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HomeMy WebLinkAboutERC_Report_Seaplanes_at_Southport_210614_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC_Report_Seaplanes_at_Southport_210614_v1 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: June 14, 2021 Project File Number: PR21-000192 Project Name: Seaplanes at Southport Land Use File Number: LUA21-000177, ECF, TUP Project Manager: Clark H. Close, Senior Planner Owner/Applicant: Hotel at Southport LLC, 133 Lake Washington Blvd N., Ste 90, Renton, WA 98056 Contact: Talvinder Sahota, SECO Development, Inc., 1133 Lake Washington Blvd N., Ste 90, Renton, WA 98056 Project Location: 1053 Lake Washington Blvd N, Renton, WA 98056 Project Summary: The applicant is requesting a Tier 2 Temporary Use Permit pursuant to Renton Municipal Code Section 4-9-240 and SEPA Environmental Review to conduct seaplane tour operations in and out of Southport on Lake Washington. The proposed use would allow contracted seaplane vendors to operate and service locations on Lake Washington from the finger pier located in front of the Hyatt Regency Lake Washington. The applicant is proposing to begin seaplane operations at the Hotel at Southport in 2021. The proposed project site is in the Urban Center (UC) zone, a high seismic area, Lake Washington Reach H, and Zone X – 500-year flood area. The site is designated as Shoreline High Intensity by the Shoreline Master Program. No trees are proposed for removal. No existing or potential residential units would have views obstructed by the proposed project. Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): N/A N/A Site Area: 239,195 SF Total Building Area GSF: N/A STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M). DocuSign Envelope ID: 99324C27-9004-4EBB-9B87-589E2D4121CD City of Renton Department of Community & Economic Development Seaplanes at Southport Staff Report to the Environmental Review Committee LUA21-000177, ECF, TUP Report of June 14, 2021 Page 2 of 7 ERC_Report_Seaplanes_at_Southport_210614_v1 PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant is requesting a Tier 2 Temporary Use Permit and SEPA Environmental Review to conduct seaplane tour operations on a scheduled basis in and out of Southport on Lake Washington. “Seaplanes at Southport” would allow contracted seaplane vendors to conduct tour pickups and drop-offs for passengers from Southport’s single floating dock located in front of the Hyatt Regency Lake Washington. According to the applicant, all contracted vendors currently operate and service many locations on Lake Washington and they use the Renton Airport/Wiley Post Base located approximately one-half mile to the west. The Southport dock would not be used as a location to service, fuel, maintain, and/or moor seaplanes. Seaplane vendors would fuel their planes from the Renton Municipal Airport. Seaplane operations would be limited to a single seaplane at the Southport middle dock at one time. Seaplane tours are anticipated to peak during summer travel and operate at lower levels during the other seasons of the year. The seaplane tour operations are expected to increase tourism and recreation in Renton for users. Southport docking facilities consist of three (3) docks. The western most dock is private and is used for moorage of large vessels with approval of SECO Development. The east dock is an F-shaped configuration that is utilized by small watercraft visiting the Hyatt Regency Hotel at Southport (“Hotel”) and associated hotel facilities. The center dock is referred to as the “finger pier” and is a linear floating dock with no offshoots. The applicant is proposing to begin seaplane operations at the Hotel once permits have been issued. Lake Washington, a 33.8 square mile Type-S waterbody, is the second largest freshwater lake in the State of Washington. The Hotel and proposed seaplane tour operation is located at 1053 Lake Washington Blvd N, between Gene Coulon Park and the Boeing manufacturing facility (APN 0523059075; Exhibits 2 and 3). The site can be accessed via Coulon Beach Park Dr and an unnamed private access road that connects the area to Lake Washington Blvd N. The proposed use falls within the Lake Washington/Cedar/Sammamish Water Resource Management Area (WRIA 8). The site falls within a high seismic area and on the shore of Lake Washington (a Shoreline of Statewide Significance). Reach H of Lake Washington is designated as Shoreline High Intensity at the proposed location. Currently the Southport development includes the Bristol I and II apartment buildings (completed), a 12-story hotel and a 3-building office and parking garage complex. Previous Shoreline Substantial Development Permits include the Southport Level 2 Site Plan in 2000 (Ecology filing date May 3, 2000; SDP #2000-NW-40003); decking over the water discharge tunnel in 2006 (LUA-06-033, SM; modifications to the master plan in 2008 (LUA-99-1889, SA-A, SM); minor master site plan modification in 2014 (LUA14-000645, SA-A, AM, MOD, MOD); and Southport shoreline modifications in 2016 (LUA16-000614, ECF, SM) that included removing derelict piles, repairing a degraded bulkhead, installing grated ramps and floats for watercraft, and construction of a shoreline cove area. A Shoreline Conditional Use Permit for a mixed-use development (Bristol I) was approved in 2001 (LUA01-057, CU-H). 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 floating finger dock and associated no wake zone shall be limited to a single seaplane at one time. DocuSign Envelope ID: 99324C27-9004-4EBB-9B87-589E2D4121CD City of Renton Department of Community & Economic Development Seaplanes at Southport Staff Report to the Environmental Review Committee LUA21-000177, ECF, TUP Report of June 14, 2021 Page 3 of 7 ERC_Report_Seaplanes_at_Southport_210614_v1 2. Seaplanes at Southport shall not be used as a location to service, fuel, maintain, and/or moor seaplanes. 3. Seaplanes at Southport operating hours shall be restricted to the hours between nine o’clock (9:00) a.m. and nine o’clock (9:00) p.m., Monday through Friday. Operating hours on Saturday and Sunday shall be restricted to the hours between nine o’clock (9:00) a.m. and six o’clock (6:00) p.m. 4. Seaplanes at Southport operators shall be restricted to a maximum of 35 flights per week. C. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Environmental (SEPA) Checklist Exhibit 5: Abatement Agreement Exhibit 6: Advisory Notes 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 seaplane use is proposing to use an existing finger pier float located in Lake Washington. The dock is served by a ramp from the bulkhead approximately 50 feet from the Hotel. No work is proposed over, in or adjacent to Lake Washington. No filling, excavation, or grading is proposed. Mitigation Measures: No further mitigation recommended. Nexus: N/A 2. Air Impacts: It is anticipated that air quality impacts would be associated with a small amount of engine emissions from the seaplane utilizing the float. Quantities of engine emissions would depend on flight frequency. 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 docking location is not anticipated to be in conflict with the Renton Airport. Seaplane vendors are required to operate per the pilot’s guide and confines of the W36 seaplane operations area. No further site specific mitigation for the identified impacts from seaplane engine emissions is required. Mitigation Measures: No further mitigation recommended. Nexus: N/A 3. Water a. Wetland, Streams, Lakes Impacts: The site is located along the shoreline of Lake Washington, the second largest natural lake in Washington and a Shoreline of the State. Reach H is designated as High Intensity by the Shoreline Master Program at the project location. The outflow of Lake Washington is the Lake Washington Ship Canal. No wetlands or streams are located within the immediate vicinity of the dock. Existing DocuSign Envelope ID: 99324C27-9004-4EBB-9B87-589E2D4121CD City of Renton Department of Community & Economic Development Seaplanes at Southport Staff Report to the Environmental Review Committee LUA21-000177, ECF, TUP Report of June 14, 2021 Page 4 of 7 ERC_Report_Seaplanes_at_Southport_210614_v1 lake depths near the shoreline ranges from 8 to 17 feet. The applicant has proposed mitigation measures to reduce the potential impacts from the seaplane use at Southport, such as timing restrictions and operating restrictions to reduce any disturbance to nearby water uses and sensitive fish and wildlife species utilizing the action area (Exhibit 4). More specifically, two (2) mitigation measures include limiting the use of the floating finger dock and associated no wake zone to a single plane at one time and restricting the use of the float to passenger pick-up and drop-off only. Therefore, staff recommends a SEPA mitigation measure that the Southport floating dock and associated no wake zone shall be limited to a single seaplane at one time. In addition, staff recommends a second SEPA mitigation measure that the Seaplanes at Southport shall not be used as a location to service, fuel, maintain, and/or moor seaplanes. Seaplanes at Southport in Lake Washington are anticipated to be no higher than typical wind waves, vessel-generated waves, or other seaplane wake heights presently using the basin. Frequency of the wake height is expected to increase as a result of an increase in traffic due to the proposed use. Wake heights are directly correlated with vessel speed (i.e. the faster the vessel the higher the wave). Seaplane wake energy is event-dependent and is influenced by the vessel length, water depth, and speed. Wakes are most destructive in shallow and narrow waterways because wake energy does not have the opportunity to dissipate over distance. Seaplane wakes have the potential to be a significant source of erosive wave force due to a longer wave period and greater wave height. Small vessels within 500 feet of the shoreline are capable of producing wakes that can cause shoreline erosion and increased turbidity. The applicant would comply with the “No Wake” buoys located waterward of Bird Island in order to reduce shoreline erosion. Mitigation Measures: 1. The Southport floating finger dock and associated no wake zone shall be limited to a single seaplane at one time. 2. Seaplanes at Southport shall not be used as a location to service, fuel, maintain, and/or moor seaplanes. Nexus: State Environmental Policy Act (SEPA) Environmental Review and RMC 4-3-090 Shoreline Master Program Regulations. 4. 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 will 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 wetlands. The waters of Lake Washington are likely used by foraging and resting herons throughout the year. The red-eared slider turtle, a non-native species, was documented as part of a previous Lake Study site vision in 2015. Two other introduced species have also been documented in Lake Washington: snapping turtles and spiny soft shell turtles. The adjacent 57-acre Gene Coulon Memorial Beach Park provides more habitat value than the existing floating dock. The project is located in an area of threatened species under the Endangered Species Act, the Puget Sound Chinook salmon and Puget Sound steelhead trout. In addition to the two threatened species, WDFW Wildlife’s Priority Habitat and Species databased identified Coho salmon and Bull trout as two other species that migrate through Lake Washington. Adults migrate upstream to reach spawning grounds; juveniles migrate downstream from their natural streams to reach the ocean. Lake Washington and the Cedar River potentially contain bull trout, a salmonid listed as Threatened under the federal DocuSign Envelope ID: 99324C27-9004-4EBB-9B87-589E2D4121CD City of Renton Department of Community & Economic Development Seaplanes at Southport Staff Report to the Environmental Review Committee LUA21-000177, ECF, TUP Report of June 14, 2021 Page 5 of 7 ERC_Report_Seaplanes_at_Southport_210614_v1 ESA. Lake Washington and the Cedar River also contain Coho salmon, a Species of Concern under the federal ESA. The proposed seaplane use of the middle dock may affect but is not likely to adversely affect the designated critical habitat of the Puget Sound Chinook salmon (PSCS) and Coastal-Puget Sound bull trout (CPSBT) given the direct, indirect, interrelated, and interdependent effects from the proposed use. The habitat structure on the larger property is minimal. 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 existing dock. No wildlife mitigation is proposed. Mitigation Measures: No further mitigation recommended. Nexus: N/A 5. Environmental Health a. Environmental Health Hazards Impacts: The site was previously occupied by the Shuffleton Steam Plant. The plant was operational from 1929 to 1989. Benzene, non-halogenated solvents, and petroleum were present in soil and ground water requiring a cleanup effort. The plant was demolished in 1999 and remediation occurred. Washington State Department of Ecology updated the majority of the site to a “No Further Action” designation in 1999. The remainder of the site received the same designation in 2000. According to the applicant, there are no known environmental health hazards, exposure to toxic chemicals, or risk of fire, explosion, spill, or hazardous waste expected from the proposed operations of seaplanes. Risk of environmental health impact, fire, and explosion are anticipated to be similar to other motorized vessel use of the Southport docks, namely boats. Special emergency services are not anticipated to be required. In the unlikely event that a health exposure accident was to occur involving toxic chemicals or hazardous wastes, the agency responsible for Lake Washington hazardous material response would be notified. If necessary, local medical services would be contacted. Safety and accident response supplies would be provided onsite. No further environmental health hazard mitigation is recommended. Mitigation Measures: No further mitigation recommended. Nexus: N/A b. Noise Impacts: The proposed seaplane tour operations would be located adjacent to the Renton Boeing Plant and less than a mile from the Renton Municipal Airport. The proposed operation anticipates approximately three to five (3-5) tours per day 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 existing 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 sound of a seaplane fluctuates based on the number of propeller blades and the nearness or proximity to the propeller tips. 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. The noises created by the new seaplane tours at Southport is not anticipated to create significantly high levels of sound over long intervals. DocuSign Envelope ID: 99324C27-9004-4EBB-9B87-589E2D4121CD City of Renton Department of Community & Economic Development Seaplanes at Southport Staff Report to the Environmental Review Committee LUA21-000177, ECF, TUP Report of June 14, 2021 Page 6 of 7 ERC_Report_Seaplanes_at_Southport_210614_v1 According to the applicant, the seaplane engine would only be started for takeoffs and shutoff after landings. The applicant considers the seaplane tours as complimentary to Southport operations by providing additional tourism opportunities to City residents and the general public from surrounding areas. The applicant is proposing to limit the frequency of the seaplane trips to 3-5 tours per day and the operation hours from nine o’clock (9:00) a.m. to nine o’clock (9:00) p.m. Due to the proximity to the Hotel, apartments, and public parks the seaplane use could alter the quality of life if utilized regularly and without curfews for arrivals and departures and limitations of the number of flights. Therefore, staff is recommending the following SEPA noise abatement mitigation measures to reduce the noise levels and noise duration impacts: 1) Seaplanes at Southport operating hours shall be restricted to the hours between nine o’clock (9:00) a.m. and nine o’clock (9:00) p.m., Monday through Friday. Operating hours on Saturday and Sunday shall be restricted to the hours between nine o’clock (9:00) a.m. and six o’clock (6:00) p.m.; and 2) Seaplanes at Southport operators shall be restricted to a maximum of 35 flights per week. Mitigation Measures: 1. Seaplanes at Southport operating hours shall be restricted to the hours between nine o’clock (9:00) a.m. and nine o’clock (9:00) p.m., Monday through Friday. Operating hours on Saturday and Sunday shall be restricted to the hours between nine o’clock (9:00) a.m. and six o’clock (6:00) p.m. 2. Seaplanes at Southport operators shall be restricted to a maximum of 35 flights per week. Nexus: RMC 4-9-070, Environmental Review Procedures and RMC Chapter 7, Noise Level Regulations. 6. Parks and Recreation Impacts: Gene Coulon Memorial Beach Park is a 57-acre City of Renton park located immediately adjacent to the project site. The proposed project would not displace any existing recreational uses. The purpose of the project use is to enhance recreational opportunities by allowing seaplane tours from the existing float system at Southport. Mitigation Measures: No further mitigation recommended. Nexus: N/A 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 seaplane operations reduce the need for onsite vehicle parking. Given the overall proximity to the Renton Airport, the seaplanes coming and going are not anticipated to be a dangerous distraction to drivers or a hazard to nearby pedestrians. Mitigation Measures: No further mitigation recommended. Nexus: N/A 8. Public Services Impacts: Seaplane operations at Southport are not anticipated to create a need for additional services, unless in the event of an accident or incident. Mitigation Measures: No further mitigation recommended. Nexus: N/A DocuSign Envelope ID: 99324C27-9004-4EBB-9B87-589E2D4121CD City of Renton Department of Community & Economic Development Seaplanes at Southport Staff Report to the Environmental Review Committee LUA21-000177, ECF, TUP Report of June 14, 2021 Page 7 of 7 ERC_Report_Seaplanes_at_Southport_210614_v1 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 may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on June 30, 2021. Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. If the situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of filing the appeal in person. DocuSign Envelope ID: 99324C27-9004-4EBB-9B87-589E2D4121CD CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Seaplanes at Southport Land Use File Number: LUA21-000177, ECF, TUP Date of Meeting June 14, 2021 Staff Contact Clark H. Close Senior Planner Project Contact/Applicant Talvinder Sahota SECO Development, Inc. 1133 Lake Washington Blvd N., Ste 90, Renton, WA 98056 Project Location 1053 Lake Washington Blvd N, Renton, WA 98056 The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: Environmental (SEPA) Checklist Exhibit 5: Abatement Agreement Exhibit 6: Advisory Notes DocuSign Envelope ID: 99324C27-9004-4EBB-9B87-589E2D4121CD