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Home My WebLink AboutEx_21_PPT_HEX Logan Six_FINALPublic Hearing Logan SixLUA22-000283 February 11, 2025 Alex Morganroth Principal Planner Project Site 2 RENTON AIRPORT •340 Logan Ave N (2 parcels) •1.32 acres •Urban Center – 2 (UC -2) Zoning District, Urban Design District ‘C’ Overlay •Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation •Vacant site with some surface parking •High Seismic Hazard Area, Wellhead Protection Area Zone 1, and Wellhead Protection Area Zone 2 present on site (per COR Maps) Image via COR Maps Project Proposal 3 •Applicant requesting Environmental (SEPA) Review and Hearing Examiner Site Plan Review •Proposed Mixed Use Building •170,335 sq. ft. gross floor area •18,868 sq. ft. footprint •91.5 foot max height above grade •97 market rate apartments •6,200 sq. ft. of retail/commercial space, other amenity space on ground floor •104 structured parking stalls (residents and guests), 17 surface parking stalls (retail) •Access o Separate level garages accessed via two new driveways off of N 3rd St and N 4th St o Emergency access via midblock entrance off of Logan Ave N o Surface parking lot access off of Burnett Ave N Site Plan 3 Elevations (West) 3 Elevations (North and South) 3 Elevations (East) 3 Zoning and Land Use Designations 3 •City Center Planning Area •Urban Center – 2 (UC-2) zone, Urban Design District C overlay •Commercial Mixed Use (CMU) Comprehensive Plan Land Use Designation •R-8 zoning to east; UC-2 and R-10 zoning to south (across N 3rd St); UC-2 zoning to west •Attached Dwelling Units – Flats permitted in the UC-2 zone •20% of ground floor required to be commercial/retail use Image via COR Maps Urban Center – 2 (UC -2) Zone 3 •The overall mix and intensity of uses is intended to create an urban rather than suburban character. •Development is expected to include amenities such as gateways, water access (if feasible), and open space. •Intended to allow continuation of airplane manufacturing, as land area formerly occupied by those uses is transformed to combinations of retail, service, office, residential, and civic uses. •Up to ten (10) stories permitted along principal and secondary arterials •Minimum density of 85 du/ac, maximum density of 150 du/ac permitted (see condition of approval related to density) Site Plan Review 5 •Primary access for residents and guests via N 3rd St and N 4th St, emergency access via Logan Ave N at mid-block, and access to 17 surface parking stalls via Burnett Ave N. •Substantial new landscaping proposed around building including 49 new on-site trees, foundation landscaping, and landscaping on rooftop deck. •Adequate pedestrian circulation (if all conditions of approval met) includes pathway along east side of building connecting N 3rd St and N 4th St, side connections from Logan Ave N sidewalk to building entrances, and parking lot connection. •Open space includes corner plaza at SW corner of site in front of retail space, large gateway public plaza at building center (doubles as emergency access), a common rooftop access for residents. •Various design elements incorporated into the building to reduce visual bulk including the center “bridge” and plaza area underneath, significant façade modulation on all sides, and various insets and balconies on the individual units. Public Comments 5 •Duwamish Tribe – cultural resource discovery concerns (see SEPA mitigation measure) •Washington Department of Ecology – dewatering of site due to high ground water levels (see SEPA mitigation measure) •The Boeing Company – two (2) high pressure water (HPW) lines on site within easements (see recommended condition of approval related to utility protection plan) •Approximately 40 comments from 25 individuals, with concerns including but not limited to: •Traffic volumes •Access location •Scale of project in neighborhood •Traffic speeding and illegal parking Access and Transportation 2 RENTON AIRPORT •Two primary access points •N 3rd St access for below grade structured parking •N 4th St access for above grade structured parking •Emergency Access •Utilize existing entrance off of Logan Ave N near midblock •Surface parking lot for commercial •New entrance off of Burnett Ave N Access and Transportation (cont’d) Image via COR Maps Images above via Google Logan Ave N and N 4th St Logan Ave N and N 3rd St Access and Transportation (cont’d) The applicant shall construct intersection controls consistent with those outlined in the Logan Six – Comment Response Memorandum, prepared by Kimley-Horn and Associates, Inc, dated May 9, 2024, and the Traffic Impact Analysis, prepared by Kimley Horn, dated September of 2023, prior to issuance of a certificate of occupancy. The Level of Service (LOS) queuing and safety components of the Traffic Impact Analysis (TIA) shall be subject to a subsequent monitoring plan scheduled after twelve (12) months, but no more than fifteen (15) months, of receiving a certificate of occupancy (Subject Year) with compliance objectives as listed below: •A LOS analysis shall be conducted and demonstrate that all subject intersections (Logan Ave N/N 4th St, Logan Ave N/N 3rd St, Burnett Ave N/N 4th St, Burnett Ave N/N 3rd St, and all project site driveways) comply with city requirements. Including that all subject intersections operate at LOS D or better except for Logan Ave N intersections, which shall operate at LOS E or better; •Queue analysis shall be conducted at the Logan Ave N/N 3rd St intersection; •A safety analysis shall be conducted and demonstrate that all subject intersections comply with city requirements; or •Other acceptable methodology to demonstrate effectiveness of the intersections meets the design intent. •Furthermore, analysis shall be performed for each of the following scenarios: •Subject Year baseline conditions; •Subject Year Without the Project; •Projection of the Subject Year using the 2024 baseline conditions/background growth rates used in the TIA dated September 2023; or •Other similar scenarios to meet the intent. The intent of these scenarios is to determine the project’s actual impacts to the intersections as compared to the impacts modeled at time of land use application modeling. The results of the monitoring plan shall be submitted to the city within 45 days of completion of monitoring plan implementation. The city may require mitigation for impacts caused by the project that are in violation of city standards such as, altering signal phasing, installation of channelization controls such as C-curb, or other similar mitigation measures.To ensure monitoring is performed, the applicant shall post a cash surety with the city in an amount equal to twenty percent (20%) of the transportation impact fee calculated at the time of building permit issuance. The cash surety shall be due prior to issuance of a certificate of occupancy and will be released upon either approval of a monitoring report or implementation of mitigation measures as required by the monitoring report. Critical Areas 2 RENTON AIRPORT •Wellhead Protections Area Zones 1 and 2 Project site located above aquifer within the zone of capture and recharge area for a well or well field owned or operated by the City •High Seismic Hazard Area Areas underlain by soft or loose, saturated soils prone to liquefaction during seismic event Image via COR Maps Environmental Review 5 •Determination of Non-Significance – Mitigated (DNS-M) issued on January 6, 2025 •14-day comment period commenced on January 6, 2025 and ended on January 21, 2025 – no appeals filed •Seven (7) mitigation measures related to geotechnical hazards, aquifer protection, cultural resources, and traffic included. •Compliance with subject measures recommended as condition of approval Recommendation Staff recommends approval of the Logan Six project (File No. LUA24-000218) Hearing Examiner Site Plan Review subject to the 35 conditions of approval in the staff report on pages 51 through 54. Recommended conditions of approval are related to the following: •Requiring lot combination •Updated landscaping plans to include additional movable and permanent landscaping on site •Widening of on-site pathways for better pedestrian connectivity between surface parking and building entrances •Incorporation of additional entry-way architectural elements •Incorporation of additional roof architectural elements •Screening and/or treatments for any blank walls facing a public ROW •Installation of bollards for emergency access off of Logan •Delineation of delivery area for services like UPS, Uber Eats, etc •Provision of a Utility Protection Plan to Boeing’s HPW lines 8