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HomeMy WebLinkAboutERC_Report_Southport_Office_HelipadDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC Report ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: March 12, 2018 Project Name: Southport Office Helipad Project Number: PR14-000082 Southport Land Use Number: LUA18-000115, ECF, CU-H Project Manager: Clark H. Close, Senior Planner Owner: SECO Development, Inc., Rocale Timmons / 1083 Lake Washington Blvd. N, Suite 50, Renton, WA 98056 / (425) 282-5833 Applicant/Contact: David Ketchum, Airsafe / PO Box 287 Greenbank, WA 98253 / (360) 678-0345 / David@airsafeheliports.com Project Location: 1101 Lake Washington Blvd N Renton, WA 98056 Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit (CUP) and Environmental (SEPA) Review to construct a rooftop helipad near the south end of Tower 2 at the Southport Office Complex. The structure on which the helipad is proposed is part of a three-structure office complex that has been permitted separately and is currently under construction. Tower 2 is located in the Urban Center (UC) zoning district on a 245,086 square feet (5.63 acres) parcel at 1101 Lake Washington Blvd N. The 9-story Southport Office Building 2 has been designed to support a thickened concrete helipad slab measuring 30 ft x 30 ft (900 sf) in size. The helipad would be classified as “private -use” helipad for light-turbine helicopters, classified as H-1. The surrounding landmarks include Renton Municipal Airport to the west, I-405 Freeway to the east and Lake Washington approximately 650 feet to the north. The proposed helipad is expected to have minimal effect on adjacent properties. Exist. Bldg. Area SF: Under Construction Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): N/A N/A Site Area: 245,086 SF Total Building Area GSF (completed): 257,163 SF STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance – Mitigated (DNS-M). City of Renton Department of Community & Economic Development Environmental Review Committee Report SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-HERROR! REFERENCE SOURCE NOT FOUND. Report of March 12, 2018 Page 2 of 8 ERC_Report_Southport_Office_Helipad PART ONE: PROJECT DESCRIPTION / BACKGROUND The owner, SECO Development, Inc., is requesting SEPA Environmental Review and a Hearing Examiner Conditional Use Permit to construct a private rooftop helipad near the south end of Southport Office Tower 2. The Tower 2 structure is located at 1101 Lake Washington Blvd N, between Gene Coulon Park and the Boeing manufacturing facility (Exhibit 2). The Southport Office Campus parcel is located on a 245,086 square foot (5.63 acres) parcel that has a current land use designation of Commercial Mixed Use (CMU), is zoned Urban Center (UC) and is located within the Urban Design District ‘C’ overlay district. A helipad requires a Hearing Examiner Conditional Use Permit in the UC zone in locations that are south of Gene Coulon Memorial Park, north of North Park Drive or west of Logan Avenue North, and east of the Cedar River. The proposal is vested to COR-3 zoning classification as part of the Southport Development Planned Action FSEIS (September 9, 1999), the Southport Level II Master Plan and Shoreline Development Permit (LUA99- 189, SA-A, SM), and the subsequent Master Site Plan Modifications (dated February 4, 2008 , September 23, 2014 and August 6, 2015). The applicant received Site Plan Approval on February 5, 2001 (LUA00-156). Since the 2000 Master Site Plan approval, the City has issued Level I Site Plan approvals for all three of the Southport Developments: Phase I, The Bristol apartment buildings, a mixed/use residential complex (completed); Phase II, the subject proposal for three 125-foot tall office buildings with a podium/parking garage complex (under construction); and Phase III, a 12-story hotel, Hyatt Regency Hotel (completed). Vehicular access to the site is via a private internal road network within the Southport development from the intersection of Lake Washington Blvd N at Houser Way N. The helipad’s structural system is an 8” post-tensioned concrete slab with 16” post-tensioned wide- shallow beams. The slab and wide-shallow beams are supported by concrete columns which are supported by pile caps at the foundation. The thickened concrete slab would measure 900 square feet (30’ x 30’) in size (Exhibit 3). According to the engineer, the helipad would have adequate capacity to meet at a minimum the loading requirements of the 2015 IBC section 1607.6 and would have the capability of accommodating helicopters weighing up to 10,000 pounds (Exhibit 4). A concrete or paver pathway would connect the helipad to the elevator or stair system located near the center of the roof. Together the three office buildings total approximately 720,000 gross square feet of Class “A” office space, 1,658 mercantile, 4,000 square feet of retail, 3,594 square feet of assembly use. The office spaces are integrated with and sit on top of a parking structure that inc ludes 2,120 parking spaces, 245 bicycle parking spaces for use by the proposed office, adjacent hotel, and ancillary uses. Tower 2 has been designed to serve structural and electrical needs for a future helipad. The site falls within the high seismic hazard area and Tower 2 is not located within the Shoreline Jurisdiction. The helipad is expected to be managed and used by a tenant(s) of the Southport Office Complex. The owner of the helipad would establish policies and procedures for the helipad’s use to en sure that flight operations are conducted by a qualified firm(s), that industry “best practices” are used , and that flight procedures are consistent with the “Fly Neighborly Guide,” as published by the Helicopter Association International (HAI). The helipad would be classified as “private use,” also known as “prior permission required” which means that it would not be open to the public but would be open for the use of the owner/operator and those specifically invited to use the helipad. The helicopters expected to visit the helipad are classified as H-1 by City of Renton Department of Community & Economic Development Environmental Review Committee Report SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-HERROR! REFERENCE SOURCE NOT FOUND. Report of March 12, 2018 Page 3 of 8 ERC_Report_Southport_Office_Helipad the National Fire Protection Association. Such helicopters are also describes as light -turbine. A typical light- turbine helicopter is an EC-135 (6,250 max weight, 5 passengers, with twin-turbine engines). According to the applicant, the design of the helipad is consistent with the International Building Code (IBC), International Fire Code (IFC) and National Fire Protection Association (NFPA). To meet national codes, the primary items necessary to operate a helipad include the following: one code stairway, a second method to access the occupied floor below which could be a hatch and vertical ladder, a 2 ½-inch standpipe with 150 feet of the landing area, two 20A -160B fire extinguishers, a no-smoking sign (or additional such signs), and a fire-pull station. PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. The Southport Office Helipad operator shall limit engine and rotor-system running times to the minimum necessary for safe operations and consistency with helicopter and engine manufacturer recommendations. 2. The operator of the Southport Office Helipad shall employ Helicopter Association International’s Fly Neighborly Program. 3. Helipad operating hours shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Operating hours on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and six o’clock (6:00) p.m. No flights shall be permitted on Sundays. 4. The helipad shall be restricted to a maximum of twelve (12) landings and takeoff per week. 5. The helipad shall be restricted to light-turbine helicopters only, except for larger helicopters in case of an emergency. C. Exhibits Exhibit 1 Environmental Review Committee (ERC) Report Exhibit 2 Neighborhood Detail Map Exhibit 3 Southport Office Complex Helipad Site Plan Exhibit 4 Structural Letter, prepared by Coughlin Porter Lundeen, dated November 9, 2017 Exhibit 5 Aeronautical Study No. ANS 2015-ANM-3277-OE, dated February 8, 2016 Exhibit 6 Advisory Notes to Applicant City of Renton Department of Community & Economic Development Environmental Review Committee Report SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-HERROR! REFERENCE SOURCE NOT FOUND. Report of March 12, 2018 Page 4 of 8 ERC_Report_Southport_Office_Helipad D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The overall site is flat. The proposed helipad use is located on top of a 9-story structure that is currently under construction (Building Permit No. B15005270). When complete, Tower 2 would have a total gross building area of 257,163 square feet (253,156 square feet of office and 4,007 square feet of retail). Tower 2 is anticipated to be complete by December 2018. Mitigation Measures: No further mitigation recommended. Nexus: N/A 2. Air Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and building construction required to complete the proposed project at this site. Project development impacts would include the construction of the concrete helipad, construction of a pathway, and installation of helipad lights and signage. These construction emissions would be temporary impacts to air. Following the project completion, a small amount of emissions would be created by operating the turbine engines of the helicopter(s). Quantities of turbine engine emissions would depend on flight frequency. Turbine engine emissions are anticipated to be minimal over the course of the year when compared to the emissions created by the nearby Renton Airport. The proposed helipad is not anticipated to be in conflict with the Renton Airport. Modern helicopters are able to reduce both noise and emissions by shutting down engines and rotor systems within approximately 30 seconds of landing. As a condition of use, SECO Development, Inc. is anticipated to require helicopter pilots to limit engine running times while on the helipad to minimum durations that are consistent with sound operational policies and engine manufacturer recommendations. No further site specific mitigation for the identified impacts from construction vehicle exhaust or helicopter turbine engine emissions is required. Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Wildlife Impacts: Washington Department of Fish and Wildlife Priority Habitats and Species database lists two (2) bald eagle nests within one mile of the project site. Additionally, osprey presence is documented less than a half mile from the project site. These large birds of prey typically nest and feed over large bodies of open water and would likely fly over the project site. Great blue herons are widespread in western Washington. Outside of breeding, which occurs in tall trees, commonly away from human disturbance, the birds are most often observed in and along rivers, lakes, and City of Renton Department of Community & Economic Development Environmental Review Committee Report SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-HERROR! REFERENCE SOURCE NOT FOUND. Report of March 12, 2018 Page 5 of 8 ERC_Report_Southport_Office_Helipad wetlands. The waters of Lake Washington are likely used by foraging and resting herons throughout the year. The entire project area is highly developed or disturbed. The habita t structure on the property is virtually non-existent. The lack of structural diversity limits food and cover opportunities for most wildlife species, including songbirds and small mammals. Small birds may fly over the site in order to reach the adjacent Gene Coulon Memorial Beach Park, which provides significantly more habitat value than the project site. The general use of helicopters would not be more intense than that of permitted seaplanes, airplanes and vehicular noise from I-405. As a result, the wildlife in this area have adapted to a noisy environment. Mitigation Measures: No further mitigation recommended. Nexus: N/A 4. Energy and Natural Resources Impacts: Electricity would be used to operate the lights required for the helipad. It is anticipated that fewer than 4 amps of power would be necessary to operate all electrical fixtures. Light- emitting diode (LED) electrical fixtures would only be active during landings, takeoffs, loading and unloading procedures. Good helipad design dictates the use of low-light LED fixtures to help pilots maintain adequate night vision. Mitigation Measures: No further mitigation recommended. Nexus: N/A a. Noise Impacts: Temporary construction noise during building of the operational use of the helipad are anticipated. The sound of a helicopter fluctuates with the nearness or proximity of the main rotor, the anti-torque system (tail rotor), the engine(s), and the drive systems. For turbine-powered helicopters, the main rotor and anti-torque system dominate the acoustical signature. The most noticeable acoustical characteristic of a helicopter is the modulation of sound by the relatively slow-turning main rotor. This modulation attracts attention. These temporary noises are not anticipated to create significantly high levels of sound over long intervals. Helicopter noises are not constant due to its periodic impulsive characteristics – they come and then they leave. The noise created by a helicopter is a transient sound and the very nature of the private helipad would generate infrequent uses. At 1,000 feet a light/small helicopter has a decibel level of 65 dB(A). A doubling of height or distance would reduce the level by six to seven dB(A). Helicopters generate the most sound upon landing. Helicopter noise during landings, takeoff, and start-up and cool- down periods is expected with the use. The entire event (landings and takeoffs) normally takes less than a minute to complete. Without mitigation, establishment of a heliport has the potential to create negative impacts on the development of adjacent land. In general, n oise generated by light- turbine helicopters is a primary concern for helipad use. According to the applicant, noise generated by modern light-turbine helicopters continue to be reduced by technological improvements to engines and rotor systems. Modern light-turbine helicopters have considerable reduced noise levels compared to older helicopters with thirty- second post-landing cool-down periods. These periods are required by engine manufacturers to City of Renton Department of Community & Economic Development Environmental Review Committee Report SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-HERROR! REFERENCE SOURCE NOT FOUND. Report of March 12, 2018 Page 6 of 8 ERC_Report_Southport_Office_Helipad allow dissimilar metals to cool thereby reducing component wear. Similar running periods are required prior to takeoff. This is an improvement over engines of just a decade ago that required two-minute cool down times. The applicant is recommending that the helicopters operators would be required to limit engine and rotor-system running times to the minimum necessary for safe operations and consistency with helicopter and engine manufacturer recommendations. No idling for prolonged periods and no hovering would be allowed over the Southport Office Complex. Therefore, staff recommends a SEPA noise abatement mitigation measure that the applicant require the operator of the Southport Office Helipad to limit engine and rotor-system running times to the minimum necessary for safe operations and consistency with helicopter and engine manufacturer recommendations. The applicant indicates that the location of the helipad, near the south end of Tower 2, and the relative arrangement of Tower 2 and Tower 3 are anticipated to have a noise limiting impact on the nearby uses. The nearest residential structures from the proposed helipad are Bristol I and Bristol II located approximately 700 feet north and 400 feet east, respectively. Together The Bristol Luxury Residences include 692 residential units. According to the applicant, the line-of-sight from the Bristol properties is blocked by Tower 2 and Tower 3. Tower 3 extends a considerable distance south of Tower 2, thus blocking visibility of the helipad and reducing noise impacts to the Bristol II complex. In addition, the applicant projects that noise impacts would be reduced due to the parapet wall located on Tower 2 and the approximate 40 foot height difference between Tower 2 and the apartments. The higher flight altitude is anticipated to reduce citizen concerns. In addition to being in close proximity to the residential units, t he helipad is also located near the new 347 Room Hyatt Regency Hotel & Conference Center and Gene Coulon Memorial Beach Park. The applicant considers the helipad complimentary to hotel operations by providing a high-end feature to serve clients. The applicant is anticipating a helicopter flight operations to be conducted south of Tower 2, which is south of the hotel. Flight path is critical when mitigating sound. However, the City of Renton cannot regulate flight paths. The Federal Aviation Administration (FAA) regulates most aspects of flight. According to the applicant, primary concepts of the Helicopter Association International’s (HAI) Fly Neighborly Program would be employed at this helipad. “Fly Neighborly” is used by helicopter operators as an effective voluntary program to minimize noise levels in urban communities. Also, “Fly Neighborly” procedures include noise abatement techniques for use in daily operations, such as avoiding noise -sensitive areas, flying at airspeeds consistent with minimum noise output, using steeper descents and ascents, gradual and smooth control inputs, and eliminating sharp turns. Therefore, staff recommends a SEPA noise mitigation measure that the applicant require the operator of the Southport Office Helipad to employ Helicopter Association International’s (HAI) Fly Neighborly Program. The helipad would be located east of the Renton Municipal Airport, west of the I-405 Freeway and south of Lake Washington. According to the applicant, the proposed helipad is expected to have minimal effect on adjacent properties due to the existing high level of noises generated by aircraft from the airport, vehicular traffic from I-405, boat and seaplane activity on Lake Washington, Boeing plant operations, and general activities/events found in metropolitan areas such as street traffic and emergency vehicle sirens. Thus, the rise above the ambient noise level could be almost indistinguishable due to the very low frequency and duration. The frequency of the helicopter trips, including the number of takeoffs and landings or the hours of operation, was not identified by the applicant. Due to the proximity to the hotel, apartments, and City of Renton Department of Community & Economic Development Environmental Review Committee Report SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-HERROR! REFERENCE SOURCE NOT FOUND. Report of March 12, 2018 Page 7 of 8 ERC_Report_Southport_Office_Helipad public parks the helipad could alter the quality of life if utilized regularly and without curfews for arrivals and departures. In order to reduce the impact of the noise generated by the helipad, staff is recommending three additional mitigation measures to reduce the noise levels and noise duration impacts: 1) Helipad operating hours shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Operating hours on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and six o’clock (6:00) p.m. No flights sh all be permitted on Sundays; 2) The helipad shall be restricted to a maximum of twelve (12) landings and takeoff per week; and 3) The helipad shall be restricted to light-turbine helicopters only, except for larger helicopters in case of an emergency. Mitigation Measures: 1. The Southport Office Helipad operator shall limit engine and rotor-system running times to the minimum necessary for safe operations and consistency with helicopter and engine manufacturer recommendations. 2. The operator of the Southport Office Helipad shall employ Helicopter Association International’s (HAI) Fly Neighborly Program. 3. Helipad operating hours shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Operating hours on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and six o’clock (6:00) p.m. No flights shall be permitted on Sundays. 4. The helipad shall be restricted to a maximum of twelve (12) landings and takeoff per week. 5. The helipad shall be restricted to light-turbine helicopters only, except for larger helicopters in case of an emergency. Nexus: RMC 4-9-070, Environmental Review Procedures and RMC Chapter 7, Noise Level Regulations. 5. Aesthetics Impacts: When completed, Tower 2 would be 177 feet above mean sea level and 125 feet above finished grade. No views in the immediate vicinity would be altered or obstructed with the addition of the helipad on top of Tower 2. The helipad structure would not be visible to the general public. During use, helicopters may be somewhat visible on the roof. The helicopter would not be considered aesthetically displeasing. Mitigation Measures: No further mitigation recommended. Nexus: N/A 6. Light and Glare Impacts: During the hours of darkness a lighted wind indicator would be visible to those within the line of sight. Helipad perimeter lights would not be visible to the public nor would they create high levels of glare due to LED technology. Glare is not expected to be created by any element of the helipad or helicopter. Mitigation Measures: No further mitigation recommended. Nexus: N/A City of Renton Department of Community & Economic Development Environmental Review Committee Report SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-HERROR! REFERENCE SOURCE NOT FOUND. Report of March 12, 2018 Page 8 of 8 ERC_Report_Southport_Office_Helipad 7. Transportation Impacts: The Southport Office Complex is served by a private internal road network within the Southport development, Lake Washington Blvd N, I-405, along with several other local roads. The proposal is not expected to create any new vehicle trips nor would the helipad reduce the need for onsite vehicle parking. Given the overall proximity to the Renton Airport, the helicopters coming and going are not anticipated to be a dangerous distraction to drivers or a hazard to nearby pedestrians. On February 8, 2016, the Federal Aviation Administration conducted an aeronautical study (ANS 2015-ANM-3277-OE) concerning Building OSP Building #2. The aeronautical study revealed that the structure does not exceed obstruction standards and it would not be a hazard to air navigation. The FAA determination expired on August 8, 2017 (Exhibit 5). The applicant would need to complete all required FAA Forms to construct or otherwise establish a new helipad. Mitigation Measures: No further mitigation recommended. Nexus: N/A 8. Public Services Impacts: The helipad is not anticipated to create a need for additional services, unless in the event of an accident or incident. The helipad would be constructed to comply with appli cable building and fire codes. Mitigation Measures: No further mitigation recommended. Nexus: N/A E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”  Copies of all Review Comments are contained in the Official File and are also attached to this report (Exhibit 6). The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on March 30, 2018. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained f rom the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. TRUE NORTH HYATT REGENCY HOTEL SOUTHPORT OFFICE COMPLEX THREE TOWERS PROPOSED HELIPAD BRISTOL I BRISTOL II SOUTHPORT OFFICE HELIPAD CONDITIONAL USE PERMIT APPLICATION NEIGHBORHOOD DETAIL MAP AIRSAFE PO BOX 287 GREENBANK, WA 98253 (360) 678-0345 1" = 200' PROPERTY BOUNDARY SCALE 1" = 40' SOUTHPORT OFFICE COMPLEX HELIPAD 1/30/2018 65'-4"55'-8" 30' 30' 306'-5" 118'-3" Memorandum DATE November 9, 2017 TO Rocale Timmons Seco Development FROM Brian MacRae PROJECT Southport Office CPL PROJECT # S140194-11 SUBJECT Helipad Tower 2 Structure ATTACHMENTS N/A The area for the helipad is bounded by grids 11-12 and M.5-N.5 at the roof of tower 2. The structural system is an 8” post-tensioned concrete slab with 16” post-tensioned wide-shallow beams in the E-W direction on column lines. The slab and wide-shallow beams are supported by concrete columns which are supported by pile caps at the foundation. The helipad load-bearing area is 30’ by 30’ (900 SF) in size. The helipad has adequate capacity to meet at a minimum the loading requirements of the 2015 IBC section 1607.6. The helipad is capable of accommodating helicopters weighing up to 10,000 pounds. The following loading combinations were used in the design of the helipad which meet and at times exceed those of the 2015 IBC: 1. Dead load, D, plus the gross weight of the helicopter, Dh, plus snow load, S. 2. Dead load, D, plus two single concentrated impact loads, L, approximately 8 feet apart applied anywhere on the landing area, having a magnitude of 0.75 times the gross weight of the helicopter. Both loads acting together total one-and-one half times the gross weight of the helicopter. 3. Dead load, D, plus a uniform live load, L, of 100 psf. Brian MacRae, P.E., S.E. Project Manager Mail Processing Center Federal Aviation Administration Southwest Regional Office Obstruction Evaluation Group 10101 Hillwood Parkway Fort Worth, TX 76177 Aeronautical Study No. 2015-ANM-3277-OE Page 1 of 4 Issued Date: 02/08/2016 Derek Janke Offices at Southport LLC 1083 Lake Washington Blvd Suite 50 Renton, WA 98056 ** DETERMINATION OF NO HAZARD TO AIR NAVIGATION ** The Federal Aviation Administration has conducted an aeronautical study under the provisions of 49 U.S.C., Section 44718 and if applicable Title 14 of the Code of Federal Regulations, part 77, concerning: Structure:Building OSP Building #2 Location:Renton, WA Latitude:47-30-06.93N NAD 83 Longitude:122-12-13.68W Heights:22 feet site elevation (SE) 156 feet above ground level (AGL) 178 feet above mean sea level (AMSL) This aeronautical study revealed that the structure does not exceed obstruction standards and would not be a hazard to air navigation provided the following condition(s), if any, is(are) met: It is required that FAA Form 7460-2, Notice of Actual Construction or Alteration, be e-filed any time the project is abandoned or: _____ At least 10 days prior to start of construction (7460-2, Part 1) __X__ Within 5 days after the construction reaches its greatest height (7460-2, Part 2) Based on this evaluation, marking and lighting are not necessary for aviation safety. However, if marking/ lighting are accomplished on a voluntary basis, we recommend it be installed and maintained in accordance with FAA Advisory circular 70/7460-1 L. The structure considered under this study lies in proximity to an airport and occupants may be subjected to noise from aircraft operating to and from the airport. Any height exceeding 156 feet above ground level (178 feet above mean sea level), will result in a substantial adverse effect and would warrant a Determination of Hazard to Air Navigation. This determination expires on 08/08/2017 unless: Page 2 of 4 (a)the construction is started (not necessarily completed) and FAA Form 7460-2, Notice of Actual Construction or Alteration, is received by this office. (b)extended, revised, or terminated by the issuing office. (c)the construction is subject to the licensing authority of the Federal Communications Commission (FCC) and an application for a construction permit has been filed, as required by the FCC, within 6 months of the date of this determination. In such case, the determination expires on the date prescribed by the FCC for completion of construction, or the date the FCC denies the application. NOTE: REQUEST FOR EXTENSION OF THE EFFECTIVE PERIOD OF THIS DETERMINATION MUST BE E-FILED AT LEAST 15 DAYS PRIOR TO THE EXPIRATION DATE. AFTER RE-EVALUATION OF CURRENT OPERATIONS IN THE AREA OF THE STRUCTURE TO DETERMINE THAT NO SIGNIFICANT AERONAUTICAL CHANGES HAVE OCCURRED, YOUR DETERMINATION MAY BE ELIGIBLE FOR ONE EXTENSION OF THE EFFECTIVE PERIOD. This determination is based, in part, on the foregoing description which includes specific coordinates , heights, frequency(ies) and power . Any changes in coordinates , heights, and frequencies or use of greater power will void this determination. Any future construction or alteration , including increase to heights, power, or the addition of other transmitters, requires separate notice to the FAA. This determination does include temporary construction equipment such as cranes, derricks, etc., which may be used during actual construction of the structure. However, this equipment shall not exceed the overall heights as indicated above. Equipment which has a height greater than the studied structure requires separate notice to the FAA. This determination concerns the effect of this structure on the safe and efficient use of navigable airspace by aircraft and does not relieve the sponsor of compliance responsibilities relating to any law, ordinance, or regulation of any Federal, State, or local government body. Any failure or malfunction that lasts more than thirty (30) minutes and affects a top light or flashing obstruction light, regardless of its position, should be reported immediately to (877) 487-6867 so a Notice to Airmen (NOTAM) can be issued. As soon as the normal operation is restored, notify the same number. If we can be of further assistance, please contact our office at (202) 267-3215. On any future correspondence concerning this matter, please refer to Aeronautical Study Number 2015-ANM-3277-OE. Signature Control No: 269629960-280429997 ( DNE ) Kerryaine Yarber Technician Attachment(s) Map(s) Page 3 of 4 TOPO Map for ASN 2015-ANM-3277-OE Page 4 of 4 Sectional Map for ASN 2015-ANM-3277-OE DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 1 LUA18-000115 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. This permit shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Ian Fitz-James, 425-430-7288, IFitz-James@rentonwa.gov) 1. See Attached Development Engineering Memo dated March 8, 2018. Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. Proposed helistop shall comply with Section 2007 of the International Fire Code, 2015 Edition. 2. Fuel spill control shall be provided. 3. Proper exit stair shall be provided. 4. Fire Standpipe shall be provided. 5. A type 80BC rated portable fire extinguisher shall be provided. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. Reviewed, no comment. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Reviewed, no comment. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. Reviewed, no comment. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Reviewed, no comment. K:\Projects\2014\PR14000082_SOUTHPORT\LUA18000115\08.Review Comments - Drafts\C_Civil Advisory Notes LU17000115_180308_v1.docx DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:March 8, 2018 TO:Clark Close, Senior Planner FROM:Ian Fitz-James, Civil Engineer III SUBJECT:Utility and Transportation Comments for Southport Helipad LUA18-000115 I have reviewed the application for the Southport Helipad proposed for the roof of Tower 2 in the Southport Office Towers located at 1101 Lake Washington Boulevard N. and have the following comments: WATER COMMENTS 1.Any standpipe that is required to serve the helipad that is connected to the City’s water system must be protected by an approved backflow prevention assembly. SEWER COMMENTS 1. The proposal will not require any sanitary sewer improvements. STORM DRAINAGE COMMENTS 1. Based on the information provided in the application and further review of the 2017 Renton Surface Water Design Manual (RSWDM) and the 2014 Washington Department of Ecology Stormwater Management Manual for Western Washington (SWMMWW), the City does not consider the helipad to be pollution generating impervious surface (PGIS). No additional stormwater improvements will be required for the proposed helipad. The approved drainage plans and technical information report on file for the Southport Office Towers already accounts for the helipad surface as non-pollution generating impervious surface. a) The 2017 RSWDM defines “PGIS” as surfaces subject to vehicular use, industrial activities, or storage of erodible or leachable materials, wastes, or chemicals and that receive direct rainfall or the run-on or blow-in of rainfall. The 2017 RSWDM also defines “subject to vehicular use” as a surface regularly used by motor vehicles including but not limited to motorcycles, cars, trucks, buses, aircraft, tractors, and heavy equipment. The definition goes on to provide examples of surfaces subject to vehicular use and not subject to vehicular use. The following surfaces are considered regularly used by motor vehicles by the 2017 RSWDM: roads, un-vegetated road shoulders, bike lanes within the traveled lane of a roadway, driveways, parking lots, unrestricted access fire Southport Helipad – LUA18-000115 Page 2 of 2 March 8, 2018 K:\Projects\2014\PR14000082_SOUTHPORT\LUA18000115\08.Review Comments - Drafts\C_Civil Advisory Notes LU17000115_180308_v1.docx lanes, vehicular equipment storage yards, and airport taxiways and runways. The following surfaces are not considered regularly used by motor vehicles by the 2017 RSWDM: paved bicycle pathways separated from and not subject to drainage from roads for motor vehicles, fenced or restricted access fire lanes, and maintenance access roads with a recurring use of no more than one routine vehicle access per week. b) The 2014 SWMMWW defines vehicular use as the regular use of an impervious or pervious surface by motor vehicles. The 2014 SWMMWW goes on to provide examples of surfaces subject to vehicular use and not subject to vehicular use. The following surfaces are considered subject to regular vehicular use by the 2014 SWMMWW: roads, un-vegetated road shoulders, bike lanes within the traveled lane of a roadway, driveways, parking lots, unrestricted access fire lanes, vehicular equipment storage yards, and airport runways. The following are not considered subject to regular vehicular use by the 2014 SWMMWW: paved bicycle pathways separated from and not subject to drainage from roads for motor vehicles, restricted access fire lanes, and infrequently used maintenance access roads. The proposed helipad is similar in function to that of a restricted access maintenance road which is not considered PGIS by both the 2017 RSWDM and 2014 SWMMWW. The risk of leaking fluids is negligible. There is no pollution being emitting from brake pads since helicopters do not require runways to take off and land. TRANSPORTATION/STREET COMMENTS 1.The proposal will not generate any new traffic and will not require any improvements to the nearby public streets.