbot Rd SLind Ave SWAæ SR 167 Southern Project Limit at SW 41st St TUKWILA RENTON!"`$ %&e( Sec. 1 Sec. 2 Sec. 3 Sec. 4 Sec. 5 Sec. 6 Sec. 7 Aæ Aç Sec. 8 Aí SR 167 Improvements: An auxiliary lane will be added by restriping the existing pavement and adding pavement up to 19 feet to the outside at some locations. The new lane will tie into the existing ramp connection to SW 41st Street. M0250500 Feet SR 167 SOUTHBOUND Existing Proposed Renton Renton Piped River/Creek Channel Open River/Creek Channel ÃÃÃÃÃÃÃÃÃÃÃÃ Ecology Embankment Retaining Wall Stormwater Flow Control Facility New Pavement Areas of Construction Easement Acquisition Parcel Acquisition Existing ROW New ROW Exhibit 7. Project Overview Section 6 INTRODUCTION Renton Nickel Improvement Project Land Use Patterns Discipline Report 9 ÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃÃS G rady W ayB e a c o n S 7 t h S tWilliams %&e( Potential Staging Area Replace Bridge Bridge Widening Existing Bridge to be Demolished Thunder Hills Creek Rolling Hills Creek Noise Wall Benson Rd STalbot Rd STUKWILA RENTON!"`$ %&e( Sec, 1 Sec. 2 Sec. 3 Sec. 4 Sec. 5 Sec. 6 Sec. 7 Aæ Aç Sec. 8 Aí I-405 Northbound Improvements: An auxiliary lane will be added by restriping the existing pavement and adding pavement up to 15 feet to the outside at some locations. I-405 Southbound Improvements: An auxiliary lane will be added by restriping the existing pavement and adding pavement up to 24 feet to the outside at some locations. Benson Rd S Improvements: The Benson Rd S overpass will be replaced and realigned to the west of its current location. The new overpass will have 2 lanes with 5-foot bike lanes on both sides and a 6-foot sidewalk on the west side.M0250500 Feet I-405 NORTHBOUND Existing Proposed I-405 SOUTHBOUND Existing Proposed Renton Renton Parcel Acquisition New ROW Existing ROW Easement Acquisition Areas of Construction New Pavement Stormwater Flow Control Facility Retaining Wall ÃÃÃÃÃÃÃÃÃÃÃÃ Ecology Embankment Proposed Noise Wall Piped River/Creek Channel Open River/Creek Channel Exhibit 8. Project Overview Section 7 INTRODUCTION Renton Nickel Improvement Project 10 Land Use Patterns Discipline Report C edar River Cedar River Interpretive Trail Cedar River Park Liberty Park Ma p l e V a ll e y H w y H o u s e r W a y S N 3 r d S t Bronson Wa y N%&e( I-405 Northern Project Limit at SR 169 Aç Restripe Only Main AvenueCedar Ave SRenton Ave STUKWILA RENTON!"`$ %&e( Sec. 1 Sec. 2 Sec. 3 Sec. 4 Sec. 5 Sec. 6 Sec. 7 Aæ Aç Sec. 8 Aí I-405 Northbound Improvements: An auxiliary lane will be added by restriping the existing pavement and adding pavement up to 15 feet to the outside at some locations. I-405 Southbound Improvements: An auxiliary lane will be added by restriping the existing pavement and adding pavement up to 15 feet to the outside at some locations. M0250500 Feet I-405 NORTHBOUND Existing Proposed I-405 SOUTHBOUND Existing Proposed Renton Renton Piped River/Creek Channel Open River/Creek Channel ÃÃÃÃÃÃÃÃÃÃÃÃ Ecology Embankment Retaining Wall Stormwater Flow Control Facility New Pavement Areas of Construction Easement Acquisition Parcel Acquisition Existing ROW New ROW Exhibit 9. Project Overview Section 8 INTRODUCTION Renton Nickel Improvement Project Land Use Patterns Discipline Report 11 Improve Benson Road The Benson Road overpass will be replaced and realigned to accommodate the southbound auxiliary lane on I-405 as well as future improvements to I-405 as shown on Exhibit 8. Improvements on Benson Road include a 6-foot sidewalk on the west side and 5-foot bike lanes on both sides. Widen and replace bridges Several bridges within the study area will be widened or replaced based on present location, cost, and existing soil conditions. To construct the new lanes, the project will: Widen Talbot Road Bridge on both the northbound and the southbound sides. See Exhibit 8. Replace Springbrook Creek Side Channel Bridge and Oakesdale Avenue Bridge with new southbound and northbound structures and remove the Springbrook Creek box culvert. See Exhibit 4. Replace the rail on the I-405 bridges over SR 181 and the Union Pacific and Burlington Northern Santa Fe railroads. The project will not affect the I-405 bridges over the Green River, Lind Avenue, or the Cedar River. The project will also not affect the Cedar Avenue or Renton Avenue overpasses. The roadway will be restriped in these areas to accommodate the new lanes. Use retaining walls Widening I-405 and SR 167 will require retaining walls to minimize the construction footprint and right-of-way acquisition. Retaining walls will also help avoid and minimize effects to wetlands and other sensitive areas. Improve culverts WSDOT anticipates that construction will affect some existing stormwater cross culverts and one stream culvert. Associated culvert improvements include extending the existing structures due to widening the roadway and stabilizing culvert ends with rock or retaining walls. The I-405 Team will conduct a hydraulic analysis of the culverts to ensure that the modifications will have no effect on the base flood elevations. See the Fisheries and Aquatic Resources Discipline Report for detailed discussion on fish passage. Why rebuild Benson Road on a new alignment over I-405? By building the new overpass to the west on a new alignment, the new structure can be constructed while the existing structure remains open to traffic. Traffic can then be shifted onto the new structure, while the old overpass is demolished. What does a “rail” replacement involve? Typically, a bridge rail replacement project consists of making minor adjustments to the width of the bridge deck and replacing the guard rail or barrier. This type of project does not include adding new bridge columns or footings. INTRODUCTION Renton Nickel Improvement Project 12 Land Use Patterns Discipline Report Build a noise wall One noise wall will be built on the northbound side of the freeway as shown on Exhibits 5 and 8. The wall will begin at the intersection of South 14th Street and South 15th Street and follow South 14th Street east to Talbot Road. This wall will be approximately 2,150 feet long and 18 feet tall. How will stormwater from the project be managed? Stormwater from the project will be managed for both quality and peak flows using currently accepted best management practices (BMPs). The I-405 Team has designed the stormwater management facilities to comply with the following guidelines and procedures: WSDOT Highway Runoff Manual M 31-16 WSDOT Hydraulics Manual M 23-03 Stormwater treatment facilities The project will add new impervious surface within the study area, most of which will be within the Springbrook Creek basin. This project will treat runoff for an area equal to 100 percent of these new surfaces. The project will use BMPs that the HRM lists as enhanced treatment facilities. The I-405 Team has proposed that stormwater be treated using a combination of these facilities. In most of the study area, ecology embankments will be used to capture runoff from the edge of the pavement and provide water quality treatment. Ecology embankments also serve to convey treated runoff to receiving waters or to flow control facilities as required. The project also includes a combined stormwater quality wetland and detention facility that addresses water quality and flow control in one facility. Exhibits 2 through 9 show the location of stormwater facilities that will be built for this project. Ecology Embankment Cross-Section What are the guidelines for stormwater management facilities? Water quality treatment will be provided for an area equal to the new impervious surfaces created on the project. Impervious surfaces, such as pavement, are those that do not allow water to penetrate into the ground. Stormwater from new impervious surfaces or an equal area will be controlled in detention facilities. This process allows water to be held (detained) and thus released at rates that are equal to existing conditions. INTRODUCTION Renton Nickel Improvement Project Land Use Patterns Discipline Report 13 Drainage Collection and Conveyance Some changes to existing drainage will be necessary to provide flow control and water quality treatment to address the new impervious area added by the project. However, existing storm drainage systems will be kept to the greatest extent possible and existing flow patterns will be maintained. Where roadway widening affects drainage ditches that convey water from adjacent private properties, the project design will assure that existing conveyance capacities are maintained. What environmental and utilities issues influenced the project design and what was done to avoid and minimize project effects? Throughout the development of the Renton Nickel Improvement Project design, environmental elements were reviewed and design features were modified to avoid or minimize negative effects to the environment. Influence on the project design came from: Soil Conditions: the soils in the project area are highly prone to accentuate earthquake shaking, which influences how bridges can be widened or replaced. Noise: highway noise in the project area already exceeds acceptable levels, which means that including noise walls as part of the project had to be considered. Wetland Locations: many wetlands are located along the edges of the highway, which influence whether the widened sections will use retaining walls or fill slopes. Historical Sites: some historic sites exist within the study area, so the project design was coordinated to avoid these properties. Because the I-405 Team planned for these environmental considerations, several design features have the benefit of avoiding or minimizing potential effects due to the project. These design features are described from south to north below. I-405, I-5 to SR 167 WSDOT will construct a retaining wall from west of the 68th Avenue structure over I-405 at Tukwila Parkway What are detention facilities? These facilities control stormwater runoff so that it can be released at a controlled rate. Two types are commonly used: Ponds. Vaults. Similar to a pond, but with a hard-sided construction. These concrete structures function like a pond but also provide detention storage. INTRODUCTION Renton Nickel Improvement Project 14 Land Use Patterns Discipline Report The proposed design modifications allow the additional lanes to be added over the Green River by restriping instead of bridge widening. This avoids effects on the river, stream habitat, floodplain, and Interurban Trail. to the Green River. This wall avoids the need to construct a fill slope that would extend into Gilliam Creek. See Exhibit 2. WSDOT will provide a narrower outside shoulder on northbound I-405 at the Green River Bridge. The shoulder will vary from 10 to just over 3 feet at the west abutment of the existing bridge. Narrowing the shoulder avoids modifications to the existing bridge. As a result, the design also avoids effects to the river, the 100-year floodplain, the ordinary high water level, and adjacent riparian zones. At the SR 181 interchange, the bridge and ramp will be restriped to provide the new general-purpose lane and ramp improvements. This approach minimizes the need to widen the existing SR 181 Bridge, reconstruct the SR 181 interchange, or modify the Southcenter Boulevard crossing of the Green River. This in turn avoids relocating or diverting the Interurban Trail, which goes under the bridge. See Exhibit 3. Near the Westfield Shoppingtown Mall, a large Seattle Public Utilities water transmission line parallels I-405. WSDOT will line this pipe so that is can support the loads from the new roadway embankment. This approach allows the line to stay in its present location. WSDOT will remove the existing I-405 bridges over the Springbrook Creek side channel and Oakesdale Avenue and replace them with a single northbound and a single southbound bridge. This approach will allow for the removal of the Springbrook Creek box culvert. Construction of the new bridges will be phased with the southbound bridge built slightly to the north of the existing roadway. This phasing minimizes the need to construct temporary roadway to maintain traffic operations. WSDOT also evaluated the location of the new bridge piers and selected locations that will minimize the effect on the existing stream, stream buffer, and trail that crosses under the bridge. WSDOT will construct a narrower exit gore from I-405 to the northbound ramp at the SR 167 interchange as shown in Exhibit 5. By building a narrower exit gore, the project can be constructed within the existing right- of-way. This has the benefit of avoiding right-of-way acquisition, avoiding effects to the wetland outside the right-of-way, and avoiding effects to the existing Lind Avenue Bridge. What is an exit gore? An exit gore is a roadway feature that separates an exiting lane from the main lanes. An exit gore can be defined either by paint stripes, raised buttons, physical barriers, or a combination of these. INTRODUCTION Renton Nickel Improvement Project Land Use Patterns Discipline Report 15 Retaining walls will help to avoid and minimize effects on the Panther Creek wetlands along SR 167 SR 167, southbound from I-405 to SW 41st Street WSDOT will build a retaining wall along a large portion of the west edge of SR 167 southbound instead of an earth fill slope. See Exhibits 6 and 7. The retaining wall minimizes effects on three wetlands. The retaining wall has the added benefit of minimizing right-of-way needs and reduces the effect on existing utility crossings, in particular, the City of Seattle’s 60- inch water line and Olympic Petroleum’s two high pressure pipelines, which all cross under SR 167. I-405, SR 167 to SR 169 WSDOT will add a lane by restriping I-405 northbound next to the Talbot Hill retaining wall immediately east of the SR 167 interchange. Restriping instead of widening avoids the need to reconstruct the existing Talbot Hill retaining wall and avoids effects on properties south of I-405 in this area. Between Talbot Road and the “S-Curves”, northbound I-405 will be widened to achieve standard lane and shoulder widths. Most of this length will be supported by retaining walls to minimize effects to Thunder Hills Creek, adjacent properties, and the existing cut slope south of I-405. To support the fill required to widen the roadway on the north side of I-405 next to the outfall for the original Rolling Hills Creek culvert, the design uses a retaining wall. By using the retaining wall, the project improvements at this location can be constructed without affecting the existing culvert. WSDOT will use a non-standard design for the I-405 to SR 167 exit ramp. The changes from the design standards include not providing a recovery lane, narrowing the distance between the through lane and ramp, and providing narrower shoulders. While these changes deviate from WSDOT design standards they are an improvement over existing conditions. These features will avoid effects to the existing Rolling Hills Creek/Thunder Hills Creek channel located between I-405 and the Renton Cinema complex as shown in Exhibit 5. Using retaining walls along the west side of Benson Road avoids effects to Rolling Hills Creek and the wetlands east of Talbot Road. WSDOT will use retaining walls to support widening southbound I-405 south of the Cedar Avenue overpass. Using retaining walls versus a fill slope, avoids encroaching on Cedar Avenue and Main Avenue in Renton. What is a recovery lane? A recovery lane is a paved area adjacent to an off-ramp. This area gives drivers, who find themselves exiting the freeway unintentionally, room to maneuver back onto the freeway. INTRODUCTION Renton Nickel Improvement Project 16 Land Use Patterns Discipline Report WSDOT also plans to replace the existing Benson Road overpass on a new alignment. The new bridge will be located slightly to the west of the existing bridge. This will allow traffic to continue to use the existing overpass until the new one is completed. This will minimize disruption for local traffic and to emergency response vehicles. Where northbound and southbound I-405 passes under the Renton Avenue and Cedar Avenue overpasses, WSDOT will add lanes by restriping. This design avoids replacing the two overpasses; however, the available area does not allow the standard shoulder and lane widths. WSDOT shifted a proposed stormwater facility to avoid effects to the existing Renton Coal Mine Hoist Foundation site south of Benson Road. This site is on the Washington Historic Register. What is planned for wetland and stream mitigation? WSDOT will compensate for unavoidable effects to wetlands with credits from the Springbrook Creek Wetland and Habitat Mitigation Bank. Mitigation is needed for 1.66 acres of wetlands. The Springbrook Creek Wetland and Habitat Mitigation Bank is being developed as a joint effort between WSDOT and the City of Renton. This ‘bank’ will construct a new high quality wetland complex that will serve to replace other wetlands that are filled in by projects such as the Renton Nickel Improvement Project. The location of the bank is shown to the left. In addition to wetland mitigation, the site will also provide flood storage mitigation. The Springbrook Creek Wetland and Habitat Mitigation Bank will be one of the first urban mitigation banks to be certified in Washington. To mitigate project effects on streams, WSDOT will remove the existing Springbrook Creek box culvert. With the new I-405 southbound and northbound bridges that will span both Springbrook Creek and Oakesdale Avenue, the box culvert is no longer needed. After the new bridges are in place, the box culvert will be removed and the streambed in that area will be restored. This will improve fish habitat within Springbrook Creek. Any additional stream mitigation required to offset project effects will be accommodated within the project vicinity. Renton Coal Mine Hoist Foundation site looking west r Interurban TrailPanther Creek Wetlands Green River TrailFort Dent Park SW 41st St S W 3 4 t h S t S W 2 7 t h S t SW 16th St W Valley HwyS W 7 t h S t S W G r a d y W a y Lind Ave SWS pri n g br ook CreekSW 23rd St Aæ Aí M 0 0.25 0.5 Miles 100 Year Floodplain 500 Year Floodplain Park Renton Tukwila Springbrook Creek Wetland & Habitat Mitigation Bank Wetlands Local Road Legend Trail Arterial Road Freeway River/Creek Channel Study Area Limits Springbrook Creek Wetland and Habitat Mitigation Bank INTRODUCTION Renton Nickel Improvement Project Land Use Patterns Discipline Report 17 What benefits will the project provide? The Build Alternative will benefit the area by reducing congestion at chokepoints, reducing the duration of congestion during peak commuter travel hours, and improving freight movement. This section of I-405, from the I-5 interchange to SR 169, is congested due to large traffic volumes and merging and diverging traffic. The new lanes will help relieve congestion by adding roadway capacity. This in turn will improve safety by providing drivers with more time and extra room to accelerate or decelerate and move into and out of the stream of traffic when getting on and off the freeway. This provides a smoother transition for motorists as they get on and off I-405 in Tukwila and Renton and helps decrease rear- end and sideswipe collisions. The project reduces congestion approaching the SR 167 interchange, and it complements the completed southbound I-405 to southbound SR 167 flyover ramp. This project will construct one noise wall along northbound I-405 from the intersection of South 14th Street and South 15th Street east to Talbot Road. This wall will benefit residents in that area by lowering the overall noise levels. Another benefit of this project is that it continues the application of the Context Sensitive Solutions (CSS) design choices made by the communities within the I-405 corridor. The Benson Road realignment will reflect the most comprehensive application of these design choices as explained further in the next section. How will the project incorporate community design preferences? The Renton Nickel Improvement Project is being planned, developed, and designed according to CSS guidelines. These guidelines establish the community design preferences used to design the project features. Working within the framework for the overall I-405 corridor, the Urban Design Guidelines will be adapted to incorporate the communities’ design preferences. These preferences will be included in the contract documents prepared for the Renton Nickel Improvement Project. The selected I-405 theme of “Culture, Nature, and Progress,” with nature This rendering shows the new Benson Road overpass with the CSS Guidelines applied INTRODUCTION Renton Nickel Improvement Project 18 Land Use Patterns Discipline Report being the dominant theme, will be carried into corridor- wide and local I-405 designs. The new Benson Road overpass is the main project feature that will receive CSS treatment. The new southbound and northbound bridges over Springbrook Creek and Oakesdale Avenue will also receive CSS treatments. The rest of the project elements will be designed to match in color and vegetation type only, as many of these elements will be affected by construction of future Master Plan projects. During future Master Plan phases for the overall I-405 corridor, the approved CSS guidelines will be applied throughout. How will the project be constructed? Construction of the entire Renton Nickel Improvement Project is expected to take two years, beginning in early 2008 and being completed in late 2010. However, construction activity will not be constant for the entire study area throughout this time, and in some locations, the work will take substantially less time than two years. Construction will pose some minor inconveniences because of localized travel delays due to temporary lane closures and narrowed lanes and shoulders. At-grade construction At-grade construction, which occurs on the same elevation as the existing lanes, will be staged to minimize traffic delays and detours. Typically, lanes are shifted toward the median. WSDOT then places a concrete barrier to close off the shoulder. Staging allows construction to occur safely without closing lanes for the duration of construction. Access to construction areas will occur from the roadway side to minimize property effects. Bridge construction Construction of the I-405 bridges will occur in multiple stages to minimize traffic delays and detours. The following describes typical staging for bridge construction. As the first stage, traffic is shifted toward the I-405 median and the existing lanes and shoulders are narrowed slightly to allow widening of the existing structure or construction of the new bridge depending on the design. In the next stage, traffic is shifted onto the new bridge area. If the bridge is being replaced rather than simply widened, the old structure is demolished after traffic is shifted to the new bridge. At-grade construction for this project will likely be staged similar what is shown above. Here, the southbound lanes of I-5 were shifted toward the median and a concrete barrier closed off the shoulder to provide crews a safe work area. INTRODUCTION Renton Nickel Improvement Project Land Use Patterns Discipline Report 19 The new Benson Road overpass will also be staged. The new structure will be built to the west, while the existing overpass remains in service. After traffic has been shifted onto the new overpass, the existing structure will be demolished. Staging areas Construction staging areas along I-405 and SR 167 will be within the WSDOT right-of-way. Potential staging areas have been identified as shown on Exhibits 2 through 9. Traffic control Detour agreements with the local agencies will be obtained after WSDOT awards the contract. A traffic control plan will be approved by WSDOT prior to starting construction. The plan’s primary objectives will be to provide a safe facility, to streamline the construction schedule, and to minimize reductions to existing traffic capacity. To lessen effects on traffic, the duration of activities will be minimized and reductions in capacity will be limited and will be targeted to a period when they will have the least effect. Why do we consider land use patterns as we plan for this project? WSDOT considers land use patterns to determine whether the Renton Nickel Improvement Project will affect adjacent land uses and whether the project, over time, will affect land use patterns. As part of the I-405 Corridor Program, WSDOT evaluated the land use/transportation relationship from a regional perspective. They determined that substantial changes in land use, both in the study area and the region, are expected to take place with or without the I-405 Improvements Project. The Draft Land Use Plans and Policies Expertise Report and the Draft Land Use Expertise Report1 demonstrated that the I-405 Program supports the growth forecasted for the region. 1. David Evans and Associates, 2001. Prepared for I-405 Corridor Program Environmental Impact Statement. What does land use mean? The land uses of a community indicate what type of activity is occurring— specifically, where people live, work, shop, and participate in community activities. Cities manage land use patterns through the guiding policies in their comprehensive plans. These plans are influenced by transportation, soils, topography, location, and many other factors. INTRODUCTION Renton Nickel Improvement Project 20 Land Use Patterns Discipline Report The I-405 Corridor Program Final EIS concluded that expanding I-405 capacity along with other multi-modal elements would draw regional traffic from the arterials back to I-405. An improved I-405 would provide an accessible regional corridor that supports the Puget Sound Regional Council forecasted growth without adverse effects on rural areas. The I-405 Corridor Program would be an important catalyst for obtaining regional goals that emphasize density and developing land use that supports transit in the urban centers. The program would support planned growth in the urban centers by providing the necessary infrastructure to enhance planned connectivity and concentrate growth. As a first step in completing the I-405 Corridor Program, the Renton Nickel Improvement Project analysis provides a focused project-specific environmental review for smaller scale improvements between I-5 in Tukwila and SR 169 in Renton. This project-specific analysis looks at the localized land use effects that could occur in Renton and Tukwila. What are the key points of this report? The key points of this report are: The land use patterns in the study area consist primarily of residential, commercial, industrial, and vacant land uses. Most of the residential uses along the northeastern half of the project occur in eight recognized neighborhoods and the commercial and industrial uses occur along the southwestern half. Tukwila and Renton have comprehensive plans that identify four future focus areas within the study area: the Tukwila Urban Center and three areas in Renton: the Urban Center Downtown, the Commercial Corridor, and the Employment Area Valley. Renton and Tukwila have developed transportation plans as part of their respective comprehensive plans. These improvements are intended to protect and improve neighborhoods, improve safety, improve business access, and are economically feasible. The Renton Nickel Improvement Project will widen the I-405 roadway, widen or replace What effect does community planning have on the land use patterns? A comprehensive plan provides the overall policy guidance for future development. Each jurisdiction has a Comprehensive Plan that describes how it would like to grow and develop in the coming years. What is a Transportation Plan? The transportation plan is a required element of the Comprehensive Plan under the Growth Management Act. It identifies how the jurisdiction will provide adequate roads and services for projected populations over the next 20 years. This element of the Comprehensive Plan assists a City in coordinating transportation planning with land use planning so that existing and future residential and employment growth have adequate roads and services. INTRODUCTION Renton Nickel Improvement Project Land Use Patterns Discipline Report 21 several I-405 bridges, relocate utilities, install storm drainage facilities, and replace the Benson Road overpass on a new alignment. These activities will have short-term effects on adjacent land uses due to travel delays and possible detours. Construction of the Renton Nickel Improvement Project is expected to take two years; however, construction activity in some locations will take substantially less time. Although most of the Renton Nickel Improvement Project will be constructed in existing right-of-way, WSDOT will need to acquire property and easements for widening and stormwater facilities in many areas. In total, WSDOT will need to acquire approximately 16.9 acres for right-of-way. Because these acquisitions are minor, no residences are displaced, and the twelve displaced businesses will relocate in the area, land use patterns are not expected to change. WSDOT will prepare and implement a traffic management plan. This plan will include steps for communicating traffic detours and delays to businesses and local residents. If local streets must be closed temporarily, detour routes will be provided and clearly marked with signs. WSDOT will maintain access to businesses and residences throughout construction. In those situations where property must be acquired, WSDOT will comply with requirements set forth in the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended and implemented by FHWA under 49 CFR Part 24, and according to Chapter 468-100 WAC Uniform Relocation and Assistance and Real Property Acquisition. This will ensure just compensation for all properties and will minimize the effect on the current owners. The transportation analysis does not indicate that the improvements will divert traffic to or from local streets. Therefore business success or residential appeal within the study area will not be affected and existing land use patterns will not change. What is the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970? On January 2, 1971, Public Law 91-646, the “Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970”, (Uniform Relocation Act) was signed into law. The Uniform Relocation Act provides important protections and assistance for people affected by federally-funded projects. This law was enacted by Congress to ensure that people whose real property is acquired, or who move as a result of projects receiving federal funds will be treated fairly and equitably and will receive assistance in moving from the property they occupy. Renton Nickel Improvement Project 22 Land Use Patterns Discipline Report EXISTING CONDITIONS How was information collected and what studies were completed? The I-405 Team collected information in several different ways: we reviewed aerial photos, researched land use data on websites, prepared GIS mapping and analyses, coordinated with the cities of Renton and Tukwila, and visited the study area to field check existing information and confirm land use patterns. Because aerial photographs can help to differentiate between areas of industrial, commercial, and residential land uses, the I-405 Team reviewed the available photos to identify the existing overall land use patterns. These patterns were then further defined by using property data from websites operated by the cities of Renton and Tukwila and by King County. The websites provided current property information that we used to map zoning districts, current land uses, officially recognized neighborhoods, and established business and industrial areas. In addition to these mapping sources, the I-405 Team used GIS to develop charts to help depict the existing land use and zoning patterns. To confirm the review and research data, the I-405 Team visited the study area several times and verified the actual land use patterns adjacent to I-405 and SR 167. During the site visits, the I-405 Team photographed the study area to further illustrate existing land use patterns. As an integral part of characterizing existing land use patterns and identifying future focus or redevelopment areas, the I-405 Team coordinated with the planning staff for both Renton and Tukwila. The staff at both cities helped the I-405 Team understand how land use development had occurred along the corridor and helped identify areas of future focus or redevelopment. The city planners also provided insight about vacant properties, or properties slated for redevelopment, and how the two cities perceive the Renton Nickel Improvement Project as influencing future development. Along SW Grady Way near the SR 167 interchange, the commercial and retail uses exhibit a pattern with large dispersed buildings, large lots, and associated parking. Scale: 1 inch = 500 feet The single-family residences in the South Renton neighborhood form a more uniform pattern of buildings on small lots. Scale: 1 inch = 500 feet EXISTING CONDITIONS Renton Nickel Improvement Project Land Use Patterns Discipline Report 23 The planning documents, such as comprehensive plans and land use maps, were also reviewed to obtain information on how and where the cities of Tukwila and Renton have planned for growth and development. These plans, in conjunction with the city zoning ordinances, helped us characterize how and where the cities’ residential, employment, commercial, and center areas (areas of concentrated residential, employment, or commercial development) are expected to evolve over time. As part of our research, the I-405 Team examined existing documents such as the I-405 Corridor Program NEPA/SEPA Final Environmental Impact Statement as well as other studies that address the transportation and land use relationship for applicability to this project-specific report. These studies provided a baseline understanding of how transportation improvements can affect land use. What is the study area for this analysis and how was it determined? The study area for land use patterns includes lands approximately 0.5 mile from the I-405 and SR 167 mainlines. To determine the study area, the I-405 Team used an overlay of the project limits, considered the extent of the transportation effects, and reviewed the limits of the general land use patterns. The study area generally follows a logical break between land use types and provides a large enough area for a meaningful analysis. Exhibit 10 shows the study area limits. What are the land use patterns in the study area? As shown on Exhibit 10, the land use patterns in the study area consist primarily of residential, commercial, industrial, and vacant land uses. Most of the residential uses occur along the northeastern half of the project in eight recognized neighborhoods and the commercial and industrial uses occur along the southwestern half of the project. It should be noted that the City of Renton has a program to recognize neighborhoods whereas the City of Tukwila does not have a similar program in place. Does the study area have recognized neighborhoods? The study area has eight recognized neighborhoods in Renton: North Renton Piazza Renton South Renton Renton Hill Monterey Terrace Talbot Hill Valley Vue Victoria Park The City of Tukwila does not have a formal neighborhood program and has not given official names to its neighborhoods. What is a comprehensive plan? A comprehensive plan provides the overall policy guidance for future development. Each jurisdiction has a Comprehensive Plan that describes how it would like to grow and develop in the coming years. EXISTING CONDITIONS Renton Nickel Improvement Project 24 Land Use Patterns Discipline Report G r e e n R i v e r C e d ar R iv er Panther Creek Wetlands SW 41st St S W 3 4 th S t S W 2 7 t h S t SW 16th St Southcenter ParkwayW Valley HwyI n t e r u r ban Ave SMa p l e V alley H w yRainier Ave SS W Sun se t B lvdS W 7 t h S t S W G r a d y W a y Lind Ave SWTUKWILA RENTON S p ri n g br ook CreekBenson Rd SSW 23rd St Talbot Rd SBenson Dr SAæ Aç!"`$ Aí %&e( Renton Hill South Renton Piazza Renton North Renton Monterey Terrace Talbot Hill Valley Vue Victoria Park I-405 Northern Project Limit at SR 169 SR 167 Southern Project Limit at SW 41st St I-405 Southern Project Limits at I-5 Tukwila Pond M 0 0.25 0.5 Miles Exhibit 10. Existing Land Use and Renton Neighborhoods in the Study Area Neighborhoods Single-family residences account for most of the residential uses in the study area. Tukwila residential neighborhoods are a mix of dense, small-town residential areas and newer suburban areas. As shown on Exhibit 10, single-family and multi-family residences are found within the northeast and southwest sections of the I-405/I-5 interchange. Commercial and multifamily uses tend to provide a buffer between the single-family residential areas and I-405 and I-5. Other parts of the study area within Tukwila have very limited or no residential uses. Where are residential uses? Residential uses are located along the Cedar River, centered in downtown Renton, and on the hills east of I-405 and east of SR 167. These uses make up about 20 percent of the study area. Single-family Residential 14% Multifamily Residential 5% Industrial 14% Commercial 23%Vacant 26% Other 18% EXISTING CONDITIONS Renton Nickel Improvement Project Land Use Patterns Discipline Report 25 As shown on Exhibit 10, the northern part of the study area has five officially recognized neighborhoods. These neighborhoods are organized around schools, parks, and other institutions. The older residences in the North Renton, Piazza Renton, and South Renton neighborhoods have sidewalks out front and on-street parking. These downtown Renton neighborhoods are experiencing substantial redevelopment. This redevelopment includes a broad mix of large and small retail, restaurants, service businesses, light manufacturing operations, and residential areas. As part of this redevelopment, new housing is being constructed and the neighborhoods are being revitalized. These new residential areas include flats, townhouses, semi-attached houses, and low- and mid- rise apartments and condominiums. Monterey Terrace and Renton Hill along with the three neighborhoods east of SR 167, (Talbot Hill, Valley Vue, and Victoria Park), are all well-established neighborhoods that feature predominately single- family homes. These hilltop neighborhoods overlook downtown Renton and the industrial areas west of SR 167. The freeway, as well as the hills the neighborhoods occupy, somewhat separate the neighborhoods from the commercial and industrial areas. Commercial and Industrial The southwest portion of the study area contains the largest proportion and expanse of commercial and industrial development. The industrial and commercial developments have relatively large structures and associated parking. These tend to dominate the land use pattern as perceived by travelers on the freeways and major arterials. An example of this phenomenon would be the Westfield Shoppingtown Mall located south of I-405 and west of SR 167. Vacant Land Vacant land makes up about 26 percent of the study area and is scattered throughout. The vacant land supply includes underutilized and redevelopable land and offers many opportunities for growth. More than half of this vacant land is zoned residential. As such, several new apartment and condominium developments have recently been constructed or are under way in downtown Renton. New housing is also being constructed on the hills to the west of I-405 in Tukwila. A typical single-family residence in the South Renton neighborhood What are commercial and industrial uses? Commercial and industrial uses make up about one-third of the study area and are primarily in the southwest portion. These uses are characterized by low-rise office, flex-tech (includes businesses and professional offices, but may also include limited product production and distribution uses that are accessory to the office use) and industrial properties. Southwest Renton features the widest variety of office properties in Renton. The Longacres campus located in Southwest Renton is home to the Boeing Commercial Airplanes Group Headquarters EXISTING CONDITIONS Renton Nickel Improvement Project 26 Land Use Patterns Discipline Report Where are the future focus or redevelopment areas in the study area? The comprehensive plans prepared by Tukwila and Renton identify four future focus areas within the study area. As shown on Exhibit 11, Tukwila has identified one area: the Tukwila Urban Center. Renton has identified three areas: the Urban Center Downtown, the Commercial Corridor, and the Employment Area Valley. Each area has a unique vision and goal for future development. G r e e n R i v e r C e d ar R iv er Panther Creek Wetlands SW 41st St S W 3 4 th S t S W 2 7 t h S t SW 16th St Southcenter ParkwayW Valley HwyI n t e r u r ban Ave SMa p l e V alley H w yRainier Ave SS W Sun se t B lvdS W 7 th S t S W G r a d y W a y Lind Ave SWTUKWILA RENTON S p ri n g br ook CreekBenson Rd SSW 23rd St Talbot Rd SBenson Dr SAç!"`$ %&e( Tukwila Urban Center Employment Area Valley Urban Center Downtown Aí Aæ I-405 Northern Project Limit at SR 169 SR 167 Southern Project Limit at SW 41st St I-405 Southern Project Limit at I-5 Co m m e r c i a l C o r r i d o r AÇ AÅ M 0 0.25 0.5 Miles Exhibit 11. Future Focus Areas Mixed Use 5% Industrial 21% Commercial 37% Residential 37% EXISTING CONDITIONS Renton Nickel Improvement Project Land Use Patterns Discipline Report 27 Urban Center Downtown The City of Renton envisions the Urban Center Downtown (UC-D) as evolving into a vibrant city core. This core will provide arts, entertainment, regional employment opportunities, recreation, and quality urban residential neighborhoods and be the dynamic heart of a growing regional city. Renton’s UC-D will provide significant capacity for new housing that will allow the City to accommodate its share of planned regional growth. This residential population will help to balance the City’s employment population. Renton expects that the UC-D will redevelop to provide neighborhood, citywide, and subregional services and mixed-use residential development. UC-D residential development is expected to support urban scale multi- family projects. In combination with the expected mixed- uses including retail, office, residential and service uses, the UC-D will support transit and transit-oriented development. In the surrounding neighborhoods, infill urban scale townhouses and multi-family residential developments are anticipated. Commercial Corridor Concentrated commercial activity, primarily an area occupied by businesses along an arterial street, characterizes the Commercial Corridor district. The district provides necessary goods and services for daily living, is accessible to nearby neighborhoods, serves a subregional market, and accommodates large volumes of traffic. For the Commercial Corridor, the City has set specific objectives and policies. These intend that the corridor evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and boulevard treatment such as landscaped medians. To achieve this, Commercial Corridor areas may include designated districts with concentrations of specialized uses, such as the Auto Mall, features such as transit stops, and a combination of businesses that create a focal point of pedestrian activity and visual interest. Commercial Corridor areas are characterized by medium intensity levels of activity. The intensity levels in these areas will increase over time as vacant space is The Renaissance, located in Renton’s Urban Center Downtown, features apartments, garage parking, and street-level retail space. New apartment and condominium construction, like the Renaissance, are bringing new residents to this area. Sam’s Club was recently constructed in the Commercial Corridor off of SW Grady Way. A number of parcels are ready for similar retail development along the commercial corridor. EXISTING CONDITIONS Renton Nickel Improvement Project 28 Land Use Patterns Discipline Report developed, increased land value makes redevelopment feasible, and land is used more efficiently. Employment Area Valley A mix of land uses characterizes the Employment Area Valley. This area’s mix of land uses includes industrial, high technology, office, and commercial activities. These activities lead to economic growth and strengthen Renton’s employment base. The Employment Area Valley designation allows the gradual transition of the area from traditional industrial and warehousing uses to more intensive retail service and office activities. By creating this designation, the City can allow these new activities without making industrial uses non-conforming and without restricting the ability of existing businesses to expand. With this designation, companies are choosing to locate in the Employment Area Valley because of its good access along I-405, and its close proximity to Downtown Renton, Seattle-Tacoma International Airport, and I-5. Tukwila Urban Center The existing Tukwila Urban Center (TUC) is an economically vibrant, motor-vehicle oriented area. It encompasses intensely developed areas such as the Westfield Shoppingtown Mall (formerly known as the Southcenter Mall) and Andover Industrial Park. The City of Tukwila’s vision for the TUC foresees a high-density area with regional employment, limited mixed-use housing, shopping, and recreational opportunities for business people, residents, and visitors. Retail uses dominate the TUC and provide regional comparison shopping, major discount shopping, entertainment, and a full range of professional services. While continuing to serve the region as a major shopping, office, and light industrial area, the TUC will encourage the development of housing around Tukwila Pond and the Green River. The City is anticipating that warehouse, industrial and retail uses along these amenity areas will be redeveloped, and the City is considering changes in zoning and development regulations to allow this redevelopment. The City is currently preparing a subarea plan to address these issues. They anticipate adopting this plan in December 2005. The Economic Elements Discipline Report prepared for this project provides more details on the economic conditions in the study area. Westfield Shoppingtown Mall, (formerly known as the Southcenter Mall) located in Tukwila’s TUC, is the largest regional shopping mall in the Seattle area The master planned business park, Oakesdale Commerce Center in the Employment Area Valley, will provide light manufacturing, distribution, and office space EXISTING CONDITIONS Renton Nickel Improvement Project Land Use Patterns Discipline Report 29 What transportation systems serve the land use in the study area? Within the study area, I-405 fulfills an important transportation need as the primary thoroughfare for residents, businesses, and industries in Renton and Tukwila and the dominant north-south corridor east of I-5 as shown in Exhibit 12. I-405 connects to I-5 and the Sea-Tac airport to the south and the Eastside and Snohomish County to the north. G r e en R i v e r C e d ar R iv e r Interurban TrailCedar River Interpretive Trail Panther Creek Wetlands Green River TrailBlack River Riparian Forest Fort Dent Park Cedar River Park Liberty Park SW 41st St S W 3 4 t h S t S W 2 7 t h S t SW 16th St Southcenter ParkwayW Valley HwyI n t e r u r ban Ave SMa p l e V alley H w yRainier Ave SS W Sun s e t B lvdS W 7 t h S t S W G r a d y W a y Lind Ave SWTUKWILA RENTON S pri n g br ook CreekBenson Rd SSW 23rd St Talbot Rd SBenson Dr SI-405 Northern Project Limit at SR 169 Aç!"`$ %&e( Tukwila Urban Center Employment Area Valley Urban Center Downtown Aí C o m m e r c i a l C o r r i d o r N. 3rd St N. 4th St S 2nd St S 3rd St SW 43rd StOakesdale Ave SWSR 167 Southern Project Limit at SW 41st St I-405 Southern Project Limit at I-5 Aæ Park Ave NN E 3 r d S tE Valley HwyAÅ Aè AÇ M 0 0.25 0.5 Miles Legend Principal Arterial Freeway Renton Tukwila Minor Road Local Road Collector Exhibit 12. Transportation Systems in the Study Area Other highways that tie the study area together are: SR 518, SR 181, SR 167, SR 515, SR 169, and SR 900. With the exception of SR 518 and SR 181, EXISTING CONDITIONS Renton Nickel Improvement Project 30 Land Use Patterns Discipline Report these highways converge in central Renton within a half-mile radius of each other. This close proximity results in a complex traffic flow as regional and local trips interact within a relatively short distance. Streets and highways that connect major intra-city activity centers and have primarily high traffic volumes that travel at relatively fast vehicle speeds are designated as “principal arterials.” For these reasons, these arterials place less emphasis on land use access. Key principal arterials in Tukwila include Interurban Avenue South, West Valley Road, and Southcenter Boulevard. The key principal arterials within Renton include Oakesdale Avenue SW and SW 43rd Street in the valley, SW Grady Way in the Commercial Corridor, and S 2nd Street, S 3rd Street, and SW Sunset Boulevard in Renton’s Urban Center Downtown. These arterials, with numerous other arterial streets, link commercial, industrial, and residential neighborhoods to the freeways and state highways. The cities of Renton and Tukwila recognize that as population and employment in the study area increases and as new housing and commercial activity are developed more intensely within their focus areas, the existing transportation system including I-405 will be challenged. The traffic generated by employment centers, regional pass-through traffic using local streets, and truck traffic will contribute to congestion and reduced access within the study area. When the freeways are congested, people often seek out other routes on local streets, increasing congestion on that level. The cities of Renton and Tukwila have developed transportation plans as part of their respective comprehensive plans to address the transportation challenges that growth and development bring. A key objective of these plans is to coordinate land use decisions with transportation planning and to support the area’s land use vision. As part of their land use and transportation planning processes, Tukwila and Renton have identified certain transportation improvements. They estimated how their Comprehensive Plan’s land use and growth projections may affect roads including I-405 and SR 167. The City of Renton has identified transportation improvements that will occur concurrent with development envisioned by 2022. These planned improvements are intended to protect and improve What is a Highway of Statewide Significance? Highways of statewide significance connect major communities in the state. This designation helps assist WSDOT with the allocation and direction of funding. Within the study area, I-405 and SR 167 have this designation. EXISTING CONDITIONS Renton Nickel Improvement Project Land Use Patterns Discipline Report 31 neighborhoods, improve safety, improve business access, and are considered economically feasible. The Land Use Plans and Policies Discipline Report prepared for this project provides more details on the comprehensive plans, the state Growth Management Act, and other tools used to guide growth in the study area. Renton Nickel Improvement Project 32 Land Use Patterns Discipline Report POTENTIAL EFFECTS How were the effects of the alternatives determined? Transportation improvement projects often produce a number of effects on land uses both on a temporary (typically during construction) and permanent (typically during operation) basis. Some of the temporary effects occur due to noise, dust, vibration, traffic detours, and traffic delays during construction. To characterize these effects, the I-405 Team reviewed the anticipated construction staging and determined the duration, intensity, and location of construction activities relative to the existing land uses in the study area. Roadway construction can also cause permanent land use effects by converting public lands and private property to right-of-way. To determine these effects, the I-405 Team overlaid the preliminary project footprint on plans showing existing land uses. Based on the overlap, the I-405 Team identified potential acquisition needs. These effects considered how much property was identified for acquisition and whether these acquisitions will displace a business or residence. Once the project is built, roadway operations can also affect land uses. The I-405 Team examined the transportation and land use relationship along with the transportation analysis to determine whether traffic patterns will change and whether these changes will affect existing businesses and residences as well as planned land uses. The I-405 Team’s transportation analysis group helped examine how traffic patterns and mobility might change as a result of the project. We used this information to determine whether increased access and better traffic flow will affect either the existing residential appeal or the success of existing businesses and industrial areas within the study area. The projected transportation changes were also used to determine whether the project is consistent with the planning goals for Renton and Tukwila. See the Land Use Plans and Policies Discipline Report for details on planning goals. The I-405 Team reviewed the Public Services and Utilities, Social, and Visual Quality Discipline Reports and if changes were identified, the effect was What are temporary effects? Temporary effects occur during construction and can include increased noise and dust due to equipment operations and changes in traffic patterns due to detours and delays. The severity of temporary effects depends on: how long construction lasts (duration), whether construction is constant or sporadic (intensity), and what land uses construction will disturb. What are permanent effects? Permanent effects are those where public or private lands are converted to transportation uses. The severity of these effects depends on: the amount and type of land use that will be converted, whether the amount of land needed (acquisitions) changes land use patterns, and whether traffic patters change resulting in either a positive or negative effect on business success and residential appeal. POTENTIAL EFFECTS Renton Nickel Improvement Project Land Use Patterns Discipline Report 33 evaluated against the existing and planned land uses in the study area. What effect will construction have on land use patterns? The Renton Nickel Improvement Project will widen the I-405 roadway, widen or replace several I-405 bridges, relocate utilities, install storm drainage facilities, and replace the Benson Road overpass on a new alignment. These activities will have short-term effects on adjacent land uses. Construction will pose some minor inconveniences because of localized travel delays due to temporary lane closures. But overall, the effects are not expected to change the existing or planned land use patterns. To minimize effects on traffic, the duration of activities will be minimized and reductions in capacity will be targeted to a period when they will have the least effect. WSDOT will also comply with safety standards and work to minimize effects on road capacity during construction. Staging Construction staging along I-405 and SR 167 will be limited to within the existing right-of-way and where new right-of-way or easements are acquired as shown in Exhibits 13 and 14 in the section, Right-of-Way and Acquisitions. Staging areas in unused right-of-way will provide room for employee parking, large equipment storage, and material stockpiles. This will minimize effects to adjacent land uses by keeping the construction activities within the WSDOT right-of-way. For at-grade construction (work occurring at same elevation as existing road), it is likely that the I-405 and SR 167 lanes will be shifted toward the median. Next, a concrete barrier will be laid down to close off the existing shoulder so that construction can occur safely without closing lanes. The I-405 bridge construction will occur in multiple stages. As a first stage, traffic will be diverted away from the construction area and the existing lanes and shoulders will be narrowed to allow either widening of the existing structure or construction of the new bridge. For replacements, the old structure will be demolished after traffic is shifted to the new bridge area. The new Benson Road overpass will also be staged. The new structure will be built to the west, so that the How long will it take to construct the project? Construction is expected to take two years; however, construction activity in any one location could take substantially less time. Construction will pose some minor inconveniences because of localized travel delays due to temporary lane closures. Typical equipment used on roadway construction projects POTENTIAL EFFECTS Renton Nickel Improvement Project 34 Land Use Patterns Discipline Report existing overpass can remain in service. After traffic has been shifted onto the new overpass, the existing structure will be demolished. The Benson Road overpass replacement is expected to require a substantial amount of fill material. Approximately 100 additional trucks will pass over the City of Renton’s streets each weekday to deliver this material. The traffic disruptions on Benson Road are expected to be limited to this additional truck traffic and a short-term road closure when traffic is shifted from the old bridge to the new bridge. The realignment of Benson Road will leave a section of unused abandoned roadway in front of existing residences south of I-405. This unused roadway will be reconstructed as a frontage road to provide local access to the adjacent residences. Overall, construction at this location is expected to take about 9 months. No other local roads are expected to be substantially affected by construction. Right-of-way Acquisitions and Easements For roadway construction, property will be purchased for right-of-way. The new right-of-way can, in turn, be used for storm drainage facilities, wetland creation or enhancement, or other roadway improvements. Although most of the Renton Nickel Improvement Project will be constructed in existing right-of-way, WSDOT will need to acquire property and easements for road widening and stormwater facilities in the areas shown on Exhibits 13 and 14. These exhibits identify the acquisition and easement needs anticipated for the Renton Nickel Improvement Project. In total, WSDOT will need to acquire approximately 16.9 acres for right-of-way. Because these acquisitions are minor, no residences are displaced, and the twelve displaced businesses will relocate in the area, land use patterns are not expected to change. This section of Benson Road will be reconstructed as a frontage road to provide access to the existing residences. The new Benson Road alignment will be to the west, or on the right-hand side of this photo. Construction-related effects will occur when the Benson Road overpass is realigned. Overhead power lines and a water line will need to be relocated in this area. Overall, construction at this location is expected to take about 9 months. %&e( Benson Rd S Structure to be Removed POTENTIAL EFFECTS Renton Nickel Improvement Project Land Use Patterns Discipline Report 35 Exhibit 13. Potential Property Acquisitions and Easements No.1 Parcel Size (square feet) Current Land Use Acquisition Area (square feet) Acquisition Area (acres) Purpose of ROW Acquisition 1 53,235 Utility - Public 4,392 0.101 Easement 2 53,235 Utility - Public 1,632 0.037 Right-of-way 3 63,679 Vacant - Commercial 37,451 0.860 Right-of-way 4 43,181 ROW 877 0.020 Easement 5 4,539 ROW 4,539 0.104 Right-of-way 6 402 Vacant - Commercial 402 0.009 Easement 7 274 Vacant - Commercial 274 0.006 Easement 8 549 ROW 549 0.013 Easement 9 5,588 ROW 78 0.002 Right-of-way 10 18,705 Vacant - Industrial 168 0.004 Easement 11 16,566 Vacant - Industrial 975 0.022 Easement 12 16,566 Vacant - Industrial 16 0.000 Right-of-way 13 10,566 Vacant - Industrial 620 0.014 Easement 14 10,566 Vacant - Industrial 159 0.004 Right-of-way 15 23,536 Vacant - Industrial 1,225 0.028 Easement 16 23,536 Industrial 668 0.015 Right-of-way 17 66,450 Industrial 10,009 0.230 Right-of-way 18 66,450 Vacant - Industrial 2,610 0.060 Easement 19 36,062 Vacant - Industrial 5,997 0.138 Easement 20 36,062 Vacant - Industrial 3,586 0.082 Right-of-way 21 9,091 Vacant - Industrial 1,743 0.040 Easement 22 9,091 Vacant - Industrial 1,415 0.032 Right-of-way 23 11,586 Vacant - Commercial 372 0.009 Right-of-way 24 11,589 Vacant - Commercial 242 0.006 Easement 25 303,089 Office Building 17,243 0.396 Right-of-way 26 303,089 Office Building 8,728 0.200 Easement 27 197,241 Warehouse 1,117 0.026 Right-of-way 28 197,241 Warehouse 3,100 0.071 Easement 30 4,348 Vacant - Industrial 311 0.007 Easement 31 4,348 Vacant - Industrial 131 0.003 Right-of-way 33 62,731 Warehouse 9,056 0.208 Easement 1. The number shown in the first column corresponds to the bubbles shown on Exhibit 14 POTENTIAL EFFECTS Renton Nickel Improvement Project 36 Land Use Patterns Discipline Report Exhibit 13. Potential Property Acquisitions and Easement Takes (continued) No.1 Parcel Size (square feet) Current Land Use Acquisition Area (square feet) Acquisition Area (acres) Purpose of Acquisition/Easement Take 34 62,731 Warehouse 146 0.003 Right-of-way 35 17,205 Warehouse 1,376 0.032 Easement 36 60,539 Office Building 4,952 0.114 Easement 37 66,108 Office Building 5,133 0.118 Right-of-way 38 141,357 Office Building 11,171 0.256 Right-of-way 39 66,898 Office Building 66,898 1.536 Right-of-way 40 41,189 Warehouse 41,189 0.945 Right-of-way 41 46,494 Vacant - Industrial 46,494 1.067 Right-of-way 42 2,911 Vacant - Industrial 258 0.006 Right-of-way 43 2,911 Vacant - Industrial 1,047 0.024 Easement 44 147,972 Retail Store 10,348 0.238 Easement 45 81,803 Warehouse 4,393 0.101 Easement 46 6,790 Warehouse 2,173 0.050 Easement 47 1,118 ROW 666 0.015 Right-of-way 48 253,848 Vacant – Commercial 253,848 5.827 Right-of-way 49 58,073 Office Building 137 0.003 Right-of-way 50 37,322 Vacant – Multi-Family 2,099 0.048 Right-of-way 51 104,065 Vacant – Multi-Family 3,114 0.071 Right-of-way 52 19,127 Single Family 2,641 0.061 Right-of-way 53 10,116 Single Family 44 0.001 Right-of-way 54 65,126 Vacant – Commercial 1,130 0.026 Right-of-way 55 193,800 Vacant – Commercial 42,102 0.966 Right-of-way 56 26,682 Vacant – Commercial 518 0.012 Right-of-way 57 108,602 Office Building 67 0.002 Right-of-way 58 1,500 Vacant – Commercial 1,500 0.034 Right-of-way 59 12,322 Vacant – Commercial 12,322 0.283 Right-of-way 60 11,534 Vacant – Commercial 11,534 0.265 Right-of-way 61 12,419 Vacant – Commercial 12,419 0.285 Right-of-way 62 24,628 Vacant – Commercial 24,628 0.565 Right-of-way 63 6,472 Vacant - Commercial 6,472 0.149 Right-of-way 64 40,756 Vacant – Industrial 40,756 0.936 Right-of-way 29 & 32 35,392 Vacant – Industrial 4,255 0.098 Easement Total 4,708,548 735,515 16.884 1. The number shown in the first column corresponds to the bubbles shown on Exhibit 14 POTENTIAL EFFECTS Renton Nickel Improvement Project Land Use Patterns Discipline Report 37 G r e en R i v e r C e d ar Riv er Interurban TrailCedar River Interpretive Trail Panther Creek Wetlands Green River TrailSW 41st St S W 3 4 t h S t S W 2 7 t h S t SW 16th St Southcenter ParkwayW Valley HwyI n t e r u r ban Ave SMa p le V alley H w yRainier Ave SS W Sun s e t B lvdS W 7 t h S t S W G r a d y W a y Lind Ave SWTUKWILA RENTON S pri n g brook CreekBenson Rd SSW 23rd St Talbot Rd SBenson Dr SAæ Aç !"`$ Aí %&e(Talbot Rd STukwila Pond AÅ AÇ !(48 !(5 !(3 !(1 !(2 !(4 !(41 !(44!(39 !(40 !(45 !(46 !(43 !(47 !(42 !(64 !(25 !(18 !(33 !(26 !(19 !(38!(37!(36 !(32 !(17 !(28 !(15!(11 !(8!(6 !(23 !(20 !(21 !(22 !(35 !(27 !(16 !(13 !(30 !(29 !(7 !(24 !(10 !(14 !(34 !(31 !(9 !(12 !(55 !(62 !(61 !(59!(60 !(63 !(51!(50 !(58 !(54 !(56 !(52 !(49 !(57 !(53 M0 0.25 0.5 Miles NOTE: Bubbles correspond to Exhibit 13. Legend Open River/Creek Channel Piped River/Creek Channel Paved Regional Trail Arterial Road Freeway Municipality Lake Park Renton Tukwila Easement Acquisition Parcel Acquisition Study Area Limits Local Road Exhibit 14. Potential Property Acquisitions and Easement Takes POTENTIAL EFFECTS Renton Nickel Improvement Project 38 Land Use Patterns Discipline Report What effect will an improved transportation system have on land use patterns? The proposed transportation system improvements will not affect existing land use patterns in the study area. WSDOT expects the project to provide an increase in speeds of up to 20 miles per hour when the project opens in 2010. The number of vehicles that can travel through the corridor will also increase. As stated in the Transportation Discipline Report, the Build Alternative will have no effect on surface street traffic volumes and will therefore have the same intersection level of service (LOS) as the No Build Alternative. The transportation analysis does not indicate that the project improvements will cause traffic to be diverted to or from local streets. Therefore business success or residential appeal within the study area will not be affected. In addition, the existing land use patterns in the study area will not be affected as a result of changes to noise, air, water, public services, recreation, and visual quality. Although the cities of Tukwila and Renton do not have any land use plans that are directly dependent on the Renton Nickel Improvement Project, the project is expected to support the planning goals for the future focus or redevelopment areas by providing modest improvements to mobility on I-405 and SR 167. The future focus and redevelopment areas are described in the section, Existing Conditions. How would the No Build Alternative affect land use patterns? Although the existing land use patterns will not be affected, the worsening traffic conditions with the No Build Alternative will not support the planning goals for the future focus or redevelopment areas as described under Existing Conditions. This would make the planning goals more difficult to achieve. WSDOT expects that traffic volumes will continue to increase and congestion will continue to be a problem on I-405 and SR 167 without the project. However, they do not expect the increases to be substantial enough to affect established land use patterns. Does the project support local plans and policies? The Renton Nickel Improvement Project is located within the jurisdictions of the Cities of Renton and Tukwila. The project is consistent with local jurisdictions’ plans and policies, and likewise, the local jurisdictions’ plans and policies generally support the project improvements. Local applicable policies address inter-jurisdictional cooperation, transit and multimodal systems, compatibility and policies influencing design, and essential public facilities. The Renton Nickel Improvement Project is also consistent with the local jurisdictions’ future land use plans for neighborhoods adjacent to I-405, supports or is consistent with planned capital improvements, and will meet Level of Service standards for affected local arterials and interchanges. POTENTIAL EFFECTS Renton Nickel Improvement Project Land Use Patterns Discipline Report 39 Will the project have indirect effects on land use patterns? The project’s transportation model is based on local and regional economic and land use plans. The model projects that a similar level of traffic growth will occur with or without the project. In 2014, daily traffic volumes on I-405 are forecast to be 131,000 without the project and 140,000 with the project. In this case, the proposed improvements will serve existing transportation demands and increase mobility while alleviating some traffic congestion. Although development interest in the study area may increase as a result of improved mobility on I-405 and SR 167, changes in land use patterns, population density, or growth rate are not anticipated due to the Renton Nickel Improvement Project. What are Indirect Effects? Indirect effects are defined in the WSDOT Environmental Procedures Manual as the “effect caused by the proposed action that is later in time or farther removed in distance, but still reasonably foreseeable. Indirect effects may include growth-inducing effects and other effects related to induced changes in the pattern of land use, population density or growth rate, and related effects on air and water and other natural systems, including ecosystems.” Were cumulative effects looked at for this discipline? The team did not evaluate cumulative effects for this discipline report. A report of cumulative effects is not needed for every discipline studied for NEPA and SEPA documentation. The disciplines that were studied for cumulative effects are Air Quality, Surface Water and Water Quality, Fisheries and Aquatic Resources, and Wetlands. The cumulative effects for these disciplines are presented in the Cumulative Effects Analysis Discipline Report. Renton Nickel Improvement Project 40 Land Use Patterns Discipline Report MEASURES TO AVOID OR MINIMIZE PROJECT EFFECTS How will adverse effects from construction be avoided or minimized? WSDOT will prepare and implement a traffic management plan (TMP). This plan will include steps for communicating traffic detours and delays to businesses and local residents. If local streets must be temporarily closed during construction, detour routes will be provided and clearly marked with signs. WSDOT will maintain access to businesses and residences throughout construction. In evaluating the approach to replace Benson Road, a new alignment was selected versus detouring traffic to Talbot Road and replacing the overpass in its existing location. This avoided major effects on access between Grady Way/Benson Road and Talbot Road/Puget Drive. In those situations where it is necessary to acquire property, WSDOT will comply with the requirements set forth in the Federal Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended and implemented by FHWA under 49 CFR Part 24, and according to Chapter 468-100 WAC Uniform Relocation and Assistance and Real Property Acquisition. This will ensure just compensation for all properties, which will minimize the effect on the current owners. Measures used to reduce and avoid effects during construction for noise, stormwater, and visual quality are detailed in the Noise and Vibration, Surface Water and Water Quality, and Visual Quality discipline reports. How will adverse effects from an improved transportation system be avoided or minimized? This project has been planned in accordance with local, state, and federal planning documents. The planned improvements to the transportation system will not have adverse effects on land use patterns. Renton Nickel Improvement Project Land Use Patterns Discipline Report 41 REFERENCES Published Documents City of Renton 2004 Renton Comprehensive Plan. City of Tukwila 2004 Tukwila Comprehensive Plan. Development Research Group 2000 The Development Impacts of Highway Interchanges in Major Urban Areas: Case Study Findings April 2000. Federal Highway Administration 1999 An Overview: Land Use and Economic Development in Statewide Transportation Planning. Prepared for the Federal Highway Administration, May. 1999. 1997 Land Use Transportation Interaction: An Examination of the 1995 NPTS Data. By Catherine L. Ross, Ph.D. Professor of City Planning and Anne E. Dunning Graduate Research Assistant Georgia Institute of Technology Graduate City Planning Program College of Architecture Atlanta, Georgia 30332-0155 USA Prepared for: U.S. Department of Transportation Federal Highway Administration October 1997. Litman, Todd, Victoria Transport Policy Institute 8. 2004 Evaluating Transportation Land Use Impacts July 2004. Lincoln Institute of Land Policy Working Paper. 1999 The Impacts of Urban Form on Travel: A Critical Review Randall Crane Whit Blanton, AICP. No Date Integrating Land Use and Transportation. Washington State Department of Transportation (WSDOT) 2001a I-405 Corridor Program NEPA/SEPA Draft Land Use Expertise Report. 2001b I-405 Corridor Program NEPA/SEPA Draft Land Use Plans and Policies Report. 2001c I-405 Corridor Program NEPA/SEPA Final Environmental Impact Statement. 2004 Environmental Procedures Manual. Websites http://www.ci.renton.wa.us http://www.ci.tukwila.wa.us