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HomeMy WebLinkAboutPN_Project_Narrative_20170412_v2 Printed on 30% recycled paper. P R O J E C T N A R R A T I V E Southport Shoreline Modifications Prepared for: Greg Krape SECO Development, Inc. 1083 Lake Washington Blvd. N, Suite 50 Renton, WA 98056 Prepared by: Revised April 2017 The Watershed Company Reference Number: 150809 The Watershed Company Contact Person: Kenny Booth, AICP Cite this document as: The Watershed Company. April 2017. Southport Shoreline Improvements: Project Narrative and Compliance. Renton, WA. Prepared for SECO Development, Renton, WA. i TABLE OF C ONTENTS Page # 1 Introduction ......................................................... 1 1.1 Background and Purpose ............................................................................. 1 1.2 Existing Site Conditions ................................................................................ 1 2 Proposed Shoreline Modifications .................... 3 3 Development Standards ..................................... 5 4 Shoreline Master Program Compliance ............ 6 4.1 No Net Loss .................................................................................................... 6 4.2 Public Access ................................................................................................ 7 4.3 Marinas ........................................................................................................... 8 4.4 Piers and Docks ........................................................................................... 11 L IST OF E XHIBITS Figure 1. Vicinity map. Southport parcels shown in red. (King County IMAP) ........ 2 Figure 2. 21 public parking spaces will be provided in the above locations. ............ 8 The Watershed Company April 2017 1 1 INTRODUCTION 1.1 Background and Purpose The Southport development includes the Bristol I and II apartment buildings (completed), a hotel (under construction), and a 3-building office and parking garage complex (under construction). 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); and modifications to the master plan in 2008 (LUA-99-1889, SA-A, SM) and again in 2014 (LUA 14-000645, SA-A, AM, MOD, MOD). A Shoreline Conditional Use Permit for a mixed-use development (Bristol I) was approved in 2001 (LUA01-057, CU-H). Previous shoreline permits did not include the improvements proposed at this time. Shoreline modifications are proposed to repair the existing bulkhead, remove a portion of the bulkhead to facilitate the construction of a shoreline cove, improve in-water ecological conditions, accommodate temporary moorage of motorized and non-motorized vessels, and allow for expanded recreational use of the shoreline. On June 23, 2016, a formal pre-application meeting was held with the City of Renton. The results of this pre-application meeting guided the development of this document. A shoreline substantial development package was submitted to the City on August 15th, 2016. Comments on the proposed project were received on October 11, 2016. The proposed project, and this narrative, were revised based upon the comments received. 1.2 Existing Site Conditions The site is located in the City of Renton on Lake Washington, between Gene Coulon Park and the Boeing manufacturing facility. Parcels addressed in this proposal include 0823059216, 0523059075, and 0523059076 (see vicinity map). The site is accessed via Coulon Beach Park Drive, and an unnamed private access road which services the three parcels associated with the project. The site is zoned Urban Center North (UCN) and designated as High Intensity environment under the Renton Shoreline Master Program. Neighboring parcels are also zoned UCN, except for Gene Coulon Memorial Beach Park, northeast of the subject parcel, which is zoned Residential – 1 dwelling unit per acre (R-1). Currently, the site has a land use designation of Commercial Mixed Use (CMU). The existing shoreline, approximately 580-feet in length, is entirely bulkheaded. Upland conditions within the subject parcels adjacent to the waterfront are almost exclusively impervious (90%+), either concrete or pavers. The central 2 shoreline area ten feet upland of the bulkhead includes a pedestrian easement (Recording Nos. 2005102100894, 20051021000895, 20051021000896, and 20160208000458) and an emergency vehicle access easement. There is very little existing vegetation; with the exception of some non-native species present along the shoreline at the extreme northeast corner of the project area. This area is vegetated with a mix of non-native landscape plants and non-native invasive species including Himalayan blackberry and reed canarygrass. Existing depths along the bulkhead in the central and western shoreline areas range from 8 feet to 17 feet. According to the Natural Resources Conservation Service, the property contains Urban land (Ur) soils. As mentioned, the project site is covered by impervious surface, so there is little to no infiltration of surface water on site. Figure 1. Vicinity map. Southport parcels shown in red. (King County IMAP) The on-site bulkhead consists of a combination of round and sheet timber piles, steel tiebacks, and concrete ecology blocks. The timber portion of the bulkhead consists of 8” x 12” timber sheet piles. A row of rounded timber piles spaced approximately at 8-feet on center are located directly waterward of the sheet piles. The piles vary somewhat in size but are generally 12” in diameter. A 10” x The Watershed Company April 2017 3 10” timber waler runs along the outside of the piles with tieback anchors spaced at approximately 15-feet on center. The top of the timber sheet piles and the rounded timber piles are located approximately 30” below the adjacent grade (and slightly below the OHWM). The sheet piles and rounded piles support a single row of ecology blocks. The ecology block dimensions are 3’ x 3’ x 3’ with a 10” concrete cap. The row of ecology blocks bears on the soil directly behind the sheet pile wall. The piles support the base of the existing concrete ecology blocks, which in turn support the subgrade for the adjacent promenade. Waterward of the bulkhead complex are an additional approximately 87 piles that do not presently serve a purpose. In the eastern portion of the shoreline, there is a concrete outfall structure for treated stormwater from the Southport site, which was formerly the intake structure for the steam plant that used to occupy the site. A 20’ by 34’ wood plank platform covers the concrete outfall structure. In the central portion of the shoreline, there is a 20’ by 130’ wood plank overwater structure that is located directly adjacent and parallel to the bulkhead. The western portion of the shoreline includes a 21-foot-wide wooden wharf that covers what is now a stormwater channel for upland areas other than the Southport site. This structure previously served as the outfall for cooling water from the steam plant. The wharf is situated perpendicular to the shoreline. Two dolphins, composed of seven creosote-treated piles each, are located adjacent to the wharf. The wharf also includes one 5-foot-wide by 17-foot-long finger pier and one 10-foot-wide by 14-foot-long ell. The property also features a hotel comprised of two 12-story buildings (under construction), and a mixed-use apartment complex comprised of four 5-story buildings with a basement and parking. Construction recently began on three additional office buildings, to be located behind the hotel. 2 PROPOSED SHORELINE MODIFICATIONS As part of the ongoing development on site, the condition of the existing bulkhead was recently assessed by an engineer. The engineer determined that while the bulkhead was generally structurally sound, portions of the bulkhead had rot and structural defects. Additionally, portions of the structure were missing, and other parts were corroded and non-functional. In order to adequately protect the new development under construction and to correspondingly extend the functional life of the supporting bulkhead for another 30-50 years, it must be repaired. The bulkhead supports the existing walkway/promenade, which is adjacent to the existing apartments and hotel. In 4 addition to needing structural repairs, the existing bulkhead system is unsafe. As mentioned, multiple rounded piles and sheet piles are located waterward of the concrete portion of the bulkhead. Many of these components are located just below the OHWM and can’t be seen at all times from shore. This project seeks to enhance safety by removing all in-water components. Repair will consist of the following:  The outer and inner rows of rounded timber piles (approximately 40) supporting the bulkhead will be removed.  The inner timber sheet piles will be cut below the low water line. Sheetpile will be driven along the waterward edge of the timber sheet pile and bolted to the remaining portion of the timber sheet pile.  The area behind the steel plate will be filled with concrete. Approximately 70 cubic yards of concrete will be utilized. In addition to the bulkhead repair activities, the project involves construction of a shoreline cove area and installation of two separate floats along the shoreline. The first will be located approximately 105 feet east of the westernmost wharf. The float and access will extend approximately 83 feet from the face of the bulkhead. A 4-foot 9-inch wide by 33-foot long ramp will lead to a 50-foot-long by 8-foot-wide float. Together, the western ramp and float will total 574 square feet of overwater coverage. Both the ramp and the float will be fully-grated. Access to this float will be provided by a pier secured by two steel piles and a ramp leading down to the float which will be secured using a total of four anchors. This design will allow the proposed floats and access to retain a minimum of 18 inches of clearance in the nearshore environment. Along the eastern portion of the shoreline area, a second float will be constructed. This float will include a small 6-foot by 6-foot pier supported by two steel piles leading to a ramp that extends from the existing wood plank platform. The fully-grated ramp will measure 36-feet-long by 4-feet-9-inches- wide and is designed so that a minimum of 18 inches of clearance is maintained throughout the nearshore environment. The ramp will lead to a series of fully- grated floats that will extend approximately 90 feet from the waterward edge of the existing wooden wharf, and 120 feet from shore. Two separate ells, each approximately 81 feet long will extend toward the west. All floats will be 8 feet wide. The entire eastern float system will total 2,027 square feet. A total of eight anchors will be installed to secure the float system. The proposed project also involves removing derelict piles along the eastern shoreline and installing approximately 325 cubic yards of gravel in order to create a cove. Restoration in this area will also involve the removal of existing invasive species and installation of 575 square feet of native emergent and The Watershed Company April 2017 5 upland vegetation. The cove is designed to expand nearshore shallow-water habitat for juvenile salmonids. Additional shoreline activities involve the removal of various structural components throughout the shoreline area. This includes the following: • Remove 2 dolphins (total of 14 piles) • Remove 1 finger pier (5 feet wide by 17 feet long) • Abandon second recently removed finger pier (5 feet wide by 17 feet long) • Remove 10-foot-wide by 14-foot-long ell • Remove a total of approximately 179 derelict piles (including dolphins) • Remove 290 feet of 12-inch by 14-inch horizontal dimensional beams. • Remove several drifted logs resting against bulkhead. • Abandon recently removed 164-foot-long floating walkway/ “Log Boom” Finally, a pump-out facility will be installed on the existing wharf located along the western property boundary that runs perpendicular to the shoreline. No trees are proposed for removal. No existing or potential residential units will have views obstructed by the proposed project. 3 DEVELOPMENT STANDARDS The property is zoned as Urban Center North (UCN) and has a land use designation of Commercial Mixed Use (CMU). The site is on the shore of Lake Washington. The subject parcel has a shoreline overlay designation of High Intensity and is located within Lake Washington Reach H. Proposed floats would be located within the Aquatic Overlay district. The proposed modifications must comply with Renton Shoreline Regulations (SMP) set forth in RMC 4-3-090. The proposed improvements would be considered both boat moorage and a marina. Boat moorage is defined as any device or structure used to secure a vessel for temporary anchorage, but which is not attached to the vessels. Marinas are defined as a facility for storing, servicing, fueling, berthing, and securing and launching of private pleasure craft that may include the sale of fuel and incidental supplies for the boat owners, crews, and guests. This definition includes tie-up for float planes as well as pleasure boats, and other private pleasure craft. Beyond the regulations in the SMP, there are no other specific building or site development standards applicable to the proposed shoreline modification project. A shoreline substantial development permit will be required to approve the proposed improvements. 6 4 SHORELINE MASTER PROGRAM COMPLIANCE 4.1 No Net Loss RMC 4.3.090.D.2 - No Net Loss of Ecological Functions: i. No Net Loss Required: Shoreline use and development shall be carried out in a manner that prevents or mitigates adverse impacts to ensure no net loss of ecological functions and processes in all development and use. Permitted uses are designed and conducted to minimize, in so far as practical, any resultant damage to the ecology and environment (RCW 90.58.020). Shoreline ecological functions that shall be protected include, but are not limited to, fish and wildlife habitat, food chain support, and water temperature maintenance. Shoreline processes that shall be protected include, but are not limited to, water flow; erosion and accretion; infiltration; groundwater recharge and discharge; sediment delivery, transport, and storage; large woody debris recruitment; organic matter input; nutrient and pathogen removal; and stream channel formation/maintenance. ii. Impact Evaluation Required: In assessing the potential for net loss of ecological functions or processes, project-specific and cumulative impacts shall be considered and mitigated on- or off-site. iii. Evaluation of Mitigation Sequencing Required: An application for any permit or approval shall demonstrate all reasonable efforts have been taken to provide sufficient mitigation such that the activity does not result in net loss of ecological functions. Mitigation shall occur in the following prioritized order: (a) Avoiding the adverse impact altogether by not taking a certain action or parts of an action, or moving the action. (b) Minimizing adverse impacts by limiting the degree or magnitude of the action and its implementation by using appropriate technology and engineering, or by taking affirmative steps to avoid or reduce adverse impacts. (c) Rectifying the adverse impact by repairing, rehabilitating, or restoring the affected environment. (d) Reducing or eliminating the adverse impact over time by preservation and maintenance operations during the life of the action. (e) Compensating for the adverse impact by replacing, enhancing, or providing similar substitute resources or environments and monitoring the adverse impact and taking appropriate corrective measures. The Watershed Company April 2017 7 No net loss of ecological function is demonstrated in the Southport Shoreline Modification Lake Study, The Watershed Company, 2017. 4.2 Public Access RMC 4.3.090.D.4.d.iii: Access Requirements for Over-Water Structures: Public access on over-water structures on public aquatic lands, except for docks serving a single family residence, shall be provided and may include common use of walkway areas. Moorage facilities serving five (5) or more vessels shall provide a publicly accessible area of at least ten feet (10') at or near the end of the structure. Public marinas serving twenty (20) or more vessels may restrict access to specific moorage areas for security purposes as long as an area of at least ten percent (10%) of the over-water structure is available for public access and an area of at least twenty (20) square feet is provided at or near the end of the structure. Public access areas may be used in common by other users, but may not include adjacent moorage that obstructs public access to the edge of the water or obstructs views of the water. Two separate floats are proposed at Southport. The floats are intended to provide access opportunities for primarily non-motorized watercraft. The entirety of both floats will be available for use by the public. Thus, full public access will be provided. RMC 4-3-090-D-4-e-i-(b) Parking Requirements: Where public access is within four hundred feet (400') of a public street, on-street public parking shall be provided, where feasible. For private developments required to provide more than twenty (20) parking spaces, public parking may be required in addition to the required parking for the development at a ratio of one space per one thousand (1,000) square feet of public access area up to three (3) spaces and at one space per five thousand (5,000) square feet of public access area for more than three (3) spaces. Parking for public access shall include the parking spaces nearest to the public access area and may include handicapped parking if the public access area is handicapped accessible. 8 The two proposed floats, and thus the total amount of new public access area, total 2,591 square feet. Accordingly, two public parking spaces are required. The proposed project will provide 21 public parking spaces. The parking will consist of on-street/parallel spaces located along the main Southport access road, with the nearest space approximately 150 feet from the shoreline. Figure 2 graphically depicts the location of the 21 parking spaces. Figure 2. 21 public parking spaces will be provided in the above locations. 4.3 Marinas RMC 4-3-090-E-6-b - Lake Washington: Marinas on Lake Washington shall be permitted only when: i. Detailed analysis of ecological conditions demonstrate that they will not result in a net loss of ecological functions and specifically will not interfere with natural geomorphic processes including delta formation, or adversely affect native and anadromous fish. No net loss of ecological function is demonstrated in the Southport Shoreline Modification Lake Study, The Watershed Company, 2017. ii. Future dredging is not required to accommodate navigability. Water depth in the vicinity of the proposed floats ranges from 8-17 feet deep. It is intended that the proposed floats will be primarily used by non-motorized watercraft or small motorized vessels, of which existing water depth is sufficient The Watershed Company April 2017 9 to support. Most motorized recreational water craft on Lake Washington draft less than 3 feet of water. Therefore, no dredging is required to accommodate the proposed improvements and future maintenance dredging is not anticipated. iii. Adequate on-site parking is available commensurate with the size and character of moorage facilities provided in accordance with the parking standards in RMC 4-4-080F. Parking areas not associated with loading areas shall be sited as far as feasible from the water’s edge and outside of vegetated buffers described in subsection F1 of this Section, Vegetation Conservation. As noted above, an additional 2,591 square feet of publically accessible shoreline use area is being added. Accordingly, at least two additional public parking spaces will be provided. The nearest parking that is provided (see Figure 2) is located approximately 150 feet from the shoreline and outside of vegetated buffers. Since boat launching will not occur on site, the demand for public parking is expected to be minimal. iv. Adequate water area is available commensurate with the actual moorage facilities provided. Lake Washington is the second largest lake in Washington. The lake is 33.8 square miles in size—more than enough for the moorage facilities provided. In addition, the waterfront area in front of Southport – bounded by the Boeing property to the west and Gene Coulon Memorial Beach Park to the east – is approximately 580 feet across. This area provides adequate space for vessels to utilize the two proposed floats. v. The location of the moorage facilities is adequately served by public roads. The location of the boat moorage facilities is adequately served by Lake Washington Boulevard, Coulon Beach Park Drive, and the Southport access road. RMC 4-3-090-E-6-c - Location Criteria i. Marinas shall not be located near beaches commonly used for swimming unless no alternative location exists, and mitigation is provided to minimize impacts to such areas and protect the public health, safety, and welfare. No swimming will be allowed directly in front of the Southport site (all existing ladders are to be removed). Therefore, the proposed floats will not be located directly near any areas commonly used for swimming. The closest swimming area is located at Gene Coulon Memorial Beach Park, approximately 300 feet northeast of the easternmost float. However, the proposed floats will be separated from the swimming area at Gene Coulon Memorial Beach Park by an island, a log boom, a floating pier, and a swim-line. These features ensure that 10 watercraft and swimmers will never be within the same area. It’s also worth noting that the existing boat launch at Gene Coulon Memorial Beach Park is located closer to the park’s swimming area than the proposed Southport floats will be. ii. Marinas and accessory uses shall be located only where adequate utility services are available, or where they can be provided concurrent with the development. The proposed floats are intended to be utilized by primarily non-motorized watercraft. However, if necessary, all major utilities are available on the property. iii. Marinas, launch ramps, and accessory uses shall be designed so that lawfully existing or planned public shoreline access is not unnecessarily blocked, obstructed, nor made dangerous. The proposed floats will not negatively impact lawfully planned or existing shoreline access in any way. In fact, all of the proposed improvements are designed to improve public shoreline access. RMC 4-3-090-E-6-d - Design Requirements i. Marinas shall be designed to result in no net loss of ecological functions. No net loss of ecological functions is demonstrated in the Southport Shoreline Modification Lake Study, The Watershed Company 2017. ii. Marinas and boat launches shall provide public access for as many water-dependent recreational uses as possible, commensurate with the scale of the proposal. Features for such access could include, but are not limited to: docks and piers, pedestrian bridges to offshore structures, fishing platforms, artificial pocket beaches, and underwater diving and viewing platforms. All of the proposed improvements were designed with the intent of improving public shoreline access. The floats will support recreational access by providing temporary motorized and non-motorized boat moorage. The bulkhead will be repaired and improved, also providing better shoreline access and viewing, while enhancing safety for the public. iii. Dry upland boat storage is preferred for permanent moorage in order to protect shoreline ecological functions, efficiently use shoreline space, and minimize consumption of public water surface areas unless: (a) No suitable upland locations exist for such facilities; or The Watershed Company April 2017 11 (b) It is demonstrated that wet moorage would result in fewer impacts to ecological functions; or (c) It is demonstrated that wet moorage would enhance public use of the shoreline. The proposed floats will accommodate temporary moorage only; no permanent moorage or boat storage is proposed. vii. New covered moorage for boat storage is prohibited. Covered over-water structures may be permitted only where vessel construction or repair work is to be the primary activity and covered work areas are demonstrated to be the minimum necessary over- water structures. When feasible any covered over-water structures shall incorporate windows, skylights, or other materials to allow sufficient light to reach the water’s surface. No new covered moorage or other covered overwater moorage is proposed. RMC 4-3-090-E-6-e - Operation Requirements i. Marinas and other commercial boating activities shall be equipped with facilities to manage wastes, including: (c) Garbage or litter receptacles shall be provided and maintained by the operator at locations convenient to users. Waste receptacles will be provided and maintained on the floats and along the bulkhead. (e) Public notice of all regulations pertaining to handling and disposal of waste, sewage, fuel, oil or toxic materials shall be reviewed and approved and posted where all users may easily read them. As necessary, signage will be provided to notify users of all regulations pertaining to the handling and disposal of waste, sewage, fuel, oil and toxic materials. Signage will be placed in high-traffic areas in a visible location. 4.4 Piers and Docks RMC 4-3-090-E-7-a – General Criteria for Use and Approval of All New or Expanded Piers and Docks iii. The use of floating docks in lieu of other types of docks is to be encouraged in those areas where scenic values are high and where substantial conflicts with recreational boaters and fishermen will not be created. 12 Floating docks are proposed in an effort to minimize impacts to the lake environment and preserve scenic views. The proposed floating docks will provide moorage for recreational boaters, so no conflict is anticipated. The docks will be publically accessible, so conflict with fishermen is not expected. iv. The expansion of existing piers and docks is preferred over the construction of new. The proposed floats will be newly constructed, as the site currently lacks floating moorage adequate for use by non-motorized watercraft. However, the easternmost float will essentially be an extension of the existing fixed-pile pier, thus eliminating some nearshore overwater coverage. Both floats and the small piers and ramps that provide access will be covered with light-transmitting decking. v. The responsibility rests on the applicant to affirmatively demonstrate the need for the proposed pier or dock in his/her application for a permit, except for a dock accessory to a single family residence on an existing lot. The Southport development includes a 12-story, 347 hotel room hotel, the Bristol 1 apartment complex with 188 units, and 10,057 square feet of retail space, the Bristol 2 apartment complex with 195 units and 14,081 square feet of retail space, and three office buildings totaling over 728,000 square feet. The majority of these developments are either under construction or recently completed, with the exception of the Bristol 1 complex, which was completed in 2002 and extensively remodeled in 2014. These new developments will substantially increase the demand for shoreline access, including non-motorized and motorized watercraft. Accommodating this level of demand, at a minimum, requires the proposed boat moorage facilities. RMC 4-3-090-E-7-a-viii-(a) Water-dependent uses shall specify the specific need for over-water location and shall be restricted to the minimum size necessary to meet the needs of the proposed water- dependent use. In order for recreational watercraft to moor at the site, overwater floats are necessary. The bulkhead, and associated fixed-pile docks, are elevated approximately 3 feet above the typical lake high water level. This elevation level would preclude moorage of personal, non-motorized and small motorized watercraft at the existing facilities. Additionally, the existing in-water bulkhead support infrastructure, especially the support piles, precludes safe moorage of vessels. As mentioned above, the large ongoing development will result in a substantial increase in demand for shoreline access, including temporary moorage for The Watershed Company April 2017 13 watercraft. While a significant increase in demand is expected, it is difficult to assess the amount and nature of the forthcoming demand. However, the proposed floats are designed to be the minimum necessary to accommodate current and anticipated future demand. The amount of public boat moorage in Lake Washington is extremely limited. The only public moorage available on the lake is at Tracy Owen Station at Log Boom Park in Kenmore (20), Kirkland Marina Park (53), Bellevue Marina at Meydenbauer Bay (14), and Gene Coulon Memorial Beach Park (12). Combined, these public moorages only provide room for 99 boats, with only 12 of them being provided within the entire southern Lake Washington area. Additional public moorage in Lake Washington, especially in the vicinity of the Southport residential, hotel, and business complex is needed. Therefore, the proposed floats will provide a significant increase in the amount of publically available moorage in the southern portion of Lake Washington. 14 RMC 4-3-090-E-7-d - Design Requirements – Size Dimension Standard for Docks and Piers (Commercial and Industrial Docks – Water-Dependent Uses) Response Length – Maximum Minimum needed to serve specific vessels or other water-dependent uses specified in the application. Maximum: 120 ft. from OHWM.2 Facilities adjacent to a designated harbor area: The dock or pier may extend to the lesser of: a) The general standard, above; or b) The inner harbor line or such point beyond the inner harbor line as is allowed by formal authorization by the Washington State Department of Natural Resources (DNR) or other agency with jurisdiction. A significant increase in demand for shoreline access is anticipated due to recently completed and ongoing development in the area. The proposed floats and shoreline access improvements are designed to be the minimum necessary to accommodate the anticipated demand. The two shoreline floats will extend 83 feet and 120 feet, respectively, from the OHWM. Width Maximum walkway: 8 ft., but 12 ft. if vehicular access is required for the approved use. The maximum walkway for the floats will be 8 feet. Setbacks No portion of a pier or dock may lie closer than 30 ft. to an adjacent property line. The proposed floats are located more than 30 feet from the neighboring property lines.