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HomeMy WebLinkAboutQuendall Terminals Project Narrative revised Century Pacific, LP Quendall Terminals Project Narrative – December 2015 1 Project Narrative, Revised Project Overview The Quendall Terminals project is being updated following the completion of the Final EIS and mitigation document dated August 2015. The attached supplemental materials have been revised to conform to the mitigation document. TEAM This updated entitlement submittal has been prepared for property owners Altino Properties, Inc. and J.H. Baxter & Co. The project developer and applicant is:  Century Pacific, LLLP. Contact: Campbell Mathewson The following consultants contributed to preparation of the plans and documents:  KPFF Consulting Engineers – Entitlement Lead, Civil Site Development Contact: Tom Jones  Lance Mueller & Associates – Architecture and Landscaping Contact: Lance Mueller  Transpo Group – Transportation and Traffic Contact: Larry Toedtli (retired)  Anchor QEA – Environmental Contact: Peter Hummel  Aspect Consulting – Geotechnical PROJECT SIZE AND LOC ATION The Quendall Terminals project is located at 4350 Lake Washington Boulevard in the northern portion of Renton, Washington. The project site is bordered by Lake Washington to the west, the Seahawks Training Facility to the north, Ripley Lane North to the east, and the Barbee Mill site to the south. The site area is approximately 21.46 acres (20.3 acre main parcel and an isolated 1.15 acre parcel east of Ripley Lane). The site includes approximately 1,583 feet of shoreline along Lake Washington. Century Pacific, LP Quendall Terminals Project Narrative – December 2015 2 EPA ROLE Environmental remediation and mitigation of the property will be conducted prior to development. The Environmental Protection Agency (EPA) is the lead agency for all site remediation, and mitigation actions, which are to be performed at the Quendall Terminals site under Superfund. The actions selected by EPA must comply with substantive elements of SEPA and other applicable, relevant, and appropriate environmental reviews and permitting requirements, though the remediation and mitigation actions are exempt from procedural requirements of SEPA. The Quendall Terminals Final EIS (August 2015) addresses the current status of the EPA proceedings. PERMITS AND ZONIN G As identified in the Final EIS for the Quendall Terminals project, issued August 2015, the following permits and approvals are required to complete redevelopment of the site. The permits shown in italics are those anticipated to complete the City of Renton Land Use Shoreline and Master Site plan entitlement for the Quendall Terminals project: City of Renton Permits  Master Site Plan Approval  Shoreline Substantial Development Permit  Binding Site Plan  Site Plan Review  Construction Permits  Building Permits  Utility Approvals  Property Permits & Licenses The FEIS also identifies the following state and federal permits and approva ls required to complete redevelopment of the site: Federal  CERCLA Remediation (for site cleanup/remediation prior to redevelopment) State of Washington  Dept. of Ecology, Construction Stormwater General Permit  Dept. of Ecology, NPDES Stormwater Discharge Permit  Dept. of Fish and Wildlife, Hydraulic Project Approval Century Pacific, LP Quendall Terminals Project Narrative – December 2015 3 Zoning The applicable zoning classification and comprehensive plan designation for the site is (COR) Commercial/Office/Residential. The applicable shoreline master program designation for the site is “urban.” The Seahawks Training Facility to the north and the Barbee Mill site to the south have the same COR zoning classification and designation per the City of Renton comprehensive plan. ACCESS Interstate 405 provides regional access to the project site via the Lake Washington Boulevard/44th Street interchange. Lake Washington Boulevard and Ripley Lane (aka Seahawks Way) front the eastern boundary of the site. Two entrances to the project are proposed from these public rights of way. To the south an existing entrance to the Barbee Mill site will be used as a primary site access. A second site access will be provided at the northeast end of the site by connection to Ripley Lane. Both s ite access points cross a now abandoned Burlington Northern Santa Fe at -grade railroad line. New on-site public streets and private access tracts will be constructed to provide site access to the buildings. CURRENT USE The site is currently vacant with the exception of a small shed used during past logging operations. The site has been used for various industrial purposes in the past, most recently as a log sorting and storage yard. Historical industrial uses have included a refinery, and have resulted in hazardous substances and soil contamination. Various small docks, structures, and pilings are located at the west edge of the project site along Lake Washington. Adjacent Uses  Seahawks Training Facility, a football training facility, to the north.  Barbee Mill, a residential development, to the south.  Pan Abode, an existing cedar home manufacturing facility, to the southeast (as of December 2015, no longer on site). Future planning includes a hotel (Hawks Landing).  Lake Washington Boulevard, Ripley Lane, and Interstate 405 are to the east.  Lake Washington is located to the west. PROPOSED USES The proposed development includes construction of four mixed-use buildings with structured and surface parking for 1,366 vehicles. The development will include 692 residential units, office space, 20,025 square feet of retail, and 9,000 square feet of restaurant, and public trails/paths. Density The gross site area totals 883,350 SF (20.28 Ac) Century Pacific, LP Quendall Terminals Project Narrative – December 2015 4 Deductions for Public Streets total 98,600 SF (2.26 Ac) Deductions for Private Access total 13,800 SF (0.32 Ac) This results in a Net Site Area of 770,950 SF (17.70 Ac) Based on a proposed density of 692 dwelling units provides a net density of 39.1 units/Ac SPECIAL SITE FEATURE S The site contains approximately 0.81 acres (35,181 square feet) of wetlands and has approximately 1,583 feet of shoreline along Lake Washington. Site slopes are generally 0 to 5 percent with localized slopes up to 2H:1V at debris piles and up to 1H:1V at the bank of the lake. PROPOSED OFF -SITE IMPROVEMENTS WSDOT has identified future improvements to the I-405/Northeast 44th Street interchange as part of the WSDOT I-405 Renton to Bellevue improvement project. Project contributions with and without the I-405 improvements are set forth in the EIS. Several additional improvements are proposed or identified by the project to mitigate project generated impacts. These include:  A southbound left-turn lane, a dedicated westbound right-turn lane, and an eastbound left-turn lane at the Ripley Lane/Lake Washington Boulevard intersection.  A northbound left-turn lane at the Main Project Access/Barbee Mill/Conner Homes Access intersection with Lake Washington Boulevard.  Installation of a new traffic signal at the Main Project Access/Barbee Mill/Conner Homes Access intersection with Lake Washington Boulevard, or at the intersection of Ripley Lane with Lake Washington Boulevard, as determined by the City.  A westbound left-turn lane at the Hawks Landing Access/Lake Washington Boulevard intersection.  Traffic calming on Lake Washington Boulevard south of N. 41st Street to encourage primary trips to use I-405 corridor.  Implementation of programs that reduce auto travel to/from the site, including access to future transit on I-405 or Lake Washington Boulevard.  Construct pedestrian and bicycle facilities in the vicinity of the site. Note: Improvements listed are based on full build-out, initial phased development will not require all improvements. SOILS AND DRAINAGE C ONDITIONS Soils Site soils consist of highly heterogeneous shallow alluvial and lacustrine silts, sands and peat underlain by a coarser sand-gravel alluvium. The shallow alluvial deposits are overlain by years of fill deposits. Century Pacific, LP Quendall Terminals Project Narrative – December 2015 5 Drainage Conditions Stormwater runoff from the existing site either infiltrates or flows overland to Lake Washington with no known flooding problems. Stormwater runoff from the proposed development will be collected and conveyed via a piped stormwater system to new outfalls at Lake Washington. Runoff from pollution- generating surfaces will be treated prior to discharge to the lake. SHORELINE The project site includes approximately 1,583 feet of shoreline along Lake Washington. The existing shoreline varies from gently sloping wetlands to steep (1H:1V) banks. Various docks and structures are located along the bank and in the water along the shore. The shoreline includes a 100-foot average width riparian buffer upland from the ordinary high water mark. A shoreline restoration plan is being designed and approved under EPA direction. The following work is anticipated within 200 feet of the Lake Washington shoreline: Activities related to shoreline restoration, contaminant remediation and mitigation, including capping of the site, and construction of mixed-use buildings, roads, utilities, retaining walls, hardscape/landscape areas. VIEW CORRIDORS The site is currently vacant, so construction of the proposed development will create potential partial obstructions from certain vantage points around the site. The design of the project will maintain view corridors between the proposed buildings. TREE RETENTION The Quendall Terminals site will undergo environmental remediation and mitigation for on -site contaminated soils after Master Site Plan submittal and prior to final design and construction of the development included in this proposal. The site remediation is under the direction of the EPA and will include significant removal of on-site trees and placement of fill. The assumed existing conditions for Master Site Plan design are the post remediation and mitigation conditions. CONSTRUCTION MITIGAT ION DESCRIPTION Construction is anticipated to commence following EPA approval of a site cleanup action plan. Full project buildout is expected two years following the commencement of site remediation and mitigation construction. The following construction mitigation measures are anticipated:  No special hours of construction activity are anticipated outside what is allowed under the current City of Renton Municipal Code. Century Pacific, LP Quendall Terminals Project Narrative – December 2015 6  A proposed haul route plan will be developed prior to construction.  A Temporary Erosion Sedimentation Control Plan will be developed prior to construction to minimize erosion.  A traffic control plan will be developed prior to construction to address traffic and transportation impacts. CONSTRUCTION ESTIMAT E Estimated Fill: A fill cap is anticipated to be placed over the site as part of EPA site remediation and mitigation. The combined volume of the fill cap and additional fill required to achieve building grades is estimated to be approximately 50,000 to 100,000 cubic yards. Actual volumes will be determined by the final EPA site remediation plan and final site design. Estimated Costs: Total estimated construction cost and estimated fair market value:  Construction is estimated to total $390 million  Project Fair Market Value is $390 million