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HomeMy WebLinkAboutSR_ERC Staff Report_200304_v5_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC Staff Report_200304_v5_FINAL ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: March 23, 2020 Project File Number: PR19-000304 Project Name: Boeing Apron E Land Use File Number: LUA19-000145, ECF, SA-H, V-H Project Manager: Alex Morganroth, Senior Planner Owner: The Boeing Company, 737 Logan Ave N, Renton, WA 98055 Applicant/Contact: Mark Clement, PO Box 3707, MC 96-01, Seattle, WA 98124 Project Location: 737 Logan Ave N Project Summary: The applicant, The Boeing Company, is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan Review, and a variance in order to convert an existing parking lot (S1 Lot) into an aircraft production area. The subject property (APN 0723059001) is to the east of the Cedar River along Lake Washington. The site is home to the Boeing 737 plant and associated support buildings and is located in the UC- Urban Center zone. The proposal includes three new outdoor production stalls for aircraft and a new 72,145 sq. ft. (footprint) paint hangar with two bays. The existing fire station west of the proposed building would be retained. A sound-wall and landscape screening is proposed along the Logan Ave N and N 6th St right-of-way. A parking lot with approximately 45 stalls would be constructed south of the proposed new building. All work would occur further than 200 feet from the Cedar River OHWM. Site access is proposed via a connection between the existing Apron D area to the west and the proposed work area. The applicant is requesting a variance in order to seek relief from the parking lot landscaping requirements in RMC 4-4-070. The project will result in new and replaced impervious surfaces, tree removal, and vegetation removal. The applicant submitted a Drainage Report, Geotechnical Report, Traffic Impact Analysis, Noise Study, Light Impingement Study, and Parking Analysis with the application. Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 72,145 SF 139,589 SF Site Area: 6,676,701 SF (153.3 acres) Total Building Area GSF: 151,589 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 Boeing Apron E Staff Report to the Environmental Review Committee LUA19-000145, ECF, SA-H, V-H Report of Error! Reference source not found. Page 2 of 12 SR_ERC Staff Report_200304_v5_FINAL PART ONE: PROJECT DESCRIPTION / BACKGROUND The Boeing Apron E project scope has changed since the initial application was accepted for review on July 16, 2019. Changes include minor deviations from the original architectural design of the paint hangar, retaining the existing fire station instead of relocating to a different site, reducing the number of parking stalls provided from 89 to 45, minor utility rerouting, and no longer constructing the smaller utility building. The updated scope was submitted on February 6, 2020 and review of the project commenced on the following day. The proposed Apron E is located at the current S1 Lot, in the southern portion of Boeing’s Renton campus. The S1 Lot is currently used for vehicle parking. The project will convert the parking lot into an airplane apron for the post- manufacture processing. The new apron will connect the existing Apron D located to the west of the S1 Lot. A new paint hangar will be constructed in the southern portion of Apron E. This hangar will accommodate two 737 planes and will have dimensions of about 225 feet by 290 feet and a maximum height of about 85 feet. Blast fences, approximately 15 feet in height, will be constructed at the north side of Apron E, and a sound wall, about 25 feet in height will be construction along the eastern border. Other onsite structures will include light-weight crew shelters and tool sheds. New underground utilities will include storm, sewer, water, power and communication lines, and stormwater vaults for water quality control. 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 B. Mitigation Measures 1. The applicant shall comply with the recommendations of the geotechnical report prepared by S&EE, dated April 23, 2018, or an updated report submitted at a later date. 2. The applicant shall draft an official agreement covering the curfew hours for all engine run-up testing on the Boeing plant site. The agreement shall be submitted to the Current Planning Project Manager for review at the time of Construction Permit application submittal. The agreement shall be executed by both parties (Boeing and the City of Renton) prior to issuance of the Construction Permit for the Apron E project. 3. The applicant shall submit an updated Noise Study Report that identifies the exact locations of the noise measuring equipment at both the Class A and Class B receiving properties. If sound levels are expected to exceed 10 dBA over the ambient noise levels during any time of day, the applicant should take additional measures to decrease noise levels. The updated Noise Report Study shall include a justification for the metric used to determine an appropriate dBA increase over ambient noise level and information on how the threshold was chosen. The amended Noise Study Report and any additional noise-reducing measures proposed shall be reviewed and approved by the Current Planning Project Manager at the time of Construction Permit submittal review. 4. The applicant shall provide 976 new parking stalls in permanent, dedicated Boeing Employee parking lots. The replacement parking stalls shall be available to employees prior to the removal of the existing S1 parking. A temporary parking solution may be proposed by the applicant in order to provide parking during the construction of Apron E. The temporary solution would be reviewed and approved by the Current Planning Project Manager. A permanent parking solution that provides the 976 new parking City of Renton Department of Community & Economic Development Boeing Apron E Staff Report to the Environmental Review Committee LUA19-000145, ECF, SA-H, V-H Report of Error! Reference source not found. Page 3 of 12 SR_ERC Staff Report_200304_v5_FINAL stalls shall be implemented prior to issuance of the final Certificate of Occupancy for the paint hangar building. 5. The applicant shall pay a transportation impact fee for new trips generated by the project at the time of Building Permit issuance. The number of trips shall be calculated using the PM peak hour rate identified in the ITE for a manufacturing use (0.33). 6. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found all construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’ cultural committees, and the Washington State Department of Archeology and Historic Preservation. 7. The applicant shall submit an Archaeological Monitoring and Inadvertent Discovery Plan MIDP to DAHP and any interested Tribes for review prior to the start of any ground disturbing activities. Documentation of the submittal shall be provided to the City of Renton prior to the issuance of building or construction permits. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Map Exhibit 4: Conceptual Landscape Plan Exhibit 5: Arborist Report, prepared by Urban Forestry Services, Inc, dated June 18, 2019 Exhibit 6: Tree Retention and Land Clearing Plan Exhibit 7: Drainage Report, prepared by DOWL, dated December, 2019 Exhibit 8: Conceptual Drainage/Utilities Plan, prepared by DOWL, dated June 21, 2019 Exhibit 9: Geotechnical Report, prepared by S&EE, dated June 24, 2019 Exhibit 10: Architectural Elevations Exhibit 11: Traffic Memo, prepared by TranspoGroup, dated June 10, 2019 Exhibit 12: Traffic Impact Analysis, prepared by TranspoGroup, dated January, 2020 Exhibit 13: Lighting Impingement Study, prepared by Casne Engineering, dated June 21, 2019 Exhibit 14: Noise Study Report, prepared SSA Acoustics, dated June 10, 2019 Exhibit 15: Construction Mitigation Description Exhibit 16: Renton Field Operator Guide for Curfew Hours D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The subject site is located in an area with a known seismic hazard. As such the applicant submitted a Geotechnical Report, prepared by S&EE, dated June 24, 2019 (Exhibit 9). The analysis in the City of Renton Department of Community & Economic Development Boeing Apron E Staff Report to the Environmental Review Committee LUA19-000145, ECF, SA-H, V-H Report of Error! Reference source not found. Page 4 of 12 SR_ERC Staff Report_200304_v5_FINAL report primarily focused on the area near the proposed footprint of the paint hangar. S&EE relied on the soil characteristics observed in prior geotechnical reports prepared for Boeing, as well as new laboratory testing of nine (9) soil borings collected near the proposed structure. Similar to the results of previous borings across the site, the new borings found fill approximately three to seven feet (3’-7’) in thickness primarily consisting of well-compacted pitrun (mix of sand and gravel). Native alluvial soils with varying degrees of density then extend approximately 100 feet below the fill. Older alluvial soils consisting of medium dense to dense sand, silt and silty clay have been found up to a depth of approximately 170 feet in other areas on the Boeing site. Ground water monitoring wells were installed in seven of the nine borings. Water was found at depths ranging from 7.7 feet to 8.4 feet beneath the surface during analysis between December 2018 and March 2019. The geotechnical report concluded that the project site is located in an area of high liquefaction potential due the close proximity to the Seattle Fault. Due to the high potential for liquefaction near the project area during an earthquake, the report finds the use of a conventional spread concrete footings to be infeasible for the proposed structure. Instead, the report recommends the use of 20-inch diameter Augercast piles drilled to a depth of approximately 75 feet bgs (below ground surface). S&EE recommends that the Augercast piles be installed by an experienced piling contractor due to the various quality control measures necessary and the complexity of the installation process. S&EE estimates that due to the characteristics of the soil and ground water table during testing, approximately four to six inches (4”-6”) of settlement is possible under the proposed floor load. The report recommends preloading the slab area to pre-induce the settlement prior to construction. In addition, the utilizing shallow foundations such as spread footings and mats for the light-weight structures such as the blast fence and sound walls. Due to the specific recommendations outlined in the geotechnical report related to the soil conditions on the site, staff recommends as a mitigation measure that the applicant comply with the recommendation in the provided report or an updated report submitted with the building permit. The geotechnical report would be required to be submitted with the building permit application for the construction of the paint hangar building and compliance with the recommendations would be reviewed at that time. The applicant has indicated the project would result in approximately 365,772 square feet of replaced impervious area. The project would not increase the impervious coverage on-site overall. Total earthwork quantities were estimated at 30,800 cubic yards of excavation and 19,200 cubic yards of fill. Mitigation Measures: The applicant shall comply with the recommendations of the geotechnical report prepared by S&EE, dated April 23, 2018, or an updated report submitted at a later date. Nexus: SEPA Environmental Review, RMC 4-4-060 Grading, Excavation and Mining Regulations 2. Air Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and building construction required to complete the proposed project at this site. Project development impacts during construction activities may include dust as a result of concrete cutting and utility work, as well as exhaust from construction vehicles, equipment and/or machinery. These emissions would be temporary and are anticipated to rapidly dissipate. Dust control would be mitigated through the use of temporary erosion control measures, watering or other best management practices as identified in the construction mitigation memo provided by the applicant (see Exhibit 14). Operations within the paint hangar also have the potential to impact air quality on and near the site. Volatile organic compounds and other hazardous air pollutants are present in the paint used on the airplanes and have the potential to be dangerous to both humans and environmental health. The applicant has proposed the mitigation of the potential impacts through the use of Best Available Control Technologies such as filtering particulate matter and other air pollutants from the paint exhaust and limiting the concentrations of certain organic compounds used in the painting process. In addition, City of Renton Department of Community & Economic Development Boeing Apron E Staff Report to the Environmental Review Committee LUA19-000145, ECF, SA-H, V-H Report of Error! Reference source not found. Page 5 of 12 SR_ERC Staff Report_200304_v5_FINAL operations on the site would be required to meet all applicable control standards designated by the Puget Sound Clean Air Agency (PSCAA). The applicant already performs painting on the site and has experience with the challenges and requirements of mitigating impacts to the air. Engine run-ups similar to those already performed on other portions of the site are expected to occur a few times per day in the three outdoor stalls. Although the airplane engine run-ups would release particulate matter into the air from the exhaust, the amount is negligible when compared to the exhaust already released during regular airport operations at the Renton Municipal Airport. Therefore no further site specific mitigation is recommended for the identified impacts from typical vehicle/construction exhaust and additional engine run-ups. In addition, air quality requirements from the PSCAA are expected to adequately mitigate for any impacts created by the painting operations on the site. Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Water a. Storm Water Impacts: The applicant submitted a Preliminary Drainage Plan and Technical Information Report (TIR) prepared by DOWL, dated December 2019 (Exhibits 7 and 8). The project contains greater than 2,000 square feet of replaced impervious surface and therefore the development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Lake Washington and Cedar River Drainage Basin. All nine core requirements and the six special requirements have been discussed in the TIR. The project site is located within the Lake Washington and Cedar River drainage basin. The flowpath from the project site discharge point is less than a half mile to the 100-year floodplain of Lake Washington; therefore, the project qualifies for the direct discharge exemption in accordance with Section 1.2.3.1 of the 2017 RSWDM and must adhere to all requirements thereof. As a commercial site, Special Requirement #4 “Source Controls” per section 1.3.4 in the RSWDM is applicable. In addition, the site is categorized as a “high-use site” per the Definitions section in Chapter 1 of the RSWDM then Special Requirement #5 “Oil Control” per section 1.3.4 in the RSWDM will be applicable. The applicant has elected to provide enhanced water quality treatment prior to discharge via several Linear Modular Wetland systems before entering the outfalls that discharge the stormwater into Lake Washington. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. All impacts to stormwater are anticipated to be addressed through the requirements of the RSWDW and no additional mitigation measures are recommended. Mitigation Measures: No further mitigation recommended. Nexus: N/A 4. Historic and Cultural Preservation Impacts: In the SEPA checklist the applicant indicated that they completed a search of the Washington State Information System of Architectural and Archaeological Records Data. The Checklist concludes that the system did not identify any properties within the project area as being on the historic property inventory or register. City of Renton Department of Community & Economic Development Boeing Apron E Staff Report to the Environmental Review Committee LUA19-000145, ECF, SA-H, V-H Report of Error! Reference source not found. Page 6 of 12 SR_ERC Staff Report_200304_v5_FINAL The northern portion of the airport was once under the surface of Lake Washington. In addition the Black River used to run out of the lake, flow south through the airport and then west. Based on the probability of the subject site being along the banks of an old river channel and lake shore there is a higher likelihood of cultural resources discovery, through ground disturbing activity. As such, staff recommends as a mitigation measure that if any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found all construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’ cultural committees, and the Washington State Department of Archeology and Historic Preservation. The SEPA check list indicates that if any archaeological resources are encountered a professional Archaeologist would be called to assess the significance of the find. Due to parts of the proposed project that would occur under the existing pervious surface, DAHP has recommended that the applicant hire a professional archeologist to monitor ground disturbing activities. In addition, DAHP recommended the applicant prepare an archaeological monitoring and inadvertent discovery plan (MIDP) to be submitted to DAHP and the interested Tribes for review prior to any ground disturbance. Mitigation Measures: 1. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found all construction activity shall stop in accordance with RCW 27.53.060 and 27.44.020, and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes’ cultural committees, and the Washington State Department of Archeology and Historic Preservation. 2. The applicant shall submit an Archaeological Monitoring and Inadvertent Discovery Plan MIDP to DAHP and any interested Tribes for review prior to the start of any ground disturbing activities. Documentation of the submittal shall be provided to the City of Renton prior to the issuance of building or construction permits. Nexus: SEPA Environmental Review, RCW 27.53 Archaeological Sites and Resources, and RCW 27.44 Indian Graves and Records. 5. Environmental Health a. Environmental Health Hazards Impacts: Materials planned for storage and use on the project site are primary related to the paint facility and include paints water-based and solvent-based cleaning materials, primers, and other materials typically used in an industrial painting operation. The applicant identifies the potential for the materials to impact the environmental, but anticipates that the risk would be mitigated by storing the materials according requirements from PSCAA, the Washington Department of Ecology (DOE), and the Uniform Fire Code. In addition, all activities during construction would be operated in compliance with a DOE construction stormwater permit with requirements for the protection of local waterways from pollutants generated during construction. Therefore potential short-term and long-term impacts to environmental health would adequately mitigated through compliance with the requirements of various state agencies. Mitigation Measures: No further mitigation recommended. Nexus: N/A b. Noise Impacts: The applicant submitted a Noise Study Report for the project prepared by SSA Acoustics and dated June 10, 2019 (Exhibit 14). The report evaluates the noise anticipated at the proposed paint hangar and aircraft stalls and how any noise increases would affect the residential properties to the east of the project site and Renton Memorial Stadium to the south. The study did not identify noise impacts to the Cedar River Trail to the west of the site. The school property is classified as a City of Renton Department of Community & Economic Development Boeing Apron E Staff Report to the Environmental Review Committee LUA19-000145, ECF, SA-H, V-H Report of Error! Reference source not found. Page 7 of 12 SR_ERC Staff Report_200304_v5_FINAL Class B EDNA (Commercial) Receiver and has a noise limit of 60 dba during daytime hours per the maximum noise levels outlined in WAC 173-60-040. The residential uses are classified as a Class A EDNA (Residential) receiver and noise is limited to 57 dBA during daytime house. During the nighttime, defined as the hours between 10:00pm and 7:00am, sound level limits are reduced by 10dBA where the receiving property lies within a residential district of the city (i.e. the residential uses to the east of the project site). Ambient noise levels at the receiving properties were measured during daytime hours and ranged from 57 to 63 dBA depending on time of day. The location and number of receivers used to measure the ambient sound levels was not indicated in the Noise Study Report. The primary source of noise on the project site is expected to be from the engine run-up tests occurring at the three outdoor aircraft production stalls at the north end of the site. Engine run-up testing at the Boeing plant only occurs between hours of 8am and 6pm according to the Renton Field Operator Guide for Curfew Hours document (Exhibit 16). In the past, neither Boeing nor the City have been able to produce a copy of an official agreement signed by both parties and clearly outlining the times of day that engine run-up are permitted. In order to ensure that engine run-up testing on the future Apron E site are covered under an official agreement and to protect neighboring properties from the noise impacts created by the run-ups, staff recommends as a mitigation measure that the applicant draft an official agreement covering the curfew hours for all engine run-ups on the Boeing plant site. The agreement should be submitted to the Current Planning Project Manager for review at the time of Construction Permit submittal. The agreement shall be executed by both parties (Boeing and the City of Renton) prior to issuance of the Construction Permit. According the report, the noise levels created by the engine run-up testing would not exceed ambient noise levels by more than 10 dBA at the receiving properties to the east and south after noise mitigation measures are installed. In order to mitigate for and reduce the noise from operations at the site, the applicant has proposed the construction of a 25-foot tall solid steel sound wall along the east side (Logan Ave N) and north side (N 6th St) of the site (see Exhibit 10). The report calculated that the sound wall would reduce noise levels at the Class A (residential) receiving properties to the east by approximately 15 dBA and at the Class B (commercial) receiving properties to the west by 20 dBA. The estimated max sound levels at the Class A receiving properties is 70 dBA, or approximately 7-13 dBA over the average ambient noise levels. The estimated maximum sound levels at the Class B receiving properties is 60 dBA, or approximately equal to average daytime ambient noise levels. Due to the proximity of the site to residential properties, the potential for noise impacts on nearby residents is expected. Currently, the nearest airplane stall where engine run-ups occur is approximately 800 feet from the nearest residential uses to the east. The future run-ups performed on Apron E would reduce the distance by half and would be approximately 400 feet from the nearest residence. As previously stated, the report did not identify the exact locations used to measure ambient noise levels at the receiving properties. Therefore staff was not able to determine whether or not the proposed sound wall would keep the noise levels under the 10 dBA over the existing ambient noise levels at receiving properties as recommended in the Noise Report Study. In addition, a range of average ambient noise levels was calculated for Class A residential properties. Based on the data in the report, the maximum engine run-up noise levels combined with ambient noise levels at the high end of the evaluated range would result in an increase greater than the 10 dBA over average recommended by the report (approx. 13 dBA over ambient). Therefore in order to ensure that noise levels during engine run-ups do not exceed 10 dBA over ambient noise levels for all Class A properties, staff recommends as mitigation measure that the applicant submit an updated Noise Study Report that identifies the exact locations of the noise measuring equipment at both the Class A and Class B receiving properties. If sound levels are expected to exceed 10 dBA over the City of Renton Department of Community & Economic Development Boeing Apron E Staff Report to the Environmental Review Committee LUA19-000145, ECF, SA-H, V-H Report of Error! Reference source not found. Page 8 of 12 SR_ERC Staff Report_200304_v5_FINAL ambient noise levels, the applicant should take additional measures to decrease noise levels. In addition, the updated Noise Report Study should include a justification for the reason that 10 dBA over ambient noise levels was chosen as an appropriate threshold. The amended Noise Study Report and any additional noise-reducing measures proposed should be reviewed and approved by the Current Planning Project Manager at the time of Construction Permit submittal review. Mitigation Measures: 1. The applicant shall draft an official agreement covering the curfew hours for all engine run-up testing on the Boeing plant site. The agreement shall be submitted to the Current Planning Project Manager for review at the time of Construction Permit application submittal. The agreement shall be executed by both parties (Boeing and the City of Renton) prior to issuance of the Construction Permit for the Apron E project. 2. The applicant shall submit an updated Noise Study Report that identifies the exact locations of the noise measuring equipment at both the Class A and Class B receiving properties. If sound levels are expected to exceed 10 dBA over the ambient noise levels during any time of day, the applicant should take additional measures to decrease noise levels. The updated Noise Report Study shall include a justification for the metric used to determine an appropriate dBA increase over ambient noise level and information on how the threshold was chosen. The amended Noise Study Report and any additional noise-reducing measures proposed shall be reviewed and approved by the Current Planning Project Manager at the time of Construction Permit submittal review. Nexus: SEPA Environmental Review, WAC 193-60-050, RMC 8-7 Noise Level Regulations 6. Aesthetics Impacts: The proposed project represents a large change in the site’s visual presence. Currently the site contains a single one-story building (existing fire station), multiple security/job shacks, and a large surface parking lot. The proposed project involves the construction of a 25 foot tall sound wall and ~70,000 sq. ft. building approximately 95 feet tall. The applicant submitted color renderings and architectural elevations for both the building and sound wall (Exhibit 10). The renderings and architectural indicate an effort by the applicant to add visual interest to both the sound wall and building. Stylized architectural elements designed to mimic the look of an airplane wing has been added to the sound wall and the paint hangar building uses various types of material on the façade. In addition the applicant has proposed additional landscaping between the building/sound wall and ROW in order to provide pedestrian-scale screening to the large building. Additional design elements related to the scale and visual impact of the structure are expected to be reviewed and added during the site plan review process. Therefore measures to limit the visual impact of the project can be added through the site plan review process and no mitigation measures related to aesthetics are recommended. Mitigation Measures: No further mitigation recommended Nexus: N/A 7. Light and Glare Impacts: The applicant submitted a Light Impingement Study prepared by CASNE Engineering and dated January 28, 2020. The study evaluated the potential light impacts on both the residential uses to the east of the site as well as the Cedar River shoreline to the west of the site. The report also analyzed the existing light levels on the site generated by the parking lot lights in the S1 lot. Data was collected with a handheld visible light meter approximately 36 inches above grade at 30-foot intervals around the site perimeter. In addition, data on light levels was collected along the sidewalk east of Logan Ave N and along the sidewalk east of Burnett Ave N. The consultant tested light levels at the night time and found City of Renton Department of Community & Economic Development Boeing Apron E Staff Report to the Environmental Review Committee LUA19-000145, ECF, SA-H, V-H Report of Error! Reference source not found. Page 9 of 12 SR_ERC Staff Report_200304_v5_FINAL that existing ambient lights levels in the residential neighborhood were ranged from 0.1 to 1.5 foot- candles. The project proposal includes the installation of six (6) 440W LED fixtures mounted on 36-foot tall poles near the three outdoor stalls, two (2) 188W LED fixture mounted on a 20-foot tall poles near the northeast corner of the site, eight (8) 288W LED fixtures mounted on 40-foot tall poles in the associated parking lot, and wall-pack lights ranging from 10W to 300W on the four paint hangar facades. The consultant modeled future light levels and compared the results with the existing light conditions in the surrounding area. The results of the modeling found minimal (less than 0.1 foot-candle) in light levels directly outside of the perimeter of the site. Light levels at aboth Cedar River shoreline (approximately 550 feet from the site) and residential homes to the east (approximately 400 feet from the site) would not increase according to the study. Therefore no light impacts on the environment or neighboring properties are anticipated as after completion of the project. Mitigation Measures: No further mitigation recommended. Nexus: N/A 8. Transportation Impacts: The applicant submitted two separate documents prepared by Transpogroup related to potential transportation impacts created by the project. The documented submitted with the original submittal, a Traffic Memo prepared in June of 2019 (Exhibit 11), includes a review of Boeing’s parking supply and demand, traffic pattern shifts in the area, anticipated trip generation, and impacts on local traffic operations. During review of the report, staff determined that the consultant had included the 142 spaces in Lot 10, a temporary parking lot not owned by Boeing, in the calculation for future parking supply. Due to the temporary status of the lot which was being leased by Boeing for employee parking, staff requested an amended traffic memo that removed the Lot 10 spaces from the supply analysis. The applicant provided an updated Traffic Impact Analysis (TIA) prepared by Transpo Group with the requested change after amending their project scope. The updated TIA includes additional data on the expected trips generated and removed the Lot 10 parking stalls from the parking supply calculation (Exhibit 12). The analysis below is based primarily on the information provided in the updated TIA submitted by the applicant after the project scope change, except for the final section of new trips which is based on information included in the original report. The updated Traffic Impact Analysis submitted by the applicant primarily focuses on two transportation- related impacts created by the conversion of the S1 parking lot: impacts to the available parking supply and impacts to traffic operations in the immediate area. In order to compare the impact of the Apron E project on overall parking levels, the report calculated the total parking utilization rate site-wide at peak usage times (1:00pm to 1:30pm and 1:30pm to 2:00pm). According to the report, the times were chosen as they represent the time of day with the highest parking demand due to the overlapping of the two largest employee shifts (1st and 2nd). An existing parking utilization rate of 84% was calculated across all Boeing parking lots (excluding temporary Lot 10) during the peak times, which includes approximately 5,565 stalls. The proposed Apron E improvements would result in the removal of all 976 general purpose parking stalls in the S-1 stalls which would reduce the total supply to 4,634 stalls. If no new parking stalls are added to the supply to make up for the loss in stalls, the report concluded that completion of the Apron E project would result in a parking utilization exceeding 100% during the peak demand periods. The finding indicates that the demand for parking would be equal to or greater than the supply and would create significant parking challenges for employees. In order to provide additional general purpose parking stalls without the need to physically construct additional parking lots, the report recommends that the applicant convert a large number of the standard stalls in the S2, S3, and E7 lots to compact stalls. By converting standard stalls to compact stalls, which have a minimum width requirement approximately six (6) inches less than a standard stall City of Renton Department of Community & Economic Development Boeing Apron E Staff Report to the Environmental Review Committee LUA19-000145, ECF, SA-H, V-H Report of Error! Reference source not found. Page 10 of 12 SR_ERC Staff Report_200304_v5_FINAL (9 feet vs. 8.5 feet) the report estimates a net increase in parking stalls. Although the conversion from standard to compact stalls would undoubtedly result in net increase in parking supply, the report contains conflicting information on the actual number of new stalls that would be added to the supply. In the Chapter 5 – Recommendations section, the report indicates that the conversion would result in approximately 310 additional stalls for a total of 4,944 general purpose stalls, while in Chapter 6 – Summary of Findings, the report indicate that conversion would result in a in 283 additional stalls for a total of 4,917 general-purpose stalls. In addition, the three restriping plan included as exhibits to the report indicates an increase of 121 stalls create by the conversion. The report concludes that the addition of 283 stalls would result in a site-wide parking utilization rate of approximately 95% during the first peak period (1:00pm to 1:30pm) and 94% during the second peak period (1:30pm – 2:00pm). If the counts are incorrect and only 121 new stalls are created as indicated on the preliminary restriping plan, the utilization rate would be approximately 99% for both peak periods. While a parking utilization rate of less than 100% indicates there are technically enough parking stalls to meet demand, it creates an extremely low vacancy rate and would likely result in employees needing additional time to drive around looking for an open space and potentially parking in unauthorized lots not owned by Boeing. According to peer-reviewed research by parking efficiency experts (i.e. Dr. Donald Shoup and Nadav Levy), a vacancy rate of approximately 10-20% yields the most efficient use of a parking lot and significantly reduces “cruising” time by vehicles looking for a space. Due the sprawling nature of Boeing’s employee parking system, the extremely low vacancy rate (i.e. 0-10%) magnifies the issue of excessive cruising for spaces since employees need to access the City’s public roads to search for spaces in adjacent lots. This additional driving results in negative impacts such as greater tailpipe emissions, additional traffic congestion on local roads, and an increase in illegal parking on other properties due to drivers who cannot find an open space in timely manner. These negative externalities caused by low parking vacancy rates are not captured by the calculated utilization rate in the report. In addition, the actual utilization rate is unclear due to the conflicting parking supply data contained in the report. Therefore, in order to ensure the Boeing employee parking network maintains an efficient vacancy rate, reduces the potential for impacts created by parking lot “cruising”, and ensures that known illegal parking on other properties is not exacerbated by this project, staff recommends as a mitigation measure that the applicant provide 976 new parking stalls in dedicated Boeing Employee parking lots. The replacement parking stalls should be available to employees prior to the removal of the existing S1 parking. A temporary parking solution may be proposed by the applicant in order to provide parking during construction of Apron E. The temporary solution would be reviewed and approved by the Current Planning Project Manager. A permanent parking solution that provides the 976 new parking stalls should be implemented prior to issuance of the final Certificate of Occupancy for the paint hangar building. Table 8. Peak Period Parking Demand & Utilization With-Project Recommendations Future With- Project General Purpose Parking Time of Day Supply Additional or Converted Parking Stalls Total General- Purpose Supply Peak Parking Demand Sitewide General- Purpose Utilization 1:00 – 1:30 p.m. 4,634 310 4,944 4,697 95% 1:30 – 2:00 p.m. 4,634 310 4,944 4,653 94% Source: Transpo Group. The second part of the Traffic Impact Analysis analyzes the anticipated project-generated impact on the surrounding roadway network and intersections. The report contains a Level of Service (LOS) analysis for eleven (11) intersections near the project site that includes data on existing conditions, future (2021) conditions without the Apron E project, and future (2021) conditions with the Apron E project. The City of Renton Department of Community & Economic Development Boeing Apron E Staff Report to the Environmental Review Committee LUA19-000145, ECF, SA-H, V-H Report of Error! Reference source not found. Page 11 of 12 SR_ERC Staff Report_200304_v5_FINAL existing LOS for the eleven intersections ranged from A to E during the peak AM and PM hours. In order to evaluate project impacts on traffic, the study compared future with-project operations to future without-project operation. The future without-project analysis contains data from the expected traffic volumes generated by the TopGolf facility proposed for construction approximately one block northeast of the project site near the intersection of N 8th St and Logan Ave N. According to the report, future without-project conditions would result in a lower LOS for four intersections when compared with existing conditions, including a change from LOS E to LOF F during the PM peak hours at the intersection of Logan Ave N and the S1/E7 Access South. In comparing future with-project conditions to future without-project conditions, the report concluded that the LOS at three intersections is anticipated to decrease by one level within the AM peak hour period (see table below). The project would not result in any intersections decreasing to a LOS F. In addition, one intersection (Logan Ave N and the S1/E7 Access South) would have a LOS D if the project is constructed and a LOS F if the project is not constructed, likely due to the significant reduction in traffic entering and existing the project site after conversion of the S1 lot. Table 7. Future Weekday Peak Hour Intersection LOS Summary 2021 Without-Project 2021 With-Project Intersection LOS Delay WM LOS Delay WM AM Peak Hour 1. Logan Avenue N/N 8th Street B 17 - B 16 - 2. Park Avenue N/N 8th Street B 19 - B 18 - 3. Garden Avenue N/N 8th Street A 6 - A 6 - 4. Lot S6 Access/Internal Road B 12 NBL B 10 SBL 5. Logan Avenue N/N 6th Street C 21 - C 21 - 6. Park Avenue/N 6th Street B 20 - C 21 - 7. Garden Avenue N/N 6th Street A 9 - A 9 - 8. Logan Avenue N/Lot S1/E7 Access North B 15 WB B 15 WB 9. Logan Avenue N/Lot S1/E7 Access South B 12 SBL C 24 WB 10. Park Avenue N/N 5th Street C 19 WBL C 19 WBL 11. Garden Avenue N/N 5th Street A 10 EB B 10 EB PM Peak Hour 1. Logan Avenue N/N 8th Street C 26 - C 26 - 2. Park Avenue N/N 8th Street C 28 - C 28 - 3. Garden Avenue N/N 8th Street A 8 - A 8 - 4. Lot S6 Access/Internal Road B 12 SBL B 11 SB 5. Logan Avenue N/N 6th Street D 38 - D 39 - 6. Park Avenue/N 6th Street D 35 - D 36 - 7. Garden Avenue N/N 6th Street A 9 - A 9 - 8. Logan Avenue N/Lot S1/E7 Access North C 22 WB C 22 WB 9. Logan Avenue N/Lot S1/E7 Access South F 56 WB D 26 WB 10. Park Avenue N/N 5th Street C 18 EB C 18 EB 11. Garden Avenue N/N 5th Street B 11 EBL B 11 EBL LOS = Level of Service (A – F) as defined by the Highway Capacity Manual (TRB, 2000) Delay = Average delay per vehicle in seconds. WM = Worst movement reported for unsignalized intersections. The Public Works Transportation Division reviewed the report and concurs with the findings of the roadway network and intersection analysis; therefore additional mitigation measures related to impacts on LOS are not recommended. Although not addressed in the second Traffic Impact Analysis, the original Traffic Memo (Exhibit 11) prepared by Transpogroup identifies a total of 80 new employees that would work on the site in three shifts. The Institute of Traffic Engineers Trip Generation manual identifies two peak hour periods from City of Renton Department of Community & Economic Development Boeing Apron E Staff Report to the Environmental Review Committee LUA19-000145, ECF, SA-H, V-H Report of Error! Reference source not found. Page 12 of 12 SR_ERC Staff Report_200304_v5_FINAL 6:00am to 9:00am (AM Peak Hour) and from 4:00pm to 6:00pm (Peak Hour). According to the report, the anticipated shift times for the site are as follows: 1st Shift – Starts between 5:00am and 7:00am, ends between 1:30pm and 3:30pm 2nd Shift – Starts between 1:30pm and 3:30pm, ends between 10:00pm and 12:00am 3rd Shift – Starts between 10:00pm and 12:00am, ends between 5:00am and 7:00am. The report assumes one trip per employee. Due to the anticipated shift changes mostly falling outside of both AM and PM peak hours, the report identifies 14 trips during the AM peak hours and 0 trips during the PM peak hours. Per recommendations in the ITE manual and requirements in City of Renton code, transportation impact fees are only assessed on new PM peak hour trips. Therefore according to the applicant, the project would not be subject to a transportation impact fees even though new trips would be generated as a result of the project. Due to the utilization of a 24-hour, multi-shift workforce, a type of commute pattern not identified in the ITE manual, new trips to the Boeing plant frequently fall outside of the typical commuting (peak) hours and aren’t subject to code-required impact fees. However, the additional trips occurring outside of the peak hour periods still result in additional vehicles on local roads and exacerbate issues such as traffic congestion and road wear that impact fees are designed to mitigate. Therefore utilizing the typical metric of new PM peak hour trips to determine traffic impacts does accurately reflect of the actual impacts created by the additional trips that fall outside of the PM peak hour range. The ITE Trip Generation Manual identifies an average rate of 0.33 PM peak trips per employee for a use designated as “manufacturing” based data collected from a variety of manufacturing uses. In order to more accurately mitigate the impacts created by the additional trips resulting from operations on the new Apron E, staff recommends as a mitigation measure that the application be assessed an impact fee for the new trips. The number of trips should be calculated using the PM peak hour rate identified in the ITE manual for a manufacturing use. Mitigation Measures: 1. The applicant shall provide 976 new parking stalls in permanent, dedicated Boeing Employee parking lots. The replacement parking stalls shall be available to employees prior to the removal of the existing S1 parking. A temporary parking solution may be proposed by the applicant in order to provide parking during the construction of Apron E. The temporary solution would be reviewed and approved by the Current Planning Project Manager. A permanent parking solution that provides the 976 new parking stalls shall be implemented prior to issuance of the final Certificate of Occupancy for the paint hangar building. 2. The applicant shall pay a transportation impact fee for new trips generated by the project at the time of Building Permit issuance. The number of trips shall be calculated using the PM peak hour rate identified in the ITE for a manufacturing use (0.33). Nexus: SEPA Environmental Review, RMC 4-1-190 Impact Fees, ITE Trip Generation Manual (10th Edition) E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”  Copies of all Review Comments are contained in the Official File and may be attached to this report. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Boeing Apron E Land Use File Number: LUA19-000145, ECF, SA-H, V-H Date of Meeting March 23, 2020 Staff Contact Alex Morganroth Senior Planner Project Contact/Applicant Mark Clement, PO Box 3707, MC 96-01, Seattle, WA 98124 Project Location 737 Logan Ave N The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Map Exhibit 4: Conceptual Landscape Plan Exhibit 5: Arborist Report, prepared by Urban Forestry Services, Inc, dated June 18, 2019 Exhibit 6: Tree Retention and Land Clearing Plan Exhibit 7: Drainage Report, prepared by DOWL, dated December, 2019 Exhibit 8: Conceptual Drainage/Utilities Plan, prepared by DOWL, dated June 21, 2019 Exhibit 9: Geotechnical Report, prepared by S&EE, dated June 24, 2019 Exhibit 10: Architectural Elevations Exhibit 11: Traffic Memo, prepared by TranspoGroup, dated June 10, 2019 Exhibit 12: Traffic Impact Analysis, prepared by TranspoGroup, dated January, 2020 Exhibit 13: Lighting Impingement Study, prepared by Casne Engineering, dated June 21, 2019 Exhibit 14: Noise Study Report, prepared SSA Acoustics, dated June 10, 2019 Exhibit 15: Construction Mitigation Description Exhibit 16: Renton Field Operator Guide for Curfew Hours