HomeMy WebLinkAboutSR_HEX_Report_Exhibits_Southport_Helipad_180501.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
HEX ReportHEX_Report_Southport_Helipad_180501
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: May 8, 2018
Project Name: Southport Office Helipad
Owner: SECO Development, Inc., Rocale Timmons / 1083 Lake Washington Blvd. N, Suite
50, Renton, WA 98056 / (425) 282-5833
Applicant/Contact: David Ketchum, Airsafe / PO Box 287 Greenbank, WA 98253 / (360) 678-0345 /
David@airsafeheliports.com
Project File Number: PR14-000082 Southport
Land Use File Number: LUA18-000115, ECF, CU-H
Project Manager: Clark H. Close, Senior Planner
Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit (CUP) and
Environmental (SEPA) Review to construct a rooftop helipad near the south end of
Tower 2 at the Southport Office Complex. The structure on which the helipad is
proposed is part of a three-structure office complex that has been permitted
separately and is currently under construction. Tower 2 is located in the Urban
Center (UC) zoning district on a 245,086 square feet (5.63 acres) parcel at 1101 Lake
Washington Blvd N. The 9-story Southport Office Building 2 has been designed to
support a thickened concrete helipad slab measuring 30 feet x 30 feet (900 square
feet) in size. The helipad would be classified as “private-use” helipad for light-
turbine helicopters, classified as H-1. The surrounding landmarks include Renton
Municipal Airport to the west, I-405 Freeway to the east and Lake Washington
approximately 650 feet to the north. The proposed helipad is expected to have
minimal effect on adjacent properties.
Project Location: 1101 Lake Washington Blvd N Renton, WA 98056
Site Area: 245,086 square feet (Helipad area 900 square feet)
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of May 8, 2018 Page 2 of 13
HEX Report Southport Office Helipad
B. EXHIBITS:
Exhibits 1-6: As shown in the SEPA Environmental Review Report
Exhibit 7: Staff Report to the Hearing Examiner
Exhibit 8: Environmental “SEPA” Determination and ERC Mitigation Measures
Exhibit 9: Request for Reconsideration for SEPA DNS-M Memorandum with Attachment 1
C. GENERAL INFORMATION:
1. Owner(s) of Record: SECO Development, Inc., Rocale Timmons / 1083
Lake Washington Blvd. N, Suite 50, Renton, WA
98056
2. Zoning Classification: Urban Center (UC)
3. Comprehensive Plan Land Use Designation: Commercial & Mixed Use (CMU)
4. Existing Site Use: Southport Office Campus: Apartments, Mixed-use,
office, structured parking, and hotel
5. Critical Areas: Regulated Slopes (>15% & <=25%) and High
Seismic Hazard Areas
6. Neighborhood Characteristics:
a. North: Southport Hotel. Commercial & Mixed Use (CMU) land use designation and
Urban Center (UC) zoning.
b. East: Bristol Apartments I & II. Commercial & Mixed Use (CMU) land use designation
and Urban Center (UC) zoning.
c. South: Puget Sound Energy (PSE). Commercial & Mixed Use (CMU) land use designation
and Urban Center (UC) zoning.
d. West: Boeing Company, Renton Plant. Commercial & Mixed Use (CMU) land use
designation and Urban Center (UC) zoning.
6. Site Area: 5.63 acres (Helipad area 900 square feet)
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
Planned Action EIS N/A 4804 10/25/1999
Master Site Plan & Shoreline
Substantial Development
Permit
LUA99-189 N/A 04/07/2000
Minor Modification for the
Southport Master Site Plan
LUA99-189 N/A 02/04/2008
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of May 8, 2018 Page 3 of 13
HEX Report Southport Office Helipad
Administrative Site Plan
Review (Bristol Apartments)
LUA01-144 N/A 02/22/2002
Administrative Site Plan
Review (Southport Office
Bldgs)
LUA00-156 N/A 02/05/2001
Southport
Hotel/Modification to
Master Site Plan
LUA14-000645 N/A 09/23/2014
Southport Office
Development Minor
Modification
LUA00-156 N/A 08/06/2015
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton.
b. Sewer: Sewer service is provided by the City of Renton.
c. Surface/Storm Water: There is a private storm drainage conveyance system and water quality
treatment on site.
2. Streets: The Southport Office Complex is served by a private internal road network within the Southport
development, Lake Washington Blvd N, I-405, along with several other local roads. The proposal is not
expected to generate any new traffic.
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 Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
4. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of May 8, 2018 Page 4 of 13
HEX Report Southport Office Helipad
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on February
14, 2018 and determined the application complete on February 20, 2018. The project complies with the
120-day review period.
2. The site area is approximately 5.63 acres and the site is located at 1101 Lake Washington Blvd N (Exhibits
2).
3. The project site is the south end of Tower 2, a 9-story office building under construction, at the Southport
Office Complex. Tower 2 is anticipated to be complete by December 2018.
4. No changes to vehicular or pedestrian access to the site would occur as a result of the project. Access to
the site is provided through a private internal road network within the Southport development from the
intersection of Lake Washington Blvd N and Houser Way N.
5. The project parcel includes three (3) office buildings with a podium/parking garage complex (Exhibit 3).
6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designations.
7. The site is located within the Urban Center (UC) zoning classification.
8. Existing and perimitted onsite vegetation would not be impacted as a result of the helipad.
9. The site is mapped with Regulated Slopes (>15% & <=25%) and High Seismic Hazard Areas.
10. No public or agency comments were received.
11. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
March 12, 2018 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Southport Office Helipad (Exhibit 8). The original DNS-M included five (5)
mitigation measures. A 14-day appeal period commenced on March 16, 2018 and ended on March 30,
2018. The applicant submitted a request for reconsideration of the SEPA determination on March 30,
2018. On April 12, 2018 the Environmental Review Committee issued a revised Determination of Non-
Significance - Mitigated (DNS-M) for the Southport Office Helipad (Exhibit 9). The revised DNS-M included
six (6) mitigation measures. A 14-day appeal period commenced on April 13, 2018 and ended on April 27,
2018. No appeals of the threshold determination have been filed as of the date of this report.
12. 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. The Southport Office Helipad operator shall limit engine and rotor-system running times to the
minimum necessary for safe operations and consistency with helicopter and engine manufacturer
recommendations.
2. The operator of the Southport Office Helipad shall employ Helicopter Association International’s Fly
Neighborly Program.
3. Helipad operating hours shall be restricted to the hours between seven o’clock (7:00) a.m. and eight
o’clock (8:00) p.m., Monday through Friday. Operating hours on Saturdays shall be restricted to the
hours between nine o’clock (9:00) a.m. and six o’clock (6:00) p.m. No flights shall be permitted on
Sundays.
4. The helipad shall be restricted to twelve (12) operations per week with each operation consisting of
both a landing and take-off.
5. The helipad shall be restricted to light-turbine helicopters only, except for larger helicopters in case
of an emergency.
6. The Operator of this helipad shall be afforded a certain level of flexibility to operate beyond SEPA
mitigation measures 3 and 4, if such operations are necessitated by weather or unplanned events.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of May 8, 2018 Page 5 of 13
HEX Report Southport Office Helipad
At the request of the City, the operator shall provide a report explaining the event and/or condition
that necessitated the deviation from permitted flight operations.
13. 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.
14. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The CMU designation allows residential uses as part of mixed-use
developments, and support new office and commercial development that is more intensive than what
exists to create a vibrant district and increase employment opportunities. The intention of this
designation is to transform strip commercial development into business districts through the
intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the
provision of public amenity features. The proposal is compliant with the following development
standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-F: Minimize risk associated with potential aviation incidents, on the ground and
for aircraft occupants.
Goal L-K: Provide an energetic business environment for commercial activity providing
a range of service, office, commercial, and mixed-use residential uses that enhance the
City’s employment and tax base along arterial streets and in Centers.
Goal L-M: Strengthen Renton’s employment base and economic growth by achieving a
mix of industrial, high technology, office, and commercial activities in Employment
Areas.
Policy L-64: Design buildings with provisions for evacuation in case of all types of
emergency events.
Goal T-A: Continue to develop a transportation system that stimulates, supports, and
enhances the safe, efficient and reliable movement of people, vehicles, and goods.
Goal T-F: Promote and develop local air transportation facilities in a responsible and
efficient manner.
Policy T-39: Provide multimodal transportation improvements that support land use
plans and are compatible with surrounding land uses.
15. Zoning Development Standard Compliance: The Urban Center (UC) was established to provide an area
for pedestrian-scale urban mixed-use development that supports the residential and employment goals
of Renton’s Urban Center. The UC Zone is intended to attract a wide range of o ffice, technology,
commercial, and residential uses. The overall mix and intensity of uses within both zones is expected to
develop over time. Consequently, decisions made in early phases of redevelopment will need to take into
consideration the potential for further infill and intensification of uses. The overall mix and intensity of
uses is intended to create an urban rather than suburban character. The form of development is expected
to use urban development standards and therefore, setbacks, heights, landscaping, parking, and design
standards are to be urban in scale and configured in a layout utilizing the street system to create a human-
scale, pedestrian-oriented new center. Uses that support urban center development are allowed.
Development is expected to include amenities such as gateways, water access, and open space. High-
quality development is anticipated, encompassing a mix of residential neighborhoods, shopping, and
employment districts and public facilities. The designation is also intended to allow continuation of
airplane manufacturing and accessory airplane manufacturing uses, as land area formerly occupied by
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of May 8, 2018 Page 6 of 13
HEX Report Southport Office Helipad
those uses is transformed to combinations of retail, service, office, residential, and civic uses. The
proposal is compliant with the following development standards, as outlined in RMC 4-2-130A, if all
conditions of approval are met:
Compliance IH Zone Develop Standards and Analysis
Compliant
if condition
of approval
is met
Use: Pursuant to RMC 4-2-060, helipads require a Hearing Examiner Conditional Use
Permit in the UC zone. Specified use(s) are permitted in locations that are south of Gene
Coulon Memorial Park, north of North Park Drive or west of Logan Avenue North, and
east of the Cedar River.
Staff Comment: The applicant is requesting a Hearing Examiner Conditional Use Permit
to establish a helipad use on Tower 2 within the Southport Office Complex. The location
is within the designated permitted area south of Gene Coulon Memorial Beach Park,
north of N Park Dr (recently renamed Southport Dr N), and east of Cedar River. The
proposed helipad is located approximately 0.59 miles east of the Renton Municipal
Airport (Exhibit 2). The Environmental Review Committee (ERC) issued six (6) mitigation
measures based on an analysis of probable impacts of the proposed use (Exhibit 8).
N/A
Density: The minimum density required in the UC zone is 20.0 dwelling units per net
acre. The maximum density permitted is 85 dwelling units per net acre (150 du/acre) if
ground floor commercial is provided. Net density is calculated after the deduction of
sensitive areas, areas intended for public right-of-way, and private access easements.
Setbacks: Determined through site plan review.
Staff Comment: The Southport office buildings received Administrative Site Plan Review
under LUA00-156 on February 5, 2001. On August 6, 2015, an Administrative Minor
Modification was approved for the Southport Office Development. The proposed rooftop
helipad, near the south end of Tower 2, is consistent with the setbacks established for
the Southport Office Development through Site Plan Review and Minor Modification
approval.
Building Standards: The UC zone has a maximum building coverage 90% of total lot area
or 100% if parking is provided within the building or within a parking garage. The
maximum building height permitted is 10 stories along primary and secondary arterials.
Staff Comment: The applicant is proposing to construct a rooftop helipad near the south
end of Tower 2 at the Southport Office Complex. The proposed 30 feet x 30 feet (900
square feet) thickened concrete helipad slab would not increase maximum building
coverage or exceed the permitted height of the office tower. The 9-story office building
was designed and is being constructed to support the proposed thickened concrete
helipad (Exhibit 4).
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. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. 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:
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of May 8, 2018 Page 7 of 13
HEX Report Southport Office Helipad
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) square 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 square feet of
landscaping per parking space, 51 and 99 spaces shall provide 25 square feet of
landscaping per parking space, and 100 or more spaces shall provide 35 square feet of
landscaping per parking space. Perimeter parking lot landscaping shall be at least 10
feet in width, interior parking lot landscaped areas shall have a minimum width of 5
feet.
Staff Comment: The helipad at the Southport Office Complex would not impact the
approved landscaping plan issued under civil construction plans and/or building permits.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 10 percent of trees in a commercial development.
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: This project proposes to retain all trees within the development. The
existing onsite trees were planted as part of previous development projects.
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.
Staff Comment: Tower 2 would be constructed with a parapet wall to screen the rooftop
from public view.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of May 8, 2018 Page 8 of 13
HEX Report Southport Office Helipad
Parking: Parking regulations are not specified in Renton Municipal Code for helipads.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: The proposal is not expected to create any new vehicle trips nor would
the helipad reduce the need for onsite vehicle parking. The Southport Development
project includes a podium/parking garage complex with 2,120 parking stalls and 245
bicycle parking spaces for use by the proposed office, adjacent hotel and ancillary uses.
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 is not proposing fencing or retaining walls.
16. 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:
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. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: The parcel with Tower 2 contains Regulated Slopes (>15% & <=25%)
and High Seismic Hazard Areas. A geotechnical report was waived as part of the
Conditional Use Permit submittal application. A geotechnical report was required as
part of the land use and building permit review for the Southport Office Complex,
currently under construction. The building permit for Tower 2 was issued on June 22,
2017.
17. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit for the subject property
to construct a private rooftop helipad near the south end of Tower 2 at the Southport Office Complex.
The estimated project value is $40,000 to complete the improvements. The proposal is compliant with
the following conditional use criteria, pursuant to RMC 4-9-030. Therefore, staff recommends approval
of the requested Conditional Use Permit.
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: Helipads require a Hearing Examiner Conditional Use Permit within the
Urban Center (UC) commercial zoning designation. The new helipad on the rooftop of
Southport Office Complex Tower 2 is consistent with the stated goals and policies of the
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of May 8, 2018 Page 9 of 13
HEX Report Southport Office Helipad
City of Renton Comprehensive Plan. See also FOF 14, Comprehensive Plan Analysis
above.
According to the applicant, the Federal Aviation Administrations (FAA’s) authority, with
respect to helipads, is in Federal Aviation Regulation Part 157 of Title 14 of the U.S. code.
Part 157 requires sponsors of helicopter landings areas, except those intended for
temporary use, to file FAA Form 7480-1 “Notice of Landing Area Proposal” prior to
development. This initiates an FAA airspace review. The FAA uses Federal Aviation
Regulation Part 77 “Airspace Obstruction Standards” as a guide when they conduct
reviews. The FAA requires at least one approach/departure path along an 8:1 outward
and upward slope that is either free of objects or, if minimal penetrations exist, that the
objects are not considered hazards to flight. The FAA reviews result in one of three
determinations: (1) no objection, (2) no objection with mitigation, or (3) objection – to
the use of airspace. The results of airspace determinations are provided in letter form.
According to the applicant, sufficient clear airspace exists east, south, and west of Tower
2 to satisfy the FAA with respect to airspace. FAA Form 7480-1 was submitted by SECO
Development, Inc. on February 8, 2016. A response from the FAA indicated that the
agency had no objection to the use of airspace for this site (Exhibit 5). All FAA airspace
determinations have expiration dates. The “No objection” determination is valid until
August of 2018. SECO Development, Inc. completed a second filing on November 10,
2017. Southport is expecting the same determination by the FAA as the original
determination.
The applicant contends that the design of the helipad is consistent with the International
Building Code (IBC), International Fire Code (IFC) and National Fire Protection
Association (NFPA). To comply with national codes, the primary items necessary are as
follows: 1) one (1) code stair; 2) a second method to access the occupied floor below
(which could be a hatch and vertical ladder); 3) a 2 ½” standpipe with 150 feet of landing
area; 4) two (2) 20A-160B fire extinguishers; 5) a no-smoking sign or additional similar
signs as deemed logical based on overall design; and 6) a fire-pull station.
According to the engineer, the helipad would have adequate capacity to meet at a
minimum the loading requirements of the 2015 IBC section 1607.6 and would have the
capability of accommodating helicopters weighing up to 10,000 pounds (Exhibit 4). A
concrete or paver pathway would connect the helipad to the elevator or stair system
located near the center of the roof.
The new helipad structure would increase landing areas for helicopters in case of a local
or regional emergency. The proposed land use plans are compatible with surrounding
land uses. As such, the project would continue to develop a transportation system that
stimulates, supports, and enhances the safe, efficient and reliable movement of people
and is compatible with these purposes and goals. The proposal is consistent with zoning
regulations, development standards and all other plans, programs, maps and ordinances
of the City of Renton if all conditions are complied with. See discussion above under FOF
14, Comprehensive Plan Compliance and FOF 15, Zoning Development Standard
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 proposed location for the project would not result in detrimental
overconcentration of a particular use within the City or within the immediate area of the
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of May 8, 2018 Page 10 of 13
HEX Report Southport Office Helipad
proposed use. The helipad would serve as a natural transportation option to the
Southport Office Complex. When the construction is complete, the Southport Office
Complex would be a major business center and helicopters are often used for efficient
corporate transportation. The applicant considers the proposed helipad to be a logical,
beneficial, accessory use to a future center of concentrated business activity. The rooftop
location provides a secure landing area that meets relevant national standards and FAA
recommendations. Therefore, the location identified (rooftop of Tower 2) is suited for
the proposed use.
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 helipad is located in the UC zone, east of the Renton Municipal
Airport, west of the I-405 Freeway and south of Lake Washington and is expected to
have minimal effect on adjacent properties due to the existing high level of noises
generated by aircraft from the airport, vehicular traffic from I-405, boat and seaplane
activity on Lake Washington, Boeing plant operations, and general activities/events
found in metropolitan areas such as street traffic and emergency vehicle sirens. The
helipad would operate during restricted hours and would be limited to twelve (12)
operations per week with each operation consisting of both a landing and take-off
(Exhibit 8). Therefore, the helipad would not result in substantial or undue adverse
effects on adjacent property. The new helipad is not expected to be incompatible with
existing or future land use plans of the area, as new development continues to take place
near south Lake Washington.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The proposed use would be compatible with the scale and character of
the neighborhood. According to the applicant, the area at which a helipad would be
located on Tower 2 and the airspace that would serve the approaches and departures
are large enough for safe flight operations. The proposed helipad, and the airspace
serving the helipad or adjacent uses, would be compatible with flight safety and
helipad/helicopter operations. The co-located helipad and office complex are compatible
with the scale and character of the growing Southport area.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: Adequate parking would be provided onsite. There are 2,120 parking
spaces associated with the Southport Office Complex. No new parking would be
necessary to accommodate the helipad as sufficient parking existing for all uses.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: No additional vehicle trips are expected to be generated as a result of
the proposed helipad use. The proposal would not require any improvements to the
nearby public streets.
Compliant
if condition
of approval
is met
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: All impacts from noise generated by construction would be short-term,
temporary in nature, and would take place during daylight hours. Construction noise
would likely not exceed existing background noise levels. Construction-related noises
would be limited to the City of Renton construction hours. Work outside of normal
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of May 8, 2018 Page 11 of 13
HEX Report Southport Office Helipad
construction hours is by City of Renton permission only. No hauling or work is allowed
on Sunday.
The general use of helicopters would not be more intense than that of the permitted
ambient noise levels created by seaplanes from Lake Washington, airplanes from Renton
Municipal Airport, and vehicular noise from vehicles travelling along I-405. According to
the applicant, noise generated by modern light-turbine helicopters continue to be
reduced by technological improvements to engines and rotor systems. Modern light-
turbine helicopters are able to reduce both noise and emissions by shutting down
engines and rotor systems within approximately 30 seconds of landing. The temporary
noises created by the helicopters are not anticipated to create significantly high levels of
sound over long intervals and are not expected to be bothersome to nearby uses.
Primary concepts of the Helicopter Association International’s (HAI) Fly Neighborly
Program would be employed at this helipad. “Fly Neighborly” is used by helicopter
operators as an effective voluntary program to minimize noise levels in urban
communities. Also, “Fly Neighborly” procedures include noise abatement techniques for
use in daily operations, such as avoiding noise-sensitive areas, flying at airspeeds
consistent with minimum noise output, using steeper descents and ascents, gradual and
smooth control inputs, and eliminating sharp turns.
During the hours of darkness a lighted wind indicator would be visible to those within
the line of sight. According to the applicant, the Helipad perimeter lights would not be
visible to the public nor would they create high levels of glare due to LED technology.
The structural support area of the helipad would be defined by eight (8) perimeter lights
that are flush with the concrete landing surface. Each of the perimeter lights would have
eight (8) watts of power. According to the applicant, the perimeter lights and lighted
wind indicator would be activated within a few minutes of landing and would be turned
off shortly after helicopter departure. No flood lights would be used to illuminate the
helipad. The goal of the helipad lighting would be to use only the number of lights and
cumulative light intensity sufficient to safely identify a helipad’s structural support area.
Light intensity above safety levels would be undesirable as it would serve to reduce the
pilots’ night vision.
A helicopter emits two (2) sources of light. One source is navigation lights. These light
are on at all times that helicopters are operation. They are similar to fixed-wing aircraft
navigation lights as there is a red light on one side and a blue light on the other side.
These is also a flashing red or white light. The other source of light from helicopters are
landing lights. Most helicopters have single light used to illuminate a landing area during
approach. Generally landing lights are turned on a minute or two before landing.
Helicopter landing lights would be similar to fixed-wing aircraft landing lights use to
approach Renton Municipal Airport. The applicant contends that no glare impacts are
anticipated by the project.
A lighting plan was not provided with the helipad Conditional Use Permit application;
therefore staff recommends that a lighting plan that adequately provides for helicopter
safety be provided by the applicant. The lighting plan shall be submitted with the
construction permit application to be reviewed and approved by the Current Planning
Project Manager prior to construction permit approval.
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.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of May 8, 2018 Page 12 of 13
HEX Report Southport Office Helipad
Staff Comment: The helipad at the Southport Office Complex would be located on the
rooftop of Tower 2 and would not impact the approved landscaping plan issued under
civil construction plans and/or building permits. See also discussion above under FOF 15,
Zoning Development Standard Compliance: Landscaping, Tree Retention and Screening.
18. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the advisory notes to the
applicant (Exhibit 6). No fire impact fees are applicable for this project.
Schools: The Southport Office Helipad would not add new students to the Renton
School District.
Parks: No park impact fees would be required for the Southport Office Helipad.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: Based on the information provided in the application and further review
of the 2017 Renton Surface Water Design Manual (RSWDM) and the 2014 Washington
Department of Ecology Stormwater Management Manual for Western Washington
(SWMMWW), the City does not consider the helipad to be a pollution generating
impervious surface (PGIS). No additional stormwater improvements will be required for
the proposed helipad. The approved drainage plans and technical information report on
file for the Southport Office Towers already accounts for the helipad surface as a non-
pollution generating impervious surface. See also Advisory Notes to Applicant (Exhibit
6).
Water: Any standpipe that is required to serve the helipad that is connected to the City’s
water system must be protected by an approved backflow prevention assembly.
Sanitary Sewer: The proposal would not require any sanitary sewer improvements.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 14.
2. The subject site is located in the Urban Center (UC) 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 15.
3. The proposed Southport Office Helipad complies with the Critical Areas Regulations, see FOF 16.
4. The proposed Southport Office Helipad complies with the Conditional Use Permit criteria as established
by City Code and state law provided all advisory notes and conditions are complied with, see FOF 17.
5. There are adequate public services and facilities to accommodate the proposed development, see FOF
18.
6. The proposed Southport Office Helipad would continue to develop an integrated transportation system
that stimulates, supports, and enhances the safe, efficient and reliable movement of people.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of May 8, 2018 Page 13 of 13
HEX Report Southport Office Helipad
J. RECOMMENDATION:
Staff recommends approval of the Southport Office Helipad, File No. LUA18-000115, as depicted in Exhibit 3,
subject to the following conditions:
1. The applicant shall comply with all six (6) mitigation measures issued as part of the reconsideration for
SEPA Determination of Nonsignificance-Mitigated (DNS-M), dated April 12, 2018 (Exhibit 9).
2. The applicant shall provide a lighting plan that adequately provides for helicopter safety. The lighting plan
shall be submitted with the construction permit application to be reviewed and approved by the Current
Planning Project Manager prior to construction permit approval.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Southport Office Helipad
Project Number:
LUA18-000115, ECF, CU-H
Date of Permit Issuance
May 8, 2018
Staff Contact
Clark H. Close
Senior Planner
Project Contact
David Ketchum, Airsafe
PO Box 287 Greenbank,
WA 98253
Project Location
1101 Lake Washington Blvd N
Renton, WA 98056
Exhibits:
Exhibit 1 Environmental Review Committee (ERC) Report
Exhibit 2 Neighborhood Detail Map
Exhibit 3 Southport Office Complex Helipad Site Plan
Exhibit 4 Structural Letter, prepared by Coughlin Porter Lundeen, dated November 9,
2017
Exhibit 5 Aeronautical Study No. ANS 2015-ANM-3277-OE, dated February 8, 2016
Exhibit 6 Advisory Notes to Applicant
Exhibit 7 Staff Report to the Hearing Examiner
Exhibit 8 Environmental “SEPA” Determination and ERC Mitigation Measures
Exhibit 9 Request for Reconsideration for SEPA DNS-M Memorandum with Attachment 1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ERC Report
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: March 12, 2018
Project Name: Southport Office Helipad
Project Number: PR14-000082 Southport
Land Use Number: LUA18-000115, ECF, CU-H
Project Manager: Clark H. Close, Senior Planner
Owner: SECO Development, Inc., Rocale Timmons / 1083 Lake Washington Blvd. N,
Suite 50, Renton, WA 98056 / (425) 282-5833
Applicant/Contact: David Ketchum, Airsafe / PO Box 287 Greenbank, WA 98253 / (360) 678-0345
/ David@airsafeheliports.com
Project Location: 1101 Lake Washington Blvd N Renton, WA 98056
Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit (CUP)
and Environmental (SEPA) Review to construct a rooftop helipad near the south
end of Tower 2 at the Southport Office Complex. The structure on which the
helipad is proposed is part of a three-structure office complex that has been
permitted separately and is currently under construction. Tower 2 is located in
the Urban Center (UC) zoning district on a 245,086 square feet (5.63 acres)
parcel at 1101 Lake Washington Blvd N. The 9-story Southport Office Building
2 has been designed to support a thickened concrete helipad slab measuring
30 ft x 30 ft (900 sf) in size. The helipad would be classified as “private -use”
helipad for light-turbine helicopters, classified as H-1. The surrounding
landmarks include Renton Municipal Airport to the west, I-405 Freeway to the
east and Lake Washington approximately 650 feet to the north. The proposed
helipad is expected to have minimal effect on adjacent properties.
Exist. Bldg. Area SF: Under
Construction
Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (gross):
N/A
N/A
Site Area: 245,086 SF Total Building Area GSF (completed): 257,163 SF
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance – Mitigated (DNS-M).
City of Renton Department of Community & Economic Development Environmental Review Committee Report
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of March 12, 2018 Page 2 of 8
ERC_Report_Southport_Office_Helipad
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The owner, SECO Development, Inc., is requesting SEPA Environmental Review and a Hearing Examiner
Conditional Use Permit to construct a private rooftop helipad near the south end of Southport Office
Tower 2. The Tower 2 structure is located at 1101 Lake Washington Blvd N, between Gene Coulon Park
and the Boeing manufacturing facility (Exhibit 2). The Southport Office Campus parcel is located on a
245,086 square foot (5.63 acres) parcel that has a current land use designation of Commercial Mixed Use
(CMU), is zoned Urban Center (UC) and is located within the Urban Design District ‘C’ overlay district. A
helipad requires a Hearing Examiner Conditional Use Permit in the UC zone in locations that are south of
Gene Coulon Memorial Park, north of North Park Drive or west of Logan Avenue North, and east of the
Cedar River.
The proposal is vested to COR-3 zoning classification as part of the Southport Development Planned Action
FSEIS (September 9, 1999), the Southport Level II Master Plan and Shoreline Development Permit (LUA99-
189, SA-A, SM), and the subsequent Master Site Plan Modifications (dated February 4, 2008 , September
23, 2014 and August 6, 2015). The applicant received Site Plan Approval on February 5, 2001 (LUA00-156).
Since the 2000 Master Site Plan approval, the City has issued Level I Site Plan approvals for all three of the
Southport Developments: Phase I, The Bristol apartment buildings, a mixed/use residential complex
(completed); Phase II, the subject proposal for three 125-foot tall office buildings with a podium/parking
garage complex (under construction); and Phase III, a 12-story hotel, Hyatt Regency Hotel (completed).
Vehicular access to the site is via a private internal road network within the Southport development from
the intersection of Lake Washington Blvd N at Houser Way N.
The helipad’s structural system is an 8” post-tensioned concrete slab with 16” post-tensioned wide-
shallow beams. The slab and wide-shallow beams are supported by concrete columns which are supported
by pile caps at the foundation. The thickened concrete slab would measure 900 square feet (30’ x 30’) in
size (Exhibit 3). According to the engineer, the helipad would have adequate capacity to meet at a
minimum the loading requirements of the 2015 IBC section 1607.6 and would have the capability of
accommodating helicopters weighing up to 10,000 pounds (Exhibit 4). A concrete or paver pathway would
connect the helipad to the elevator or stair system located near the center of the roof.
Together the three office buildings total approximately 720,000 gross square feet of Class “A” office space,
1,658 mercantile, 4,000 square feet of retail, 3,594 square feet of assembly use. The office spaces are
integrated with and sit on top of a parking structure that inc ludes 2,120 parking spaces, 245 bicycle
parking spaces for use by the proposed office, adjacent hotel, and ancillary uses. Tower 2 has been
designed to serve structural and electrical needs for a future helipad. The site falls within the high seismic
hazard area and Tower 2 is not located within the Shoreline Jurisdiction.
The helipad is expected to be managed and used by a tenant(s) of the Southport Office Complex. The
owner of the helipad would establish policies and procedures for the helipad’s use to en sure that flight
operations are conducted by a qualified firm(s), that industry “best practices” are used , and that flight
procedures are consistent with the “Fly Neighborly Guide,” as published by the Helicopter Association
International (HAI).
The helipad would be classified as “private use,” also known as “prior permission required” which means
that it would not be open to the public but would be open for the use of the owner/operator and those
specifically invited to use the helipad. The helicopters expected to visit the helipad are classified as H-1 by
City of Renton Department of Community & Economic Development Environmental Review Committee Report
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of March 12, 2018 Page 3 of 8
ERC_Report_Southport_Office_Helipad
the National Fire Protection Association. Such helicopters are also describes as light -turbine. A typical light-
turbine helicopter is an EC-135 (6,250 max weight, 5 passengers, with twin-turbine engines).
According to the applicant, the design of the helipad is consistent with the International Building Code
(IBC), International Fire Code (IFC) and National Fire Protection Association (NFPA). To meet national
codes, the primary items necessary to operate a helipad include the following: one code stairway, a
second method to access the occupied floor below which could be a hatch and vertical ladder, a 2 ½-inch
standpipe with 150 feet of the landing area, two 20A -160B fire extinguishers, a no-smoking sign (or
additional such signs), and a fire-pull station.
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those
project impacts that are not adequately addressed under existing development standards and
environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
Issue a DNS-M with a 14-day Appeal Period.
B. Mitigation Measures
1. The Southport Office Helipad operator shall limit engine and rotor-system running times to the
minimum necessary for safe operations and consistency with helicopter and engine
manufacturer recommendations.
2. The operator of the Southport Office Helipad shall employ Helicopter Association
International’s Fly Neighborly Program.
3. Helipad operating hours shall be restricted to the hours between seven o’clock (7:00) a.m. and
eight o’clock (8:00) p.m., Monday through Friday. Operating hours on Saturdays shall be
restricted to the hours between nine o’clock (9:00) a.m. and six o’clock (6:00) p.m. No flights
shall be permitted on Sundays.
4. The helipad shall be restricted to a maximum of twelve (12) landings and takeoff per week.
5. The helipad shall be restricted to light-turbine helicopters only, except for larger helicopters in
case of an emergency.
C. Exhibits
Exhibit 1 Environmental Review Committee (ERC) Report
Exhibit 2 Neighborhood Detail Map
Exhibit 3 Southport Office Complex Helipad Site Plan
Exhibit 4 Structural Letter, prepared by Coughlin Porter Lundeen, dated November 9,
2017
Exhibit 5 Aeronautical Study No. ANS 2015-ANM-3277-OE, dated February 8, 2016
Exhibit 6 Advisory Notes to Applicant
City of Renton Department of Community & Economic Development Environmental Review Committee Report
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of March 12, 2018 Page 4 of 8
ERC_Report_Southport_Office_Helipad
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
occur in conjunction with the proposed development. Staff reviewers have identified that the proposal
is likely to have the following probable impacts:
1. Earth
Impacts: The overall site is flat. The proposed helipad use is located on top of a 9-story structure
that is currently under construction (Building Permit No. B15005270). When complete, Tower 2
would have a total gross building area of 257,163 square feet (253,156 square feet of office and
4,007 square feet of retail). Tower 2 is anticipated to be complete by December 2018.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
2. Air
Impacts: It is anticipated that some temporary air quality impacts could be associated with site
work and building construction required to complete the proposed project at this site. Project
development impacts would include the construction of the concrete helipad, construction of a
pathway, and installation of helipad lights and signage. These construction emissions would be
temporary impacts to air.
Following the project completion, a small amount of emissions would be created by operating the
turbine engines of the helicopter(s). Quantities of turbine engine emissions would depend on flight
frequency. Turbine engine emissions are anticipated to be minimal over the course of the year
when compared to the emissions created by the nearby Renton Airport. The proposed helipad is
not anticipated to be in conflict with the Renton Airport.
Modern helicopters are able to reduce both noise and emissions by shutting down engines and
rotor systems within approximately 30 seconds of landing. As a condition of use, SECO
Development, Inc. is anticipated to require helicopter pilots to limit engine running times while on
the helipad to minimum durations that are consistent with sound operational policies and engine
manufacturer recommendations.
No further site specific mitigation for the identified impacts from construction vehicle exhaust or
helicopter turbine engine emissions is required.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
3. Wildlife
Impacts: Washington Department of Fish and Wildlife Priority Habitats and Species database lists
two (2) bald eagle nests within one mile of the project site. Additionally, osprey presence is
documented less than a half mile from the project site. These large birds of prey typically nest and
feed over large bodies of open water and would likely fly over the project site. Great blue herons
are widespread in western Washington. Outside of breeding, which occurs in tall trees, commonly
away from human disturbance, the birds are most often observed in and along rivers, lakes, and
City of Renton Department of Community & Economic Development Environmental Review Committee Report
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of March 12, 2018 Page 5 of 8
ERC_Report_Southport_Office_Helipad
wetlands. The waters of Lake Washington are likely used by foraging and resting herons throughout
the year.
The entire project area is highly developed or disturbed. The habita t structure on the property is
virtually non-existent. The lack of structural diversity limits food and cover opportunities for most
wildlife species, including songbirds and small mammals. Small birds may fly over the site in order
to reach the adjacent Gene Coulon Memorial Beach Park, which provides significantly more habitat
value than the project site.
The general use of helicopters would not be more intense than that of permitted seaplanes,
airplanes and vehicular noise from I-405. As a result, the wildlife in this area have adapted to a
noisy environment.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
4. Energy and Natural Resources
Impacts: Electricity would be used to operate the lights required for the helipad. It is anticipated
that fewer than 4 amps of power would be necessary to operate all electrical fixtures. Light-
emitting diode (LED) electrical fixtures would only be active during landings, takeoffs, loading and
unloading procedures. Good helipad design dictates the use of low-light LED fixtures to help pilots
maintain adequate night vision.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
a. Noise
Impacts: Temporary construction noise during building of the operational use of the helipad are
anticipated. The sound of a helicopter fluctuates with the nearness or proximity of the main rotor,
the anti-torque system (tail rotor), the engine(s), and the drive systems. For turbine-powered
helicopters, the main rotor and anti-torque system dominate the acoustical signature. The most
noticeable acoustical characteristic of a helicopter is the modulation of sound by the relatively
slow-turning main rotor. This modulation attracts attention. These temporary noises are not
anticipated to create significantly high levels of sound over long intervals. Helicopter noises are not
constant due to its periodic impulsive characteristics – they come and then they leave. The noise
created by a helicopter is a transient sound and the very nature of the private helipad would
generate infrequent uses. At 1,000 feet a light/small helicopter has a decibel level of 65 dB(A). A
doubling of height or distance would reduce the level by six to seven dB(A). Helicopters generate
the most sound upon landing. Helicopter noise during landings, takeoff, and start-up and cool-
down periods is expected with the use. The entire event (landings and takeoffs) normally takes less
than a minute to complete. Without mitigation, establishment of a heliport has the potential to
create negative impacts on the development of adjacent land. In general, n oise generated by light-
turbine helicopters is a primary concern for helipad use.
According to the applicant, noise generated by modern light-turbine helicopters continue to be
reduced by technological improvements to engines and rotor systems. Modern light-turbine
helicopters have considerable reduced noise levels compared to older helicopters with thirty-
second post-landing cool-down periods. These periods are required by engine manufacturers to
City of Renton Department of Community & Economic Development Environmental Review Committee Report
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of March 12, 2018 Page 6 of 8
ERC_Report_Southport_Office_Helipad
allow dissimilar metals to cool thereby reducing component wear. Similar running periods are
required prior to takeoff. This is an improvement over engines of just a decade ago that required
two-minute cool down times. The applicant is recommending that the helicopters operators would
be required to limit engine and rotor-system running times to the minimum necessary for safe
operations and consistency with helicopter and engine manufacturer recommendations. No idling
for prolonged periods and no hovering would be allowed over the Southport Office Complex.
Therefore, staff recommends a SEPA noise abatement mitigation measure that the applicant
require the operator of the Southport Office Helipad to limit engine and rotor-system running
times to the minimum necessary for safe operations and consistency with helicopter and engine
manufacturer recommendations.
The applicant indicates that the location of the helipad, near the south end of Tower 2, and the
relative arrangement of Tower 2 and Tower 3 are anticipated to have a noise limiting impact on the
nearby uses. The nearest residential structures from the proposed helipad are Bristol I and Bristol II
located approximately 700 feet north and 400 feet east, respectively. Together The Bristol Luxury
Residences include 692 residential units. According to the applicant, the line-of-sight from the
Bristol properties is blocked by Tower 2 and Tower 3. Tower 3 extends a considerable distance
south of Tower 2, thus blocking visibility of the helipad and reducing noise impacts to the Bristol II
complex. In addition, the applicant projects that noise impacts would be reduced due to the
parapet wall located on Tower 2 and the approximate 40 foot height difference between Tower 2
and the apartments. The higher flight altitude is anticipated to reduce citizen concerns.
In addition to being in close proximity to the residential units, t he helipad is also located near the
new 347 Room Hyatt Regency Hotel & Conference Center and Gene Coulon Memorial Beach Park.
The applicant considers the helipad complimentary to hotel operations by providing a high-end
feature to serve clients. The applicant is anticipating a helicopter flight operations to be conducted
south of Tower 2, which is south of the hotel. Flight path is critical when mitigating sound.
However, the City of Renton cannot regulate flight paths. The Federal Aviation Administration
(FAA) regulates most aspects of flight. According to the applicant, primary concepts of the
Helicopter Association International’s (HAI) Fly Neighborly Program would be employed at this
helipad. “Fly Neighborly” is used by helicopter operators as an effective voluntary program to
minimize noise levels in urban communities. Also, “Fly Neighborly” procedures include noise
abatement techniques for use in daily operations, such as avoiding noise -sensitive areas, flying at
airspeeds consistent with minimum noise output, using steeper descents and ascents, gradual and
smooth control inputs, and eliminating sharp turns. Therefore, staff recommends a SEPA noise
mitigation measure that the applicant require the operator of the Southport Office Helipad to
employ Helicopter Association International’s (HAI) Fly Neighborly Program.
The helipad would be located east of the Renton Municipal Airport, west of the I-405 Freeway and
south of Lake Washington. According to the applicant, the proposed helipad is expected to have
minimal effect on adjacent properties due to the existing high level of noises generated by aircraft
from the airport, vehicular traffic from I-405, boat and seaplane activity on Lake Washington,
Boeing plant operations, and general activities/events found in metropolitan areas such as street
traffic and emergency vehicle sirens. Thus, the rise above the ambient noise level could be almost
indistinguishable due to the very low frequency and duration.
The frequency of the helicopter trips, including the number of takeoffs and landings or the hours of
operation, was not identified by the applicant. Due to the proximity to the hotel, apartments, and
City of Renton Department of Community & Economic Development Environmental Review Committee Report
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of March 12, 2018 Page 7 of 8
ERC_Report_Southport_Office_Helipad
public parks the helipad could alter the quality of life if utilized regularly and without curfews for
arrivals and departures. In order to reduce the impact of the noise generated by the helipad, staff is
recommending three additional mitigation measures to reduce the noise levels and noise duration
impacts: 1) Helipad operating hours shall be restricted to the hours between seven o’clock (7:00)
a.m. and eight o’clock (8:00) p.m., Monday through Friday. Operating hours on Saturdays shall be
restricted to the hours between nine o’clock (9:00) a.m. and six o’clock (6:00) p.m. No flights sh all
be permitted on Sundays; 2) The helipad shall be restricted to a maximum of twelve (12) landings
and takeoff per week; and 3) The helipad shall be restricted to light-turbine helicopters only, except
for larger helicopters in case of an emergency.
Mitigation Measures:
1. The Southport Office Helipad operator shall limit engine and rotor-system running times to the
minimum necessary for safe operations and consistency with helicopter and engine manufacturer
recommendations.
2. The operator of the Southport Office Helipad shall employ Helicopter Association
International’s (HAI) Fly Neighborly Program.
3. Helipad operating hours shall be restricted to the hours between seven o’clock (7:00) a.m. and
eight o’clock (8:00) p.m., Monday through Friday. Operating hours on Saturdays shall be restricted
to the hours between nine o’clock (9:00) a.m. and six o’clock (6:00) p.m. No flights shall be
permitted on Sundays.
4. The helipad shall be restricted to a maximum of twelve (12) landings and takeoff per week.
5. The helipad shall be restricted to light-turbine helicopters only, except for larger helicopters in
case of an emergency.
Nexus: RMC 4-9-070, Environmental Review Procedures and RMC Chapter 7, Noise Level
Regulations.
5. Aesthetics
Impacts: When completed, Tower 2 would be 177 feet above mean sea level and 125 feet above
finished grade. No views in the immediate vicinity would be altered or obstructed with the addition
of the helipad on top of Tower 2. The helipad structure would not be visible to the general public.
During use, helicopters may be somewhat visible on the roof. The helicopter would not be
considered aesthetically displeasing.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
6. Light and Glare
Impacts: During the hours of darkness a lighted wind indicator would be visible to those within the
line of sight. Helipad perimeter lights would not be visible to the public nor would they create high
levels of glare due to LED technology. Glare is not expected to be created by any element of the
helipad or helicopter.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
City of Renton Department of Community & Economic Development Environmental Review Committee Report
SOUTHPORT OFFICE HELIPAD LUA18-000115, ECF, CU-H
Report of March 12, 2018 Page 8 of 8
ERC_Report_Southport_Office_Helipad
7. Transportation
Impacts: The Southport Office Complex is served by a private internal road network within the
Southport development, Lake Washington Blvd N, I-405, along with several other local roads. The
proposal is not expected to create any new vehicle trips nor would the helipad reduce the need for
onsite vehicle parking. Given the overall proximity to the Renton Airport, the helicopters coming
and going are not anticipated to be a dangerous distraction to drivers or a hazard to nearby
pedestrians.
On February 8, 2016, the Federal Aviation Administration conducted an aeronautical study (ANS
2015-ANM-3277-OE) concerning Building OSP Building #2. The aeronautical study revealed that the
structure does not exceed obstruction standards and it would not be a hazard to air navigation. The
FAA determination expired on August 8, 2017 (Exhibit 5). The applicant would need to complete all
required FAA Forms to construct or otherwise establish a new helipad.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
8. Public Services
Impacts: The helipad is not anticipated to create a need for additional services, unless in the event
of an accident or incident. The helipad would be constructed to comply with appli cable building
and fire codes.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
Copies of all Review Comments are contained in the Official File and are also attached to this
report (Exhibit 6).
The Environmental Determination decision will become final if the decision is not appealed within the
14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be
filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057, on or before 5:00 p.m. on March 30, 2018. RMC 4-8-110 governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained f rom the City
Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510.
TRUE
NORTH
HYATT
REGENCY
HOTEL
SOUTHPORT OFFICE
COMPLEX
THREE TOWERS
PROPOSED
HELIPAD
BRISTOL
I
BRISTOL II
SOUTHPORT OFFICE
HELIPAD
CONDITIONAL USE PERMIT
APPLICATION
NEIGHBORHOOD DETAIL
MAP
AIRSAFE
PO BOX 287
GREENBANK, WA 98253
(360) 678-0345
1" = 200'
PROPERTY
BOUNDARY
SCALE
1" = 40'
SOUTHPORT
OFFICE COMPLEX
HELIPAD
1/30/2018
65'-4"55'-8"
30'
30'
306'-5"
118'-3"
Memorandum
DATE November 9, 2017
TO Rocale Timmons
Seco Development
FROM Brian MacRae
PROJECT Southport Office
CPL PROJECT # S140194-11
SUBJECT Helipad Tower 2 Structure
ATTACHMENTS N/A
The area for the helipad is bounded by grids 11-12 and M.5-N.5 at the roof of tower 2. The structural system is
an 8” post-tensioned concrete slab with 16” post-tensioned wide-shallow beams in the E-W direction on
column lines. The slab and wide-shallow beams are supported by concrete columns which are supported by
pile caps at the foundation.
The helipad load-bearing area is 30’ by 30’ (900 SF) in size. The helipad has adequate capacity to meet at a
minimum the loading requirements of the 2015 IBC section 1607.6. The helipad is capable of accommodating
helicopters weighing up to 10,000 pounds.
The following loading combinations were used in the design of the helipad which meet and at times exceed
those of the 2015 IBC:
1. Dead load, D, plus the gross weight of the helicopter, Dh, plus snow load, S.
2. Dead load, D, plus two single concentrated impact loads, L, approximately 8 feet apart applied anywhere on
the landing area, having a magnitude of 0.75 times the gross weight of the helicopter. Both loads acting
together total one-and-one half times the gross weight of the helicopter.
3. Dead load, D, plus a uniform live load, L, of 100 psf.
Brian MacRae, P.E., S.E.
Project Manager
Mail Processing Center
Federal Aviation Administration
Southwest Regional Office
Obstruction Evaluation Group
10101 Hillwood Parkway
Fort Worth, TX 76177
Aeronautical Study No.
2015-ANM-3277-OE
Page 1 of 4
Issued Date: 02/08/2016
Derek Janke
Offices at Southport LLC
1083 Lake Washington Blvd
Suite 50
Renton, WA 98056
** DETERMINATION OF NO HAZARD TO AIR NAVIGATION **
The Federal Aviation Administration has conducted an aeronautical study under the provisions of 49 U.S.C.,
Section 44718 and if applicable Title 14 of the Code of Federal Regulations, part 77, concerning:
Structure:Building OSP Building #2
Location:Renton, WA
Latitude:47-30-06.93N NAD 83
Longitude:122-12-13.68W
Heights:22 feet site elevation (SE)
156 feet above ground level (AGL)
178 feet above mean sea level (AMSL)
This aeronautical study revealed that the structure does not exceed obstruction standards and would not be a
hazard to air navigation provided the following condition(s), if any, is(are) met:
It is required that FAA Form 7460-2, Notice of Actual Construction or Alteration, be e-filed any time the
project is abandoned or:
_____ At least 10 days prior to start of construction (7460-2, Part 1)
__X__ Within 5 days after the construction reaches its greatest height (7460-2, Part 2)
Based on this evaluation, marking and lighting are not necessary for aviation safety. However, if marking/
lighting are accomplished on a voluntary basis, we recommend it be installed and maintained in accordance
with FAA Advisory circular 70/7460-1 L.
The structure considered under this study lies in proximity to an airport and occupants may be subjected to
noise from aircraft operating to and from the airport.
Any height exceeding 156 feet above ground level (178 feet above mean sea level), will result in a substantial
adverse effect and would warrant a Determination of Hazard to Air Navigation.
This determination expires on 08/08/2017 unless:
Page 2 of 4
(a)the construction is started (not necessarily completed) and FAA Form 7460-2, Notice of Actual
Construction or Alteration, is received by this office.
(b)extended, revised, or terminated by the issuing office.
(c)the construction is subject to the licensing authority of the Federal Communications Commission
(FCC) and an application for a construction permit has been filed, as required by the FCC, within
6 months of the date of this determination. In such case, the determination expires on the date
prescribed by the FCC for completion of construction, or the date the FCC denies the application.
NOTE: REQUEST FOR EXTENSION OF THE EFFECTIVE PERIOD OF THIS DETERMINATION MUST
BE E-FILED AT LEAST 15 DAYS PRIOR TO THE EXPIRATION DATE. AFTER RE-EVALUATION
OF CURRENT OPERATIONS IN THE AREA OF THE STRUCTURE TO DETERMINE THAT NO
SIGNIFICANT AERONAUTICAL CHANGES HAVE OCCURRED, YOUR DETERMINATION MAY BE
ELIGIBLE FOR ONE EXTENSION OF THE EFFECTIVE PERIOD.
This determination is based, in part, on the foregoing description which includes specific coordinates , heights,
frequency(ies) and power . Any changes in coordinates , heights, and frequencies or use of greater power will
void this determination. Any future construction or alteration , including increase to heights, power, or the
addition of other transmitters, requires separate notice to the FAA.
This determination does include temporary construction equipment such as cranes, derricks, etc., which may be
used during actual construction of the structure. However, this equipment shall not exceed the overall heights as
indicated above. Equipment which has a height greater than the studied structure requires separate notice to the
FAA.
This determination concerns the effect of this structure on the safe and efficient use of navigable airspace
by aircraft and does not relieve the sponsor of compliance responsibilities relating to any law, ordinance, or
regulation of any Federal, State, or local government body.
Any failure or malfunction that lasts more than thirty (30) minutes and affects a top light or flashing obstruction
light, regardless of its position, should be reported immediately to (877) 487-6867 so a Notice to Airmen
(NOTAM) can be issued. As soon as the normal operation is restored, notify the same number.
If we can be of further assistance, please contact our office at (202) 267-3215. On any future correspondence
concerning this matter, please refer to Aeronautical Study Number 2015-ANM-3277-OE.
Signature Control No: 269629960-280429997 ( DNE )
Kerryaine Yarber
Technician
Attachment(s)
Map(s)
Page 3 of 4
TOPO Map for ASN 2015-ANM-3277-OE
Page 4 of 4
Sectional Map for ASN 2015-ANM-3277-OE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 1 LUA18-000115
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial and other nonresidential construction activities shall be restricted to the hours between
seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall
be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall
be permitted on Sundays.
3. This permit shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007)
and /or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Ian Fitz-James, 425-430-7288, IFitz-James@rentonwa.gov)
1. See Attached Development Engineering Memo dated March 8, 2018.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Proposed helistop shall comply with Section 2007 of the International Fire Code, 2015 Edition.
2. Fuel spill control shall be provided.
3. Proper exit stair shall be provided.
4. Fire Standpipe shall be provided.
5. A type 80BC rated portable fire extinguisher shall be provided.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. Reviewed, no comment.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Reviewed, no comment.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. Reviewed, no comment.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Reviewed, no comment.
K:\Projects\2014\PR14000082_SOUTHPORT\LUA18000115\08.Review Comments - Drafts\C_Civil Advisory Notes
LU17000115_180308_v1.docx
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 8, 2018
TO:Clark Close, Senior Planner
FROM:Ian Fitz-James, Civil Engineer III
SUBJECT:Utility and Transportation Comments for Southport Helipad
LUA18-000115
I have reviewed the application for the Southport Helipad proposed for the roof of Tower 2 in
the Southport Office Towers located at 1101 Lake Washington Boulevard N. and have the
following comments:
WATER COMMENTS
1.Any standpipe that is required to serve the helipad that is connected to the City’s water
system must be protected by an approved backflow prevention assembly.
SEWER COMMENTS
1. The proposal will not require any sanitary sewer improvements.
STORM DRAINAGE COMMENTS
1. Based on the information provided in the application and further review of the 2017
Renton Surface Water Design Manual (RSWDM) and the 2014 Washington Department
of Ecology Stormwater Management Manual for Western Washington (SWMMWW),
the City does not consider the helipad to be pollution generating impervious surface
(PGIS). No additional stormwater improvements will be required for the proposed
helipad. The approved drainage plans and technical information report on file for the
Southport Office Towers already accounts for the helipad surface as non-pollution
generating impervious surface.
a) The 2017 RSWDM defines “PGIS” as surfaces subject to vehicular use, industrial
activities, or storage of erodible or leachable materials, wastes, or chemicals
and that receive direct rainfall or the run-on or blow-in of rainfall. The 2017
RSWDM also defines “subject to vehicular use” as a surface regularly used by
motor vehicles including but not limited to motorcycles, cars, trucks, buses,
aircraft, tractors, and heavy equipment. The definition goes on to provide
examples of surfaces subject to vehicular use and not subject to vehicular use.
The following surfaces are considered regularly used by motor vehicles by the
2017 RSWDM: roads, un-vegetated road shoulders, bike lanes within the
traveled lane of a roadway, driveways, parking lots, unrestricted access fire
Southport Helipad – LUA18-000115
Page 2 of 2
March 8, 2018
K:\Projects\2014\PR14000082_SOUTHPORT\LUA18000115\08.Review Comments - Drafts\C_Civil Advisory Notes
LU17000115_180308_v1.docx
lanes, vehicular equipment storage yards, and airport taxiways and runways.
The following surfaces are not considered regularly used by motor vehicles by
the 2017 RSWDM: paved bicycle pathways separated from and not subject to
drainage from roads for motor vehicles, fenced or restricted access fire lanes,
and maintenance access roads with a recurring use of no more than one routine
vehicle access per week.
b) The 2014 SWMMWW defines vehicular use as the regular use of an impervious
or pervious surface by motor vehicles. The 2014 SWMMWW goes on to provide
examples of surfaces subject to vehicular use and not subject to vehicular use.
The following surfaces are considered subject to regular vehicular use by the
2014 SWMMWW: roads, un-vegetated road shoulders, bike lanes within the
traveled lane of a roadway, driveways, parking lots, unrestricted access fire
lanes, vehicular equipment storage yards, and airport runways. The following
are not considered subject to regular vehicular use by the 2014 SWMMWW:
paved bicycle pathways separated from and not subject to drainage from roads
for motor vehicles, restricted access fire lanes, and infrequently used
maintenance access roads.
The proposed helipad is similar in function to that of a restricted access maintenance
road which is not considered PGIS by both the 2017 RSWDM and 2014 SWMMWW. The
risk of leaking fluids is negligible. There is no pollution being emitting from brake pads
since helicopters do not require runways to take off and land.
TRANSPORTATION/STREET COMMENTS
1.The proposal will not generate any new traffic and will not require any improvements to
the nearby public streets.
TRUE
NORTH
HYATT
REGENCY
HOTEL
SOUTHPORT OFFICE
COMPLEX
THREE TOWERS
PROPOSED
HELIPAD
BRISTOL
I
BRISTOL II
SOUTHPORT OFFICE
HELIPAD
CONDITIONAL USE PERMIT
APPLICATION
NEIGHBORHOOD DETAIL
MAP
AIRSAFE
PO BOX 287
GREENBANK, WA 98253
(360) 678-0345
1" = 200'
PROPERTY
BOUNDARY
SCALE
1" = 40'
SOUTHPORT
OFFICE COMPLEX
HELIPAD
1/30/2018
65'-4"55'-8"
30'
30'
306'-5"
118'-3"
Memorandum
DATE November 9, 2017
TO Rocale Timmons
Seco Development
FROM Brian MacRae
PROJECT Southport Office
CPL PROJECT # S140194-11
SUBJECT Helipad Tower 2 Structure
ATTACHMENTS N/A
The area for the helipad is bounded by grids 11-12 and M.5-N.5 at the roof of tower 2. The structural system is
an 8” post-tensioned concrete slab with 16” post-tensioned wide-shallow beams in the E-W direction on
column lines. The slab and wide-shallow beams are supported by concrete columns which are supported by
pile caps at the foundation.
The helipad load-bearing area is 30’ by 30’ (900 SF) in size. The helipad has adequate capacity to meet at a
minimum the loading requirements of the 2015 IBC section 1607.6. The helipad is capable of accommodating
helicopters weighing up to 10,000 pounds.
The following loading combinations were used in the design of the helipad which meet and at times exceed
those of the 2015 IBC:
1. Dead load, D, plus the gross weight of the helicopter, Dh, plus snow load, S.
2. Dead load, D, plus two single concentrated impact loads, L, approximately 8 feet apart applied anywhere on
the landing area, having a magnitude of 0.75 times the gross weight of the helicopter. Both loads acting
together total one-and-one half times the gross weight of the helicopter.
3. Dead load, D, plus a uniform live load, L, of 100 psf.
Brian MacRae, P.E., S.E.
Project Manager
Mail Processing Center
Federal Aviation Administration
Southwest Regional Office
Obstruction Evaluation Group
10101 Hillwood Parkway
Fort Worth, TX 76177
Aeronautical Study No.
2015-ANM-3277-OE
Page 1 of 4
Issued Date: 02/08/2016
Derek Janke
Offices at Southport LLC
1083 Lake Washington Blvd
Suite 50
Renton, WA 98056
** DETERMINATION OF NO HAZARD TO AIR NAVIGATION **
The Federal Aviation Administration has conducted an aeronautical study under the provisions of 49 U.S.C.,
Section 44718 and if applicable Title 14 of the Code of Federal Regulations, part 77, concerning:
Structure:Building OSP Building #2
Location:Renton, WA
Latitude:47-30-06.93N NAD 83
Longitude:122-12-13.68W
Heights:22 feet site elevation (SE)
156 feet above ground level (AGL)
178 feet above mean sea level (AMSL)
This aeronautical study revealed that the structure does not exceed obstruction standards and would not be a
hazard to air navigation provided the following condition(s), if any, is(are) met:
It is required that FAA Form 7460-2, Notice of Actual Construction or Alteration, be e-filed any time the
project is abandoned or:
_____ At least 10 days prior to start of construction (7460-2, Part 1)
__X__ Within 5 days after the construction reaches its greatest height (7460-2, Part 2)
Based on this evaluation, marking and lighting are not necessary for aviation safety. However, if marking/
lighting are accomplished on a voluntary basis, we recommend it be installed and maintained in accordance
with FAA Advisory circular 70/7460-1 L.
The structure considered under this study lies in proximity to an airport and occupants may be subjected to
noise from aircraft operating to and from the airport.
Any height exceeding 156 feet above ground level (178 feet above mean sea level), will result in a substantial
adverse effect and would warrant a Determination of Hazard to Air Navigation.
This determination expires on 08/08/2017 unless:
Page 2 of 4
(a)the construction is started (not necessarily completed) and FAA Form 7460-2, Notice of Actual
Construction or Alteration, is received by this office.
(b)extended, revised, or terminated by the issuing office.
(c)the construction is subject to the licensing authority of the Federal Communications Commission
(FCC) and an application for a construction permit has been filed, as required by the FCC, within
6 months of the date of this determination. In such case, the determination expires on the date
prescribed by the FCC for completion of construction, or the date the FCC denies the application.
NOTE: REQUEST FOR EXTENSION OF THE EFFECTIVE PERIOD OF THIS DETERMINATION MUST
BE E-FILED AT LEAST 15 DAYS PRIOR TO THE EXPIRATION DATE. AFTER RE-EVALUATION
OF CURRENT OPERATIONS IN THE AREA OF THE STRUCTURE TO DETERMINE THAT NO
SIGNIFICANT AERONAUTICAL CHANGES HAVE OCCURRED, YOUR DETERMINATION MAY BE
ELIGIBLE FOR ONE EXTENSION OF THE EFFECTIVE PERIOD.
This determination is based, in part, on the foregoing description which includes specific coordinates , heights,
frequency(ies) and power . Any changes in coordinates , heights, and frequencies or use of greater power will
void this determination. Any future construction or alteration , including increase to heights, power, or the
addition of other transmitters, requires separate notice to the FAA.
This determination does include temporary construction equipment such as cranes, derricks, etc., which may be
used during actual construction of the structure. However, this equipment shall not exceed the overall heights as
indicated above. Equipment which has a height greater than the studied structure requires separate notice to the
FAA.
This determination concerns the effect of this structure on the safe and efficient use of navigable airspace
by aircraft and does not relieve the sponsor of compliance responsibilities relating to any law, ordinance, or
regulation of any Federal, State, or local government body.
Any failure or malfunction that lasts more than thirty (30) minutes and affects a top light or flashing obstruction
light, regardless of its position, should be reported immediately to (877) 487-6867 so a Notice to Airmen
(NOTAM) can be issued. As soon as the normal operation is restored, notify the same number.
If we can be of further assistance, please contact our office at (202) 267-3215. On any future correspondence
concerning this matter, please refer to Aeronautical Study Number 2015-ANM-3277-OE.
Signature Control No: 269629960-280429997 ( DNE )
Kerryaine Yarber
Technician
Attachment(s)
Map(s)
Page 3 of 4
TOPO Map for ASN 2015-ANM-3277-OE
Page 4 of 4
Sectional Map for ASN 2015-ANM-3277-OE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 1 LUA18-000115
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial and other nonresidential construction activities shall be restricted to the hours between
seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall
be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall
be permitted on Sundays.
3. This permit shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007)
and /or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Ian Fitz-James, 425-430-7288, IFitz-James@rentonwa.gov)
1. See Attached Development Engineering Memo dated March 8, 2018.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Proposed helistop shall comply with Section 2007 of the International Fire Code, 2015 Edition.
2. Fuel spill control shall be provided.
3. Proper exit stair shall be provided.
4. Fire Standpipe shall be provided.
5. A type 80BC rated portable fire extinguisher shall be provided.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. Reviewed, no comment.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Reviewed, no comment.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. Reviewed, no comment.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Reviewed, no comment.
K:\Projects\2014\PR14000082_SOUTHPORT\LUA18000115\08.Review Comments - Drafts\C_Civil Advisory Notes
LU17000115_180308_v1.docx
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 8, 2018
TO:Clark Close, Senior Planner
FROM:Ian Fitz-James, Civil Engineer III
SUBJECT:Utility and Transportation Comments for Southport Helipad
LUA18-000115
I have reviewed the application for the Southport Helipad proposed for the roof of Tower 2 in
the Southport Office Towers located at 1101 Lake Washington Boulevard N. and have the
following comments:
WATER COMMENTS
1.Any standpipe that is required to serve the helipad that is connected to the City’s water
system must be protected by an approved backflow prevention assembly.
SEWER COMMENTS
1. The proposal will not require any sanitary sewer improvements.
STORM DRAINAGE COMMENTS
1. Based on the information provided in the application and further review of the 2017
Renton Surface Water Design Manual (RSWDM) and the 2014 Washington Department
of Ecology Stormwater Management Manual for Western Washington (SWMMWW),
the City does not consider the helipad to be pollution generating impervious surface
(PGIS). No additional stormwater improvements will be required for the proposed
helipad. The approved drainage plans and technical information report on file for the
Southport Office Towers already accounts for the helipad surface as non-pollution
generating impervious surface.
a) The 2017 RSWDM defines “PGIS” as surfaces subject to vehicular use, industrial
activities, or storage of erodible or leachable materials, wastes, or chemicals
and that receive direct rainfall or the run-on or blow-in of rainfall. The 2017
RSWDM also defines “subject to vehicular use” as a surface regularly used by
motor vehicles including but not limited to motorcycles, cars, trucks, buses,
aircraft, tractors, and heavy equipment. The definition goes on to provide
examples of surfaces subject to vehicular use and not subject to vehicular use.
The following surfaces are considered regularly used by motor vehicles by the
2017 RSWDM: roads, un-vegetated road shoulders, bike lanes within the
traveled lane of a roadway, driveways, parking lots, unrestricted access fire
Southport Helipad – LUA18-000115
Page 2 of 2
March 8, 2018
K:\Projects\2014\PR14000082_SOUTHPORT\LUA18000115\08.Review Comments - Drafts\C_Civil Advisory Notes
LU17000115_180308_v1.docx
lanes, vehicular equipment storage yards, and airport taxiways and runways.
The following surfaces are not considered regularly used by motor vehicles by
the 2017 RSWDM: paved bicycle pathways separated from and not subject to
drainage from roads for motor vehicles, fenced or restricted access fire lanes,
and maintenance access roads with a recurring use of no more than one routine
vehicle access per week.
b) The 2014 SWMMWW defines vehicular use as the regular use of an impervious
or pervious surface by motor vehicles. The 2014 SWMMWW goes on to provide
examples of surfaces subject to vehicular use and not subject to vehicular use.
The following surfaces are considered subject to regular vehicular use by the
2014 SWMMWW: roads, un-vegetated road shoulders, bike lanes within the
traveled lane of a roadway, driveways, parking lots, unrestricted access fire
lanes, vehicular equipment storage yards, and airport runways. The following
are not considered subject to regular vehicular use by the 2014 SWMMWW:
paved bicycle pathways separated from and not subject to drainage from roads
for motor vehicles, restricted access fire lanes, and infrequently used
maintenance access roads.
The proposed helipad is similar in function to that of a restricted access maintenance
road which is not considered PGIS by both the 2017 RSWDM and 2014 SWMMWW. The
risk of leaking fluids is negligible. There is no pollution being emitting from brake pads
since helicopters do not require runways to take off and land.
TRANSPORTATION/STREET COMMENTS
1.The proposal will not generate any new traffic and will not require any improvements to
the nearby public streets.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE
- MITIGATED (DNS-M)
PROJECT NUMBER: LUA18-000115, CU-H, ECF
APPLICANT: David Ketchum, Airsafe / PO Box 287 Greenbank, WA 98253
PROJECT NAME: Southport Office Helipad
PROJECT DESCRIPTION: The applicant is requesting a Hearing Examiner Conditional Use
Permit (CUP) and Environmental (SEPA) Review to construct a rooftop helipad near the south end
of Tower 2 at the Southport Office Complex. The structure on which the helipad is proposed is part
of a three-structure office complex that has been permitted separately and is currently under
construction. Tower 2 is located in the Urban Center (UC) zoning district on a 245,086 square feet
(5.63 acres) parcel at 1101 Lake Washington Blvd N. The 9 -story Southport Office Building 2 has
been designed to support a thickened concrete helipad slab measuring 30 ft x 30 ft (900 sf) in size.
The helipad would be classified as “private-use” helipad for light-turbine helicopters, classified as
H-1. The surrounding landmarks include Renton Municipal Airport to the west, I -405 Freeway to
the east and Lake Washington approximately 650 feet to the north. The proposed helipad is
expected to have minimal effect on adjacent properties.
PROJECT LOCATION: 1101 Lake Washington Blvd N Renton, WA 98056
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant
adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW
43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Comm ittee
under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate
environmental impacts identified during the environmental review process. Because other agencies of
jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on March 30,
2018. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton,
1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more
information may be obtained from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: MARCH 16, 2018
DATE OF DECISION: MARCH 12, 2018
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTSIGNATURES:0GreggZimrm,AministratorPublicWorIsDepartmentKelyBeymer,AministratorCommunityServicesDepartme3)iz)’isDatRickM.Marshall,AdministratorRentonRegionalFireAuthorityJzfDateC.E.ChipVincent,AdministratorDepartmentofCommunity&EconomicDevelopmentDate
ERC Mitigation Measures and Advisory Notes Page 1 of 5
DETERMINATION OF NON-SIGNIFICANCE – MITIGATED
(DNS-M) MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA18-000115, ECF, CU-H
APPLICANT: David Ketchum, Airsafe / PO Box 287 Greenbank, WA 98253 /
(360) 678-0345 / David@airsafeheliports.com
PROJECT NAME: Southport Office Helipad
PROJECT DESCRIPTION: The applicant is requesting a Hearing Examiner Conditional Use
Permit (CUP) and Environmental (SEPA) Review to construct a rooftop helipad near the south end of
Tower 2 at the Southport Office Complex. The structure on which the helipad is proposed is part of a
three-structure office complex that has been permitted separately and is currently under construction.
Tower 2 is located in the Urban Center (UC) zoning district on a 245,086 square feet (5.63 acres) parcel
at 1101 Lake Washington Blvd N. The 9-story Southport Office Building 2 has been designed to support
a thickened concrete helipad slab measuring 30 ft x 30 ft (900 sf) in size. The helipad would be classified
as “private-use” helipad for light-turbine helicopters, classified as H-1. The surrounding landmarks
include Renton Municipal Airport to the west, I-405 Freeway to the east and Lake Washington
approximately 650 feet to the north. The proposed helipad is expected to have minimal effect on
adjacent properties.
PROJECT LOCATION: 1101 Lake Washington Blvd N Renton, WA 98056
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. The Southport Office Helipad operator shall limit engine and rotor-system running times to
the minimum necessary for safe operations and consistency with helicopter and engine
manufacturer recommendations.
2. The operator of the Southport Office Helipad shall employ Helicopter Association
International’s (HAI) Fly Neighborly Program.
3. Helipad operating hours shall be restricted to the hours between seven o’clock (7:00) a.m.
and eight o’clock (8:00) p.m., Monday through Friday. Operating hours on Saturdays shall be
restricted to the hours between nine o’clock (9:00) a.m. and six o’clock (6:00) p.m. No flights
shall be permitted on Sundays.
4. The helipad shall be restricted to a maximum of twelve (12) landings and takeoff per week.
5. The helipad shall be restricted to light-turbine helicopters only, except for larger helicopters
in case of an emergency.
Nexus: RMC 4-9-070, Environmental Review Procedures and RMC Chapter 7, Noise Level
Regulations.
K:\Projects\2014\PR14000082_SOUTHPORT\LUA18000115
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 12, 2018
TO: Environmental Review Committee (ERC)
FROM: Clark H. Close, Senior Planner
SUBJECT: Southport Office Helipad (LUA18-000115) – Request for
Reconsideration for SEPA Determination of Non-
Significance Mitigated (DNS-M)
The Environmental Review Committee (ERC) reviewed the above mentioned conditional
use permit application and issued a SEPA Determination of Non-Significance Mitigated
(DNS-M) on March 12, 2018 with five (5) mitigation measures:
1. The Southport Office Helipad operator shall limit engine and rotor-system
running times to the minimum necessary for safe operations and consistency
with helicopter and engine manufacturer recommendations.
2. The operator of the Southport Office Helipad shall employ Helicopter Association
International’s Fly Neighborly Program.
3. Helipad operating hours shall be restricted to the hours between seven o’clock
(7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Operating
hours on Saturdays shall be restricted to the hours between nine o’clock (9:00)
a.m. and six o’clock (6:00) p.m. No flights shall be permitted on Sundays.
4. The helipad shall be restricted to a maximum of twelve (12) landings and takeoff
per week.
5. The helipad shall be restricted to light-turbine helicopters only, except for larger
helicopters in case of an emergency.
The DNS-M was published on March 16, 2018 with an appeal period that ended on
March 30, 2018. A request for reconsideration of the SEPA determination was received
on March 30, 2018 from David Ketchum with Airsafe. The request for reconsideration
cites, as the primary justifications for the filing of the request for reconsideration to the
ERC, flexibility to operate beyond the mitigation measures without penalty if such
operations are necessitated by weather or unplanned events . In addition, the applicant
is requesting clarifying language regarding SEPA mitigation measure number 4. The
applicant’s request is provided as an attachment to this memorandum (Attachment 1).
Below is a summary and staff responses to the concerns cited:
Environmental Review Committee
Page 2 of 4
April 12, 2018
K:\Projects\2014\PR14000082_SOUTHPORT\LUA18000115
A. The sponsor of this helipad would consider measures relating to stated times
and maximum operations per week to be applicable to normal planned flights
but should have flexibility to operate beyond the measures without penalty if
such operations are necessitated by weather or unplanned events. As an
example, a flight could be scheduled to depart on a weekday at 7:30 p.m. but
would actually depart at 8:15 p.m. due to a hold for inclement, un-forecast
weather or a passenger arriving late to their flight due to traffic related delay.
With regards to the number of flights per week, a major sales or emergency
activity which potential clients are brought or taken from Southport might be
more productive if the maximum number of flights per week is exceeded by a
flight or two. If the helipad sponsor exceeds SEPA mitigation measures nos. 3 or
4, a brief report to the City explaining events or conditions that necessitated the
operations could be required.
Staff Comment: The originally submitted application did not include or address
unforeseen circumstances, such as inclement, un-forecasted weather events or
the realities of the somewhat unpredictable travel conditions in the region that
can cause passengers to be late to their various destinations. After the receipt of
the request for reconsideration, the applicant provided justification to afford the
Southport Helipad some flexibility to operate beyond the environmental
mitigation measures if such operations are necessitated by weather or unplanned
events. Weather and travel are two unpredictable events, however it should be
noted that the reconsideration also sited major sales or emergency activities
which potential clients are brought to or taken from Southport. Staff does not
believe that sales events would be considered “unplanned” and therefore these
meetings should be able to be scheduled within the parameters of the SEPA
mitigation measures. The provided reconsideration request did not define
“emergency activities”. Therefor staff is assuming that emergency activities are
incidents that involves police and/or fire response, based on this definition staff
would consider emergency activities as an unplanned event and therefore
acceptable. By planning ahead and allowing for a certain level of reasonable
flexibility for the helipad, this would allow the operator of the helipad some level
of known insurance to operate beyond these mitigation measures if such
operations are necessitated by these three factors, weather, traffic, and
emergency activities. Staff recommends that a sixth SEPA mitigation measure be
included that accounts for a limited number of unpredictable events, such as
weather and traffic delays.
B. Changing the wording of SEPA Mitigation Measure No. 4 to: “The helipad shall be
restricted to twelve (12) operations per week with each operation consisting of
both a landing and take-off.”
Staff Comment: The proposed revision to the text of SEPA Mitigation Measure
No. 4 provides clarifying language to operator of the helipad. Staff recommends
Environmental Review Committee
Page 3 of 4
April 12, 2018
K:\Projects\2014\PR14000082_SOUTHPORT\LUA18000115
replacing the SEPA mitigation measure text to reduce any confusion to the
helipad’s number of operating flights.
Recommendation: In light of the additional information provided, staff recommends
that the ERC retain mitigation measures 1, 2, 3, and 5, replace mitigation measure 4,
and add one new mitigation measure as follows:
1. The Southport Office Helipad operator shall limit engine and rotor-system
running times to the minimum necessary for safe operations and consistency
with helicopter and engine manufacturer recommendations.
2. The operator of the Southport Office Helipad shall employ Helicopter Association
International’s Fly Neighborly Program.
3. Helipad operating hours shall be restricted to the hours between seven o’clock
(7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Operating
hours on Saturdays shall be restricted to the hours between nine o’clock (9:00)
a.m. and six o’clock (6:00) p.m. No flights shall be permitted on Sundays.
4. The helipad shall be restricted to twelve (12) operations per week with each
operation consisting of both a landing and take-off.
5. The helipad shall be restricted to light-turbine helicopters only, except for larger
helicopters in case of an emergency.
6. The Operator of this helipad shall be afforded a certain level of flexibility to
operate beyond SEPA mitigation measures 3 and 4, if such operations are
necessitated by weather or unplanned events. At the request of the City, the
operator shall provide a report explaining the event and/or condition that
necessitated the deviation from permitted flight operations.
EnvironmentalReviewCommitteePage4of4April12,2018Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onApril27,2018.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.DATEOFDECISION:April12,201$SIGNATURES:GreggZimmerman,Administrator+kM.Marshall,AdministratorPublicWorksDepartmentDateRentonRegionalFieAuthQjityDateeydminiratorC.pViinistratofrDCommunityServicesDepartmentDepartmentofCommunity&EconomicDevelopmentK:\Projects2014PR14000082_SOUTHPORflLUA18000115
AIRSAFE
PO Box 287
Greenbank, WA 98253
(360) 678-0345 (office)
March 30, 2018
Clark Close
Senior Planner
City of Renton
RE: Project PR14-000082 – Southport - Request for Reconsideration
Dear Mr. Close:
We have the following comments regarding Part Two: Environmental Review Section B
“Mitigation Measures” of the Environmental Review Committee Report.
Measures 1 through 5 are logical and acceptable as standard operating practices. We request
reconsideration of the Environmental Review Committee to either add a measure 6 or a present a
clarifying statement following Section B relating to measures 3 and 4 that provides reasonable
flexibility in case of unforeseen circumstances.
Justification: The sponsor of this helipad will consider measures relating to stated times and
maximum operations per week to be applicable to normal/planned flights but should have
flexibility to operate beyond the measures without penalty if such operations are necessitated by
weather or unplanned events. As an example, a flight could be scheduled to depart on a weekday at
7:30 p.m. but would actually depart at 8:15 p.m. due to a hold for inclement, un-forecast weather
or traffic that caused a passenger to be late.
Regarding the number of flights per week, a major sales or emergency activity during which
potential clients are brought or taken from Southport might be more productive if the maximum
number of flights per week is exceeded by a flight or two.
If the helipad sponsor exceeds Measures 3 or 4, a brief report to the city explaining events or
conditions that necessitated the operations could be required.
Suggested Mitigation Measure Revisions:
We respectfully suggest adding the following mitigation measure “The sponsor of this helipad shall
consider measures relating to stated times and maximum operations per week to be applicable to
normal/planned flights but should have flexibility to operate beyond the measures without penalty
if such operations are necessitated by weather or unplanned events.”
With respect to Measure 4, we suggest changing the wording to “The helipad shall be restricted to
twelve (12) operations per week with each operation consisting of both a landing and a take-off.
Thank you for reconsideration.
Sincerely,
David Ketchum
Airsafe