Preliminary – Internal Review Draft ADDENDUM
to the
Final Environmental Impact Statement
for the
South Lake Union Height
and Density Alternatives EIS
prepared for the
Seattle Times Project
Site Redevelopment
Master Use Permit No.: 3017232 (1120 Denny Way) Master Use Permit No.: 3015693 (1120 John Street)
______, 2015
City of Seattle Department of Planning and Development
Preliminary – Internal Review Draft ADDENDUM
to the
FINAL EIS
for the
South Lake Union Height and Density Alternatives
prepared for the
Seattle Times Project
Site Redevelopment
MUP Project #’s 3017232 (1120 Denny Way) South Site 3015693 (1120 John Street) North Site
City of Seattle
Department of Planning & Development
This EIS Addendum has been prepared in compliance with the State Environmental Policy Act of 1971 (Chapter 43.21C, Revised Code of Washington); as well as the SEPA Rules, effective April 4, 1984, as amended (Chapter 197-11, Washington Administrative Code) and Seattle’s Environmental Policies and Procedures Code (Chapter 25.05, City of Seattle Municipal Code), which implement SEPA. DPD has determined that this document has been prepared in a responsible manner using appropriate methodology and DPD has directed the areas of research and analysis that were undertaken in preparation of this document.
Date of Issuance of this EIS Addendum ...... ______, 2015
FACT SHEET
Name of Proposal Seattle Times Project Site Redevelopment
Proponent ONNI Denny Fairview (Land) LLC
Location The Proposed Action is located in Seattle’s South Lake Union Neighborhood on two full-block sites. The South Site is bounded by John Street on the north, Fairview Avenue N on the east, Denny Way on the south and Boren Avenue N on the west. The North Site is bounded by Thomas Street on the north, Fairview Avenue N on the east, John Street on the South, and Boren Avenue on the west. The approximate area of the south site is 109,781 sq. ft. and the approximate area of the north site is 110,607 sq. ft.
Proposed Action The Proposed Action -- Seattle Times Project Site Redevelopment -- would involve demolition of the existing surface parking lot on the South Site and development of a mixed use building with a 4- to 6-level podium and two 41-story residential towers. The development would contain approximately 1,215 residential units, 57,000 sq. ft. of commercial space, and provide below-grade parking for approximately 1,362 vehicles.
Development on the North Site would involve retention of portions of the three existing Landmark buildings on the site and development of a mixed use building with two high-rise residential towers and up to 915 residential units, 74,000 sq. ft. of commercial space, and below-grade parking for approximately 1,422 vehicles.
Construction could begin in 2016 with building occupancy by 2018.
Lead Agency City of Seattle, Department of Planning & Development
Responsible Official Diane Sugimura, Director City of Seattle, Department of Planning & Development Seattle Municipal Tower –700 Fifth Ave., Suite 2000 P.O. Box 34019 Seattle, WA 98124-4019
Contact Person Shelley Bolser, Senior Land Use Planner Department of Planning & Development Seattle Municipal Tower – 700 Fifth Ave., Suite 2000 P.O. Box 34019 Seattle, WA 98124-4019 Telephone: 206-733-9067 Fax: 206-233-7902 E-Mail: [email protected]
Seattle Times Project Site Redevelopment Fact Sheet EIS Addendum i
Addendum/Adoption This EIS Addendum provides additional site-specific information of Original Document and analysis concerning the proposed Seattle Times Project Site Redevelopment. Information presented in this EIS Addendum does not substantially change the analysis of significant impacts and alternatives that are described in the South Lake Union Height and Density Alternatives EIS.1 The South Lake Union Height and Density Alternatives DEIS and FEIS are adopted for purposes of SEPA compliance, pursuant to WAC 197-11-630 and City of Seattle SEPA regulations.
Master Use Permit 3017232 - 1120 Denny Way (South Site) 3015693 - 1120 John Street (North Site)
Required Approvals Preliminary analysis indicates that the following permits and/ or approvals could be required for the Proposed Action. Additional permits/approvals may be identified during the review process.
City of Seattle
City Council - Approval of a proposed text amendment
Department of Planning & Development -- permits/approvals associated with the proposed project, including: - Master Use Permit – Type II - (including SEPA Compliance, Zoning Review, and Design Review [recommendations concerning project design and design departures]) - Grading/Shoring Permit - Building Permits - Mechanical Permits - Electrical Permits - Curb Cut Permits - Elevator Permits - Certificates of Occupancy - Comprehensive Drainage Control Plan approval - Large-Parcel Drainage Control Plan with Construction Best Management Practices, Erosion and Sediment Control Approval
Seattle Department of Transportation (SDOT) - Street Improvements (e.g., sidewalk modifications, curbcuts, etc.) - Street Use Permits (temporary—construction-related and for permanent curb cuts)
Seattle – King County Department of Health - Plumbing Permits - Food Protection Program – proposed restaurant(s) plan review/approval
1 Seattle, 2011 (Draft EIS) and 2012 (Final EIS).
Seattle Times Project Site Redevelopment Fact Sheet EIS Addendum ii
U.S. Department of Transportation, Federal Aviation Administration - Notice of Construction or Alteration -- associated with construction of the proposed residential towers2 - Notice of Construction or Alteration -- associated with the construction crane for the proposed residential towers - Aeronautical Study - Notice of Construction or Alteration -- associated with FAA’s charting requirements for the proposed residential towers
Authors and Principal This EIS Addendum for the proposed Seattle Times Project Site EIS Addendum Redevelopment has been prepared under the direction of the Seattle Department of Planning and Development. Research and analysis were provided by the following consulting firms:
EA Engineering, Science and Technology Inc. – lead environmental consultant; project management; document compilation; analysis relative to: land use, aesthetics, viewshed (text), shadows (text), light/glare, and construction impacts;
Heffron Transportation – transportation, parking, and circulation; and
Chris Dikeakos Architects – project design, shadow diagrams, viewshed photosimulations.
Location of City of Seattle Background Data Department of Planning & Development Seattle Municipal Tower 700 Fifth Ave., Suite 2000 Seattle, WA 98104-7195
Chris Dikeakos Architects 3989 Henning Drive, Suite 212, Burnaby British Columbia, Canada, VC5 6N5
Date of Issuance of ______2015 this EIS Addendum
Date of Issuance Draft EIS – February 24, 2011 of the South Lake Union Height and Final EIS – April 5, 2012 Density Alternatives EIS
2 Required for all structures over 200 ft. in height.
Seattle Times Project Site Redevelopment Fact Sheet EIS Addendum iii
Availability/Cost of Notification of the availability of this EIS Addendum has been sent EIS Addendum to agencies, organizations and individuals noted in the Distribution / Notification List (Appendix A to this document).
Copies of this document are available for review:
online by entering the applicable MUP number on the DPD website and viewing the “Environmental” document;
during normal business hours at the Seattle Department of Planning and Development Public Resource Center, which is located in Suite 2000 of Seattle Municipal Tower in Downtown Seattle (700 Fifth Ave.); and
at the Seattle Public Library (1000 Fourth Ave.).
A limited number of complimentary copies of this EIS Addendum may be obtained from the Department of Planning and Development Public Resource Center while the supply lasts. Additional copies may be purchased at the Department of Planning and Development Public Resource Center for the cost of reproduction.
The South Lake Union Height and Density Alternatives EIS is available for review online at:
http://www.seattle.gov/dpd/Planning/South_Lake_Union/Environm entalImpactStatement/default.asp.
Seattle Times Project Site Redevelopment Fact Sheet EIS Addendum iv
TABLE OF CONTENTS
Section Page
FACT SHEET...... i
I. PROJECT DESCRIPTION ...... 1
II. COMPARISON OF ENVIRONMENTAL IMPACTS A. Geology and Soils ...... 8 B. Environmental Health ...... 9 C. Energy/Greenhouse Gas Emissions ...... 11 D. Land Use (Relationship to Adopted Plans, Policies and Regulations) ...... 12 E. Aesthetics (1)Urban Design, 2)Light/Glare/Shadows, 3)Viewshed) ...... 16 F. Historic Resources ...... 22 G. Transportation ...... 24 H. Construction ...... 30
REFERENCES ...... 32
APPENDICES A. EIS Addendum – Distribution & Notification Lists B. Earth – Geotechnical Due Diligence Report and Geopacific Memo C. ESA’s D. GHG Emission Worksheets E. Tree Inventory F. Aesthetics - Shadows Analysis G. Aesthetics - Viewshed Analysis H. Historic Resources I. Transportation Technical Report J. Construction Analysis
LIST OF FIGURES
Figure Page 1. Vicinity Map ...... 3 2. Existing Conditions ...... 4 3. Site Plan – North Site ...... 5 4. Site Plan – South Site ...... 6 5. John Street Concept Plan ...... 7
Seattle Times Project Site Redevelopment Fact Sheet EIS Addendum v SECTION I
PROJECT DESCRIPTION
PROJECT LOCATION and EXISTING LAND USES
The project site is located in Seattle’s South Lake Union Neighborhood on two full blocks (North Site and South Site); collectively, the sites are bounded by Thomas Street on the north, Fairview Avenue N on the east, Denny Way on the south and Boren Avenue N on the west (see Figure 1 -- Vicinity Map). The North Site and the South Site are separated by John Street.
The estimated area of the South Site is 91,249 sq. ft., not including the park-like area. Existing land uses on the South Site include:
- surface parking with approximately 314 spaces; and an - unofficial park area1 located on the southwest corner of Fairview Avenue N and John Street; the park area contains approximately 18,500 sq. ft. and includes 19 trees.
See Figure 2 -- Existing Conditions.
The estimated area of the North Site is 110, 614 sq. ft. Existing land uses on the North Site include:
- former Seattle Times office building – This City-designated Landmark is a 1-story structure2 located at the corner of Fairview Ave. N. and John St.; and - former Seattle Times printing plant – This complex, comprised of several buildings, occupies the majority of the remaining portion of the north block.
See Figure 2 -- Existing Conditions.
DESCRIPTION OF THE PROPOSED ACTION
The proposed project would be a two-block development – referred to as the North Site and the South Site. The proposal for each block is described below.
North Site
The proposed project on the North Site would consist of a four to six-story podium with two 41- story residential towers above. The project would retain and be integrated with three City-
1 This is referred to as the former Seattle Times Park. It is located on private property and is not part of the City of Seattle’s park system. 2 1 story above-grade and 1 story below-grade
Seattle Times Project Site Redevelopment Section I EIS Addendum 1 Project Description designated Landmark structures on the site that include the Seattle Times Office Building (1931), the Seattle Times Office Addition (1947), and the Printing Plant (1930/31). Overall, the project would contain approximately 915 residential units, up to 74,000 sq. ft. of commercial space (approximately 32,000 sq. ft. of which could accommodate a grocery store), and provide below-grade parking for approximately 1,137 vehicles. See Figure 3 for a site plan for the North Site.
South Site
The proposed project on the South Site would consist of a four to six-story podium with two 41- story residential towers above. The existing park area in the northeast corner of the site would be retained and improved with additional landscaping and seating. Overall, the project would contain approximately 1,215 residential units, up to 57,000 sq. ft. of commercial space (approximately 32,000 sq. ft. of which could accommodate a grocery store), and provide below- grade parking for approximately 1,137 vehicles (plus an additional 285 spaces for the Seattle Times office building to the west of the site). See Figure 4 for a site plan for the South Site. See Figure 5 for details on the John Street Concept Plan.
Seattle Times Project Site Redevelopment Section I EIS Addendum 2 Project Description Seattle Times Project Site Redevelopment EIS Addendum
North Site
South Site
Project Site
North
Source: Google Maps, 2014 Figure 1 Vicinity Map Seattle Times Project Site Redevelopment EIS Addendum
Thomas Street
Boren Avenue N Fairview N Avenue
John Street
Denny Way
Project Site North
Source: Bing Maps, 2015 Figure 2 Existing Conditions Seattle Times Project Site Redevelopment EIS Addendum
North
Source: Chris Dikeakos Architects, 2015 Figure 3 Site Plan—North Site Seattle Times Project Site Redevelopment EIS Addendum
North
Source: Chris Dikeakos Architects, 2015 Figure 4 Site Plan—South Site Seattle Times Project Site Redevelopment EIS Addendum
North
Source: Chris Dikeakos Architects, 2015 Figure 5 John Street Park Concept Plan A. Geology and Soils
South Lake Union EIS
The South Lake Union EIS noted that while the proposal itself would not directly result in impacts to geology and soils, future site-specific development proposals under all alternatives could result in impacts as a result of excavation associated with grading, soil removal, placement of structural fill and construction of new foundations. Additional potential impacts identified included: removal and replacement of native soils unsuitable for construction; slope instability or landslides resulting from excavation near existing slopes; impacts to surface water and groundwater flow; and impacts to new construction resulting from steep slopes, landslides and liquefaction.
EIS Addendum – Project Specific Impacts
A Geotechnical Due Diligence Report has been prepared for the proposed project and is contained in Appendix B of this EIS Addendum. Soils on the two-block project site consist of recent deposits overlying glacially consolidated soils. Fill of variable thickness is also anticipated to be present at the site. The recent deposits consist of sand, silt and clay deposits. The recent sands consist of medium dense sand and the recent silt and clay deposits consist of very stiff silt and clay with variable sand and gravel content. Groundwater is present at depths ranging from 86 to 112 feet.
According to a Geotechnical Memo (see also Appendix B) the soils on the site are well suited to providing support for the type of development proposed, and it is anticipated that the structure can be supported on conventional spread foundations and/or mat foundations for both the high rise towers and the midrise structures.
Potential Mitigation Measures
No impacts are anticipated and no mitigation is proposed.
Significant Unavoidable Adverse Impacts
With implementation of appropriate mitigation measures, no significant unavoidable adverse geology or soils impacts are anticipated.
Seattle Times Project Site Redevelopment Section II EIS Addendum 8 Geology and Soils B. ENVIRONMENTAL HEALTH
South Lake Union EIS
The South Lake Union EIS notes that while the associated plan itself would not directly result in impacts to environmental health, future site-specific development proposals under all alternatives could result in impacts as a result of excavation associated with construction activities.
The South Lake Union EIS also notes that no mitigation measures were necessary to address potential impacts associated with the proposal or alternatives, but that depending on the nature of future site-specific development, mitigation could be necessary and could include: further site investigation to determine the potential for contamination; soil and groundwater investigations to evaluate the type, concentration and extent of contamination; cleanup of contamination sources (e.g. removal of USTs, excavation of contaminated soil); and, handling and disposing of contaminated soil and groundwater according to state and location regulations.
EIS Addendum – Project Specific Impacts
South Site
A Focused Subsurface Assessment has been prepared for site redevelopment and is included in Appendix C of this EIS Addendum. The assessment identifies the following environmental conditions:
potential presence of abandoned heating oil underground storage tanks (USTs) with associated petroleum impacts on the west portion of the site (from former single-family homes which had oil-burning furnaces); and
potential groundwater impacts from off-site releases at the former gasoline service stations located at the northeast corner of Denny Avenue and Fairview Avenue N.
Based on results of this study, it does not appear that any releases from surrounding adjacent properties (northeast, east, and southeast of the site) with known environmental conditions have migrated onto the project site, and off-site releases do not seem to represent an environmental concern.1 Analytical results of soil samples indicate that contaminant levels are well below MTCA2 clean-up levels.
The Proposed Action would involve demolition of the existing surface parking on the site and excavation for building foundations and underground parking. Appropriate remediation of any on-site soil and groundwater contaminated by previous site uses would occur in compliance with State and Federal guidelines.
North Site
A Phase I Environmental Site Assessment and a Limited Subsurface Investigation Report have been conducted for the site to characterize environmental conditions. Investigations determined
1 Environmental Partners Inc. Focused Subsurface Assessment Letter Report. June 13, 2013. 2 Model Toxic Control Act (WAC 173-340-900).
Seattle Times Project Site Redevelopment Section II EIS Addendum 9 Environmental Health that several locations on the block have soil and/or water with contaminants of concern at concentrations above potentially applicable cleanup levels. Underground storage tanks (USTs) are present on the site and will require decommissioning in accordance with applicable regulations. Some USTs are located in areas that have confirmed impacts requiring remediation. As well, soils are present on the site that may be impacted with concentrations of contaminants of concern that are below cleanup levels, but will nevertheless require special handling and disposal. Groundwater encountered during development in certain areas of the site will also require special handling and potential remediation.
The Proposed Action would involve demolition of the Seattle Times Garage, renovation of the Seattle Times Office Building, 1947 Addition and Printing Plant Complex and, excavation for building foundations and underground parking. Appropriate remediation of any on-site soil and groundwater contaminated by previous site uses would occur in compliance with State and Federal guidelines. Any asbestos, PCBs, lead-based paint, and other similar hazardous building materials that would be encountered during renovation of existing buildings onsite would be removed by a qualified abatement contractor in accordance with State and Federal guidelines prior to renovation.
Potential Mitigation Measures
Decommission any USTs that are potentially encountered during redevelopment in accordance with applicable regulations.
In the event that contaminated soils associated with USTs are encountered during redevelopment of the site, exercise proper precautions, including contacting a qualified environmental consultant to assess actual conditions and assist in handling and disposal of contaminated material in compliance with applicable regulations.
Identified environmental site hazards associated with the buildings and contents on the site would be removed by a qualified abatement contractor in accordance with State and Federal guidelines prior to building renovations or demolition.
Conduct site cleanup in accordance with applicable MTCA3 requirements.
Significant Unavoidable Adverse Impacts No significant unavoidable adverse environmental health impacts are anticipated.
3 Model Toxic Control Act (RCW Chapter 70.105D).
Seattle Times Project Site Redevelopment Section II EIS Addendum 10 Environmental Health C. ENERGY / GREENHOUSE GAS EMISSIONS
South Lake Union EIS
Using the housing and employment targets assumed under each alternative, total square footage of office and retail uses were derived for each alternative analyzed in the South Lake Union EIS. These square footages and number of households were then used to derive GHG emissions totals using the Seattle/King County Greenhouse Gas Emissions Inventory Worksheets. Based upon calculations from the GHG Emissions Worksheets, Alternatives 1-3 were estimated to generate roughly 23,537,267 MTCO2e additional GHG emissions over existing conditions during the lifespan of future development.
GHG mitigation identified in the South Lake Union EIS included: natural drainage and green roofs, tree protection, urban agriculture, native plants, district infrastructure systems for energy, water and waste, waste management and deconstruction, and building design.
EIS Addendum – Project Specific Impacts
Appendix D contains the SEPA GHG Worksheets associated with the proposed project. The GHG estimates do not quantify or take into consideration sustainable features of the proposed project or efforts to reduce climate change impacts that would be incorporated into the Seattle Times Project Site Redevelopment (such as LEED certification).
Potential Mitigation Measures
The proposed Seattle Times Project Site Redevelopment would be designed to comply with provisions of the City’s Energy Code and the project is designed to meet a LEED Gold certification or equivalent.1 Other key measures that could be included in the project to further reduce energy use, increase sustainable building design, and reduce GHG emissions are described below:
provide alternative commuting opportunities, including bicycle parking, showers and locker rooms; use high performance glazing with low-E coatings, reducing both heat gain and loss throughout the year; consider green roofs and reflective roof surface treatments to reduce the ‘heat island effect; plant drought resistant and native species in landscaped areas to minimize irrigation requirements; incorporate energy efficient windows; provide charging stations for electric cars and onsite zipcars; and utilize high efficiency air source heat pumps.
Significant Unavoidable Adverse Impacts
No significant unavoidable adverse impacts are anticipated.
1 LEED = Leadership in Energy and Environmental Design. This is a Green Building rating system that that is published by the U.S. Green Building Council to address energy efficiency largely in the areas of building siting, design and operation.
Seattle Times Project Site Redevelopment Section II EIS Addendum 11 Greenhouse Gas Emissions D. LAND USE
This section of the EIS Addendum analyzes project consistency with proposed land use code amendments.
Relationship to Plans, Policies and Regulations
South Lake Union EIS
The South Lake Union EIS includes an analysis of existing state, regional and local planning policies and regulations that were in-effect at the time of publication of that EIS. The EIS notes that the proposed action was generally consistent with adopted City plans, policies and regulations; therefore no land use mitigation measures were deemed necessary.
EIS Addendum – Project Impacts
Each of the adopted land use plans, policies, and regulations that were analyzed in the South Lake Union EIS remain applicable to this EIS Addendum. In addition, the following discussion focuses on project consistency with specific amendments to the City’s Land Use Code, including a proposed text amendment, as well as the City’s Tree Protection Regulations.
Seattle Land Use Code
As noted, the proposed project consists of two full-block development sites, which are located on the northwest corner of the intersection of Fairview Avenue N. and Denny Way in Seattle’s South Lake Union Neighborhood. Please see Section I of this EIS Addendum and DPD’s project portal for more detailed project information.
The South Site is zoned Seattle Mixed (SM) 240/125-400. This zoning allows buildings with a maximum height limit of 240 ft. for portions of the project containing non-residential and live- work uses, a base height limit of 125 ft. applies to portions of the project in residential use, and the maximum residential height limit is 400 feet. The proposed uses and building heights associated with the proposed project are consistent with the use and height standards of this zoning district.
The North Site is zoned Seattle Mixed (SM) 160/85-240. This zoning district allows buildings with a maximum height limit of 160 ft. for portions of the project containing non-residential and live-work uses, a base height limit of 85 ft. applies to portions of the project in residential use, and the maximum residential height limit is 240 feet. The proposed uses and building heights associated with the proposed project are consistent with the use and height standards of this zoning district.
Besides the height limit, the other major development standard that regulates the bulk and scale of development in these zones is floor area ratio (FAR).1 The base FAR that is allowed in the
1 FAR is a measure of the relationship between the amount of gross floor area permitted in a structure and the area of the lot on which the structure is located.
Seattle Times Project Site Redevelopment Section II EIS Addendum 12 Land Use – Plans, Policies & Regulations SM 240/125-400 zone for non-residential uses is 52 and the maximum FAR is 7. The base FAR that is allowed in the SM 160/85-240 zone for non-residential uses is 4.52 and the maximum FAR is 7. Maximum FAR for structures that do not exceed the base residential height limit and include any residential use is 10 in the SM 240/125-400 zone and 6 in the SM 160/85-240 zone (SMC 23.48.009).
Because the development is located within the Local Infrastructure Project Area for Downtown and South Lake Union (Map A for 23.58A.044), extra floor area above the base FAR can be achieved as follows:
If the maximum height limit for residential use is greater than 85 feet, the applicant shall: a. achieve 60 percent of the extra residential floor area on the lot by using bonus residential floor area for affordable housing (Section 23.58A.014); and b. achieve 40 percent of extra residential floor area by acquiring regional development credits (23.58A.044).
Developments containing any extra floor area shall meet the minimum requirements of earning a LEED Gold rating for the project, providing a Transportation Management Program (TMP) for the project, and providing an energy management plan, approved by the Superintendent of Seattle City Light, demonstrating specific energy conservation or alternative energy generation methods for the project.
An amenity area is required for all new residential development with more than 20 dwelling units.3 An area equivalent to 5 percent of the total gross floor area in residential use shall be provided as an amenity area, except that in no instance shall the amount of required amenity area exceed the area of the lot.
In terms of parking, the Land Use Code sets forth a maximum parking limit for non-residential uses. The code maximum is 1 parking space per 1,000 sq. ft. of development (23.48.032). There are currently no minimum or maximum parking requirements for residential uses.
Currently, there is a text amendment pending that proposes changes to the Land Use Code, including the following:
23.48.009 – Floor Area Ratio For the SM-240/125-400, an additional increment of up to 0.5 FAR is permitted for non- residential uses above the base FAR of this zone if the lot includes an open space that is a minimum of 13,000 square feet in area and that has been improved as open space accessible to the public prior to the effective date of this ordinance, subject to conditions (23.48.009.B.4.b). Additionally, for multi-block projects, the increment of FAR gained through preservation of open space may be transferred to an adjacent block that is part of the same development project.
23.48.010 – Structure Height Additional height for residential towers on large blocks in the 165/85-240 zone. Projects that are part of a multi-block development may exceed tower height limits for one tower up to a
2 In the SM 160/85-240 and SM 240/125-400 zones, an additional increment of 0.5 FAR above the base FAR is permitted on lots meeting conditions of 23.48.009.B.4. 3 SMC 23.48.020.
Seattle Times Project Site Redevelopment Section II EIS Addendum 13 Land Use – Plans, Policies & Regulations
height of 320 feet and a second tower up to a height of 280 feet if all of the following conditions are met: a. The development project includes an open space that is a minimum of 10,300 square feet in area and that has been improved as open space accessible to the public prior to the effective date of this ordinance, subject to the following conditions: 1) The Director, in consultation with the Director of the Seattle Parks and Recreation Department, determines that the design and location of the open space provides a public benefit and is suitable for recreational use and meets the following conditions: a) The design of the open space shall preserve existing exceptional cedar trees on the open space in perpetuity or until they are deemed in need of removal by the City Arborist; and b) Preserve any existing fountain on the open space; and c) Identify any changes to existing pathways and smaller ornamental trees and plantings. 2) The open space shall be open during daylight hours and accessible to the general public, without charge, for a minimum of ten hours per day, except that access may be temporarily limited as required for public safety, security, scheduled events, or maintenance reasons….
DISCUSSION: The proposed project would involve construction of two, full-block, mixed-use developments that include residential, retail, residential amenity areas, landscaped plazas, public open space, and below-grade parking that are consistent with the City’s Land Use Code. The height of the residential towers on the south block above Denny Way and Fairview Avenue N. would be 4004 ft. and the height of the residential towers on the north block above John Street and Fairview Avenue N. would approximate ___ feet and ___ feet. The uses that are proposed for both sites (residential, retail, amenity, and structured parking) would be consistent with land uses that are allowed/required in the SM-240/125-400 and SM 160/85-240 zones.
The project proposes to achieve the proposed building height and FAR by participating in the City’s incentive zoning program and by applying housing/childcare bonuses, and TDRs. The proposed project would be consistent with the proposed text amendment. The South Site includes the provision of the required 13,000 sq. ft. public open space under the text amendment, from which the proposed project would transfer development rights from the South Site to the North Site, as indicated in the proposed amendment. The total development for the South Site would have an approximate FAR of ____; the total development for the North Site would have an approximate FAR of _____.
No significant impacts to the South Lake Union neighborhood are anticipated as a result of the proposed text amendment height increases. This is due to the fact that adjacent Downtown zones located south of Denny Way contain allowable heights that are comparable to or greater than those proposed by the text amendment. Overall, any proposed new buildings in the SM 160/85-240 zone that use this provision of the code would appear as a northern extension of the existing Downtown building massing that occurs to the south. The density of the skyline development would increase slightly in this zone with the potential for extension to the north.
4 425 feet with mechanical allowance.
Seattle Times Project Site Redevelopment Section II EIS Addendum 14 Land Use – Plans, Policies & Regulations The proposed building uses, parking counts, height, and density would be consistent with the adopted code as analyzed in the South Lake Union EIS.
The proposed project is subject to the City of Seattle’s Design Review process and the project is being designed to be consistent with the South Lake Union Design Guidelines. As noted in the MUP plans that are on-file with DPD, several design departures have been requested. These departures are being considered by the City’s West Design Review Board as part of the Design Review process.
Seattle Municipal Code – Tree Regulations
Seattle Municipal Code Chapter 25.05 and 25.11; Director’s Rule 16-2008; Ordinance 122919; and DPD Tip 242 establish the City’s tree protection regulations and implementing procedures. Code Chapter 25.05 establishes SEPA policies for determining the value of outstanding trees that are subject to an environmental review process. Chapter 25.11 is the City’s tree protection code and it provides the means for protecting outstanding trees by establishing a regulatory framework, identifying restrictions on tree removal, and containing key provisions for Exceptional Trees. DR 16-2008 clarifies the definition of Exceptional Trees and clarifies SEPA policies relative to a determination of value for outstanding trees. Tip 242 summarizes the regulations and provides further guidance.
A key to the City’s tree regulations is whether a tree is “Exceptional.” Based on the code and implementing regulations, an Exceptional Tree is a tree that:
is designated by Plant Amnesty in partnership with the City of Seattle as a Class AAA-1 Heritage Tree: or is rare or exceptional by virtue of its size, species, condition, cultural/historic importance, age, and/or contribution as part of grove of trees as determined by a method described in DR 16-2008.
DISCUSSION: A certified arborist conducted a tree inventory for the proposed project and identified 23 trees on the project site. Of these, six were identified as ‘Exceptional’ according to Director’s Rule 16-2008. Preliminary plans indicate that up to 12 trees would be retained and 11 trees would be removed. Most of the street trees would remain. All tree removal would be in compliance with the City’s tree removal regulations. The tree survey/inventory is included in Appendix E of this EIS Addendum.
Potential Mitigation Measures
No significant land use impacts are anticipated from development of the Proposed Action and, therefore, no mitigation is necessary.
Significant Unavoidable Adverse Impacts
No significant unavoidable adverse land use impacts are anticipated.
Seattle Times Project Site Redevelopment Section II EIS Addendum 15 Land Use – Plans, Policies & Regulations
E.1 AESTHETICS - Urban Design (Height, Bulk, and Scale)
South Lake Union EIS
The South Lake Union EIS addresses the aesthetics-related impacts of increased height and density in the South Lake Union neighborhood. The alternatives analyzed in the EIS would allow future buildings that may be more than twice the height of existing structures in portions of the South Lake Union neighborhood. While no site-specific development was identified in the EIS for the site of the proposed Seattle Times Project Site Redevelopment, a maximum height of 400 ft. was evaluated for residential towers, 240 ft. for commercial towers, and a podium height along Denny Way of 65 ft.
Mitigation measures included in the South Lake Union EIS to reduce impacts associated with height, bulk, and scale include requirements for public open space, increasing building modulation, discouraging above-grade parking, increasing street-level transparency for buildings, incentivizing mid-block pedestrian connections and public open space, allowing TDRs for older structures, and incentivizing ground-level housing with street setbacks (i.e., 15 feet) to create porches or stoops. Upper-level setbacks imposed to reduce impacts to views within the neighborhood would also ameliorate the impacts of height, bulk and scale.
SMC 25.05.675.G.2.c indicates that “[T]he Citywide design guidelines (and any Council- approved, neighborhood design guidelines) are intended to mitigate the same adverse height, bulk and scale impacts addressed in these policies. A project that is approved pursuant to the design review process is presumed to comply with these height, bulk and scale policies. This presumption may be rebutted only by clear and convincing evidence that height, bulk and scale impacts documented through environmental review have not been adequately mitigated. Any additional mitigation imposed by the decision-maker pursuant to these height, bulk and scale policies on projects that have undergone design review shall comply with design guidelines applicable to the project.”
EIS Addendum – Project Impacts
The proposed Seattle Times Project Site Redevelopment design and location are described in Section I (see also the DPD project portal for project design details). The architectural character of the surrounding area is in transition due the large number of new commercial and residential development that is presently occurring – north and south of Denny Way.
Potential Mitigation Measures
The Proposed Action would comply with applicable zoning standards for the South Lake Union area. As noted, the proposed project is also subject to the City of Seattle’s Design Review process and the North Site and the South Site have been designed to be consistent with the South Lake Union Design Guidelines.1 Per SMC 25.05.675.G, the Design Review process is presumed to be sufficient mitigation for height bulk and scale impacts.
Significant Unavoidable Adverse Impacts
No significant unavoidable adverse impacts are anticipated relative to urban design.
1 Seattle, 2005.
Seattle Times Project Site Redevelopment Section II EIS Addendum 16 Aesthetics – Urban Design
E.2 AESTHETICS - LIGHT, GLARE and SHADOWS
South Lake Union EIS
Light and Glare
The South Lake Union EIS notes that the increased amount of buildings would increase the cumulative level of artificial illumination in South Lake Union under all alternatives. The new buildings would include towers that may potentially incorporate reflective surfaces that could, on occasion, create glare-related impacts. The exposure may extend to adjacent hillsides and the freeway because South Lake Union is in a topographic basin. The level of building and site lighting, as well as the potential for reflective solar glare, would be greater than existing conditions, incrementally expanding with the density of development.
Mitigation to limit light and glare impacts identified in the South Lake Union EIS include: measures authorized under SMC 25.05.675K2d; installation of screening, overhangs or shielding to minimize spillover lighting impacts; shielding exterior lighting fixtures and directing site security lighting away from nearby residential uses; pedestrian-scaled and oriented light for safety; use of timers or motion sensors to reduce spillover lighting and reduce ambient light levels; avoiding large expanses of smooth uniform, reflective building surfaces; incorporating architectural relief and detail that reduce reflectivity; and, undertaking project-specific solar impact analysis.
Shadows
Comparison of the alternatives in the South Lake Union EIS reveals slight differences in the shadow impacts to Denny Park, Cascade Park, and Lake Union Park -- as well as other SEPA- protected places. The location and extent of shadows vary, with the impacts associated with Alternative 1 representing greater impacts than the other alternatives. The South Lake Union EIS notes that shadows would generally be longest during winter afternoons when the sun is low on the horizon. At noon on winter solstice, shadow impacts could extend great distances and result from each alternative. Conversely, in the noon timeframe on summer solstice, when the sun is at its greatest height above the horizon, shadow impacts would be shorter and would be less likely to cause impacts. Overall, the EIS concluded that shadow impacts are not expected to result in significant adverse environmental impacts. The impacts are typical of an urbanizing area that is transitioning from lower intensity development to that of more intensive development.
In addition to measures identified in SMC 25.05.675Q2e to limit shadow impacts to key open spaces, mitigation identified in the South Lake Union EIS includes tower separation and consideration of upper level setbacks on certain streets including John Street, Thomas Street, Fairview Avenue and Boren Avenue.
Seattle Times Project Site Redevelopment Section II EIS Addendum 17 Light, Glare and Shadows EIS Addendum – Project Specific Impacts
Light & Glare
Principal sources of light that presently occur proximate to the project site include: streetlights along Denny Way and Fairview Avenue N; light from headlights of vehicles operating on adjacent streets and maneuvering within surface parking lots; and building lighting (interior and in some instances low-level exterior lighting).
While vehicle headlights and glazing (and/or specular surfaces on vehicles) occasionally create glare, the principal source of glare associated with most development projects is sunlight reflected from specular surfaces on building facades. Factors influencing the amount of reflective solar glare that may occur include: weather (e.g., cloud cover); building height, width and orientation of the façade relative to the viewer; percent of the façade that is glazed or composed of specular material; reflectivity of the glass or specular surfaces; design relationship between the glazed and non-glazed portions of the façade (e.g., glass inset from the sash, horizontal and vertical modulation); the color and texture of building materials that comprise the façade; and the proximity of other intervening structures and/or landscaping.
The Seattle Times Project Site Redevelopment project would replace existing low-rise buildings and surface parking on the site with 40-story residential towers with 7-story podiums (containing residential, retail and restaurant uses). Vehicular parking would be located below- grade. Such development would result in an increased number of vehicles entering and exiting the project site with the potential for localized increases in light and glare associated with vehicle headlights. In addition, building lighting (interior and low-level exterior) is expected to add to ambient light levels in the immediate vicinity of the site. No significant light or glare- related impacts associated with these activities, however, is anticipated.
Shadows
While shadow studies were considered as part of the City’s Design Review process, the focus of that analysis concerned properties in close proximity to the project site. A more comprehensive shadow analysis is included as part of this EIS Addendum (see Appendix F). That analysis contains shadow diagrams and a detailed discussion of potential impacts.
In summary, the proposed Seattle Times Project Site Redevelopment would not affect Lake Union Park. The development would contribute to shading a portion of Denny Park during the vernal and autumnal equinoxes at 8 AM, and to shading a portion of Cascade Park during the winter solstice at 2 PM and the vernal and autumnal equinoxes at 5 PM. Overall, less than one- third of Denny Park would be affected during the vernal equinox and less than one-quarter of Denny Park would be affected during the autumnal equinox. And shading during the winter solstice would occur at a time of the year when less use of the park could be expected, due to the typically cloudy, wet weather and colder temperatures. No shadow impacts would be expected during the summer when highest use of the park would be anticipated. Overall, no significant shadow impacts associated with the Proposed Action would be anticipated to occur. See Appendix F for details.
Currently, there is a text amendment pending that proposes changes to the Land Use Code, including changes to building height and Floor Area Ratio. The proposed project would be consistent with the proposed text amendment. Significant shadow impacts to the South Lake
Seattle Times Project Site Redevelopment Section II EIS Addendum 18 Light, Glare and Shadows Union neighborhood resulting from height increases contained in the proposed text amendment are not anticipated due to the fact that adjacent Downtown zones to the south contain allowable heights that are comparable to or greater than those proposed in the text amendment. Overall, any proposed new buildings in the SM 160/85-240 zones that use this provision of the code would appear as a northern extension of the existing Downtown building massing that occurs south of Denny Way. While the length of shadows would increase slightly in this zone, this would not be anticipated to be a significant impact.
Potential Mitigation Measures
Light & Glare
The following measures could help reduce overall light and glare-related impacts from the Proposed Action.
Pedestrian-scale lighting would be provided consistent with code, function and safety requirements. Exterior lighting would include fixtures to direct the light downward and/or upward and away from off-site land uses.
Shadows
No significant impacts are anticipated and no mitigation is necessary.
Significant Unavoidable Adverse Impacts
No significant unavoidable adverse impacts are anticipated.
Seattle Times Project Site Redevelopment Section II EIS Addendum 19 Light, Glare and Shadows E.3 – AESTHETICS - VIEWSHED
South Lake Union EIS
The South Lake Union EIS notes that all of the alternatives assume that every vacant or underdeveloped site is built-out to its maximum potential. Therefore, all alternatives – even No Action – envision a significantly denser urban environment. Therefore, views inside and outside the South Lake Union neighborhood would potentially be impacted by all alternatives at full build-out, although none of the protected views are significantly impacted. It was noted that the most significant changes involve views from Lake Union Park and the I-5/Mercer Off-ramp; less significant changes would occur to views from Volunteer Park.
The South Lake Union EIS notes that while no significant impacts were identified relative to protected viewpoints, there would be notable impacts to views valued within the neighborhood, which could be partially mitigated by the setback provisions recommended in the Urban Design Framework and upper level setbacks on certain streets.
EIS Addendum – Project Impacts
Appendix G contains seven photosimulations depicting existing and proposed views from City- designated viewpoints, Space Needle viewpoints, and scenic routes, including the following:
Viewpoint 1 - Volunteer Park – Water Tower (City-designated Viewpoint); Viewpoint 2 - Bhy Kracke Park (City-designated Viewpoint); Viewpoint 3a - Plymouth Pillars Park - south part of the park by the four pillars (City-designated Viewpoint); Viewpoint 3b - Plymouth Pillars Park - north part of the park by the dog park (City-designated Viewpoint); Viewpoint 4 - John Street at Fairview Avenue N, Looking W (City Landmark Viewpoint); Viewpoint 5 - Volunteer Park – Reservoir (Space Needle Viewpoint); Viewpoint 6 - Fairview Ave. N. at Denny Way, Looking North (Scenic Route); and Viewpoint 7 - E Olive Way at E Denny Way, Looking West (Scenic Route).
The proposed Seattle Times Project Site Redevelopment would result in impacts similar to those described in the South Lake Union EIS. The proposed project has been designed to be consistent with provisions of the South Lake Union Urban Center Plan, the City’s Land Use Code, and the South Lake Union Design Guidelines and would generally blend in with and/or appear as a continuation of the massing of existing South Lake Union and Downtown high-rise development.
Figure 10 (Appendix G) is a scenic route view along the Denny Way corridor that provides a territorial, westerly of Puget Sound, Bainbridge Island and the Olympic Mountains beyond. As shown by Figure 10 (Existing View), the Space Needle is also visible from this viewpoint. The view depicted in Figure 10 (Proposed View) indicates that the proposed Seattle Times Project Site Redevelopment would obscure a view of the Space Needle as seen from Capitol Hill at E Olive Way and E Denny Way (Viewpoint 7). There are 10 viewpoints in the City where views of the Space Needle are to be protected. The view from E Olive Way and E Denny Way, however, is not one of the designated viewpoints. The remaining viewpoints would not be impacted - views of the Downtown skyline, the Space Needle, the Olympic Mountains, and Elliott Bay would still be possible from protected public viewpoints. See Appendix G for details.
Seattle Times Project Site Redevelopment Section II EIS Addendum 20 Viewshed Potential Mitigation Measures
No impacts are anticipated and no mitigation is proposed.
Significant Unavoidable Adverse Impacts
No significant unavoidable adverse viewshed-related impacts are anticipated.
Seattle Times Project Site Redevelopment Section II EIS Addendum 21 Viewshed F. HISTORIC RESOURCES
South Lake Union EIS
The South Lake Union EIS indicates that there are 13 designated City Landmark buildings in the South Lake Union area that could be affected by the proposed height and density changes. Each of these structures is at least 25 years old and each meets one or more of the City’s designation criteria.1 In addition, there are 34 buildings that are not designated City Landmarks, but are identified as potentially eligible for local, state, and/or National Register listing. There is one designated City Landmark on the project site (located on the south half of the North Site) - the Seattle Times building. This is a 2-story concrete and limestone building that was constructed in 1930-31.
The South Lake Union EIS indicates that there are potential incentives for the preservation of City Landmarks – in addition to local, state and federal tax incentives for rehabilitation – that could be studied and implemented within South Lake Union. These include incentives to encourage preservation, adaptive reuse, and rehabilitation of historically significant structures; incentives to encourage adaptive use of older, character-providing buildings; incentives to support property owners who wish to maintain existing buildings; and the South Lake Union EIS explores the use of a transfer of unused development rights - a process by which if a Landmark is retained, developers may be able to build taller commercial buildings.
EIS Addendum – Project Impacts
Based on the City’s interdepartmental procedures, at the time of a Master Use Permit (MUP) application for development that would involve demolition of a building that is 50 years or older, a referral must be made from DPD to the City’s Historic Preservation Officer. In general, the referral contains information regarding the building, the architect, builder, and noteworthy events that may have occurred at the site. Based on this and supplemental information, the City’s Historic Preservation Officer will determine if the structure appears to meet any of the criteria for landmarks designation. If the Historic Preservation Officer determines a structure appears to meet the criteria, the applicant is required to submit a Nomination Application to the City’s Landmarks Preservation Board. If the Landmarks Board determines that the structure should be designated as a City Landmark, incentives and controls would be negotiated between the City Historic Preservation Officer and the property owner (the applicant). Once an agreement has been reached, it would then be approved by the Landmark Preservation Board and a designating ordinance would be forwarded to City Council for approval. If the Historic Preservation Officer determines the structure does not appear to meet the Landmark criteria, demolition of the structure would not be conditioned or denied for historic preservation purposes under SEPA.
1 Refer to Seattle Municipal Code Chap. 25.12.350 for the specific standards associated with designation.
Seattle Times Project Site Redevelopment Section II EIS Addendum 22 Historic Resources North Site – 1120 John Street
As indicated in Section I of this EIS Addendum, there is one City-designated Landmark building on the North Site – the Seattle Times Office Building; this is a 3-story, 72,672 sq. ft. office building that was constructed in 1930/31.
In addition, there are two other buildings on the North Site that are currently involved in the Landmarks Preservation Board (LPB) review process, as described above. These buildings have been nominated to the Landmarks Board and have been designated as City Landmarks. The Landmarks Board and the applicant are currently negotiating incentives and controls for these buildings prior to City Council taking final action; the buildings include:
Seattle Times Printing Plant – This is a 3-story, 132,000 sq. ft. building constructed in 1930/31 with an addition that was added to the north portion of the building in 1947; and
Seattle Times Office Addition – This is a 2-story, 7,650 sq. ft. building that was built in 1947.
An additional building on the North Site that meets the City’s age threshold criterion for historical consideration under SEPA is the former Seattle Times Garage; this is a 1-story, 14,400 sq. ft. building constructed in 1949/50. An Appendix A report (Appendix H) has been prepared for this building and is being reviewed by the Department of Neighborhoods.
Potential visual impacts to the Landmarks on-site are evaluated in the Aesthetics section of this EIS Addendum.
South Site – 1120 Denny Way
There are no buildings on the South Site and, therefore, no impacts to historic resources would occur. The park in the northeast corner of this site would remain, whereas the existing surface parking would be removed.
Potential Mitigation Measures
Controls will be imposed on the features and characteristics of the Seattle Times Printing Plant and Office Addition that were designated by the Landmarks Preservation Board as City Landmarks. Once City Council takes action regarding the incentives and controls, the property owner must obtain a Certificate of Approval from the City’s Department of Neighborhoods (pursuant to SMC 25.12) before alterations or significant changes may be made to specific features or characteristics identified by the Board for preservation.
Significant Unavoidable Adverse Impacts
No significant unavoidable adverse impacts to historic resources are anticipated with implementation of identified mitigation measures.
Seattle Times Project Site Redevelopment Section II EIS Addendum 23 Historic Resources G. TRANSPORTATION
South Lake Union EIS
The South Lake Union EIS evaluates future traffic conditions for the year 2031, which reflects growth associated with the land use alternatives as well as many infrastructure improvements that are underway or planned in the neighborhood. The EIS’s transportation analysis concludes that many corridors in the neighborhood would experience significant impacts due to growth, even if existing zoning is retained. In the near-site vicinity, congested corridors include Denny Way, Fairview Avenue, Harrison Street, Eastlake Avenue and Mercer Street. Impacts were also noted for several transit routes and neighboring parking.
EIS Addendum – Project Impacts
Detailed transportation analysis for this project is presented in the Transportation Technical Report for the South Lake Union Urban Centre project,1 provided in Appendix I. This analysis evaluates the cumulative impacts of two development sites that are bounded by Denny Way on the south, Thomas Street on the north, Boren Avenue N on the west, and Fairview Avenue N on the east. Development of these sites (Proposed Action) was considered in the land use alternatives for the South Lake Union EIS and the proposed development on this site is within the range of land use alternatives that were evaluated in that document.
The analysis includes detailed trip generation estimates for each site, forecast traffic volumes for the year 2030 to reflect completion of major infrastructure projects in the area plus 48 planned development projects (including the proposed project), and evaluates level of service for 13 intersections in the site vicinity. It also evaluates traffic safety conditions, transit availability, non-motorized travel, parking, and freight. It augments the transportation analysis performed for the South Lake Union EIS and provides details about specific project impacts in the immediate vicinity of the project site.
It is noted that the transportation analysis for this Proposed Action is more detailed than provided in the South Lake Union EIS in that it includes forecast intersection volumes (whereas the South Lake Union EIS projected only link volumes at select locations), and prepared intersection level of service (whereas the South Lake Union EIS estimated level of service for roadway segments based on an overall roadway capacity). Future baseline traffic forecasts used for the analysis also take into account the effect of the completed north tunnel portal of the Alaskan Way Viaduct Replacement Project, which was not reflected in the South Lake Union EIS forecasts.
The following sections summarize the analysis results for various elements of the transportation system.
1 Heffron Transportation, Inc., Transportation Technical Report for South Lake Union Urban Centre Project (Draft), October 13, 2015. [Update reference when Final report is prepared after City review.]
Seattle Times Project Site Redevelopment Section II EIS Addendum 24 Transportation Impacts
Roadway Network
The transportation analysis consideres the effect of major infrastructure projects that are occurring in the South Lake Union neighborhood, including the Alaskan Way Viaduct Replacement Project and the Mercer Corridor Project. It also accounts for future improvements to the neighborhood’s signal system through the Adaptive Traffic Signal Control Projects proposed by SDOT.
The proposed project would rebuild all of the site frontages including new sidewalk and landscape areas. Curb insets for parking will be provided along portions of Boren Avenue N and Fairview Avenue N. The project proposes to reconstruct John Street as a neighborhood Green Street. It would raise the street grade to the sidewalk level, eliminate the curb, and meander the vehicle lanes within the right-of-way. The traffic signal at the intersection at John Street/Fairview Avenue N would remain. Extensive landscaping would be added to the street, tying it to the adjacent green space on the south side of John Street.
Traffic Volumes
Traffic analyses were performed for year 2030 conditions, and account for completion of the major infrastructure projects in the neighborhood. Future traffic volumes account for changes in travel patterns that may result from new connections across and to SR 99, and also account for pipeline traffic associated with 47 other development projects. The methodology used to forecast 2030 volumes is presented in Appendix I.
Trips generated by the Proposed Action were also determined, and account for the potential land uses, interactions between these uses, and mode of travel characteristic for this urban site. Detailed information related to the trip generation methodology and assumptions is presented in Appendix I. Vehicle trips generated by the Proposed Action are summarized in Table I. As shown, the proposed project is anticipated to generate about 5,300 vehicle trips per day, with 436 vehicle trips during the AM peak hour, and 476 vehicle trips during the PM peak hour.
Table I Vehicle Trips Generated by SLU Urban Centre – Total Trips for Both Sites Daily Assumed Vehicle AM Peak Hour Vehicle Trips PM Peak Hour Vehicle Trips Land Use Size Trips In Out Total In Out Total Apartment 2,130 units 4,120 75 294 369 251 127 378 Supermarket 32,000 sf 510 18 9 27 25 20 45 Retail 49,000 sf 60 1 1 2 2 3 5 High Turn Restaurant 25,000 sf 290 17 17 34 14 7 21 Quality Restaurant 25,000 sf 340 2 2 4 21 6 27 Total 5,320 113 323 436 313 163 476 Source: Heffron Transportation, Inc. September 2015. Estimated using procedures in the ITE Trip Generation Handbook, 2014.
Seattle Times Project Site Redevelopment Section II EIS Addendum 25 Transportation Intersection Level of Service
The South Lake Union EIS evaluates traffic operations based on link volumes on select arterials, and did not evaluate operations at individual intersections. This EIS Addendum augments the information in the South Lake Union EIS with detailed analysis of intersections along the Fairview Avenue N and Denny Way corridors, as well as at other surrounding intersections and at the site access points. The detailed intersection analysis was performed for year 2030 conditions, and assumes completion of the Mercer Corridor Project, Alaskan Way Viaduct Replacement Project, and the SR 99 North Access project, which will construct new ramps to SR 99 and a new grid connection across Aurora Avenue N. Not all of these planned and funded improvements were assumed in the South Lake Union EIS forecasts or analysis.
Although the South Lake Union EIS did not perform intersection level of service, it did predict that the many corridors would experience significant impacts to traffic operations as a result of the various rezone alternatives. Locations where substantial congestion was anticipated by the South Lake Union EIS include:
Mercer Street from Fairview Avenue N to Dexter Avenue N Fairview Avenue N from Eastlake Avenue to Yale Avenue N Westlake Avenue N from Valley Street to Denny Way
Detailed intersection level of service analysis was performed for 13 intersections during both the AM and PM peak hours. The analysis results, presented in Appendix I, show that the cumulative traffic generated by the north and south sites of the South Lake Union Urban Centre the proposed project traffic could degrade operations at the Fairview Avenue N/Denny Way intersection from LOS D to LOS E during the AM peak hour, and would add about 10 seconds of delay to a LOS E condition during the PM peak hour. For intersections that would already operate at LOS E or F, the Proposed Action would add modest delay. The traffic operations results determined for the proposed project are consistent with the findings from the South Lake Union EIS. Therefore, no improvements would be needed for area roadways or intersections.
Traffic Safety
No high collision locations have been identified in the study area and the project is not expected to adversely affect safety conditions in the area.
Frontage Improvements, Site Access, and Truck Loading
The site would be accessed from Boren Avenue N, and each site would have a single driveway to an underground parking garage and truck loading area. The North Site would have five truck loading berths—three berths that are 25-feet long and two that are 35-feet long; the South Site would have ______. [To be determined with MUP.]
Truck trips generated by the project could include trash and recycling pick-up, vendor deliveries to on-site retail, parcel deliveries, bulk item delivery (e.g., furniture, appliances, etc.), and residential move-in/move-out. On an average day, the residential uses could generate an estimated 10 truck deliveries, and the small retail / restaurant uses could generate up to 20 truck deliveries. Grocery stores tend to generate much higher volumes of truck and van deliveries, particularly if the grocer carries many specialty items that are delivered from unique vendors. Past studies performed for a small urban grocery store (the former Queen Anne
Seattle Times Project Site Redevelopment Section II EIS Addendum 26 Transportation Thriftway)2 determined that such stores could generate between 40 and 70 deliveries per day. Of those, about 50% of those deliveries were made in van-sized vehicles, 35% were made in 20-foot trucks, and 4% were made in 30-foot trucks. About 4% of the deliveries were made by trucks larger than 30 feet. It is noted that parcel deliveries made by firms such as UPS or Fed Ex would likely visit the site once to make deliveries to multiple uses.
Residents are also expected to generate truck trips during move-in and move-out, which would be frequent when the building first opens to residents and then occur less often. Residents who move from elsewhere in the country could be served by companies with very large trucks. However, given that most moving companies already operate in Seattle where many residential buildings have limited maneuvering space, it is expected that most residential movers have consolidation facilities outside of downtown, and would use smaller trucks to reach the site. However, there may be the occasional moving truck that exceeds the size limitations of the truck loading dock. If that occurs, the resident and their moving company may need to make arrangements for on-street loading by obtaining a street use and/or parking permit from the City of Seattle.
Parking
The Proposed Action would provide 2,739 parking spaces—with 1,137 spaces on the North site and 1,317 spaces on the South site. Detailed parking demand estimates are presented in Appendix I. The analysis determined that the on-site parking would accommodate the peak demand, which is expected to occur in the evening on weekdays and weekends when commercial uses at the site would generate the highest demand.
Non-Motorized
As previously described, the project would improve all of the site’s frontages with new sidewalks and landscaping. The project would also improve John Street as a neighborhood Green Street. The pedestrian trips generated by the project would be accommodated by the sidewalks and pedestrian facilities in the site vicinity.
The project would provide more bicycle parking than required by code. The North Site would provide 220 long-term bicycle parking spaces (210 for the residents and 10 for the commercial uses) plus 20 short-term bicycle parking spaces (10 each for the residents and commercial uses). [To be confirmed.] The long-term spaces would be located in the garage and accessed either through the driveway or garage elevator. The short-term spaces would be located at surface level near the residential and retail entries, and covered by canopies.
Transit
The site vicinity is well served by transit and Seattle voters recently approved a transit funding measure to improve service within the City. The Proposed Action is expected to generate an increase of about 2,520 transit trips per day, with up to 220 transit trips in the peak commuter periods. These transit trips are related to the project’s residents, many of whom would take transit in the opposite direction than those commuting into South Lake Union or downtown. Given the level of frequency and capacity of the transit available, the project is not expected to adversely impact transit service.
2 Heffron Transportation, Inc., Howe Street Mixed-Use Project Traffic and Parking Impact Analysis, August 20, 2001.
Seattle Times Project Site Redevelopment Section II EIS Addendum 27 Transportation The South Lake Union EIS predicted that five transit routes would be overcapacity in the future with any of the rezone alternatives the EIS evaluated: Routes 21, 25, 28, 29, and 56. All of these except Route 28 run on the periphery of the South Lake Union neighborhood. The change in ridership between the various alternatives was very small. Given that, it is unlikely that the project’s transit trips would adversely impact transit service.
Transportation Concurrency
The City of Seattle developed a Transportation Concurrency policy as part of its Comprehensive Plan,3 which was updated with the more recent Director’s Rule 5-2009. Three screenlines were evaluated for the project, the Ship Canal/Aurora Ave N (Screenline 5.13), the Ship Canal/University/Montlake Bridges (Screenline 5.16), and South of Lake Union (Screenline 8.00). With the project, the volume-to capacity ratios (v/c) for the screenlines evaluated would remain below the established City standards. Therefore, transportation concurrency would be met for this project.
Mitigation Measures
Transportation Management Plan A Transportation Management Plan (TMP) for this project would be enacted consistent with the City of Seattle’s Director’s Rule (Director’s Rule 10-2012 or its successor). The plan’s goal and program elements will be approved by City of Seattle Department of Planning and Development (DPD) and Seattle Department of Transportation (SDOT) staff before it is recorded on the property’s title.
The TMP goal and plan elements would apply only to the site’s residential uses. The purpose of the TMP would be to provide residents with information about alternative transportation modes available in the neighborhood. This should include information about on-site bike storage, bicycling amenities and programs (e.g., Pronto Bike Share), nearby transit routes and stop locations, and car sharing programs (e.g., Zipcar and Car-to-Go). This information would be provided with lease information and then ongoing through online portals to the property’s website.
Transportation Mitigation Payment The City of Seattle has established a transportation mitigation payment system for development in and around the South Lake Union neighborhood.4 The project’s payment was determined based on the pro-rata share mitigation calculation spreadsheet developed by the City. The Proposed Action’s mitigation payment, which is detailed in Appendix I, was calculated to be approximately $503,000. The fee reflects the worst-case traffic assumptions for use of potential commercial space on the site. It is recommended that this calculation be updated prior to building permit submittal to reflect any changes to the project size and/or mix of land uses.
Significant Unavoidable Adverse Impacts
No significant unavoidable adverse transportation impacts are expected to result from the Proposed Action.
3 City of Seattle, 1994. 4 See DPD Tip #243 (previously identified as Client Assistance Memo [CAM] #243, October 4, 2012.
Seattle Times Project Site Redevelopment Section II EIS Addendum 28 Transportation
H. CONSTRUCTION
This section of the EIS Addendum evaluates possible construction impacts associated with the Proposed Action -- specifically air quality, noise, light/glare, and transportation/parking.
South Lake Union EIS
Because of the programmatic/non project-specific nature of the South Lake Union EIS, specific impacts related to construction activity were only addressed in the Air Quality and Noise sections of that document. With regard to air quality impacts, the South Lake Union EIS states that with implementation of the controls required for the various aspects of construction activities and consistent use of best management practices to minimize on-site emissions, construction activity would not be expected to significantly affect air quality. With regard to noise impacts, the South Lake Union EIS states that the temporary nature of construction coupled with its restriction to daytime hours would minimize the potential for significant impacts from construction activities and equipment.
Mitigation measures identified for noise impacts in the EIS included: using properly sized and maintained mufflers, engine intake silencers, engine enclosures, and turning off idling equipment, placing stationary equipment and construction staging areas as far from sensitive receiving locations as possible, substituting hydraulic or electric models for impact tools, ensuring that back-up alarms do no use preset maximum volumes, and/or using broadband back-up alarms.
EIS Addendum – Project Impacts
The proposed Seattle Times Project Site Redevelopment could be expected to generate short-term construction-related impacts associated with air quality, noise, light/glare and transportation/parking. The pattern of land use in the general vicinity of the site area includes a mix of uses – residential, parking, retail and offices (to the east), residential, office and retail (to the west), educational and retail to the south, and the Troy Laundry development project, which will contain office and retail, (to the north).
It is anticipated that construction of the South Site could begin in 2016, with building occupancy by ____, resulting in a __ month construction period; construction of the North Site could begin in ____ with building occupancy by __, resulting in a __ month construction period. The number of large trucks anticipated to be on-site during construction could be up to 12 trucks per hour during the major earthwork stage, which typically represents the most intensive phase of construction activity. This phase could last up to 30 weeks on the South Site (for excavation of approximately 270,000 cubic yards of earth) and up to __ weeks on the North Site (for excavation of approximately 180,000 cubic yards of earth).
During construction, localized sound levels and localized vibration would temporarily increase in the vicinity of the project site and streets used by construction vehicles accessing the construction site. The increase in sound levels and vibration would depend upon the type of equipment being used, the duration of such use, and the proximity of the equipment to the property line (and sensitive land uses1).
1 e.g., residential, etc.
Seattle Times Project Site Redevelopment Section II EIS Addendum 30 Construction
Construction-related noise would be temporary in nature and could result in temporary impacts. Construction noise activities would be subject to the limits in the Seattle Noise Code (SMC 25.08) and construction contractors would be required to comply with provisions of this code. See Appendix J for further details on noise impacts, as well as a general construction noise management plan.
Potential Mitigation Measures
Noise from construction activities would be subject to the limits in the Seattle Noise Code (SMC 25.08) and construction contractors would be required to comply with provisions of this code. See Appendix J for further details.
Site development would adhere to Puget Sound Clean Air Agency’s regulations and the City’s construction best practices regarding demolition activity and fugitive dust emissions. See Appendix J for further details.
Construction-related lighting would be shielded and directed away from adjacent land uses.
Prior to beginning work that could impact SDOT right-of-way, the contractor would be required to submit information to SDOT for review and approval of necessary permits. See Appendix I for further details.
Significant Unavoidable Adverse Impacts
While some construction-related impacts would be unavoidable, with the mitigation proposed, none of the impacts would be considered significant.
Seattle Times Project Site Redevelopment Section II EIS Addendum 31 Construction REFERENCES
AGRA Earth & Environmental, Inc. Limited Facility Survey: First, Second and Third Floors, The Seattle Times 1120 John Street. September 1, 2000.
City of Seattle. Draft Environmental Impact Statement for the South Lake Union Height and Density Alternatives. February 24, 2011.
City of Seattle. Final Environmental Impact Statement for the South Lake Union Height and Density Alternatives. April 5, 2012.
City of Seattle. Seattle Municipal Code.
City of Seattle, Viewpoints Locater Map.
Environmental Partners Inc. Focused Subsurface Assessment Letter Report. Denny-Fairview Block. June 13, 2013.
GeoEngineers. Geotechnical Due Diligence Services. May 23, 2013.
King County Parcel Viewer: Interactive Property Research Tool. http://www.kingcounty.gov/operations/GIS/PropResearch/ParcelViewer.aspx.
NOAA. Atmospheric Data for Seattle, WA. 2005.
US Environmental Protection Agency (EPA). 2006. 40 CFR Part 50: National Ambient Air Quality Standards for Particulate Matter. EPA-HQ-OAR-2001-0017; FRL-RIN 2060-AI44. Sept. 21, 2006.
Washington Administrative Code.
Seattle Times Project Site Redevelopment – South Site References EIS Addendum 32