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HomeMy WebLinkAboutSR_HEX_Sounders_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SR_HEX_Sounders_FINAL A. REPORT TO THE HEARING EXAMINER Hearing Date: January 10, 2023 Project File Number: PR22-000301 Project Name: Sounders FC Center at Longacres Land Use File Number: LUA22-000357, SA-H, CU-H, ECF, MOD Project Manager: Jill Ding, Senior Planner Owner: Unico Longacres South Building LLC, Unico Longacres South Campus Land LLC, Unico Longacres Central Drainage LLC, 1215 4th Ave, Suite 600, Seattle, WA 98161 Applicant: Unico Properties, 1215 4th Ave, Suite 600, Seattle, WA 98161 and Seattle Soccer, LLC, d/b/a Seattle Sounders FC, 406 Occidental Avenue S, Seattle, WA 98104 Contact: Julia Reeve, Unico Properties, 1215 4th Ave, Suite 600, Seattle, WA 98161 and Tom Chiado, Chiado LLC, PO Box 10104, Bainbridge Island, WA 98110 Project Location: 1901 Oakesdale Ave SW, Renton, WA 98057 (Parcel Nos. 0886700220, 0886700110, 0886700120, 0886700130, 0886700210, 0886700370, and 0886700140) Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit, Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and a Street Modification for the use of a portion of an existing office building for Sounders FC office space and indoor training facilities and associated activities, outdoor recreation facilities including five (5) full-size soccer fields a Goal Keepers Field and accessory structures, and reconfiguration of and existing surface parking lot. The overall project site totals approximately 30 acres in area and is zoned Commercial Office (CO). Access to the Site would be maintained via existing curb cuts off Oakesdale Ave SW. The project site is currently developed with an existing 5-story office building totaling approximately 311,982 sq. ft., and the Sounders propose to lease approximately 50,000 sq. ft. of floors 1 and 2. A new accessory viewing deck proposed to overlook Field 1 from floor 2 would total approximately 1,650 sq. ft. in area. Some existing surface parking would be removed for the placement of Fields 1 and 2 and additional parking would be removed to create a secure 1st team parking area in the existing southern parking lot. The total remaining parking area would include approximately 766 surface parking stalls. A maintenance building (approximately 4,000 sq. ft.) and future field restroom (approximately 800 sq. ft.) are proposed to be co-located between fields 2 and 4. A Modification to the City's Street Standards was requested to maintain the existing frontage improvements around the project site. The project site is mapped with high seismic hazard areas, wetlands, and flood hazard areas. A Category II wetland was identified to the northwest of the project site, a Category II wetland has a standard buffer of 100 feet for low impact land uses and 150 feet for all other land uses. The proposal includes a reduction in the standard buffer width in the vicinity of the soccer fields and the paper fill of the wetland. Wetland buffer enhancement plantings and the purchase of wetland mitigation bank credits are proposed to mitigate the indirect wetland impacts and impacts to the buffer. Site Area: approx. 30 acres City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 2 of 33 SR_HEX_Sounders_FINAL Project Location Map B. EXHIBITS: Exhibits 1-19: As shown in the Environmental Review Committee (ERC) Report Exhibit 20: ERC Request for Reconsideration Exhibit 21 ERC Reconsideration Decision Exhibit 22 Hearing Examiner Staff Recommendation Exhibit 23 Public Comments and City Response Exhibit 24 Conceptual Landscape Plan Exhibit 25 Parking Analysis Memo, prepared by Transportation Engineering Northwest, dated August 8, 2022 Exhibit 26 Field Design Narrative, prepared by DA Hogan, dated July 27, 2022 Exhibit 27 Email from the Washington State Department of Ecology (DOE), dated December 20, 2022 Exhibit 28 Response memo to DOE’s email from Otak, dated December 22, 2022 City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 3 of 33 SR_HEX_Sounders_FINAL C. GENERAL INFORMATION: 1. Owner(s) of Record: Unico Longacres South Building LLC Unico Longacres South Campus Land LLC Unico Longacres Central Drainage LLC 1215 4th Ave, Suite 600 Seattle, WA 98161 2. Zoning Classification: Commercial Office (CO) 3. Comprehensive Plan Land Use Designation: Employment Area (EA) 4. Existing Site Use: The project site is currently developed with an existing 5-story office building totaling approximately 311,982 sq. ft. 5. Critical Areas: The project site is mapped with high seismic hazard areas, wetlands, and flood hazard areas. 6. Neighborhood Characteristics: a. North: Office use, CO zone b. East: Bright Horizons Daycare, CO zone c. South: Kaiser Permanente, CO zone d. West: Vacant, CO zone 7. Site Area: approx. 30 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 1745 04/19/1959 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: The proposed development is within the City’s water service area and in the Valley 196 Pressure Zone. There is an existing 12-inch water main looped around the existing building that can deliver a maximum flow capacity of 5,600 GPM. There is an existing 4-inch domestic water service and meter with a 4-inch DCVA serving the existing building. There are two (2) existing 10-inch fire service with a DCDA serving the existing building. The static water pressure is approximately 76 PSE at ground elevation of 20 feet. b. Sewer: The proposed development is within the City’s sewer service area. There is an existing private 8-inch gravity wastewater main located along the north and east side of the existing building discharging to a 10-inch City of Renton wastewater main within Oakesdale Ave SW. There is an existing City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 4 of 33 SR_HEX_Sounders_FINAL grease interceptor located on the east side of the building. There are multiple existing DI side sewers serving the existing building. c. Surface/Storm Water: There is an existing, private, on-site conveyance system and detention pond. 2. Streets: The proposed development fronts Oakesdale Ave SW to the east. Oakesdale Ave SW is classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 90 feet. Existing improvements include a 66 foot paved road, a 0.5 foot curb, a 6.5 foot sidewalk and 5 foot clear space at the back of walk. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations c. Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits – Specific a. Section 4-9-030: Conditional Use Permits b. Section 4-9-200: Master Plan and Site Plan Review c. Section 4-2-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted th e above master application for review October 12, 2022 and determined the application complete on October 13, 2022. The project complies with the 120- day review period. 2. The applicant was not required to hold a neighborhood meeting as the project site is l ocated within the Employment Area Comprehensive plan land use designation. However, the applicant elected to hold an informal neighborhood meeting on September 21st at 6:00 pm. 3. The project site is located at 1901 Oakesdale Ave SW, Renton, WA 98057. 4. The project site is currently developed with an existing 5-story office building totaling approximately 311,982 sq. ft. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 5 of 33 SR_HEX_Sounders_FINAL 5. Access to the Site would be maintained via existing curb cuts off Oakesdale Ave SW. 6. The property is located within the Employment Area (EA) Comprehensive Plan land use designation. 7. The site is located within the Employment Area (EA)Error! Reference source not found. zoning classification and is mapped within the Urban Design District D overlay, however in accordance with RMC 4-2-120B the Urban Design Regulations are only applicable to residential mixed-use buildings within the CO zone. The Urban Design Regulations are not applicable to other buildings. As the proposal does not include any residential mixed-use buildings the Urban Design Regulations would not apply to this proposal. 8. There are a total of 605 significant trees on the project site, of those 24 would quali fy as high-risk trees, resulting in 581 viable significant trees on the project site, of which two (2) cottonwood trees would be considered landmark trees. The proposal would include the removal of 377 trees (including one (1) landmark tree) for the development of the proposed soccer fields, resulting in the retention of 204 trees and one landmark trees. 9. The project site is mapped with high seismic hazard areas, wetlands, and flood hazard areas. 10. The proposal would include the excavation of approximately 4,185 cubic yards of material and the infill of approximately 26,588 cubic yards of material for the construction of the fields. In addition, the applicant submitted a Technical Information Report (TIR) (Exhibit 12). According to the submitte d TIR, approximately 718,000 cubic feet of fill is proposed within the currently delineated 100 year floodplain. 11. The applicant is proposing to begin construction in the winter of 2023 and end in the winter of 2024. 12. Staff received one (1) public comment email and four agency comment emails. The submitted comments and City response are included in Exhibit 23. 13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on November 7, 2022 the Environmental Review Committee (ERC) issued a Determination of Non- Significance - Mitigated (DNS-M) for the Sounders FC Center at Longacres. The DNS-M included six (6) mitigation measures. A 14-day appeal period commenced on November 7, 2022 and ended on November 21, 2022. 14. A Request for Reconsideration of the DNS-M was filed November 18, 2022 (Exhibit 20) requesting reconsideration of mitigation measure #3. On December 5, 2022 the ERC issued a revised DNS -M with seven (7) mitigation measures (Exhibit 21). A 14-day appeal period commenced on December 5, 2022 and ended on December 19, 2022. No appeals of the revised DNS-M were filed. 15. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated: 1. Construction on the project site shall comply with the recommendations of the submitted Geotechnical Report, prepared by GeoEngineers, dated June 23, 2022. 2. The applicant’s geotechnical engineer shall review the project’s construction plans for the new fields and the building permit plans for the proposed maintenance building and elevated patio addition to verify compliance with the submitted geotechnical report. The geotechnical engineer shall 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. 3. The artificial turf field program, including field design, constructi on and operation, together with stormwater management and water quality treatment for drainage from the artificial turf fields, shall assure that the field materials do not result in a probable adverse environmental impact on fish and wildlife. The proposed water quality treatment facility shall be a Filterra Bioscape facility sized to treat the 2-year storm event or equivalent as approved by the City and the applicant shall undertake quarterly water quality tests of field drainage, during the life of the field or for a five City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 6 of 33 SR_HEX_Sounders_FINAL (5) year-period, whichever comes first. The applicant will submit a monitoring protocol to test for SBR Crumb Rubber constituents of concern in field drainage for City approval. 4. When the fill within the synthetic turf athletic fields is replaced, the applicant shall be required to go through a new Environmental Review. 5. The applicant shall demonstrate that the proposed underground storage chambers, to be utilized for compensatory storage, would not have an adverse impact on salmonids and w ould ensure that salmonids would not get trapped within the proposed underground storage chambers. 6. The applicant shall follow the Department of Ecology guidance for Tacoma Smelter Plume soil contamination testing and remediation as instructed in the agency’s letter (Exhibit 15). 7. The applicant shall submit an Inadvertent Discoveries Plan prepared by a qualified professional with the civil construction permit for review and approval by the Current Planning Project Manager prior to permit issuance. 16. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 17. Comprehensive Plan Compliance: The site is designated Employment Area (EA) on the City’s Comprehensive Plan Map. Employment Areas provide a significant economic development and employment base for the City. Maintain a variety and balance of uses through z oning that promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and office uses. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis ✓ Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past practice where feasible, through leadership, policy, regulation, and regional coordination. ✓ Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards. ✓ Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development. ✓ Policy L-29: Protect the integrity of natural drainage systems, existing l and forms, and maintain wildlife habitat values by preserving and enhancing existing vegetation and tree canopy coverage to the maximum extent possible and by restoring hydrological flows and improving the condition of shorelines. ✓ Policy L-30: Maintain or increase the quantity and quality of wetlands. Development activities shall not decrease the net acreage of existing wetlands. ✓ Policy L-31: Protect buffers along wetlands and surface waters to facilitate infiltration and maintain stable water temperatures, provide for biological diversity, reduce amount and velocity of run-off, and provide for wildlife habitat. ✓ Policy L-32: Emphasize the use of open ponding and detention, vegetated swales, rain gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 7 of 33 SR_HEX_Sounders_FINAL management techniques that mimic natural systems, maximize water quality and infiltration where appropriate, and which will not endanger groundwater quality. ✓ Policy L-34: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present. ✓ Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction. ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. 18. Zoning Development Standard Compliance: The Commercial Office Zone (CO) is established to provide areas appropriate for professional, administrative, and business offices and related uses, offering high- quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited li ght industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses. The proposal is compliant with the following development standards, as outlined in RMC 4-2-120.B, if all conditions of approval are met: Compliance CO Zone Develop Standards and Analysis ✓ Use: The proposed Sounders FC Center at Longacres would house all soccer training, team development and office operations for Seattle Sounders FC, including all youth programs and camps as well as the entire professional development pyramid from MLS Next Academy through the First Team. The proposal includes the re-use of a portion of the existing office building for Sounders FC office space and indoor training facilities and associated activities. Outdoor recreation facilities including 5 full-size soccer fields, a Goal Keepers Field, and accessory structures (maintenance building and future field restroom) are also proposed. Staff Comment: General office uses are an outright permitted use within the CO zone. Indoor recreational facilities are permitted within the CO zone, provided the facilities are developed as part of a general offices building or a residential mixed -use building, yet shall not occupy more than twenty -five percent (25%) per building. The Sounders are proposing to lease approximately 50,000 sq. ft. of the existing 311,982 sq. ft. office building, which would result in the occupancy of sixteen percent (16%) of the existing building, which is less than the twenty five percent (25%) maximum permitted. Outdoor recreational facilities are permitted within the CO zone through a Hearing Examiner Conditional Use Permit, provided the facilities are only allowed in the Employment Area (EA) land use designation west of Rainier Avenue South/ SR -167. The project site is located within the Employment Area Comprehensive Plan Land Use designation and located to the west of SR-167, and the applicant has submitted an application for a Hearing Examiner Conditional Use Permit (see further discussion below under FOF 20). N/A Density: Residential uses are allowed within mixed use buildings. The density range permitted in the CO zone is a minimum of 75.0 up to a maximum of 150.0 dwelling units per net acre. Density may be increased up to 250 dwelling units per net acre subject to Administrative CUP approval, and/or per RMC 4-9-065, Density Bonus City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 8 of 33 SR_HEX_Sounders_FINAL Review. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Not applicable, no residential uses are proposed. N/A Lot Dimensions: The minimum lot size required in the CO zone is 25,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: No subdivision is proposed at this time, therefore compliance with the minimum lot size requirement is not applicable. The existing project site totals approximately 30 acres, which exceeds the 25,000 sq. ft. minimum lot size required. ✓ Setbacks: There are no minimum front yard or secondary front yard setbacks for residential mixed-use buildings. The minimum front yard and secondary front yard setbacks for other commercial buildings less than 25 feet in height is 15 feet, for buildings between 25 and 80 feet in height the minimum front and secondary front yard setback is 20 feet, and for buildings over 80 feet in height the minimum front and secondary front yard setback is 30 feet. The maximum front yard and secondary front yard setback is 15 feet for residential mixed-use buildings, there are no maximum front or secondary front yard setback requirements for other commercial buildings. A reduced minimum setback of no less than fifteen feet (15') may be allowed for structures in excess of twenty-five feet (25') in height through the site plan review process. There are no side or rear yard setback requirements, except 15 feet if abutting a lot zoned residential. Staff Comment: The existing office building is located on Lot 22 of the existing Boeing Longacres Property Second Amended Binding Site Plan, recorded at King County Recording No. 20050504000673 and has a front yard setback of approximately 140 feet from Oakesdale Ave SW, a side yard setback of approximately 95 feet from the north property line, a side yard setback of approximately 41 feet from the south property line, and a rear yard setback of approximately 39 feet from the west property line. The existing building would exceed all minimum required setback areas for the CO zone. The proposal would include the construction of a new maintenance building on Lot 13 of the Longacres property Second Amended Binding Site Plan. Lot 13 is an existing, interior lot within the project site and does not abut a public street frontage. The proposed maintenance building would have a front yard setback of approximately 47 feet from the east property line, an approximate 511-foot side yard setback from the north property line, an approximate 143-foot rear setback from the west property line, and an approximate 85 -foot side yard setback from the south property line. Although Lot 13 does not have frontage on a public right-of-way, the proposed maintenance building would be setback approximately 491 feet from the nearest public right-of-way, Oakesdale Ave SW, located to the east of the project site. ✓ Building Standards: The maximum lot coverage requirements for buildings in the CO zone is 65 percent of the total lot area or 75 percent is parking is provided within the building or within a parking garage. The maximum building height permitted is 250 ft., except when abutting a residential zone, then the maximum height is 20 feet more than the maximum height allowed in the abutting residential zone. Staff Comment: The project site is comprised of Lots 11-14, 21, 22, and Tract B of the existing Boeing Longacres Property Second Amended Binding Site Plan, recorded at King County Recording No. 20050504000673, which totals approximately 1,320,419 sq. ft. (30.3 acres) in area. The existing office building has a footprint of approximately 61,295 City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 9 of 33 SR_HEX_Sounders_FINAL sq. ft. and the proposed maintenance building would have a footprint of 4,000 sq. ft., which would result in a total building footprint of 65,295 sq. ft. on the 1,320,419 sq. ft. total project site and a building coverage of five percent (5%). The existing office building would be located on Lot 22 of the Binding Site Plan. Lot 22 has an existing area of 183,925 sq. ft., the 61,295 sq. ft. footprint of the existing office building would result in a lot coverage of 33.5% on Lot 22. The proposed maintenance building would be located on Lot 13 of the Binding Site Plan. Lot 13 has an existing area of 183,925 sq. ft., the 4,000 sq. ft. footprint of the proposed maintenance building would result in a lot coverage of 2.2% on Lot 13. The proposed project would comply with the lot coverage requirements of the CO zone. The existing office building has an existing height of approximately ninety -three feet, eight inches (93’8”) and the proposed maintenance building would have a height of fifteen feet (15’). Both buildings would be less than the maximum two hundred fifty foot (250’) height limit permitted in the CO zone. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present, provided there shall be a minimum of one street tree planted per address. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. Street trees shall have a minimum caliper of two inches (2") and shall generally be spaced as follows: Small-sized maturing trees: thirty feet (30') on center; Medium-sized maturing trees: forty feet (40') on center; and Large-sized maturing trees: fifty feet (50') on center. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) sq uare feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 10 of 33 SR_HEX_Sounders_FINAL Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’). Staff Comment: A Conceptual Landscape Plan (Exhibit 24) was submitted with the project application materials. The applicant is proposing to satisfy the landscaping requirements through a combination of retention of existing landscaping and the planting of new landscaping. There is an existing landscape strip along the street frontage that is comprised of mature trees, shrubs, and ground cover. This existing landscape strip has a minimum width of approximately 13 feet and would satisfy the requirement for a minimum ten-foot (10’) wide landscape strip along the street frontage. A Parking Analysis Memo, prepared by Transportation Engineering Northwest, dated August 8, 2022 (Exhibit 25) was included with the project application. According to the submitted parking analysis, there are three (3) surface parking lots on the project site, one located to the north of the existing office building (north lot) which contains 26 surface parking spaces, one (1) to the south of the existing office building (main lot) which contains 748 surface parking spaces, and one to the west of the main parking lot (west lot) which contains 155 surface parking spaces. As a result of the project proposal, no changes are proposed to the north lot, some existing surface parking from the west lot would be removed for the placement of Fields 1 and 2 and additional parking would be removed to create a secure 1st team parking area in the existing main parking lot. The total remaining parking area would include approximately 766 surface parking stalls. Based on the 766 parking stalls proposed, the project site would be required to provide 26,810 sq. ft. of interior parking lot landscaping. As shown on the submitted conceptual landscape plan, the existing and proposed interior parking lot landscaping would total approximately 27,700 sq. ft., which would exceed the 26,810 sq. ft. requirement. The proposal would require the reconfiguration of 58 parking spaces located along the northwest portion of the main lot. As the existing parking lot includes more than 100 surface parking spaces, the reconfiguration of 58 spaces would be required to comply with the parking lot landscaping requirements for surface parking lots containing 100 or more spaces. Surface parking lots with 100 or more surface parking spaces are required to provide 35 sq. ft. of landscaping per parking space, for the 58 reconfigured spaces, this would result in a total landscaping requirement of 2,030 sq. ft. The conceptual landscape plan indicates that a total of 3,518 sq. ft. of interior parking lot landscaping would be provided, which would exceed this requirement. Trees shall be two inches (2") in diameter at breast height (dbh) for commercial uses with the provision of at least one tree for every six (6) parking spaces, shrub shall be planted at the minimum rate of one per twenty (20) square feet of landscaped area, and ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. The project proposal would be required to provide ten (10) minimum two -inch (2”) caliper trees and 176 shrubs within the parking lot landscaped area. The conceptual landscape plan proposes the planting of twelve (12) trees and 176 shrubs, which would comply with this requirement. In addition, no parking space shall be located more than fifty feet (50’) from a landscaped area, it appears that spaces labeled as 34-54 on the west side of the reconfigured parking area would be separated from a landscaped area by more than fifty feet (50’). Staff recommends, as a condition of approval that a detailed landscape plan meeting the requirements of RMC 4-8-120D.12 be submitted at the time of Construction Permit Review. The detailed landscape plan shall verify that all proposed City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 11 of 33 SR_HEX_Sounders_FINAL reconfigured surface parking spaces shall be located within fifty feet (50’) of an interior parking lot landscaped area. The detailed landscape shall be submitted to the Current Planning Project Manager for review and approval prior to permit issuance. ✓ Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 30 percent of trees in a commercial development. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: An Arborist Report, prepared by American Forest Management, Inc., dated August 1, 2022 (Exhibit 13) was submitted with the land use application materials. The City’s adopted Tree Retention Regulations require a retention percentage of thirty percent (30%) of onsite significant trees (after the deduction of trees within areas of public right-of-way dedication and critical areas and buffers). According to the submitted arborist report, there are a total of 605 significant trees on the project site, of those 24 would qualify as high -risk trees, resulting in 581 viable significant trees on the project site, of which two (2) cottonwood trees would be considered landmark trees. The proposal would include the removal of 377 trees (including one (1) landmark tree) for the development of the proposed soccer fields, resulting in the retention of 204 trees and one landmark trees. The proposal to retain 204 significant trees would result in a retention percentage of thirty five percent (35%), which exceeds the City’s minimum tree retention requirements. The City’s Tree Retention Regulations also require that a minimum tree density of 30 credits per net acre. The submitted arborist report (Exhibit 13) included a tree density calculation and concluded that the retained trees would result in the provision of 30.2 tree credits on the project site, which would satisfy the minimum tree density requirements. Tree protection measures would be required during project construction in accordance with RMC 4-4-130H.10, these measures would include the installation of a 6-foot high chain link fence as well as signage identifying the trees as protected. Compliant if condition of approval is met Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 12 of 33 SR_HEX_Sounders_FINAL Staff Comment: A utility equipment screening detail was not included with the submitted application materials. Staff recommends, as a condition of approval that the applicant either verify that no new utility equipment cabinets would be visible to the public or that a screening detail be provided. This information shall be provided to the Current Planning Project Manager at the time of Construction Permit review for review and approval prior to permit issuance. Compliant if condition of approval is met Refuse and Recycling: In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Staff Comment: The project site has an existing five (5)-story office building, totaling 311,982 sq. ft., with the addition of the proposed 4,000 sq. ft. maintenance building, the proposal would result in a total of 315,982 sq. ft. of building gross floor area. Based on the proposed building gross floor area of 315,982 sq. ft., a total of 632 sq. ft. of recyclables deposit areas would be required and a total of 1,264 sq. ft. of refuse deposit areas would be required. The location of refuse and recyclable deposit areas was not included on the submitted site plan application materials, therefore staff was unable to verify compliance with this requirement. Staff recommends, as a condition of approval, that a revised site plan be submitted at the time of Construction Permit review showing as existing or proposed the required 632 sq. ft. of recyclable and 1,264 sq. ft. of refuse deposit areas, or a modification from these requirements shall be submitted for review and approval. The revised site plan and/or modification request shall be submitted to the Current Planning Project Manager for review and approval prior to permit issuance. ✓ Parking: Parking regulations require that office uses provide a minimum of 2.0 spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Staff Comment: A Parking Analysis Memo, prepared by Transportation Engineering Northwest, dated August 8, 2022 (Exhibit 25) was included with the project application. According to the submitted parking analysis, there are three surface parking lots on the project site, one located to the north of the existing office building (north lot) which contains 26 surface parking spaces, one to the south of the existing office building (main lot) which contains 748 surface parking spaces, and one to the west of the main parking lot (west lot) which contains 155 surface parking spaces. As a result of the project proposal, no changes are proposed to the north lot, some existing surface parking from the west lot would be removed for the placement of Fields 1 and 2 and additional parking would be removed to create a secure 1st team parking area in the existing main parking lot. The total remaining parking area would include approximately 766 surface parking stalls. The existing office building has a total net area of 284,044 sq. ft. Based on the requirement for office uses to provide between 2.0 stalls per 1,000 sq. ft. of net floor area and 4.5 spaces per 1,000 sq. ft. of net floor area, the existing office buildi ng (Building 25-20) would require a minimum of 568 stalls and be permitted a maximum of 1,278 stalls. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 13 of 33 SR_HEX_Sounders_FINAL The outdoor soccer training facility proposed as part of the Seattle Sounders FC Headquarters and Training Facility project is not consistent with any o f the land uses included the Parking Use Table in RMC 4-4-080.F.10.d. Therefore, the submitted Parking Analysis Memo (Exhibit 25) provided an analysis of the parking demand associated with the outdoor soccer training facility, based on the detailed project- specific trip generation data and forecasts as indicated by the applicant. To estimate the peak parking demand of the outdoor soccer training facility on a typical weekday, the detailed entering and exiting trip generation estimates provided by the owner were assigned to 15-minute periods and the entering minus exiting volume was then used to estimate the weekday parking accumulation. The trip generation estimates for the proposed project include players/field use trips, spectators trips (media and public sessions), summer camp/clinic trips, and weekly soccer program trips. According to the information provided by the applicant, the estimated peak parking demand for the outdoor soccer training facility use is 164 stalls on an average weekday. The total minimum parking required for the office and outdoor recreational use would be 732 spaces and the maximum parking permitted would total 1,442 spaces. The proposal for 766 parking spaces would comply with this requirement. Compliant if condition of approval is met Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. For in-building bike parking and limited access fenced areas, fixed structures for locking individual bikes, such as racks, must be provided within the facility. For fenced areas, the fence shall be either six feet (6') high, or be floor-to-ceiling. Staff Comment: As the proposal would require a minimum of 732 spaces, the applicant would be required to provide 73 bicycle parkin g spaces. Bicycle parking was not identified in the submitted application materials. Therefore, staff recommends, as a condition of approval, that a revised site plan be submitted at the time of Construction Permit review providing bicycle parking equal to ten percent (10%) of the number of required off-street vehicles parking spaces. In addition, a bicycle parking detail shall be provided demonstrating that the proposed bicycle parking would be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. The revised site plan and bicycle parking detail shall be submitted to the Current Planning Project Manager for review and approval prior to permit issuance. ✓ Pedestrian Access: A pedestrian connection shall be provided from a public entrance to the street, unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. Staff Comment: As shown on the architectural site plan (Exhibit 2), there are existing pedestrian walkway connections between Oakesdale Ave SW and the main entry for the existing office building. No changes to this existing access are proposed. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 14 of 33 SR_HEX_Sounders_FINAL Compliant if condition of approval is met Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant provided a Field Design Narrative, prepared by DA Hogan, dated July 27, 2022 (Exhibit 26) with the project application materials. The narrative included a description of the fenci ng proposed around the athletic fields. There would be a hierarchy of perimeter and interior fencing ranging from four feet (4’) (interior “partitioning” and ball control) to ten feet (10’) (perimeter security) and twenty-five feet (25’) (ball control fence/net systems) heights throughout the site. All fencing components would be color‐clad black. Four foot (4’) fences are intended only to partition the fields from each other to prevent balls from rolling from one field to an adjacent field. A ten-foot (10’) chain link fence will encircle the entire perimeter. Behind each goal and extending the length of the goal box, a ten -foot (10’) fence with an additional fifteen feet (15’) of nylon netting will protect adjacent fields (and the site perimeter) from errant shots on goal. Between the goal box and the outside of the penalty box, a ten-foot (10’) fence would protect against errant crossing passes and lower‐trajectory crossing shots on goal. From the penalty box to the corner kick a four - foot (4’) fence would stop balls from rolling onto adjacent fields. Most ten -foot (10’) fencing would not be visible from the public right-of-way and it would be located interior to the project site and include a landscaped visual screen around the perimeter. Various openings would allow pedestrians and service vehicles to freely access throughout the interior of the site. Strategically located security gates would control access to the site and maintenance yard. As some of the proposed fencing would exceed the maximum eight-foot (8’) fence height limit, staff recommends, as a condition of approval that a fence height variance application be submitted to the City. An approved fence height variance decision shall be issued prior the applicant submitting an application for a building permit for the proposed fencing. 19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis Compliant if SEPA mitigation measure is met Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. Staff Comment: As discussed in the Environment Review Committee (ERC) Report (Exhibit 1), a Geotechnical Report, prepared by GeoEngineers, dated June 23, 2022 (Exhibit 6) was submitted with the project application materials. According to the submitted report, the existing site topography slopes gradually from west to east from approximately Elevation 17 feet to 10 feet. Information regarding subsurface conditions was based on a review of existing geotechnical information on and around the project site. No new subsurface explorations were conducted on the project site. The soils encountered in the vicinity of the project site consist of shallow fill overlying alluvial deposits, beach deposits, and glacially consolidated soils. T he fill generally consists of very soft to stiff silt and to medium silty sand with varying amounts City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 15 of 33 SR_HEX_Sounders_FINAL of gravel. Fill in the vicinity of the site ranged to approximately 6 feet in depth. The alluvial deposits were encountered at the existing ground surface or beneath the fill. The alluvial soil generally consists of loose to medium dense sands and gravels with varying amounts of silt and very soft to medium stiff silt. The sand and silty sand deposits were generally interbedded with lenses of soft to medium stiff organic silt. The alluvial deposits in the vicinity of the site range up to approximately 45 feet in depth. Beach deposits are present below the alluvial deposits and consist of medium dense to very dense sand and gravel with variable silt content. Th e glacially-consolidated soils were encountered below the beach deposits and extended to the depths explored in the borings and cone penetration tests (CPT). The glacially -consolidated soils consist of medium dense to very dense sands with varying amounts of silt and gravel. It is anticipated that the ground water levels in the vicinity of the site would fluctuate as a function of season, precipitation and water levels in the Green River. Based on the applicant’s review of the available subsurface informati on, the regional groundwater table in the project vicinity varies seasonally at the site and is near the ground surface elevation during extended periods of wet weather. A high seismic hazard is mapped on the project site. According to the submitted geotechnical report, the loose to medium dense sand which underlies the project site has a moderate to high risk of liquefying. The existing fill and alluvial deposits encountered in the explorations contain a high percentage of fines and are highly moisture sensitive. It is anticipated that the operation of equipment on these soils would be difficult during the wet season (typically October through May) and in wet weather conditions. In addition, the report recommends that the design of the fields consider estimated site settlement due to the presence of the underlying fill and alluvial deposits. In addition to being susceptible to liquefaction, the alluvial soils are compressible and are expected to settle under new/increased loading conditions. Static settlements will depend on the thickness of new fill placed. The report included recommendations for site preparation and earthwork, excavations and permanent slopes, utility trenches, pavement recommendations, and recommended additional geotechnical services for the construction of the proposed fields, however the report did not include a discussion on the proposed maintenance building and elevated exterior patio addition. Due to the concerns expressed in the submitted geotechnical report the ERC adopted the following mitigation measures: 1. Construction on the project site shall comply with the recommendations of the submitted Geotechnical Report, prepared by GeoEngineers, dated June 23, 2022. 2. The applicant’s geotechnical engineer should review the project’s construction plans for the new fields and the building permit plans for the proposed maintenance building and elevated patio addition to verify compliance with the submitted geotechnical report. The geotechnical engineer shall 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. Compliant if SEPA Mitigation Measures are met Floodplain: Staff Comment: As previously discussed in the ERC Report (Exhibit 1), the project site is located within the 100-year floodplain of Springbrook Creek. The applicant submitted a Critical Areas Report and Conceptual Mitigation Plan prepared by Talasaea, dated October 7, 2022 (Exhibit 8), which included a Biological and Habitat Assessment. The Biological and Habitat Assessment identifies Endangered Species Act (ESA) listed or City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 16 of 33 SR_HEX_Sounders_FINAL candidate species potentially within the Project-affected areas or maybe affected by the proposed action. Species listed under the Endangered Species Act fall under the jurisdiction of one (1) of two (2) federal agencies: the U.S. Fish and Wildlife Service (USFWS) for terrestrial and freshwater species, and the National Oceanographic and Atmospheric Administration (NOAA) National Ma rine Fisheries Service (NMFS) for marine and anadromous species. As indicated in the USFWS Information for Planning and Conservation Report (IPaC): The Marbled Murrelet (Brachyramphus marmoratus) is designated as Threatened, the Streaked Horned Lark (Eremophila alpestris strigata) is designated as Threatened, the Western Yellow-billed Cuckoo (Coccyzus americanus) is designated as Threatened, Bull Trout (Salvelinus confluentus) is designated as Threatened, and the Monarch Butterfly (Danaus plexippus) is de signated as a Candidate Species. The NOAA Fisheries website and Washington Department of Fish and Wildlife’s (WDFW) Priority Habitats and Species (PHS) website were used to review listed species within the vicinity of the project site. Two (2) ESA -listed Pacific salmon species are potentially within the Project-affected area, or may be affected by the proposed action: Puget Sound Chinook (Oncorhynchus tshawytscha), designated as Threatened, and Puget Sound Steelhead (Oncorhynchus mykiss) designated as Threatened. There is final designated critical habitat for both salmon species within the Project-affected area, Springbrook Creek. Springbrook Creek is approximately 1,150 feet from the project site. The Critical Areas Report (Exhibit 8) concludes that the proposed construction and operation of the Sounders facilities would not directly affect any of the above ESA -listed species. The entirety of the site development work takes place in an existing urban area with no significant habitat features for any of the species listed above. The project site is located nearly 1,900 feet from the Green River and is outside of its drainage basin. While the project site is located within the Springbrook Creek/Black River subbasin area, it is approximately 1,150 feet from Springbrook Creek and has no direct connection or impact to Springbrook Creek. However, secondary review of the applicant’s Critical Areas Report was conducted by the City’s Environmental Consultant (Otak). Concerns were expressed regarding the fill that would be placed within the synthetic fields. Therefore the ERC adopted the following mitigation measure to mitigate for potential impacts to fish and wildlife: 1. The fill material used on the synthetic fields shall be comprised of a material that would be non-toxic to fish and other wildlife. A Civil Engineering Narrative, prepared by Coughlin Porter Lundeen, dated August 8, 2022 (Exhibit 11) was submitted with the project application materials and included a discussion on the grading proposed within the fl oodplain. The proposed project would include approximately 575,000 sq. ft. of sports fields, which will result in the placement of approximately 718,000 cubic feet of fill within the currently delineated 100-year floodplain. As required by the City’s Critical Areas Regulations, floodplain fill mitigation would be required in the form of compensatory storage below the record Base Flood Elevation (BFE). This BFE is listed as at 20-foot elevation at the southern area of the Sounders fields, and roughly 19.6 to 19.7 at the northern edge. The compensatory mitigation proposal would be to calculate the proposed compensatory volume using a BFE of 20.0 across the entire field project limits, which would exceed the minimum volume required. The required compensatory volume is proposed to be provided using a series of underground storage chambers (StormTech or Eq) to hold the required flood plain fill City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 17 of 33 SR_HEX_Sounders_FINAL mitigation volume of floodwater. These chambers would connect to open, screened inlet/outlet pipes that extend below the Pond B water surface. The chambers would begin to store replacement flood volume when the pond elevation reaches its maximum detention water surface elevation of 14.7 feet. A discussion of whether or not the proposed compensatory storage would adversely i mpact salmonids, ensuring they do not get trapped within this system was not included, therefore, the ERC adopted a the following mitigation measure: 2. The applicant shall demonstrate that the proposed compensatory storage, underground storage chambers, not have an adverse impact on salmonids and ensures that salmonids would not get trapped within the proposed underground storage chambers. The proposal indicates that approximately 718,000 CF of fill within the floodplain would be added and that 850,000 CF of compensatory storage is proposed to be provided. As the proposal would provide more volume than 718,000 cubic feet that is required to compensate for the fill for the construction of the fields, the applicant is proposing to set aside or “bank” the additional compensation volume for future fill placed elsewhere on the Longacres campus under potential future redevelopment projects. Compliant if conditions of approval are met Wetlands: The following buffer requirements are applicable to wetlands in accordance with RMC 4-3-050.G.2: Wetland Category Buffer Width Structure Setback beyond buffer High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural Heritage Wetlands 200 ft. Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Staff Comment: A Critical Areas - Existing Conditions Letter Report prepared by Talasaea, dated April 29, 2022 (Exhibit 7) and a Critical Areas Report and Conceptual Mitigation Plan prepared by Talasaea, dated October 7, 2022 (Exhibit 8) were submitted with the project application materials. The submitted critical areas reports identified Wetlands A and F, Pond B, Feature D, and Feature G on the project site. Wetland A is located along the eastern boundary of the project site and would be classified as a Category II wetland with a moderate habitat score. Wetland F is located to the north of the project site and would also be regulated as a Category II wetland with a moderate habitat score. Category II wetlands with a moderate habitat score require a 100-foot buffer for low impacts land uses and a 150-foot buffer for all other land uses. It has been City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 18 of 33 SR_HEX_Sounders_FINAL determined that the proposed soccer fields would qualify as low impact land uses and would be subject to a 100-foot buffer. Pond B is a stormwater detention and treatment pond located directly south of Wetland A, along the east side of the project site, and would not be classified as a regulated wetland. Pond B hydrology is provided by direct surface flow during rain events and from the stormwater detention pond located to the south. Feature D is an upland area located upslope and east of Pond B. Both test plots conducted within Feature D failed to satisfy the requirements of a hydrology indicator, and one (1) of the two (2) test plots failed to satisfy the requirements of either a hydrology or hydric soil indicator. Feature D hydrology, when present, appears to be historically provided by an installed irrigation system which draws water directly from Pond B. Aside from the installed irrigation system, hydrology can only otherwise be provided by direct precipitation due to local topography. Feature D is an area that is indicative of intentional plantings designed to make the area visually appear as a wetland. Feature D would not be classified as a regulated wetland. Feature G is identified as being a site of stormwater treatment by the City of Renton and indicates numerous private surface water mains entering and exiting the area. Feature G would not be classified as a regulated wetland. The submitted Critical Areas - Existing Conditions Letter Report (Exhibit 7) was reviewed by the City’s environmental consultant, Otak. Otak’s findings were summarized in a Peer Review Memorandum, dated June 9, 2022 (Exhibit 9). Otak concurred with the assessment and delineation of Wetlands A and F and also concurred that Pond B, Feature D, and Feature G would not be classified as regulated wetlands. The proposed site plan (Exhibit 2) shows the proposed keeper/training area and Field 1 within the 100-foot buffer of Wetland A. The proposal would have no direct impact to Wetland A, although it would reduce the 100-foot buffer to approximately 32 feet, resulting in the alteration of approximately 15,467 sq. ft. of Wetland A’s buffer. The maximum buffer reduction permitted by the City’s adopted Critical A reas Regulations is 25% or a 25-foot reduction of a 100-foot buffer (RMC 4-3-050I). The proposal would result in an approximately 68% reduction in the standard buffer, which is greater than the buffer reduction permitted by the City’s Critical Areas Regula tions. Following the guidelines outlined by the Washington State Department of Ecology Publication 21-06- 003, the alteration would be achieved through the use of Wetlands as Buffers (often referred to as “paper fill”). Conversion of wetland into buffer doe s not actually fill any wetland; wetland converted into buffer still functions as a wetland in the landscape. To mitigate for the “paper fill” impacts to Wetland A, the proposal would be required to comply with the City’s Critical Areas Regulations for Alterations to Wetlands (RMC 4-3- 050J.4) and provide the appropriate mitigation ratio for indirect wetland impacts. The applicant’s Conceptual Mitigation Plan (Exhibit 8) would include the purchase of credits from the Springbrook Creek Wetland Mitigation Bank. The applicant proposes a mitigation ratio of 50% (i.e., 0.5:1.0) for its indirect impact to Wetland A that causes no or only partial loss of ecological functions to the wetland. In addition, the applicant is proposing to enhance the upland buffer of Wetland A existing between the proposed field locations and the wetland edge, an area of approximately 15,151 sq. ft. in size. Most of this buffer area is in good ecological condition; however, some areas are dominated by invasive plant species and would benefit from enhancement. The City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 19 of 33 SR_HEX_Sounders_FINAL proposed area of buffer enhancement would total approximately 4,616 sq. ft. within the 15,151 sq. ft. buffer area. Secondary review of the Critical Areas Report and Conceptual Mitigation Plan (Exhibit 8) was conducted in a Peer Review Memorandum, prepared by Otak, dated November 2, 2022 (Exhibit 10). The Peer Review Memorandum notes that the submitted Mitigation Plan proposes no direct impacts to Wetland A, and 15,467 sq. ft. of indirect impacts from the proposed encroachment into the Wetland A buffer. Mitigation of these impacts is proposed through a combination of mitigation credit purchase through the Springbrook Creek Mitigation Bank at a 0.5:1 ratio, and 4,616 square feet of buffer enhancement in areas of the Wetland A upland buffer dominated by invasive species. The proposed buffer enhancements would be subject to maintenance and monitoring for a period of five (5) years per RMC 4-3-050L(2) and RMC 4-3-050L(3). In general, the Peer Review Memorandum (Exhibit 10) takes no issue with the proposed mitigated strategy, however there were some outstanding comments that needed to be addressed prior to formal approval. Staff recommends, as a condition of approval, that a final mitigation plan be submitted addressing the recommendations outlined in the Peer Review Memorandum, prepared by Otak, dated November 2, 2022 (Exhibit 10). The final mitigation plan shall be submitted to the Current Planning Project Manager for review and approval at the time of Construction Permit Review. Staff f urther recommends, that the purchase of mitigation bank credits be completed prior to the commencement of any paper fill activities on the project site. Fencing and critical areas signage shall be provided in accordance with the City’s Critical Areas Regulations (RMC 4-3-050G.3). Staff recommends, as a condition of approval, that a fencing and signage detail be submitted at the time of Construction Permit review to the Current Planning Project Manager for review and approval. Fencing and signage shall be installed prior to the issuance of a Temporary for Final Certificate of Occupancy for the proposed tenant improvements. In addition, onsite critical areas are required to be placed within a Native Growth Protection Easement (NGPE). Staff recommends, as a condition of approval that any portion of the onsite wetland and associated buffer areas be placed within an NGPE. The NGPE shall be recorded prior to the issuance of a Temporary or Final Certificate of Occupancy for the proposed tenant improvements. An email was received from the Washington State Department of Ecology (DOE) on December 20, 2022 (Exhibit 27), providing comments that Feature G should be regulated as a wetland and that the filling of these wetland would trigger the necessary state and federal permitting requirements. These comments were received after the completion of the 14-day public comment period, which ended on November 1, 2022 and after the completion of the appeal period for the DNS-M, which ended on December 19, 2022. A response memo to DOE’s comments from the City’s peer review consultant Otak (Exhibit 28) was prepared maintaining that Feature G does not meet the definition of a wetland and therefore should not be regulated as a wetland and should not be subject to state and federal permitting requirements. 20. Conditional Use Analysis: Outdoor recreational facilities are permitted within the CO zone through a Hearing Examiner Conditional Use Permit, provided the facilities are only allowed in the Employment Area (EA) land use designation west of Rainier Avenue South/ SR-167. The project site is located within the Employment Area Comprehensive Plan Land Use designation and located to the west of SR -167 and may therefore be permitted via a Conditional Use Permit. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030.D. Therefore, staff recommends approval of the requested Conditional Use Permit. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 20 of 33 SR_HEX_Sounders_FINAL Compliance Conditional Use Criteria and Analysis ✓ a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 17 and 18 for Comprehensive Plan and zoning regulation compliance. ✓ b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The applicant contends that no outdoor recreational facilities are located in the immediate area of Longacres and therefore the proposal would not result in a detrimental overconcentration of the proposed use within the City. The proposed location is suited for the proposed use. The proposed location of the outdoor recreational facility is within the area set aside for phased development for commercial uses. The outdoor soccer facilities are a requisite component of a comprehensive new Sounders FC corporate headquarters and training facility. The Sounders FC Center at Longacres proposal places the outdoor recreational use component next to an existing office building and makes efficient commercial use of a predominantly vacant grass field and existing surface parking stalls. Drainage for the proposal also uses and existing stormwater pond (Pond B) adjacent to the Sounders Site. Staff has reviewed the request and concurs that the p roposal would not result in an overconcentration of outdoor recreational facilities within the project vicinity and that the proposed location within the existing grass field adjacent to the existing office building would be a suitable location for the pro posed athletic fields. ✓ c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The applicant contends that the proposed use would not result in a substantial or undue adverse effect on adjacent or abutting property because the proposal is a commercial use, as are all of the adjacent and abutting properties. In addition, there are wetlands and a stormwater pond located along the north and west sides of the proposed athletic fields that would provide a buffer between the fields and surrounding properties to the north and west. There is an existing stormwater pond and additional undeveloped area within the larger Longacres complex that would separate the proposed fields from the adjacent property to the south of the project site. The proposed fields would be separated from the adjacent properties to the east by Oakesdale Ave SW as well as an existing surface parking lot, and existing mature landscaping. Staff has reviewed the request and concurs that the proposed athletic fields would not result in a substantial or undue adverse impact on other properties in the vicinity as the proposed fields would be located interior to the project site and would be buffered from surrounding uses, therefore any associated noise impacts to surrounding properties would be mitigated by the location and distance of the proposed fields from t he surrounding properties. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 21 of 33 SR_HEX_Sounders_FINAL ✓ d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The applicant contends that the proposed athletic fields would be compatible with the office park use by prov iding a core tenant to Building 25-20. In addition, as previously described above the proposed fields would be located interior to the project site with adequate buffers to mitigate for any adverse noise impacts that the proposed use could have on surrounding properties. Staff has reviewed the request and concurs that the proposed athletic fields would be compatible with the scale and character of the neighborhood. As previously discussed above under criterion ‘c’, the surrounding neighborhood is comprised of commercial uses and the proposed fields has been proposed in a location that would be interior to the project site and buffered from surrounding uses to reduce any proposed adverse impacts to the surrounding neighborhood. ✓ e. Parking: Adequate parking is, or will be made, available. Staff Comment: See previous parking discussion above under FOF 18, Zoning Development Standards Compliance, which concludes that adequate onsite parking would be available for the proposed use. ✓ f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: The applicant contends that the existing road and pedestrian walkway system would provide safe movement for vehicles and pedestrians and would mitigate potential impacts to the surrounding area. Oakesdale Ave SW, located along the east side of the project site, is an existing five-lane arterial with four lanes of traffic and a turning lane. Sidewalks and bike lanes are located on both sides of the existing right-of- way. In addition, existing pedestrian connections are provided from the public sidewalk within and around the project site. Staff has reviewed the request and concurs that the existing vehicular and pedestrian access around and within the project site, would ensure safe movement for vehicles and pedestrians and mitigate potential impacts to the surrounding area. ✓ g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The applicant contends that potential noise, light, and glare impacts from the proposed athletic fields have been evaluated and would be adequately mitigated. Noise would primarily be associated with the use of the o utdoor playing fields, such as whistles and on-field communication, and music during certain training sessions. These sounds would be mitigated by compliance with the City’s noise ordinance. The location of the proposed fields would provide adequate distance between the fields and existing surrounding land uses, which would mitigate potential noise impacts. A lighting plan (Exhibit 14) was submitted with the project application materials. Within the field complex field lighting is proposed. The proposed li ght poles would include directional LED lights designed specifically to light fields after dark but directed solely at the fields and preventing light pollution outside of the field complex. Use of field lights would generally be restricted to when it is n eeded for visibility during evening training sessions, or possibly off-hours maintenance activities, thereby reducing the impacts of City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 22 of 33 SR_HEX_Sounders_FINAL light and glare on surrounding properties. Evening training most frequently occurs on turf fields (which are proposed to be located furthest from Wetland A) from 4:00 - 9:00 pm. The duration of field lighting would depend upon the time of year. For example, a winter training session may require five (5) hours of lighting, where a summer session might not require any. Occasionally, lighting may be used during special events on the proposed fields. Staff has reviewed the request and concurs that the applicant has taken adequate measures through the proposed siting of the proposed fields within the interior portion of the project site to buffer the noise, light and glare impacts on surrounding properties. ✓ h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: A conceptual landscape plan (Exhibit 24) was included with the land use application materials. The applicant contends that in accordance with the submitted landscape plan, the proposal provides landscaping around the proposed fields and within the proposed reconfigured parking lot. The proposed landscaping in combination with the existing mature landscaping located within the surface parking lot and along the Oakesdale Ave SW frontage as well as the existing mature vegetation within the wetlands and stormwater facilities would provide sufficient screening of the proposed fields from surrounding uses. Staff has reviewed the request and concurs that the proposed landscapin g in combination with existing mature landscaping as well as the existing mature vegetation located within the existing wetlands and storm facilities would adequately buffer the proposed fields from surrounding uses. 21. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to retain the existing frontage improvements along the site’s Oakesdale Ave SW frontage. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis Compliant if condition of approval is met. a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis. The applicant contends that the modification is the minimum necessary to keep options and alternatives open for the forthcoming Longacres Master Plan, which would provide the ROW dedication and improvements along Oakesdale Ave SW. The existing trails and sidewalks provide functional pedestrian and bicycle access and circulation, and it would be impractical to demolish them and rebuild when a comprehensive review and associated improvements is anticipated, which may direct a different design or layout as part of the forthcoming Longacres Master Plan. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 23 of 33 SR_HEX_Sounders_FINAL Staff has reviewed the request and concurs that the requested modification to delay the construction of frontage improvement along the street frontage of the project site to the forthcoming Longacres Master Plan would meet the policies and obj ectives of the Comprehensive Plan. The existing sidewalk and onsite pedestrian walkways provide sufficient pedestrian and bicycle access and circulation at this time and it would be preferable to construct new frontage improvements as part of the larger ma ster planned development for Longacres. Staff recommends, as a condition of approval, that the construction of frontage improvements be deferred to the future Master Plan application for the larger Longacres redevelopment. ✓ b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The applicant contends that the existing road, sidewalk, and bike lanes satisfy the safety, function, appearance, and maintainability of Oakesdale Ave SW. The retention of the existing frontage improvements results in the retention of existing mature trees within the right-of-way and potential dedication area until further planning occurs would satisfy the environmental protection objective. Staff concurs the requested modification to defer the installation of frontage improvements would meet the objectives of function and maintainability intended by the code requirements as the existing improvements include sidewalks and bike lanes, provide the minimum access needed for pedestrians and bicyclists onto and around the project site. ✓ c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The applicant contends that the retention of the existing sidewalks would not be injurious to other properties in the vicinity . The existing frontage improvements include sidewalks and bike lanes and meet the transportation-related demands for existing vehicles, pedestrians, and bicyclists for the project site and other properties in the vicinity. The immediate and adjacent surrounding property is in mutual ownership with the project site and a forthcoming Master Plan proposed would be submitted for the larger site at a later date . The single ownership enables a transportation master planning effort that benefits the Longacres Campus as a whole and would not create substantial impacts to other properties in the vicinity. Staff has reviewed the request and concurs that the proposed deferral of the installation of frontage improvements would not be injurious to other properties in the vicinity. The existing frontage improvements include side walks and bike lanes that would meet the current service requirements of pedestrians and bicyclists. ✓ d. Conforms to the intent and purpose of the Code. Staff Comment: The applicant contends that the proposal to defer the right-of-way dedication and frontage improvements to the ongoing master planning process, would ensure that they would be designed to best conform with the intent and purpose Code. The master planning process would allow for a careful analysis of various transportation concepts, right-of-way dedication/improvements, and tree retention options that best satisfy the intent of purpose of the Code. It would be impractical to require dedication and build-out of certain non-conforming street elements now, which may not match the desired outcome of the master planning process. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 24 of 33 SR_HEX_Sounders_FINAL Staff has reviewed the request and concurs that the requested modification to defer the installation of frontage improvements for this proposal to the Master Planning process for the larger Longacres development as a whole would conform to the intent and purpose of the code. The existing frontage improvements provide sidewalks and bike lanes and would meet the minimum requirements of pedestrians and bicyclists. ✓ e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: The applicant contends that the requested modification is justified considering the broader forthcoming Longacres master planning process. The frontage improvements are functional and meet the demands for the proposed use and the existing uses in the area. Staff has reviewed the request and concurs that the requested modification to defer the installation of frontage improvements would be justified for the use and si tuation intended as it allow the Sounder FC to occupy a portion of the site, while recognizing the full frontage improvements would be constructed at a later date under the forthcoming development of the larger Longacres development. The existing frontage improvements provide sidewalks and bike lanes and would meet the minimum requirements of pedestrians and bicyclists. 22. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CO zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general le vel of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for Site Plan requests: Compliance Site Plan Criteria and Analysis Compliant if conditions of approval are met a. Comprehensive Plan Compliance and Consistency . Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis. Compliant if conditions of approval are met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 18, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency . Staff Comment: Not applicable, per RMC 4-2-120B, Urban Design Regulations are only applicable to mixed-use buildings. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. ✓ e. Off-site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The proposal would include the construction of 5 full-size soccer fields a Goal Keepers Field and a 4,000 sq. ft. maintenance building and future 800 sq. ft. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 25 of 33 SR_HEX_Sounders_FINAL field restroom. The proposed structures are small in scale and would not result in over scaled structures or an overconcentration of development on the project site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: There are existing sidewalks within the Oakesdale Ave SW public street frontage located along the eastern boundary of the project site, in addition there are existing pedestrian walkways interior to the project site connecting the existing buildings and improvements to the public right-of-way and adjacent properties. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Locate utilities underground consistent with RMC 4-6-090. Staff Comment: See FOF 18, Zoning Development Standard: Screening and Refuse and Recycling. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The proposal would include the construction of 5 full-size soccer fields a Goal Keepers Field and a one-story 4,000 sq. ft. maintenance building and future 800 sq. ft. field restroom. The proposed structures are small in scale and not expected to adversely impact views. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: See discussion under FOF 18, Zoning Development Standard: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan (Exhibit 14) was submitted with the project application materials. Within the field complex field lighting is proposed. The proposed light poles would include directional LED lights designed specifically to light fields after dark but directed solely at the fields and preventing light pollution outside of the field complex. Use of field lights would generally be restricted to when it is needed for visibility during evening training sessions, or possibly off-hours maintenance activities. Evening training most frequently occurs on turf fields (which are proposed to be located furthest from Wetland A) from 4:00 - 9:00 pm. The duration of field lighting would depend upon the time of year. For example, a winter training session may require five (5) hours of lighting, where a summer session might not require any. Occasionally, lighting may be used during special events on the proposed fields. It is not anticipated that the proposal would result in excessive brightness or glare to adjacent properties and street. ✓ f. On-site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 26 of 33 SR_HEX_Sounders_FINAL Staff Comment: The proposed soccer fields would be located to the interior of the project site and would be buffered along the north and west by existing wetlands and stormwater facilities that area vegetated with mature vegetation and would be buffered along the east by the existing office building, surface parking lot, and mature vegetation, and along the south by existing stormwater facilities and existing mature vegetation. The proposed field placement would provide adequate privacy for the Sounders field use and would provide a buffer from any noise impacts from the field use on surrounding properties. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: The proposal would include the construction of 5 full-size soccer fields a Goal Keepers Field and a one-story 4,000 sq. ft. maintenance building and future 800 sq. ft. field restroom. The proposed structures are small in scale and not expected to adversely impact views. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The project site includes wetlands to the north and west of the proposed soccer fields as well as an existing stormwater pond. The existing wetlands and stormwater pond are currently vegetated with existing mature trees and shr ubs that would screen the proposed fields from surrounding properties to the north and west. In addition, the proposal includes the reuse of a portion of the existing office building an surface parking lot, limiting the grading proposed and the constructio n of new impervious surfaces. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030 Staff Comment: The proposal includes the retention of existing mature landscaping within the surface parking lot. As previously discussed above under FOF 18 Development Standards: Parking, some of the existing surface parking would be removed and reconfigured to accommodate secured player parking. The removal of some of the surface parking and the retention of existing landscaping would result in a reduction in impervious surfaces within the surface parking lot. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 18, Zoning Development Standard: Landscaping. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 27 of 33 SR_HEX_Sounders_FINAL ✓ g. Access and Circulation. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: The project site abuts one-street frontage (Oakesdale Ave SW), the proposal would utilize existing access points onto Oakesdale Ave SW, no new vehicular curb cuts are proposed. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: The project site includes existing internal vehicular driveways and pedestrian walkways throughout the site. The existing pedestrian and vehicular access provides a safe and efficient system for pedestrians and vehicles. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: Not applicable the proposal does not include new loading or delivery areas. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of required off-street parking spaces. See FOF 18 Development Standards: Bicycle Parking. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: As shown on the submitted site plan (Exhibit 2), the project site includes an existing pedestrian walkway system that includes pedestrian access from the existing sidewalk along Oakesdale Ave SW to the main building entrance and surface parking lot. In addition, there is an existing trail system around the perimeter of the stormwater pond and Wetland A that the onsite pedestrian walkways provide a connection to. ✓ h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: The project site is part of the larger Longacres Office Park, w hich includes two centrally located ponds, the south pond, Pond B is a stormwater pond and the north pond has been classified as a Category II wetland. Both ponds include a trail system around the pond perimeter and a vegetated with existing mature trees a nd shrubs. ✓ i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 28 of 33 SR_HEX_Sounders_FINAL ✓ j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: The proposed soccer fields have been arranged to protect the existing onsite wetland (Wetland A) with the synthetic turf fields being located the furthest from the wetland. See previous discussion under FOF 19 Critical Areas. ✓ k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. A Fire Impact Fee, based on $0.15 per sq. ft. of new maintenance building would be applicable to the proposal. The Fire Impact Fee would be assessed at the rate in effect at the time of building permit issuance. Water and Sewer. Staff Comment: There is an existing 12-inch water main looped around the existing building that can deliver a maximum flow capacity of 5,600 GPM. There is an existing 4-inch domestic water service and meter with a 4-inch DCVA serving the existing building. There are two existing 10-inch fire service with a DCDA serving the existing building. A 12-inch water main extension is required to provide the required fire flow and domestic service to the proposed maintenance building. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. Fees will be charged based on the rate at the time of Civil Construction Permit issuance. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2023 water fee is $4,850 per 1-inch meter, $24,250 per 1-1/2 inch meter, $38,800 per 2-inch meter, and $77,600 per 3-inch meter. There is an existing private 8-inch gravity wastewater main located along the north and east side of the existing building discharging to a 10-inch City of Renton wastewater main within Oakesdale Ave SW. There is an existing 72-inch King County Metro mainline sewer in Oakesdale Ave SW. There is an existing grease interceptor located on the east side of the building. There are multiple existing DI side sewers serving the exi sting building. The proposed plans depict the installation of a new 8-inch sewer main from the proposed maintenance building to the King County Metro mainline. The proposed sewer line extension shall be privately -owned and operated, however, private utilities are not allowed to connect directly to the King County Metro mainline. A City of Renton sewer is required from the King County Metro line to the first manhole and the private sewer main would connecting to the City manhole. The proposed connection point to the King County Metro mainline must be approved by KC Metro. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Fees will be charged based on the rate at the time of construction permit issuance. The 2023 sewer fee is $3,650 per 1-inch meter, $18,250 per 1-1/2 inch meter, $29,200 per 2-inch meter, and $58,400 per 3-inch meter. Drainage. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 29 of 33 SR_HEX_Sounders_FINAL Staff Comment: A geotechnical report dated June 23, 2022, completed by GeoEngineers (Exhibit 6), was provided with the land use application materials. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. The report relies on prior borings and test pits conducted at various times from 1991 to 2021 and does not make a specific recommendation for infiltration feasibility. While the soil logs do appear to indicate infiltration is not feasible, the Geotech report should be updated to include an assessment of infiltration in accordance with the 2022 RSWDM. Staff recommends as a condition of approval that the Geotech report be updated as part of the civil construction permit to provide a soils analysis consistent with the 2022 RSWDM. A Technical Information Report (TIR) prepared by Coughlin Porter Lundeen, dated August 2022 (Exhibit 12) was submitted with the project application materials. The proposed project would be subject to the requirements of the 2022 City of Renton Surface Water Design Manual. The existing site consists of open grassy areas, a large existing office building with associated plaza and paved pedestrian walkways. The site was previously home to the Longacres Racetrack outbuilding stable and support services area, which was demolished during the development of the existing Longacres Office Park, of which this project site is a portion of. Minimal conveyance systems exist within the project site area and runoff now leaves the site via surface flow which makes its way ultimately to Pond B. The existing site topography slopes gradually from west to east. The project proposal would utilize the existing surface water facilities that were previously constructed onsite (i.e. Pond B) and would also include the installation of a new onsite drainage system. The proposed drainage system would include a new network of underground pipes and catch basins, to collect the drainage from the surface and under-drain system of the proposed sports fields, as well as the surface water runoff from the walkways and other areas adjacent to the fields within the project site. This system would direct runoff to a flow splitter that would direct larger flows that do not require water quality treatment, directly to Pond B. Smaller flows would be directed to the proposed water quality treatment system. Flows from this facility would also, eventually discharge into the existing Pond B. In order to provide the required enhanced basic water quality treatment for the soccer fields, the project proposes to install a Bioscape open system using Filterra media, along the western edge of Pond B, downstream of the fields. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. The 2023 SDC fee is $0.92 per square foot of new impervious surface plus administrative costs, but not less than $2,300. Transportation. Staff Comment: The applicant submitted a modification request (Exhibit 19) requesting that the existing street frontage improvements be retained on and around the project site and that the construction of new frontage improvements be deferred to a later date, when a formal Master Plan application is submitted for the redevelopment of the Longacres site as a whole. See previous modification discussion above under FOF 21. A Trip Generation Memo, prepared by Transportation Engineering Northwest, dated June 27, 2022 (Exhibit 16) was submitted with the project application materials. The proposed Seattle Sounders FC Headquarters and Training Facility project is proposing City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 30 of 33 SR_HEX_Sounders_FINAL to utilize approximately 52,990 sq. ft. within the existing Building 25-20. The Sounders would retain 21,660 sq. ft. as office use while converting 31,330 sq. ft. of existing office use to Recreation Facilities, Indoor use. The indoor recreational facilities would provide team services space, which is intended to be accessory to the office and outdoor recreation facilities uses and would include locker rooms, training space, classrooms and workspaces, and medical treatment rooms. The proposed project would also establish an outdoor recreational facility use with five (5) outdoor soccer fields, a goalkeeper training area, and a maintenance shed. In addition, the proposal would include the removal of 166 existing parking spaces. Vehicular access to the site would remain the same, with one (1) signalized access and one (1) unsignalized access driveway on Oakesdale Ave SW that provide access to the main parking lot on the south side of the building, and one unsignalized access roadway that provides access to a visitor parking lot on the north side o f the building. The weekday trip generation estimates for the office use were based on methodology documented in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition for Land Use Code (LUC) 710 (General Office Building). The proposed outdoor soccer training facility is not consistent with a specific land use category established in the Institute of Transportation Engineers (ITE) Trip Generation manual. As such, project-specific information was used for the average weekday trip generation estimates. To estimate trip generation for the proposed Sounders training facility, the applicant provided detailed forecasts of trips anticipated to occur on a typical weekday based on their operational plan. These weekday trip estimates are described in the following categories: Players/Field Use Trips – The fields are anticipated to be used daily from approximately 8:00 AM to 10:00 PM, however, not all fields will be used at the same time. The peak usage of the fields and training facility is anticipated to occur between 10:00 A M and 1:00 PM. Spectators Trips (Media and Public Session) – On a daily basis, it is anticipated that media and a select number of visitors may view team practices on an invitation only basis. Summer Camp/Clinic Trips – Summer camps run June through August and would consist of a maximum attendance of 120 students per week, with camp/clinic hours generally between 9:30 AM and 4 PM Monday through Thursday and between 9:30 AM and 12:00 PM on Friday. Weekly Soccer Program Trips – The weekly soccer program consists of a skills class that would have a maximum attendance of 50 students attending class three (3) times per week during off peak hours (i.e. 5:30 PM to 7:00 PM). Based on the trip generation estimates discussed above, it is anticipated to the Sounder s FC Center at Longacres would generate 147 total daily trips with a reduction in AM Peak Hour trips by 9 and an increase in PM Peak Hour trips by 14. As the proposal is not anticipated to generate 20 new AM or PM Peak Hour trips, a Traffic Impact Analysis was not required. A Transportation Concurrency Test (Exhibit 17) was issued for the proposal, it was concluded that the proposal passed the transportation concurrency test in accordance with RMC 4-6-070D. Increased traffic created by the development would be mitigated by payment of transportation impact fees. Currently this fee is assessed at $8,031.94 per new PM peak City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 31 of 33 SR_HEX_Sounders_FINAL I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 17. 2. The subject site is located in the Employment Area (EA) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 18. 3. The proposed Sonders FC Center at Longacres complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 19. 4. The proposed Sonders FC Center at Longacres complies with the Conditional Use Permit criteria provided the applicant complies with City Code and conditions of approval, see FOF 20. 5. The proposed Sonders FC Center at Longacres complies with the Modification criteria provided the applicant complies with City Code and conditions of approval, see FOF 21. 6. The proposed Sonders FC Center at Longacres complies with the Site Plan Review criteria provided the applicant complies with City Code and conditions of approval, see FOF 22. 7. The proposed Sounders FC Center at Longacres complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 22. 8. There are adequate public services and facilities to accommodate the proposed Permit Type, see FOF 22. 9. Key features, which are integral to this project include the proposed accessory viewing deck and the existing pedestrian pathway system throughout the project site. J. RECOMMENDATION: Staff recommends approval of the Sounders FC Center at Longacres Site Plan, Conditional Use Permit, and Modification, File No. LUA22-000357, SA-H, CU-H, ECF, MOD, as depicted in the Site Plan (Exhibit 2), subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the revised Determination of Non-Significance Mitigated, dated December 5, 2022: a. Construction on the project site shall comply with the recommendations of the submitted Geotechnical Report, prepared by GeoEngineers, dated June 23, 2022. b. The applicant’s geotechnical engineer shall review the project’s construction plans for the new fields and the building permit plans for the proposed maintenance building and elevated patio hour person vehicular trip. This fee increases each year and the applicable fee is calculated and paid at the time of building permit issuan ce. N/A l. Phasing: The applicant is not requesting any additional phasing. ✓ m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: See previous drainage discussion above. City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 32 of 33 SR_HEX_Sounders_FINAL addition to verify compliance with the submitted geotechnical report. The geotechnical engineer shall 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. c. The artificial turf field program, including field design, construction and operation, together with stormwater management and water quality treatment for drainage from the artificial turf fields, shall assure that the field materials do not result in a probable adverse environmental impact on fish and wildlife. The proposed water quality treatment facility shall be a Filterra Bioscape facility sized to treat the 2-year storm event or equivalent as approved by the City and the applicant shall undertake quarterly water quality tests of field drainage, during the life of the field or for a five (5) year period, whichever comes first. The applicant will submit a monitoring protocol to test for SBR Crumb Rubber constituents of concern in field drainage for City approval. d. When the fill within the synthetic turf athletic fields is replaced, the applicant shall be required to go through a new Environmental Review. e. The applicant shall demonstrate that the proposed underground storage chambers, to be utilized for compensatory storage, would not have an adverse impact on salmonids and would ensure that salmonids would not get trapped within the proposed underground storage chambers. f. The applicant shall follow the Department of Ecology guidance for Tacoma Smelter Plume soil contamination testing and remediation as instructed in the agency’s letter (Exhibit 15). g. The applicant shall submit an Inadvertent Discoveries Plan prepared by a qualified professional with the civil construction permit for review and approval by the Current Planning Project Manager prior to permit issuance. 2. A detailed landscape plan meeting the requirements of RMC 4-8-120D.12 shall be submitted at the time of Construction Permit Review. The detailed landscape plan shall verify that all proposed reconfigured surface parking spaces shall be located within fifty feet (50’) of an interior parking lot landscaped area. The detailed landscape shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of the Construction Permit. 3. The applicant shall either verify that no new utility equipment cabinets would be visible to the public or that a screening detail shall be provided. This information shall be provided to the Current Planning Project Manager at the time of Construction Permit review for review and approval prior to the issuance of the Construction Permit. 4. A revised site plan shall be submitted at the time of Construction Permit review showing the required 632 sq. ft. of recyclable and 1,264 sq. ft. of refuse deposit areas, or a modification from the se requirements shall be submitted for review and approval. The revised site plan and/or modification request shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of the Construction Permit. 5. A revised site plan shall be submitted at the time of Construction Permit review providing bicycle parking equal to ten percent (10%) of the number of required off-street vehicles parking spaces. In addition, a bicycle parking detail shall be provided demonstrating that the proposed bicycle parking would be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. The revised site plan and bicycle parking detail shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a Construction Permit. 6. A fence height variance shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a building permit for the proposed fencing. 7. A final wetland mitigation plan be submitted addressing the recommendations outlined in the Peer Review Memorandum, prepared by Otak, dated November 4, 2022 (Exhibit 10). The final mitigation plan City of Renton Department of Community & Economic Development Sounders FC Center at Longacres Staff Report to the Hearing Examiner LUA22-000357, SA-H, CU-H, ECF, MOD Report of January 10, 2023 Page 33 of 33 SR_HEX_Sounders_FINAL shall be submitted to the Current Planning Project Manager for review and approval at the time of Construction Permit Review. 8. The purchase of mitigation bank credits shall be completed prior to the commencement of any paper fill activities on the project site. 9. A fencing and signage detail shall be submitted at the time of Construction Permit review to the Current Planning Project Manager for review and approval prior to the issuance of a Construction Permit. 10. Any portion of the onsite wetland and associated buffer areas shall be placed within an NGPE. The NGPE shall be recorded prior to the issuance of a Temporary or Final Certificate of Occupancy for the proposed tenant improvements. 11. The construction of frontage improvements shall be deferred to the future Master Plan application for the larger Longacres redevelopment. 12. An updated Geotech report providing a soils analysis consistent with the 2022 RSWDM shall be submitted at the time of Construction Permit review for review and approval by the Civil Plan Reviewer prior to the issuance of a Construction Permit. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE HEARING EXAMINER EXHIBITS Project Name: Sounders FC Center at Longacres Land Use File Number: LUA22-000357, SA-H, CU-H, ECF, MOD Date of Hearing January 10, 2023 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Julia Reeve Unico Properties 1215 4th Ave, Suite 600, Seattle, WA 98161 Project Location 1901 Oakesdale Ave SW, Renton, WA 98057 The following exhibits are included with the Staff Report to the Hearing Examiner: Exhibits 1-19: As shown in the Environmental Review Committee (ERC) Report Exhibit 20: ERC Request for Reconsideration Exhibit 21: ERC Reconsideration Decision Exhibit 22: Hearing Examiner Staff Recommendation Exhibit 23: Public Comments and City Response Exhibit 24: Conceptual Landscape Plan Exhibit 25: Parking Analysis Memo, prepared by Transportation Engineering Northwest, dated August 8, 2022 Exhibit 26: Field Design Narrative, prepared by DA Hogan, dated July 27, 2022 Exhibit 27: Email from the Washington State Department of Ecology (DOE), dated December 20, 2022 Exhibit 28: Response memo to DOE’s email from Otak, dated December 22, 2022