HomeMy WebLinkAboutSR_HEX_Southport_Entry_Rd_160719DEPARTMENT OF COMMUN, 1 f
AND ECONOMIC DEVELOPMENT
REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST
REPORT DA TE:
Project Name:
Project Number:
Project Manager:
Owner:
Applicant:
Contact:
Project Summary:
Project Location:
Exist. Bldg. Area SF:
Site Area:
July 19, 2016
Southport Entry Road -Bridge over Johns Creek
LUA16-000453, V-H
Vicki Grover, Transportation Planning & Programming Manager
Building Cat Southport LLC
Scott Rosenstock, SECO Development, Inc. 1083 Lake Washington Blvd. N, Suite
50, Renton,WA 98056
Same as Applicant.
SECO Development requests a variance from RMC 8-7-2 (Noise Regulations,
Maximum Environmental Noise Levels) in order to conduct construction work at
night in an area with residential uses. The construction work would occur
continuously from 10:00 PM on Thursday, September 8, 2016 through to 11:59
PM on Sunday, September 11, 2016. The project consists of the installation of
a bridge located to the west of the Lake Washington Boulevard and Houser Way
intersection. The bridge will be used for pedestrian and vehicular access to the
Southport Mixed-Use Development, Puget Sound Energy yard and Gene Coulon
Park. The project proposes to widen the road to improve traffic flow entering
and existing the site. The work will be conducted within property owned by
SECO Development.
Noise levels resulting from project construction activity would generate peak
noise levels of 73 to 106 dBA as perceived at a distance of 50 feet from the
proposed bridge location. A variance from RMC 8-7-2 is necessary in order to
conduct the nighttime work, as maximum permissible environmental noise
levels (per WAC 173-60-040, incorporated by reference in RMC 8-7) limit
extended periods of noise from 10:00 pm to 7:00 am to levels between 45 dBA
and 60 dBA, with exceedances of 5 to 15 dBA permitted for periods of 1.5 to 15
minutes in any one-hour period {WAC 173-60-040).
Ta the west of the intersection of Lake Washington Boulevard and Houser Way
N/A Proposed New Bldg. Area (footprint):
Proposed New Bldg. Area (grass):
N/A
24,000 sq ft Total Building Area GSF: N/A
HEX REPORT NOISE VARIANCE SECO Development Southport_LUA16-000453
:ity of Renton Department of Community & omic Development
SOUTHPORT ENTRY ROAD BRIDGE OVER Jl _ _ CREEK
Report of July 19, 2016
~ 8. PROJECT DESCRIPTION/BACKGROUND:
Hearing Examiner Recommendation
WA16-000453, V-H
Page 2 of 5
SECO Development Incorporation requests a variance from RMC 8-7-2 (Noise Regulations, Maximum
Environmental Noise Levels} in order to conduct construction work at night in an area with residential uses.
The construction work would occur over 4 consecutive nights from September 8, 2016 to September 11,
2016. The stream flow currently flows through three 60-inch diameter culverts. The culverts are not long
enough to expand the roadway width for current traffic volumes and for the future anticipated traffic flow
for the expansion of the Southport Mixed-Use Development. SECO Development is currently building a 2.4
million sq. ft. mixed-use urban village known as Southport that combines retail, office, multifamily housing,
and a luxury hotel and conference center. This development brings together Renton's first four-star hotel
that will include 347 luxury rooms operated by Hyatt Regency, three nine-story office buildings totaling
730,000 sq. ft. of Class A space, 383 units of luxury apartments, and 30,000 sq. ft. of retail space, including
five restaurants. Prior to closing the road, cofferdams will be installed upstream and downstream of the
proposed bridge location to allow installation of a creek bypass system. After the road is closed the existing
culverts will be removed and the new bridge subgrade will be established. Demolition of the site will
include the existing asphalt roadway section and a few coniferous trees. After the demolition phase,
subgrade elevation is to be re-established with quarry spalls and followed by the placement of the new
bridge sections. The stream banks will be restored with native habitat plantings and a new asphalt road
with a sidewalk and crosswalk to provide a link from Lake Washington Boulevard to Gene Coulon Park and
the Southport Development.
The project has received Hydraulic Project Approval (HPA} from the Washington State Department of Fish
and Wildlife and is currently seeking Army Corps of Engineer approval due to the work being performed
below the ordinary high water mark. Construction equipment used during the nighttime operations will
include, but is not limited to: dump trucks, generators, portable lighting (light plants}, excavators, loaders,
impact hammer, vibrator, and paving equipment. Noise levels resulting from the project construction
activity would generate peak noise levels of 73 to 106 dBA as perceived at a distance of 50 feet from the
proposed pipe alignment.
To limit the potential effect of construction-related noise at the residences near new bridge site, several
noise mitigation measures have been considered.
• Lining the beds of trucks with soil that will be receiving Asphalt Concrete Pavement and Portland
Concrete.
• Encase light plants and small generator.
• Do not allow equipment to sit idling when not being used.
• Puget Sound Energy will be compensated for charges associated with the closure. The Bristol at
Southport will offer resident concessions; which will be percentage of the rent owed for September.
Alternative Mitigation Measures are as follows:
• Create and utilize a noise mitigation training program, which shall be implemented for all field-
worker supervisory personnel including sub-contractor supervisors.
• Take noise level readings. At a minimum, the contractor will be required to take a base noise level
reading before the start of construction activities, and after noise mitigation measures have been
installed.
• Equip all vehicles with ambient sensitive backup warning devices. The Contractor may use back-up
observers in lieu of back-up warning devices for all equipment except dump trucks in compliance
with WAC Chapter 296-155-610 and 296-155-615. The Contractor shall use back-up observers and
back-up warning devices for dump trucks in compliance with WAC Chapter 296-155-640.
HEX REPORT NOISE VARIANCE SECO Development 5outhport_LUA16-000453
City of Renton Department of Community J omic Development
SOUTHPORT ENTRY ROAD BRIDGE OVER J . CREEK
Report of July 19, 2016
Hearing Examiner Recommendation
LUAl6-000453, V-H
Page 3 of 5
• An after-hours noise complaint phone number will be provided to the local residents to register
complaints to be mitigated.
• Alternative mitigation measures include using acoustical blankets, pads, and/or boards to control
metal-on-metal clanging noise or other banging noises that can occur during construction.
Without the seventy-two hour road closure of Thursday evening thru Sunday evening, the construction
schedule would normally take approximatley 8 weeks. The project would impact the Southport residents
and park visitors as well as Puget Sound Energy access and local construction traffic.
A variance from RMC 8-7-2 is necessary in order to conduct the nighttime work, as maximum permissible
environmental noise levels (per WAC 173-60-040, incorporated by reference in RMC 8-7) limit extended
periods of noise from 10:00 pm to 7:00 am to levels between 45 dBA and 60 dBA, with exceedances of 5 to
15 dBA permitted for periods of 1.5 to 15 minutes in any one-hour period (WAC 173-60-040).
I C, EXHIBITS:
The following exhibits were entered into the record:
Exhibit 1: Staff Report dated July 19, 2016
Exhibit 2: Project Narrative dated June 16, 2016
Exhibit 3: Variance Request Justification dated June 16, 2106
Exhibit 4: Site Plan
I o. FINDINGS:
Having reviewed the written record in the matter, the City now makes and enters the following:
Request: Noise Variance from RMC 8-7-2 (Maximum Environmental Noise Levels) for work between
10:00 pm and 7:00 am over 4 consecutive nights from 10pm on Thursday, September 8 through
11:59pm on Sunday, September 11.
1. Variance: The proposal requires a public hearing with the Hearing Examiner.
2. Existing Land Uses: Mixed Use; multi-family and City Park.
3. Zoning: Urban Center (UC), Residential (R-1)-1 Dwelling Units per Acre, Residential Multi-Family
(RM-F).
i E. CONSISTENCY WITH VARIANCE CRITERIA:
Section 8-7-8.D. Lists 7 criteria that the Hearing Examiner is asked to consider, along with all other
relevant information, in making a decision on o Noise Variance application. These include the following:
The Hearing Examiner shall have authority to grant a variance upon making a determination, in writing,
that the conditions specified below have been found to exist:
1. That the applicant suffers practical difficulties and unnecessary hardship and the variance is
necessary because of special circumstances applicable to the applicant's property or project, and
HEX REPORT NOISE VARIANCE SECO Development Southport_LUA16-000453
City of Renton Department of Community & omic Development
SOUTHPORT ENTRY ROAO BRIDGE OVER JO__ 5 CREEK
Hearing Examiner Recommendation
LUA16-000453, V-H
Report of July 19, 2016 Page 4 of S
that the strict application of this Chapter will deprive the subject property owner or applicant of
rights and privileges enjoyed by others.
Staff Analysis: The applicant is requesting the variance due to unnecessary hardship that would be
incurred for the surrounding residents, park visitors, Puget Sound Energy access, and construction
traffic due to increased traffic control that would be necessary with sustained lane closures to
complete the bridge installation in multiple phases over the course of an extended schedule.
2. That the granting of the variance will not be materially detrimental to the public health, welfare or
safety, or unduly injurious to the property or improvements in the vicinity of the location for which
this variance is sought.
Staff Analysis: The granting of the variance will not be detrimental to adjacent properties nor shall
the approval of the variance grant a special privilege.
3. That the variance sought is the minimum variance which will accomplish the desired purpose.
Staff Analysis: The approval of the requested variance would be the minimum variance that will
accomplish the desired purpose.
4. That the variance contains such conditions deemed to be necessary to limit the impact of the
variance on the residence or property owners impacted by the variance. The variance approval may
be subject to conditions including, but not limited to, the following:
a. Implementation of a noise monitoring program;
b. Maximum noise levels;
c. Limitation on types of equipment and use of particular equipment;
d. Limitation on back-up beepers for equipment;
e. Required use of noise shields or barriers;
f. Restrictions to specific times and days;
g. Specific requirements for documentation of compliance with the noise variance conditions;
h. Specific requirements for notification to nearby residents;
i. Required cash security to pay for inspection services to verify compliance;
j. Required access to the project by the City to verify compliance with the noise variance
conditions;
k. Specific program to allow for temporary hotel vouchers to effected residents;
I. Requirements for written verification that all workers understand the noise variance
conditions for the project; and
m. Provision allowing the City to immediately revoke the variance approval if the variance
conditions are violated.
Staff Analysis: Various mitigation measures will be implemented to minimize the impact to adjacent
residents and property owners as well as provide concessions where deemed appropriate. These
HEX REPORT NOISE VARIANCE SECO Development Southport_LUA16-000453
City of Renton Department of Community 8 omic Development
SOUTHPORT ENTRY ROAD BRIDGE OVER JI S CREEK
Report of July 19, 2016
Hearing Examiner Recommendation
LUA16-000453, V-H
Page 5 of 5
measures are included in the attached narrative. Additional conditions will be reviewed at the public
hearing as necessary.
5. The importance of the services provided by the facility creating the noise and the other impacts
caused to the public safety, health and welfare balanced against the harm to be suffered by
residents or property owners receiving the increased noise permitted under this variance.
Staff Analysis: The short duration closure will allow for an expedited schedule to install the bridge
over Johns Creek for access to the Southport Mixed-Use Development. Without the variance, there
may be traffic and access impacts for up to an additional 7 weeks to adjacent residents and
businesses to complete the bridge installation in phases.
6. The availability of practicable alternative locations or methods for the proposed use which will
generate the noise.
Staff Analysis: Alternate locations are not practical for the proposed variance. Noise mitigation
measures will be used to limit disturbance throughout evening construction work.
7. The extent by which the prescribed noise limitations will be exceeded by the variance and the
extent and duration of the variance.
Staff Analysis: The noise variance is requested from 10pm on Thursday, September 8 through
11:59pm on Sunday, September 11.
F. CONCLUSIONS: THE SUBJECT SITE IS LOCATED WITHIN PROPERTIES OWNED SECO DEVELOPMENT.
THE PROPOSED BRIDGE IS LOCATED WEST OF THE LAKE WASHINGTON BOULEVARD AND HOUSER WAY
NORHT. THE WORK WOULD OCCUR OVER 72 CONSECUTIVE HOURS.
1. The work requires a variance from RMC 8-7-2 (Noise Regulations, Maximum Environmental Noise
Levels) as levels of noise for night time would be exceeded.
2. Analysis of the proposal according to variance criteria of RMC 8-7-8-D is found in the body of the
Staff Report.
I G. RECOMMENDATION:
Staff recommends that the Variance for the Southport Entry Road Bridge Over Johns Creek, File No.
LUAlG-000453, V-H be approved subject to the following conditions:
1. The applicant shall provide the City of Renton project manager with the phone number for after-
hours noise complaints prior to commencement of construction. All complaints from within the
Renton city limits will be summarized and reported to the City's project manager within 2 days
of the complaint.
2. The applicant shall implement proposed mitigation measures and alternate mitigation measures
to diminish or eliminate noise during construction.
3. The applicant shall notify the City of Renton project manager with the date and areas of
expected night work prior to commencement of night work, a minimum of 24 hours in advance
of the work.
HEX REPORT NOISE VARIANCE SECO Development Southport_LUA16-000453