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HomeMy WebLinkAboutSR_ERC_Report_Southport_West_221114_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC_Report_Southport_West_221114_v1 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: November 14, 2022 Project File Number: PR22-000230 Project Name: Southport West Land Use File Number: LUA22-000284, SA-M, SA-H, ECF Project Manager: Clark H. Close, Principal Planner Owner: Southport West LLC, 1133 Lake Washington Blvd N, Ste 90, Renton, WA 98056 Applicant/Contact: Bhavik Rao, Urbancraft Consulting LLC, 12322 94th Ave NE, Kirkland, WA 98034 Project Location: 9XX Lake Washington Blvd N, Renton, WA 985056 (APNs 082305-9191 and -9178) Project Summary: The applicant is requesting Master Plan Review, Hearing Examiner Site Plan Review and Environmental (SEPA) Review for the construction of the southerly portion of the Southport Development. The proposed 10.09-acre expansion of Southport would be located at the former Puget Sound Energy (PSE) Substation and PSE utility parcels in the Urban Center-2 (UC-2) zone and the Urban Design District ‘C’. The proposed project includes five (5) nine-story mid-rise buildings with roughly 1,250,000 sf of office and roughly 50,000 sf of retail development in multiple phases: Phase I – Towers 1 and 2 with the garage podium, Phase II – Towers 3 and 4 with garage podium, and Phase III – Tower 5. A fourth and final phase is being considered for a sixth tower with 130,000 sf for office and retail at the southwest corner of the site. The project could reach as high as 1.6 million gross sf. Parking for 2,207 vehicles would be provided in a shared 4- and 5-level parking garage and 57 spaces are proposed as on-street parking. Access to Southport West would be provided by Park Ave N and Lake Washington Blvd N. The site is generally level and consists of gravel yard and asphalt, a Puget Sound Energy switchgear, and an office/warehouse building. The site contains high seismic hazard areas, Johns Creek, and regulated slopes. No significant trees are proposed to be removed. The applicant has submitted a Preliminary Geotechnical Report, Technical Information Report, Traffic Impact Analysis, and Stream Assessment and Final Mitigation Plan with the application. Exist. Bldg. Area SF: 19,311 Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 251,420 SF 1.2 to 1.6 million SF Site Area: 10.09 acres Total Building Area GSF: 1.2 to 1.6 million STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Significance DS. Lake Washington DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433 City of Renton Department of Community & Economic Development Southport West Staff Report to the Environmental Review Committee LUA22-000284, SA-M, SA-H, ECF Report of November 14, 2022 Page 2 of 12 SR_ERC_Report_Southport_West_221114_v1 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant, Southport West LLC, is requesting Master Plan Review, Hearing Examiner Site Plan Review and Environmental (SEPA) Review for the construction of Southport West. Southport West is the completion of the southerly portion of the Southport Development located at the south end of Lake Washington Blvd N (Exhibits 2 and 3). The proposed expansion of the “Gateway” Southport campus would be located on a portion of the former Shuffleton Steam Plant site that was built in 1929 on ground leveled by dredge-and-fill activities. The plant, which was located directly north of the property, was an oil-fired, steam-powered electricity-generating plant from 1929 to 1989. The Shuffleton Steam Plant was demolished in the mid-1990s, and a comprehensive environmental cleanup was completed at that time over many years. Clean-up actions involved excavation of impacted soil associated with spills, leaks, USTs, and installation and operation of an air sparge system to treat contaminants of concern in groundwater. No known impacted soil or groundwater at the property is anticipated during redevelopment activities proposed on the 10.09-acre former Puget Sound Energy (PSE) Substation and PSE utility parcels (APNs 082305-9191 and -9178). The site is generally about 1,000 feet south of the southern edge of Lake Washington, south of the existing Southport hotel and office development. The two (2) parcels are located in the Urban Center-2 (UC-2) zone and the Urban Design District ‘C’. The site is proposed to be developed a LEED certified project with five (5) high mid-rise buildings with approximately 1,250,000 square feet of office and 50,000 square feet of retail development in multiple phases. The proposed first three phases would be developed as follows: Phase I – Towers 1 and 2 with the garage podium (July 2023 – July 2027), Phase II – Towers 3 and 4 with garage podium (July 2027 – July 2031), and Phase III – Tower 5 (post July 2031). Phases 1-3 would start on the south side of the site (closer to Boeing) and would develop to the north side of the lot (closer to Gene Coulon Memorial Beach Park). A fourth and final phase is being considered for a sixth tower with 130,000 square feet for office and retail at the south corner of the development near the intersection of Park Ave N and 757th Ave NE. The phased development could reach as high as 1.6 million gross square feet. The proposed nine-level development would be built at the same height and scale as the existing Southport offices with an overall height of approximately 154 feet above average grade (Exhibit 7). The proposed building materials include a combination of curtain wall, stone, concrete, and steel. Parking for approximately 2,207 vehicles would be provided in a shared 4- and 5-level parking garage and approximately 57 spaces are proposed as on-street parking (Exhibit 22). The parking area would provide electric vehicle charging station. In addition, the applicant is proposing to work closely with PSE for the engineering and capacity needs of the development in order to relocate the powerlines and utility switchgear (an active PSE electrical facility) adjacent to Johns Creek. Vehicular access to Southport West would be provided by Park Ave N, Lake Washington Blvd N, and the addition of an internal center road and frontage road. The center road is anticipated to improved visitor circulation and would sit between phase-one offices and phase-two offices. The new frontage road to the south, north of the railroad tracks, is anticipated to create an east west connection to visitors, as well as adding and enhancing pedestrian and vehicular access to The Landing and Gene Coulon Memorial Beach Park. The site is generally level and consists of gravel yard and asphalt, a Puget Sound Energy switchgear, and an office/warehouse building. The site contains hig h seismic hazard areas and the northeast corner of the site contains Johns Creek and regulated slopes. The soil consists of a loose to medium dense sand, underlain by soft to medium dense silt, then medium dense to dense sand, very soft silt and clay, and finally dense to very dense silty sand. Groundwater was observed in the historical exploration at Southport at depths ranging from 3 to 10 feet below existing grade. Preliminary estimates of cut and fill include approximately 25,000 cubic yards of excavati on and 39,200 cubic yards of fill from an approved source (Exhibit 21). The depth of excavation is anticipated to not exceed approximately two feet (2’) below ground level, except for building cores where excavation would be deeper. Stormwater runoff from pollution generating surfaces would be captured by catch basins and treated in cartridge filter facilities prior to connection into three (3) existing drainage systems. No significant trees are proposed to be removed. Southport is proposing to plant 115 new trees along with a variety of shrubs and perennials to continue the same landscaping style implemented on the existing offices, allowing for light and air between buildings (Exhibit 5). The applicant has submitted a Preliminary Geotechnical Report, Technical Information Report, Traffic Impact Analysis, and Stream Assessment and Final Mitigation Plan with the application. DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433 City of Renton Department of Community & Economic Development Southport West Staff Report to the Environmental Review Committee LUA22-000284, SA-M, SA-H, ECF Report of November 14, 2022 Page 3 of 12 SR_ERC_Report_Southport_West_221114_v1 According to the applicant, SECO and PSE have constructively worked together for nearly two (2) decades, since SECO first purchased 17.5 acres from PSE in 1999. Since then, SECO has bought an additional 8.5 acres in 2020. SECO is in the process of buying additional land to construct the center lane, which is adjacent to the existing parking garage. In addition, SECO is partnering with PSE to do the analysis of the relocation of the powerlines and switchgear as warranted by the development and is anticipating to closely work with PSE for the engineering and capacity needs of the development (Exhibit 20). The adjacent Southport property, and former Shuffleton Steam Plant site, was part of a Planned Action (Ord No. 4804). A Supplemental Environmental Impact Statement (SEIS) was prepared for a portion of the site to consider the potential environmental impacts of a phased mixed-use project on approximately 17 acres of the property. 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 DS with a 14-day appeal period B. Mitigation Measures 1. Additional analysis performed under the preparation of an Environmental Impact Statement (EIS) will establish alternatives to the proposed action as well as identify significant impacts, appropriate mitigation measures, and significant unavoidable adverse impacts that may result from the final proposal. Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Topographic & Boundary Survey Exhibit 5: Landscape Plans Exhibit 6: Architectural Elevations Exhibit 7: Architectural Plans Exhibit 8: Technical Information Report, prepared by Coughlin Porter Lundeen, dated June 24, 2022 Exhibit 9: Civil Plans (Overall Grading Plan, Grading Plans, Overall Stormwater Plan, Stormwater Plans, Overall Utility Plan, Utility Plan) Exhibit 10: Preliminary Geotechnical Report, prepared by Haley & Aldrich, Inc., dated January 2022 Exhibit 11: Transportation Impact Analysis, prepared by TENW, dated June 2, 2022 Exhibit 12: Stream Assessment and Final Mitigation Plan, prepared by GeoEngineers, Inc., dated July 18, 2016 Exhibit 13: Public Comment Emails from Lawrence, Parson, and Porter Exhibit 14: Staff Response to Public Comments from Lawrence, Parson, and Porter DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433 City of Renton Department of Community & Economic Development Southport West Staff Report to the Environmental Review Committee LUA22-000284, SA-M, SA-H, ECF Report of November 14, 2022 Page 4 of 12 SR_ERC_Report_Southport_West_221114_v1 Exhibit 15: Agency Comments from Department of Archaeology & Historic Preservation (DAHP), dated August 29, 2022 Exhibit 16: Staff Response to DAHP Comments, September 27, 2022 Exhibit 17: Agency Comments from Duwamish Tribe, dated August 22, 2022 Exhibit 18: Staff Response to Duwamish Tribe Comments, dated August 25, 2022 Exhibit 19: SEPA Environmental Checklist, dated May 6, 2022 (Updated June 21, 2022) Exhibit 20: Puget Sound Energy, Inc. Agreement Exhibit 21: Construction Mitigation Description Exhibit 22: Parking Metrics Exhibit 23: Notice of Environmental (SEPA) Threshold Determination and ERC Review Committee Report for Park Avenue North Extension Project Exhibit 24: Advisory Notes C. 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: As provided in the applicant’s preliminary geotechnical report prepared by Haley & Aldrich, Inc., dated January 2022 (Exhibit 10) the soil units consist of a loose to medium dense sand with interbedded silt layers, underlain by soft to medium dense silt, then medium dense sand, very soft silt and clay, and finally dense to very dense silty sand. The very loose to medium dense with silty sand at depths of 20 to 50 feet below the existing ground surface has the potential to liquefy during a significant seismic event. The medium dense to dense slightly silty sand was observed in a majority of the historical borings and ranged in thickness from 10 to about 45 feet thick. According to the Report, medium dense to dense sand is generally considered a suitable bearing unit for deep foundations. Additional explorations would be required within the footing of the buildings to provide final geotechnical design recommendations. Groundwater was observed in the historical explorations at Southport at depths ranging from 3 to 10 feet below existing grade. Groundwater levels were generally tied to the level of Lake Washington, which varies by about three (3) feet annually. According to the Report, shallow excavation for construction of pile caps or footing would likely not require a detailed dewatering plan. If excavation depths exceed about seven feet (7’) below existing grade, then a comprehensive dewater ing plan may be required. Deeper excavations would most likely require an active dewatering system using drilled wells or well points. The project site is relatively flat with no existing steep slopes and with most of the existing area ranging from 22 feet to 25 feet (Exhibit 4). There is a gradual decline of three (3) feet from the southeastern point to the northwestern region. The project site is located in a seismically active area. Based on the data from the historical explorations, the geotechnical engineer expects that there is significant risk of liquefaction of the soils at Southport during a significant seismic event. Widespread liquefaction could result in ground surface settlement both below the proposed buildings and in the access areas around the buildings. As a result, the geotechnical engineer is recommending that underslab utilities be hung from the slab and/or grade beams rather than grade-supported. Potential methods of ground improvement at the site include aggregate piers (stone columns), earthquake drains, and soil cement mixing such as jet grout. It’s possible that deep foundations may be used in lieu of ground improvements. Due to the size of the project, the geotechnical engineer anticipates that deep foundations would be used as the primary building DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433 City of Renton Department of Community & Economic Development Southport West Staff Report to the Environmental Review Committee LUA22-000284, SA-M, SA-H, ECF Report of November 14, 2022 Page 5 of 12 SR_ERC_Report_Southport_West_221114_v1 foundation type on the site. For the final design, the geotechnical engineer is recommending using driven piles for two (2) reasons: 1) it is easier to identify the sometimes irregular bearing layer if the piles are driven rather than drilled, and 2) the driving process would increase the soil density and reduce potential for liquefaction. Pile lengths would likely vary across the site. The applicant anticipates approximately 25,000 cubic yards of excavation and approximately 39,200 cubic yards of fill to support the construction of the proposed development. According to the Report, fill is anticipated to be place along the southern portion of the site to be brought up to the same grade as the northern portion (Exhibit 9). Based on past settlement overserved on adjacent sites, the geotechnical engineer estimates that fill placement would likely cause settlement to occur, possibly affecting the adjacent BNSF railway. The geotechnical engineer is recommending performing a settlement analysis with the final design to evaluate the possible effects on the site and the adjacent site. To reduce settlement, the backfill could be offset away from the adjacent railway embankment or lightweight fill be used. In addition, the effects of ground vibrations on adjacent site would need to be evaluated during final design. Geotechnical oversight is an integral part of the site’s design and construction process. For example, the submitted geotechnical report has confirmed the high seismic hazard areas have the potential for liquefaction and were determined to be a significant risk based on historical explorations at adjacent Southport sites. A geotechnical review of the design plans would be performed before the plans are finalized to assist in reducing potential geotechnical impacts. Construction monitoring is anticipated to be required during the foundation and earthwork activities. In this manner, the adequacy of the foundation and earthwork would be evaluated as construction progresses, and appropriate responses to the site conditions would be addressed in the field to ensure compliance with intent and recommendations of the geotechnical report during the project construction stages. For example, when concerns are expressed in the geotechnical report regarding soil stability, staff generally recommends the following as SEPA mitigation measures: i) construction on the project site comply with the recommendations of the submitted geotechnical report and any future addenda; ii) the project geotechnical engineer review the project’s construction and building permit plans to verify compliance with the geotechnical report(s) and submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s); and iii) the geotechnical engineer provide notes on the construction and building permit plans identifying when onsite geotechnical engineer supervision of construction events is recommended. Therefore, to fully assess and appropriately mitigate for potential adverse soil conditions, additional geotechnical and soils analysis via an Environmental Impact Statement (EIS) and evaluation of a range of alternatives is recommended prior to determining appropriate mitigation measures. 2. Air Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and building construction required to develop this site. Project development impacts during construction may include dust as a result of grading and exhaust from construction vehicles and equipment. Dust control would be mitigated using temporary erosion and sedimentation control measures, watering, or other measures to remediate impacts as needed. According to the applicant, the proposed project has been designed to conform to the applicable regulations and standards of agencies regulating air quality, including the Environmental Protection Agency (EPA), Washington State Department of Ecology (DOE), and the Puget Sound Clean Air Agency (PSCAA). Based on the SEPA Environmental Checklist (Exhibit 19), the estimated lifespan emissions estimate for the project is approximately 1,837,767 MTCO2e. Best Management Practices (BMPs) would be instituted to minimize dust created during demolition and excavation activities. Demolition dust would be handled in accordance with Puget Sound Clean Air Agency (PSCAA) regulations and sprinkling during demolition. The applicant would complete a Hazardous Building Materials Survey prior to building demolition to identify any hazardous materials (i.e. asbestos, lead based paint, etc.) associated with the existing buildings. If asbestos is found, Environmental Protection Agency (EPA) and PSCAA regulations would be adhered to relative to removal and disposal. No further site-specific DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433 City of Renton Department of Community & Economic Development Southport West Staff Report to the Environmental Review Committee LUA22-000284, SA-M, SA-H, ECF Report of November 14, 2022 Page 6 of 12 SR_ERC_Report_Southport_West_221114_v1 mitigation for the identified impacts from typical vehicle and construction exhaust is required. Any further analysis of air quality impacts would occur during site plan review. 3. Water a. Wetland, Streams, Lakes Impacts: The applicant submitted a Stream Assessment and Final Mitigation Plan, prepared by GeoEngineers, Inc., dated July 18, 2016 (Exhibit 12) with the project application. Improvements to the surrounding public and private roadways and infrastructure were completed as part of the Southport Development Project that included a waterfront hotel, three (3) office towers, and parking garage , including replacement of three (3) existing pipe culvers used for Johns Creek crossing at the Southport access road from Lake Washington Blvd N. Johns Creek, a Type F stream, is located in the northeast corner of the project site and is considered a Type F (fish-bearing) stream. Johns Creek flows north toward Gene Coulon Memorial Beach Park before eventually draining into Lake Washington, approximately 1,000 feet north of the project area. The stream channel improvements included the removal of the existing pipe culverts under the existing road fill prism, removal of fill, and replacement with a single box culvert sufficient to accommodate the increased road width, convey anticipated stream flows, and provide adequate fish passage. The restoration and enhancement improvements amounted to 2,348 square feet of vegetation within the riparian buffer. Type F streams require a 115-foot buffer measured from the Ordinary High Water Mark (OHWM) with an additional 15-foot building setback beyond the critical area buffer (RMC 4-3-050G.2). The Southport West project has been designed to avoid new impacts to Johns Creek and its associated buffer. According to the applicant, the project does not include any activities that would occur in proximity to Johns Creek. However, to replace existing Puget Sound Energy (PSE) facilities displaced by the project, a separate project installation of electrical substation would need to occur within the currently unvegetated gravel and pavement portion of the stream buffer on the west side of Johns Creek. The project seeks to avoid and minimize impacts to the critical areas and ensure no net loss of overall ecological function. PSE is anticipated to lead engineering design and sizing of the replacement facility as a separate project and would be required to comply with the critical areas regulatio ns associated with that future permit. Any further analysis of stream impacts associated with the Southport West project is anticipated during site plan review and would be required to comply with critical areas regulations. b. Ground Water Impacts: According to the SEPA Environmental Checklist, no groundwater would not be withdrawn for drinking water purposes. The depth of excavation for the majority of the proposed development is anticipated to not exceed approximately two feet (2’) below ground level. However, proposed building cores excavation could extend to a depth of approximately 20 feet (20’) below ground level or into groundwater located approximately seven to 10 feet (7’-10’) below ground level. If excavation occurs below the ground level it is likely that the applicant would require a dewatering system using drilled wells or well points. Dewatering is anticipated to be conducted consistent with applicable City of Renton requirements and would include filtration, de-sedimentation, and the return of water to the system for drainage to Lake Washington (as under current groundwater flow conditions). Any further analysis of groundwater impacts would occur during site plan review. c. Storm Water Impacts: The applicant submitted a Technical Information Report, prepared by Coughlin Porter Lundeen, dated June 24, 2022 (Exhibit 8) with the project application materials. The proposed project would be subject to the requirements of the 2022 City of Renton Surface Water Design Manual (RSWDM). The Southport West development is anticipated to remove 1.13 acres of impervious area. The proposed pollution generating surfaces include asphalt roadway paving and concrete sidewalk DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433 City of Renton Department of Community & Economic Development Southport West Staff Report to the Environmental Review Committee LUA22-000284, SA-M, SA-H, ECF Report of November 14, 2022 Page 7 of 12 SR_ERC_Report_Southport_West_221114_v1 placement. Site parking would be located within underground parking garages with some parallel on- street parking stalls. The remaining site consists of building roof tops, and landscaped areas. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard Matching Existing Conditions and falls within the South Lake Washington Drainage Basin. The existing drainage patterns are divided into north and south halves, with the northern areas draining to the existing PSE Bypass system and the southern areas flowing to Johns Creek. The proposed project meets the criteria for a Full Drainage Review, including water quality requirements. The project site is located within the South Lake Washington drainage basin and 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 may quality for the direct discharge exemption if the project adheres to all requirements of the current RSWDM standards. If 100% of the runoff is able to be directly discharge to major receiving water body (Lake Washington) Basic Water Quality measures would apply and full Drainage Review would take place during the construction permit process. As part of the full Drainage Report, the applicant would be required to complete a conveyance system analysis, including new conveyance pipes within the proposed development and existing conveyance pipes from the development boundary to the outfall in Lake Washington. The Applicant would further be required to demonstrate the outfall is adequately sized to support the added run-off from the development. The proposed drainage improvements would include on-site and off-site conveyance improvements to the PSE Bypass system, connections to the Bristol conveyance system, as well as Johns Creek. The outfall to Johns Creek is proposed to be replaced to meet current City requirements, and to meet the site’s conveyance needs. Additionally, the project site lies within the City’s Existing Peak Flow Control basin and would not be required to provide flow control for the replaced impervious area, provided the existing downstream system has sufficient capacity to safely convey the proposed flows. The included conveyance analysis within the Report seeks to demonstrate that the Bristol and Johns Creek connections have capacity for the additional flows, and with the proposed improvements, the PSE Bypass drainage system would also have the needed capacity. For the PSE Bypass system, runoff generated on the project site discharges through a system of catch basins into an underground drainage tunnel, and ultimately into Lake Washington (Exhibit 9). The distance from the PSE catch basin this project proposes to tie into to Lake Washington is approximately 750 feet. The conveyance analysis as part of this project has identified flooding issues with the existing conveyance system, as well as noted visual minor flooding issues at the current PSE owned site, and the existing Southport Offices and Hotel. To resolve existing flooding issues, as well as to prevent flooding issues from occurring after the proposed development is complete, this project is proposing flood mitigation measures by upsize the connection up to the underground drainage tunnel. Additionally, an overflow conveyance system is being installed as a separate project to resolve some current flooding issues. The conveyance analysis as part of this project has determined that the existing flooding issues would be resolved with the proposed mitigation facilities and upsized conveyance system. Storm drainage improvements are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site would be required to be designed and sized in accordance with current City of Renton Surface Water Design Manual (RSWDM) standards and must account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. Appropriate on-site BMPs would be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application. The final drainage plan and drainage report would be submitted with the civil construction permit application. It is anticipated that the City’s currently adopted 2022 RSWDM would adequately mitigate for any surface water runoff or any other potential surface water impacts that could be generated by the project proposal. DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433 City of Renton Department of Community & Economic Development Southport West Staff Report to the Environmental Review Committee LUA22-000284, SA-M, SA-H, ECF Report of November 14, 2022 Page 8 of 12 SR_ERC_Report_Southport_West_221114_v1 4. Environmental Health a. Noise Impacts: Short-term construction activity-related noise impacts would primarily result from the preparation of the building site and improvements proposed as part of Southport West. Construction activity hours are 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. Haul hours shall be restricted to the hours between eight-thirty (8:30) a.m. and three-thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. All noise levels would be required to comply with City of Renton code (Chapter 7 Noise Level Regulations) and Washington State code (WAC 173-60-040). The anticipated temporary noise impacts would be those commonly associated with mixed-use construction. To fully assess and appropriately mitigate for potential adverse noise impacts, staff recommends additional analysis via an Environmental Impact Statement (EIS) and evaluation of a range of alternatives prior to determining appropriate mitigation measures. 5. Parks and Recreation Impacts: The project site is located southwest of Gene Coulon Memorial Beach Park, a 51.3-acre regional park and facility on the Lake Washington shoreline with a specialized waterfront park and a variety of recreation opportunities, including restaurants, boating facilities and a guarded beach for swimming. According to the 2020 Parks, Recreation and Natural Areas Plan, which implements policies presented in the Renton Comprehensive Plan, there is a demand to enhance and renovate facilities and increase the level of maintenance at these sites to handle current park use and ensure a quality user experience. The City of Renton Parks & Recreation Department (“Parks & Recreation”) is concerned about the impacts the proposed development would have on Gene Coulon Memorial Beach Park and the new needs it would generate from the park given the park is already a high traffic park site and is often at or over capacity on holidays and during summer months. The proposed new development is estimating over 10,000 new weekday daily trips, 9,650 employees, and 6,000 miscellaneous special event visitors, at this scale it is anticipated to increase the demand for and impact on park facilities. Currently, no park impact fees are collected for office and retail development, which would result in no revenue available to increase capacity to meet the increased needs as a generated by the development. To offset the impacts that the new development creates, Parks & Recreation is recommending the project complete the following: 1) provide bicycle and pedestrian infrastructure on the proposed frontage road to create an extension of Eastrail south to Gene Coulon Beach Memorial Park. This is anticipated to provide multimodal access to the site and provide a critical missing link between the Eastrail and other regional trail connections ; 2) if retail or office tenants are permitted to have dogs on-site, provide dog relief areas and at least one sign where the property is directly opposite the park indicati ng that Coulon Park does not allow dogs; 3) provide a shade study evaluating impacts to Gene Coulon Memorial Beach Park as shadows cast on park areas allows ice to form, creating a safety hazard; and 4) provide internal pedestrian circulation route and pedestrian access to the lakefront area. As proposed, the project does not address these recreation issues. The project is anticipated to directly affect Gene Coulon Beach Memorial Park facilities with no revenue available through park impact fees to increase capacity to meet the increased needs as a generated by the development. New development should be responsible for paying for its fair share of impacts on park facilities. Therefore, additional analysis via an Environmental Impact Statement (EIS) and evaluation of a range of alternatives is recommended prior to determining appropriate mitigation measures. 6. Historic and Cultural Preservation Impacts: No archeological studies were submitted with the project application materials. The project site was created by dredge-and-fill activities and has been developed on at two (2) separate occasions: (1) DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433 City of Renton Department of Community & Economic Development Southport West Staff Report to the Environmental Review Committee LUA22-000284, SA-M, SA-H, ECF Report of November 14, 2022 Page 9 of 12 SR_ERC_Report_Southport_West_221114_v1 Shuffleton Steam Plant and (2) Puget Sound Energy (PSE) Substation. The site has undergone a comprehensive environmental cleanup involving excavation of impacted soils. As the existing site has been subject to development and redevelopment, the applicant contends that there are no known or visible landmarks, features, or other evidence of Native American or historic use on the site after consulting the Washington Information System for Architectural & Archaeological Records Data. Staff did receive comments from the Department of Archaeology & Historic Preservation (DAHP) that the project area has the potential to contain archaeological resources (Exhibit 15). Although much of the project area is located offshore of the historic lake shoreline, the project is located near the confluence of the Cedar and now extinct Black River, thus increasing the risk of the shoreline containing archaeology. DAHP further indicated that the scale of the proposed ground disturbing actions would destroy any archaeological resources present. To ensure that any archeological deposits are managed appropriately, staff recommends additional analysis via an Environmental Impact Statement (EIS) and evaluation of a range of alternatives prior to determining appropriate mitigation measures. Staff did receive comments from the Duwamish Tribe (Exhibit 17) requesting that an archeological review be performed, especially if excavation occurs below the current fill, due to the potential for archeological deposits being discovered on the project site. Consultation with pertinent tribes should also be conducted. Therefore, staff maintains that further analysis via an Environmental Impact Statement (EIS) and evaluation of a range of alternatives prior to determining appropriate mitigation measures. 7. Transportation Impacts: Since the proposed project is anticipated to generate more than 20 AM or PM peak -hour trips, a full Traffic Impact Analysis was required to be submitted with the land use application. A Transportation Impact Analysis, prepared by TENW, dated June 2, 2022 (Exhibit 11) with the submitted application material. The project is proposed to be completed in multiple phases. Vehicle access to the site would be provided via the existing Lake Washington Blvd N / Southport access and future Park Avenue Extension at N Southport Dr. Street improvements to Lake Washington Blvd N were completed as part of the Southport Office Building Site Plan Review to improve vehicular circulation in the general area, as well as at the project site, and to mitigate traffic project impacts. Credit was granted toward the transportation mitigation fees for the new signal and public right-of-way channelization improvements. The signal and related channelization/street improvements were completed prior to building occupancy. On January 28, 2020, the Park Ave N roadway expansion project to extend Park Ave N from N Southport Dr to the Southport Office Towers received an Environmental Threshold (SEPA) Determination of Non- Significance-Mitigated with three (3) mitigation measures (Exhibit 23). The Park Avenue North Expansion project is anticipated to reach substantial completion by October 13, 2023 (LUA20-000007). The City’s portion of the Park Avenue North Expansion project would include intersection improvements from N Southport Dr across the BNSF railway tracks, clearing and grubbing; paving of roadway, new sidewalks, curbs, and gutters; stormwater conveyance system installation; signalization, signage, and the construction of a railroad crossing; casing installation for sanitary sewer and water; illumination installation; landscaping; slope protection; underground utility relocation within a duct bank (to be conducted by Boeing); and in-kind trestle bridge replacement (to be conducted by BNSF). In addition, the City’s portion of the project includes the construction of a pedestrian sidewalk below an existing trestle bridge located northeast of the Lake Washington Blvd N near the intersection of 757th Ave NE and Lake Washington Blvd N. Southport completed their portion of the road extension by constructing a private road through the west side of 1095 Lake Washington Blvd N (APN 0823059191) to the parking garage tunnel on the Southport office site. The private road was considered a temporary road while development of a future building progresses. The private portion of the road consist of two (2) total travel lanes (one lane each direction), curbs and gutters, streetlights, a sidewalk on the west side of the road, and a drainage system and would serve as another access point to Southport (Exhibits 13 and 14). DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433 City of Renton Department of Community & Economic Development Southport West Staff Report to the Environmental Review Committee LUA22-000284, SA-M, SA-H, ECF Report of November 14, 2022 Page 10 of 12 SR_ERC_Report_Southport_West_221114_v1 The proposed Southport West project would be completed in multiple phases and include up to 1.6 million gross sf of office and roughly 50,000 sf of retail development. At full buildout, the TIA estimates that the proposed project is estimated to generate 10,222 new weekday daily trips, with 1,455 new trips occurring during the weekday AM peak hour, and 1,348 new trips occurring during the weekday PM peak hour (based on methodology documented in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition (2021) for Land Use Codes (LUC) 710 (General Office Building) and 821 (Shopping Plaza) and the internal trip adjustments were based o n the methodology established in the ITE Trip Generation Handbook, 3rd Edition (2017)). The TIA is anticipating opportunities for internal trip capture between the existing Southport and proposed Southport West project as well as the existing Gene Coulon Memorial Beach Park and abundance of other residential and retail uses in the adjacent commercial development (The Landing) located within a short walking distance. Initial Traffic Analysis The TIA, prepared by TENW, evaluated 21 off-site intersections for weekday AM and PM peak hour. All signalized study intersections and the individual movements at the stop-controlled study intersections are expected to operate at acceptable levels during the weekday AM and PM peak hours in 2031 without or with the proposed project with the exception of the Garden Ave N/N Southport Dr intersection. This intersection is anticipated to operate at LOS F during the weekday PM peak hour in 2031. Table 1 identifies 2031 weekday AM and PM peak hour LOS results at the study intersections without and with the proposed project that are anticipated to have a LOS change: Table 1: Future 2031 Weekday AM/PM Peak Hour LOS Summary Study Intersection No Action With Project LOS Delay (sec) LOS Delay (sec) Garden Ave N / N Southport Dr E/E 56.3/55.5 E/F 65.6/84.4 Park Ave N / N Southport Drive B/B 16.4/16.9 D/C 49.4/29.2 Logan Ave N / N 8th St B/C 17.6/20.3 C/C 24.5/24.2 Coulon Beach Park Dr / Southport Dr A/B 2.9/10.6 A/D 5.0/54.1 I-405 NB Ramps & N 30th St A/A 10.7/10.7 A/B 10.7/10.7 However, WSDOT and Sound Transit have future plans to open a new direct access ramps in 2031 to/from I-405 and N 8th St to achieve a Bus Rapid Transit (BRT) network and improve transit service utilization in the area. According to the TIA, this $250,000,000 project ranks as priority #39 in the City’s TIP and would provide a shift of traffic and significant relief to the congested N Southport Dr by providing an additional access to and from I-405. With these planned access ramps improvements, the TIA anticipates that the failing Garden Ave N/N Southport Dr intersection would experience improved operations and meet the Comprehensive Plan adopted standards by 2031. Furthermore, the project TIA indicates consistency with LOS standards in the Transportation Element of the Comprehensive Plan, in that the project would provide transportation management plan elements to encourage use of other modes such as transit and other non-single occupant vehicle modes (Policy T-49). As a result, no project-specific off-site transportation improvements are proposed in the TIA to mitigate LOS impacts. Public transportation in the immediate project vicinity is served by King County Metro and Sound Transit. The closest transit stops are located on N Southport Drive west of Garden Ave N. These stops provide access to King County Metro Transit routes 167, 240, 342, and F Line and Sound Transit routes 560 and 566. DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433 City of Renton Department of Community & Economic Development Southport West Staff Report to the Environmental Review Committee LUA22-000284, SA-M, SA-H, ECF Report of November 14, 2022 Page 11 of 12 SR_ERC_Report_Southport_West_221114_v1 Other know planned transportation improvements in the study area include the followi ng: TIP #21-21: Park Ave N Extension (Logan Ave N to Southport): This project would extend Park Ave N to the north of Logan Ave N to provide access to Southport, the PSE property and the Boeing Company. Improvements include the construction of a railroad crossing, signal improvements, utility improvements, and illumination. This project is ranked priority #15 in the City’s TIP and the total project cost is expected to be approximately $10,707,492. This project would reach substantial completion by October 13, 2023. TIP #21-35: Houser Way N Shared Use Path (N 8th St to Lake Washington Blvd): This project would develop a shared use path along the east side of Houser Way N from Lake Washington Blvd N to the existing shared use path on N 8th St. The project is ranked priority #58 in the City’s TIP. TIP #21-38: Logan Ave N Improvements (N 6th St to Park Ave N): This project is the 2nd phase of improvements to Logan Ave N and would add a new northbound lane, curb/gutter/sidewalk on the east side, and a pedestrian/bicycle trail on the west side along with illumination, crosswalks, and channelization. The project is ranked priority #53 in the City’s TIP and the total project cost is estimated at approximately $15,700,000. TIP #21-53: South Lake Washington Transit Hub: This project would be led by King County Metro and would implement a Rapid Ride Bus Transit Station in the vicinity of Park Ave N and Garden Ave N. The project is ranked priority #60 in the City’s TIP and the total project cost is e stimated at approximately $4,350,000. TIP #21-54: Southport Pedestrian Connection: This project would construct a pedestrian path underneath the BNSF trestle that connects into Southport to create a pedestrian connection from Lake Washington Blvd N to the Southport boardwalk. The project is ranked priority #59 in the City’s TIP and the total project cost is estimated at approximately $1,000,000. The parcel does not contain public street frontages and is surrounded by neighboring commercial and industrial parcels. No frontage improvements would be required. The transportation impact fee that is current at the time of building permit application would be levied. The impact fee in effect for 2022 is $14.58 per square foot for office uses and $26.58 per SF for retail uses. Final transportation impact fees are paid based on the current impact fee rate at the time of building permit issuance. No project-specific off-site transportation improvements are proposed to mitigate LOS impacts. Given that the project is predicated on another agency’s capital improvement project and is anticipated to result in AM and PM peak hour delays resulting in changes to LOS within many of the study intersections, it is recommended that additional analysis of traffic impacts via an Environmental Impact Statement (EIS) and evaluation of a range of alternatives occur prior to determining appropriate mitigation measures. Additional analysis performed under the preparation of an Environmental Impact Statement (EIS) would establish alternatives to the proposed action as well as identify significant impacts, appropriate mitigation measures, and significant unavoidable adverse impacts that may result from the final proposal. D. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.” ✓ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433 City of Renton Department of Community & Economic Development Southport West Staff Report to the Environmental Review Committee LUA22-000284, SA-M, SA-H, ECF Report of November 14, 2022 Page 12 of 12 SR_ERC_Report_Southport_West_221114_v1 Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 28, 2022. Due to the City Clerk’s Office working remotely, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Southport West Land Use File Number: LUA22-000284, SA-M, SA-H, ECF Date of Meeting November 14, 2022 Staff Contact Clark H. Close Principal Planner Project Contact/Applicant Bhavik Rao Urbancraft Consulting LLC 12322 94th Ave NE, Kirkland, WA 98034 Project Location 9XX Lake Washington Blvd N, Renton, WA 985056 The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Topographic & Boundary Survey Exhibit 5: Landscape Plans Exhibit 6: Architectural Elevations Exhibit 7: Architectural Plans Exhibit 8: Technical Information Report, prepared by Coughlin Porter Lundeen, dated June 24, 2022 Exhibit 9: Civil Plans (Overall Grading Plan, Grading Plans, Overall Stormwater Plan, Stormwa ter Plans, Overall Utility Plan, Utility Plan) Exhibit 10: Preliminary Geotechnical Report, prepared by Haley & Aldrich, Inc., dated January 2022 Exhibit 11: Transportation Impact Analysis, prepared by TENW, dated June 2, 2022 Exhibit 12: Stream Assessment and Final Mitigation Plan, prepared by GeoEngineers, Inc., dated July 18, 2016 Exhibit 13: Public Comment Emails from Lawrence, Parson, and Porter Exhibit 14: Staff Response to Public Comments from Lawrence, Parson, and Porter Exhibit 15: Agency Comments from Department of Archaeology & Historic Preservation (DAHP), dated August 29, 2022 Exhibit 16: Staff Response to DAHP Comments, September 27, 2022 Exhibit 17: Agency Comments from Duwamish Tribe, dated August 22, 2022 Exhibit 18: Staff Response to Duwamish Tribe Comments, dated August 25, 2022 Exhibit 19: SEPA Environmental Checklist, dated May 6, 2022 (Updated June 21, 2022) Exhibit 20: Puget Sound Energy, Inc. Agreement Exhibit 21: Construction Mitigation Description Exhibit 22: Parking Metrics Exhibit 23: Notice of Environmental (SEPA) Threshold Determination and ERC Review Committee Report for Park Avenue North Extension Project Exhibit 24: Advisory Notes DocuSign Envelope ID: 6EA7C613-A4CD-406B-935E-3399EFC72433