Roosevelt TOD Assessment

Transcription

1 Roosevelt TOD Assessment Existing Conditions Summary Report Sound Transit TOD On-Call Contract No. RTA/AE Task Order No. 014 January 15, 2016 Final Report

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3 Roosevelt TOD Assessment Existing Conditions Summary Report Sound Transit TOD On-Call No. RTA/AE Task Order No. 014 January 15, 2016 Prepared for: Ms. Sarah Lovell TOD Manager Department of Planning, Environment, and Project Development Sound Transit 401 South Jackson Street Seattle, WA Prepared by: Jeff Lehman, Project Manager Sara Roberts, SE, Principal KPFF Consulting Engineers Contributions by: VIA Architecture Land Use Code Summary Roosevelt TOD Assessment Sound Transit i

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5 Table of Contents ES. Executive Summary of Findings... 1 Purpose... 1 Summary of Findings Background Existing Conditions Assessment Site Description Lot Status Summary Land Use Code Summary Utility Service Summary Environmental and Geotechnical Considerations Items for Further Study Roosevelt TOD Assessment Sound Transit iii

6 List of Figures Figure 2-1: Vicinity Map... 3 Figure 2-2: Roosevelt Link Light Rail Station Area Aerial... 3 Figure 2-3: Roosevelt Station Area Construction Staging... 4 Figure 2-4: Green Construction Fence Surrounding Site... 5 Figure 2-5: Excavation Area from Pedestrian Viewing Window... 5 Figure 2-6: Excavation Plans of Main Site... 6 Figure 2-7: General Site Plan... 7 Figure 2-8: NW - Three-Dimensional Massing of Completed Roosevelt Station Site Conditions... 7 Figure 2-9: SE - Three-Dimensional Massing of Completed Roosevelt Station Site Conditions... 8 Figure 2-10: Roosevelt Link Light Rail Station Box Tie-Back Extents... 9 Figure 2-11: Anticipated Site Access Figure 2-12: Street Frontage at Roosevelt Way Figure 2-13: Street Frontage Restoration Plan at Roosevelt Way NE and NE 66 th and 67 th Streets Figure 2-14: Street Frontage at 12th Ave Figure 2-15: Bus Route 66 and 67 Stop on East Side of 12th Ave Figure 2-16: Street Frontage Restoration Plan at 12 th Ave and NE 66 th Figure 2-17: Street Frontage Restoration Plan at 12 th Ave and NE 67 th Figure 2-18: NE 66th Frontage Figure 2-19: NE 67th Frontage Figure 2-20: NE 67th Frontage - Power Pole Outside of Construction Fencing Figure 2-21: Construction Access to Main Site from Roosevelt Way NE Figure 2-22: Roosevelt Property Parcel History Figure 2-23: City of Seattle Express Mapper of Utilities Sanitary Sewer, Storm and Combined Sewer/Storm Figure 2-24: City of Seattle Express Mapper of Utilities - Water Figure 2-25: Overhead Power and Telecommunication Lines in NE 67th Street Figure 2-26: Underground Power and Telecommunications Existing Conditions in 67th Street Figure 2-27: Overhead Power and Telecommunication Lines over 12th Avenue NE Figure 2-28: Overhead Lines on 12th Avenue NE Crossing from East Side of Street to West Side Figure 2-29: Electrical Vaults and Ductbanks at 12 th Ave and NE 67 th Figure 2-30: Overhead Power and Telecommunication Lines along NE 66th and Roosevelt Way Figure 2-31: PSE Gas System Maps 18107E and 18107F List of Tables Table 2-1: Utility Providers Appendices Appendix A VIA Roosevelt Station Area Zoning Code Summary KPFF Consulting Engineers iv

7 Executive Summary of Findings PURPOSE Sound Transit (ST) is performing planning level studies to assess future Transit-Oriented Development (TOD) potential at three properties, or assemblages of properties, located in the Roosevelt neighborhood of Seattle, Washington, within an area known as the Roosevelt Station Area Overlay District. The Roosevelt properties are located at 6600 Roosevelt Way NE, 1023 NE 66 th Street, 1027 NE 66 th Street and two unaddressed parcels at the northeast corner of 12 th Avenue NE and NE 67 th Street. The properties are located within multiple land use zones including NC3P-65 (2.0), NC3P-85 (2.0) and NC3P-85 (5.75). The largest property at 6600 Roosevelt Way NE, which encompasses the Roosevelt Link Light Rail Station North Entry, measures approximately 73,400 square feet (SF), 53,000 SF of which is available for TOD. The remaining two assemblages of properties located to the north, on the northwest corner of NE 67 th Street and 12 th Avenue NE, and to the south, at 1023 and 1027 NE 66 th Street, measure approximately 6,100 SF and 3,645 SF, respectively. The combined portion of the Roosevelt properties available for TOD measures a total of approximately 63,000 square feet (SF), or 1.37 acres (AC), in size. SUMMARY OF FINDINGS The Seattle Municipal Code (SMC) allows for both residential and non-residential development within the NC3P-65 (2.0), NC3P-85 (2.0) and NC3P-85 (5.75) zones up to a height of 65 or 85 feet, as indicated by the zoning prefix. Permitted uses for these properties vary widely; however, the focus for this study surrounds uses that support TOD, including residential, office, and hotel. Floor Area Ratios (FARs) for these zones range from a minimum FAR of 2.0 and 5.75 for any single use, as indicated by the value in the zoning suffix, up to a maximum of 6.0 for mixed uses, with requirements for developers to use bonus incentives to achieve this higher FAR. Roosevelt Way NE and 12 th Avenue NE are classified by the City of Seattle Department of Transportation (SDOT) as both Principal Arterial and Minor Transit Streets, carrying potential requirements for sidewalk and pedestrian facility improvements such as pedestrian weather protection and lighting. The SMC further classifies Roosevelt Way NE as a Principal Pedestrian Street, requiring street level uses, such as retail, eating establishments, or other use, to be incorporated as part of any future development program. NE 66 th and NE 67 th are both classified as Commercial/Residential Access Streets, with requirements for improvements such as wide sidewalks, landscape buffers and street trees. Vehicular access to the largest property will likely be permitted from NE 67 th Street, though future developers may apply for a departure to allow for permitted access from Roosevelt Way NE or NE 66 th Street, if proof can be established that access via NE 67 th Street would create a disturbance caused by noise, heavy traffic or other. Access to the smaller assemblage of properties to the north will likely be required from NE 67 th Street and from NE 66 th Street for the south assemblage of properties. All of the Roosevelt properties are currently being used for construction staging related to the Roosevelt Link Light Rail Station construction. These properties are currently served by a number of different utility providers from various public and private entities, providing sanitary sewer, water, storm drainage, electric power, natural gas, and telecommunication services. A preliminary review of parcel title reports provided by ST identifies a few easements and/or encumbrances that no longer appear applicable. Roosevelt TOD Assessment Sound Transit 1

8 1. Background Sound Transit (ST) is performing planning level studies to assess future Transit-Oriented Development (TOD) potential at three properties, or assemblages of properties, adjacent to the Roosevelt Link Light Rail Station (Roosevelt Station) in the Roosevelt neighborhood of Seattle, Washington, within an area known as the Roosevelt Station Overlay District. The Roosevelt Station Area properties are located at 6600 Roosevelt Way NE, 1023 NE 66 th Street, 1027 NE 66 th Street and two unaddressed parcels at the northeast corner of 12 th Avenue NE and NE 67 th Street. The properties are located within multiple land use zones including NC3P-65 (2.0), NC3P-85 (2.0) and NC3P-85 (5.75). The combined portion of the Roosevelt properties available for TOD measures a total of 63,000 square feet (SF), or 1.37 acres (AC), in size. ST requested that KPFF conduct an existing conditions assessment, including review of applicable zoning and code requirements, existing utility service and base map information, and existing titles, easements, and encumbrances related to this property. Based on our review, KPFF has prepared this existing conditions summary, which focuses on identifying applicable zoning and code requirements, existing utility service and base map information, and existing titles, easements, and encumbrances which may inhibit future development potential for this property. KPFF Consulting Engineers 2

9 2. Existing Conditions Assessment 2.1 SITE DESCRIPTION The location of the Roosevelt Station Area properties within the greater context of the City of Seattle (the City) is depicted in Figure 2-1 below. Figure 2-2, below, depicts their location within the local Seattle context. Figure 2-1: Vicinity Map (Underlay Courtesy of King County imap; Accessed August 11, 2015) Figure 2-2: Roosevelt Link Light Rail Station Area Aerial (Underlay Courtesy of 2015 Google Earth) For the purposes of this report, the two unaddressed parcels located at the northeast corner of 12th Avenue NE and NE 67th Street will be referred to as the North Roosevelt TOD site (or North Site), the four smaller parcels located at 1023 and 1027 NE 66th Street will be referred to as the South Roosevelt TOD site (or South Site), and the largest single parcel located at 6600 Roosevelt Way NE will be referred to as the Main Roosevelt TOD site (or Main Site). Figure 2-2 above illustrates the parcel divisions noted above. The core focus of this report is to provide existing conditions related to the Main Site, which Sound Transit has prioritized due to its anticipated availability for TOD ahead of the other two parcels. The North Site is a rectangular shaped site located within the City s NC3P-65 (2.0) zone, measuring approximately 6,100 SF, or 0.14 AC, in size, bounded by an adjacent property to the north and west, 12th Avenue NE (12th Ave) to the east and NE 67th Street (NE 67th) to the south. This North Site measures approximately 102 feet north-south and 60 feet east-west and is currently being used as construction staging for Roosevelt Station construction. Roosevelt TOD Assessment Sound Transit 3

10 The South Site is located within the City s NC3P-85 (2.0) zone, measuring approximately 3,645 SF, or 0.08 AC, in size, bounded by an adjacent property to the south and west, NE 66th Street (NE 66th) to the north and the Roosevelt Station South Entry to the east. This South Site measures approximately 102 feet north-south and 36 feet east-west and is currently being used as construction staging for Roosevelt Station construction. The Main Site is a rectangular shaped site located within the City s NC3P-85 (5.75) zone, measuring approximately 73,400 SF, or 1.68 AC, in size, bounded by Roosevelt Way NE (Roosevelt Way) to the west, NE 67th Street (NE 67th) to the north, 12th Ave to the east and NE 66th to the south. The Main Site measures approximately 204 feet north-south by 266 feet east-west. The east portion of the site is currently under construction and will be permanently dedicated for use as the Roosevelt Station North Entry (North Entry). The North Entry covers approximately 20,400 SF of the east side of the Main Site, leaving approximately 53,000 SF to the west for future TOD development. The western portions of the Main Site, as well as both the North and South Site, are currently being used for construction staging in support of the remainder of the Roosevelt Station (Figure 2-3). The entire Main Site slopes approximately 4% from north to south and is currently surrounded by a tall, solid green construction fence providing site security (Figure 2-4). There are viewing windows on the south end of the construction area, on NE 65th Street, where pedestrians can view the site and see the excavation area (Figure 2-5). Figure 2-3: Roosevelt Station Area Construction Staging (Underlay Courtesy of 2015 Google Earth) KPFF Consulting Engineers 4

11 Figure 2-4: Green Construction Fence Surrounding Site (Looking Southwest from 12 th Ave) Figure 2-5: Excavation Area from Pedestrian Viewing Window (Looking North from NE 65 th Street) Roosevelt TOD Assessment Sound Transit 5

12 The Main Site was previously used as a QFC Grocery Store and associated parking. Site preparation documents for the Roosevelt Station project include excavation plans that show which elements will remain through excavation. These site preparation documents (Figure 2-6) mainly show that existing basement walls and retaining walls along the north and southwest site boundary are to remain throughout excavation. According to documentation from ST on August 26, 2015, the QFC basement area was backfilled with concrete slurry, jet grout spoils, and on-site soils. Construction monitoring documents do not indicate if backfill materials were placed in lifts or compacted. Future development proposing new building foundations, excavation, and below grade construction, should be aware of these below-grade structures and backfill material. Figure 2-6: Excavation Plans of Main Site (Prepared by Jacobs Associates, Dated January 17, 2012) A general site plan prepared by Jacobs Associates, dated June 22, 2015, (Figure 2-7) represents the proposed site conditions at completion of the Roosevelt Station construction project. The site plan shows the constructed Roosevelt Station occupying approximately the east 100 feet of the site. Project completion will also include frontage improvements represented in Figure 2-7 below. A three-dimensional rendering of the completed project shown in Figures 2-8 and 2-9 also depicts these finished conditions. KPFF Consulting Engineers 6

13 Figure 2-7: General Site Plan (Prepared by Jacobs Associates, Dated June 22, 2015) Figure 2-8: View Looking Northwest of Three-Dimensional Massing of Completed Roosevelt Station Site Conditions (Portion of 90% Roosevelt Station 3D Model Accessed Via Sharepoint on 8/15/2015) Roosevelt TOD Assessment Sound Transit 7

14 Figure 2-9: View Looking Southeast of Three-Dimensional Massing of Completed Roosevelt Station Site Conditions (Portion of 90% Roosevelt Station 3D Model Accessed Via Sharepoint on 8/15/2015) The Roosevelt Link Light Rail Station is composed of both above- and below-grade structures. The abovegrade station structure, known as the head house, extends approximately 67 feet above grade at the highest point. The below-grade station concrete structure, known as the station box, extends approximately 100 feet below grade. Soldier pile with tie back shoring utilized for excavation and construction of the below-grade station box will remain in place following completion of the light rail station box construction. A portion of the soldier pile tie backs will be de-tensioned to allow for excavation for TOD on the Main Site; however, future TOD excavation depths will be limited to approximately 20 feet from grade for a distance of 100 feet beyond the station box walls. Figure 2-10 below conceptually illustrates the extents of the station box tie backs and associated encumbrance. KPFF Consulting Engineers 8

15 Figure 2-10: Roosevelt Link Light Rail Station Box Tie Back Extents Section Looking North In general, when a project has frontage on both an arterial road and a residential/commercial access street, access is required to be taken from the residential/commercial access street. Furthermore, NE 66 th Street is planned for designation as a green street which discourages vehicular access. Therefore, site access to the Main Site will likely be permitted from NE 67 th, though future developers may apply for a departure through the design review process to allow for permitted access from Roosevelt Way or NE 66 th, if a clear case can be made for why the NE 66 th Street access would provide for better urban design as interpreted by the Seattle Design Review Board. An illustration of potential site accesses is shown in Figure 2-11 below. Roosevelt TOD Assessment Sound Transit 9

16 Figure 2-11: Anticipated Site Access (Underlay Courtesy of 2014 Google Earth) Roosevelt Way is classified by the City of Seattle Department of Transportation (SDOT) as both a Principal Arterial and Minor Transit Street, carrying potential requirements for sidewalk and pedestrian facility improvements such as pedestrian weather protection and lighting. Traffic flow on this portion of the road is one-way, southbound only. The roadway has two motor vehicle lanes, a bicycle lane, on-street parking, and a total right-of-way (ROW) width of 60 feet. Existing frontage improvements include asphalt paved roadway, vertical concrete curb, concrete sidewalks, and street trees on both sides of the roadway (Figure 2-12). KPFF Consulting Engineers 10

17 Figure 2-12: Street Frontage at Roosevelt Way (Looking South) The sidewalk along the east side of Roosevelt Way, which is the west side of the Main Site, currently contains areas of cracking and lifting from tree roots. Roosevelt Station site restoration plans identify complete reconstruction of the sidewalk as well as a 20-foot-wide driveway allowing vehicular access to the site from Roosevelt Way, as shown in Figure Roosevelt Way is also classified as a Minor Transit Street and King County Metro Routes 66 and 67 have stops north and south of the site. Figure 2-13: Street Frontage Restoration Plan at Roosevelt Way NE and NE 66 th and 67 th Streets (Prepared by Jacobs Associates, Dated June 22, 2015) Roosevelt TOD Assessment Sound Transit 11

18 According to SDOT, 12 th Ave is also classified as a Principal Arterial and Minor Transit Street, Traffic flow on this street is currently one-way in the northbound direction. Existing frontage improvements include new asphalt paved roadway, planter strip, vertical concrete curb, and concrete sidewalks on the west side of the street. The roadway currently includes two motor vehicle lanes, a bicycle lane, on-street parking, and a total ROW width of 60 feet. King County Metro Routes 66 and 67 currently have stops along 12 th Ave north and south of the site; see Figure 2-15 below. Figure 2-14: Street Frontage at 12th Ave (Looking Northwest) Figure 2-15: Bus Route 66 and 67 Stop on East Side of 12th Ave (Looking North from NE 65th) KPFF Consulting Engineers 12

19 A construction fence is currently erected along the edge of roadway on the west side of 12 th Ave, which is the east side of the Main Site. Full frontage improvements on the east side of the site will be constructed as part of the Roosevelt Station construction as shown in Figures 2-16 and 2-17 below. 12 TH AVE NE Figure 2-16: Street Frontage Restoration Plan at 12 th Ave and NE 66 th (Prepared by Jacobs Associates, Dated June 22, 2015) Roosevelt TOD Assessment Sound Transit 13

20 Figure 2-17: Street Frontage Restoration Plan at 12 th Ave and NE 67 th (Prepared by Jacobs Associates, Dated June 22, 2015) The existing NE 66 th roadway is concrete with vertical concrete curbs and concrete sidewalks along the south side of the roadway. The green construction fence goes up to the edge of pavement on the north side of the roadway. Both the street frontage and the section of NE 66 th removed for tunnel excavation are identified for full restoration as part of Roosevelt Station construction from the 12 th Avenue frontage up to approximately 30 feet east of the east edge of the Roosevelt Way roadway (Figure 2-17). NE 66 th and NE 67 th are both classified as Commercial/Residential Access Streets, with requirements for improvements such as wide sidewalks, landscape buffers, and street trees. The City of Seattle has also communicated that in the future NE 66 th Street may be classified as a Green Street, which would include requirements for additional pedestrian accommodations and landscaping. Due to the current construction of the Roosevelt Station on the east portion of the Main Site, sections of both NE 66 th and NE 67 th have been temporarily closed and incorporated into the construction site; see Figures 2-18 and 2-19 below. KPFF Consulting Engineers 14

21 APPENDIX A Figure 2-18: NE 66th Frontage (Looking East from Roosevelt Way) Figure 2-19: NE 67th Frontage (Looking East from Roosevelt Way) The existing NE 67th roadway is concrete with vertical concrete curbs, concrete sidewalks, as well as a vegetation strip with street trees and ground cover along the north side of the roadway. The green construction fence goes up to the edge of pavement on the south side except for a small distance where the fence goes around a power and telecommunications pole; see Figure At this location, frontage improvements include concrete vertical curb and sidewalks with concrete panel replacement at the east end of the roadway, and an area of curb modification at the west end of the roadway (Figures 2-13 and 2-17). Frontage and roadway improvements along NE 67th will be completed as part of Roosevelt Station construction. Roosevelt TOD Assessment Sound Transit 15

22 Figure 2-20: NE 67th Frontage - Power Pole Outside of Construction Fencing (Looking South) Main construction vehicle access to the site is currently from three locations: one off of Roosevelt Way (Figure 2-21), and two entrances off of 12 th Avenue, each with rolling gates. There are smaller pedestrian entry-exit doors into the site located throughout the fencing. Figure 2-21: Construction Access to Main Site from Roosevelt Way NE (Looking Northeast from NE 66 th and Roosevelt Way) 2.2 LOT STATUS SUMMARY According to the King County Assessor s map, the North and South sites consists of multiple tax lots, while the Main Site currently consists of a single tax parcel. See Figure 2-22 below for an illustration of the various tax lots. KPFF Consulting Engineers 16

23 The Main Site was acquired by Central Puget Sound Regional Transit Authority (ST) from Pryde Johnson Roosevelt, LLC, through condemnation in December 2008 under recording number The current title report provided by ST (prepared by First American Title, dated December 1, 2008) references only a single side-sewer easement on the property. The side sewer easement is from 1925 and presumably benefitted an internal lot prior to consolidation of the entire block as a single tax parcel number. Further discussions with the title insurance company could warrant removal of the title exception as it is no longer relevant. City of Seattle DPD GIS data shows that there is an open land use and building permit active on the Main Site to allow for construction of the approximately 9,300 SF North Station Entry and associated light rail tunnel connections. In addition, there are various other open permits for electrical, dewatering, and temporary sewer connections associated with Roosevelt Station construction. The Main Site tax lot could potentially be segregated using a short plat to separate the ST Roosevelt Station infrastructure on the east side of the lot from the future TOD. The short plat could create separate fee-simple lots allowing separate consideration of access and utility services to the separate developments. Short plats are administered by the City through the Master Use Permit (MUP) process. They are reviewed and approved administratively, typically with approval conditions. Public notice is provided and the approval decision may be appealed. Figure 2-22: Roosevelt Property Parcel History (Portion of King County Assessor s Map) Roosevelt TOD Assessment Sound Transit 17

24 The North Site consists of two tax parcels, which are currently unaddressed. According to the title report provided by ST (Prepared by Pacific Northwest Title, dated January 16, 2007), these are both fee-simple lots with no title exceptions. Future development proposals may pursue development on each parcel individually or consolidate the parcels for a larger development proposal. The South Site consists of four tax lots, previously belonging to an 8-unit lot subdivision approved by the City of Seattle in 2002, and recorded with King County under recording number The unit lots are a unique City of Seattle land segregation process to create fee-simple single-family, townhouse, or row house lots demonstrating zoning and land use compliance of the parent lot. Unit lot subdivisions frequently include shared access and utilities contained in easements. It appears that the unit lot subdivision has been broken with the four eastern most lots utilized as part of the permanent Roosevelt Station South Entry. It is no longer possible for residential development on the remaining four unit lots to show compliance with the original unit lot subdivision requirements for zoning and land use, access, and utilities. Any new development proposal will likely need to submit a new land use application under the current zoning which may result in consolidation of the remaining four unit lots. Breaking a unit lot subdivision is a unique condition, which may warrant discussions with DPD to clarify whether any other additional steps are necessary. 2.3 LAND USE CODE SUMMARY According to Seattle DPD Zoning Map 43, the Main, North and South Sites are all currently located within the greater Roosevelt Station Area Overlay District, with further zoning designations applied to each site. The Main Site is located in the NC3P-85 (5.75) zone, while the North and South Sites are located within the NC3P- 65 (2.0) and NC3P-85 (2.0), respectively, as indicated in Seattle DPD Zoning Map 43. A brief land use code summary is provided as Appendix A. Applicable codes that will guide future development at these sites include the most recently adopted version of the following codes: SMC, Title 23 Land Use Code (Accessed 08/2015) 2012 International Building Code (as amended by City of Seattle) 2012 Seattle Energy Code Environmentally Critical Areas (ECA) Code 2012 Seattle Fire Code 2014 Seattle Electrical Code 2012 Seattle Plumbing Code Seattle Mechanical Code 2012 Seattle Residential Code (SRC) The NC3P-85 (5.75) and NC3P-85 (2.0) zones, encompassing the Main and South Sites respectively, allow for residential or commercial development up to a height of 85 feet, as noted in section 23.47A.012 of the SMC. FARs for these zones range from a minimum FAR of 5.75 for the Main Site and 2.0 for the South Site, as indicated by the value in the zoning suffix. The maximum FAR within a Station Overlay District is 6.0 for mixed uses, with requirements for developers to use bonus incentives to achieve this higher FAR, as noted within Section 23.58A of the SMC. Gross floor area below-grade, gross floor areas containing parking, and rooftop greenhouses are not counted toward the minimum FAR. KPFF Consulting Engineers 18

25 The NC3P-65 (2.0) zone, encompassing the North Site, allows for residential or commercial development up to a height of 65 feet, as noted in Section 23.47A.012 of the SMC. FARs for this zone ranges from a minimum FAR of 2.0, as indicated by the value in the zoning suffix, to a maximum FAR of 5.75 for mixed uses. The SMC requires developers to use bonus incentives to achieve this higher FAR, as noted within Section 23.58A of the SMC. Gross floor area below-grade, gross floor areas containing parking, and rooftop greenhouses are not counted toward the minimum FAR. The Main, North, and South Sites all lay within a pedestrian overlay district, as indicated by the P within the zoning designation. The pedestrian overlay district requires that 80 percent of street-facing façade on the sites be dedicated to retail or other commercial uses listed in Section 23.47A.005.D.1 with an average depth of retail or other space measuring 30 feet, with a minimum depth of 15 feet. Loading berths for future residential development are not required; however, low- and medium-demand nonresidential uses, such as business support services or office use, would require at least one loading berth for aggregate gross floor areas between 10,000 to 40,000 gross square feet (GSF). Higher-demand nonresidential uses, such as eating and drinking establishments and heavy commercial, would require at least one loading berth for uses under 16,000 GSF, with additional loading berths required for uses exceeding 16,000 GSF, according to Section Table A. Located within the Roosevelt Station Area Overlay, all sites are exempted from minimum parking requirements. Development within this NC3P-85 zone will need to meet additional requirements per the SMC and City of Seattle ROW Manual, including but not limited to street frontage and landscape development standards, drainage facility improvements and pedestrian access improvements, and fire access for non-arterial ROWs. NE 66th Street is currently included in the Roosevelt Neighborhood Streetscape Concept Plan, which recommends a 5-foot setback at the southern edge of the Main Site. This plan is voluntary but encouraged by the City and the Roosevelt Neighborhood Association. A 10-foot setback at the eastern edge of the property for residential levels may be necessary to provide fire separation from the transit station. 2.4 UTILITY SERVICE SUMMARY This utility summary focuses on providing input regarding the Main Site, with limited information regarding the North and South Sites. The Main Site is served by a number of different utility providers from various public and private entities. Utility and service providers serving the Main Site are summarized in Table 2-1 below. All utilities serving the site have been called out to be capped at the property line as part of construction documents for the Roosevelt Station. Table 2-1: Utility Providers Utility or Service Sanitary Sewer Water Storm Drainage Electric Power Natural Gas Telecommunications Provider Seattle Public Utilities (SPU) SPU SPU Seattle City Light (SCL) Puget Sound Energy (PSE) Centurylink, Comcast, and Frontier,Wave, others Roosevelt TOD Assessment Sound Transit 19

26 2.4.1 Sanitary Sewer and Storm Drainage According to the City of Seattle Franchise Maps (Figure 2-23) and Seattle side sewer cards, the Main Site is served by side sewer connection to combined sanitary and storm sewer mains. There is a 10-inch combined sewer main located in NE 66 th and an 8-inch combined sewer main in NE 67 th that both serve the Main Site. The combined sewer main in NE 67 th has three separate services that serve the site from the north, while the main in NE 66 th has 5 services that serve the site from the south and one from the west. These services are all either 6-inch or 4-inch diameter. Figure 2-23: City of Seattle Express Mapper of Utilities Sanitary Sewer, Storm and Combined Sewer/Storm Multiple existing side sewer services are serving the site. A future development proposal will need to physically investigate these services through potholing and video observation of the lines if they propose to reuse them. Re-use of existing side sewers is common if slip lining of the existing pipe is completed with new construction. In addition, future development proposals will also need to evaluate locations of existing side sewers in relation to on-site building mechanical plans to confirm connections can be made at the existing sewer service locations based on internal building plumbing. On-site and off-site improvements will need to provide Green Stormwater Infrastructure (GSI) to the maximum extent feasible per the requirements of the FCWQRTTRM. Typically bioretention is not required in the ROW when the frontage improvements drain to combined sewer Water According to the Roosevelt Station construction plans, there is a 32-inch steel water main in Roosevelt Way, an 8-inch cast iron water main in NE 66 th and NE 67 th, and 42-inch steel water main in 12 th Ave. An overview of the existing water mains can be seen on the SPU map showing water services and other utilities in the KPFF Consulting Engineers 20

27 project area (Figure 2-24). The map shows that the main in 12 th Ave and Roosevelt Way are classified as supply lines. No new services could be taken from these lines. The mains in NE 66 th and NE 67 th are both distribution mains. There are two existing water services from the main in NE 67 th and one from NE 66 th. There is a fire hydrant located on the southwest corner of the Main Site. Other hydrants are located across the street from the site at the three other corners of the property. Future development proposals will need to obtain a water availability certificate from SPU to determine the point of connection for water service for their development. Water service for the new Roosevelt Station is currently taken from NE 66 th. Figure 2-24: City of Seattle Express Mapper of Utilities - Water Electric Power and Telecommunications There are existing overhead power, telecommunication, and fiber optic lines along the property frontage for the west half of the block along NE 67 th (Figure 2-25 below). At approximately mid-block the overhead lines are carried underground where the Roosevelt Station plans show the underground lines continue east along NE 67 th. Power along NE 67 th Street is underground for the length of the block (Figure 2-26 below). An existing conditions plan prepared by Jacobs Associates and provided by Sound Transit shows that the underground power, telecommunication, and fiber optic lines cross to the north side of 67 th Street and terminate at vaults before reaching the light rail tunnel construction area (Figure 2-26 below). Any new development proposal will be required to meet minimum clearances from overhead power and telecommunication lines, or must relocate those lines underground. Undergrounding of overhead lines is the developer s responsibility. Roosevelt TOD Assessment Sound Transit 21

28 Figure 2-25: Overhead Power and Telecommunication Lines in NE 67th Street (facing west/southwest) Figure 2-26: Underground Power and Telecommunications Existing Conditions in 67th Street (Prepared by Jacobs Associates, Dated June 22, 2015) There are also both overhead power and telecommunication lines located along 12 th Ave. The lines are currently on the east side of the street, south of the Main Site (Figure 2-27 below) and cross over the street to the west KPFF Consulting Engineers 22

29 side of the street just north of the site (Figure 2-28 below); however, this is a temporary condition. Overhead lines will be relocated to the west side of 12 th Avenue along the property frontage following construction. This should have no bearing on future TOD development, as the TOD parcel is not fronting on 12 th Avenue. Survey information included in Roosevelt Station Site Preparation documents indicate that there is a Qwest (or Century Link) vault located in the intersection of 12 th Ave and NE 67 th and another located slightly north of the Main Site in 12 th Ave. In addition to these vaults, there are multiple fiber optic duct banks located in 12 th Ave. Figure 2-29 shows Roosevelt Station Site Preparation documentation identifying a 23-inch, 16-inch, 14-inch, and 12-inch duct bank located in 12 th Ave. Figure 2-27: Overhead Power and Telecommunication Lines over 12th Avenue NE (facing north) Figure 2-28: Overhead Lines on 12th Avenue NE Crossing from East Side of Street to West Side (facing south/southwest) Roosevelt TOD Assessment Sound Transit 23

30 APPENDIX A th th Figure 2-29: Electrical Vaults and Ductbanks at 12 Ave and NE 67 (Prepared by Jacobs Associates, Dated June 22, 2015) A portion of the NE 66th frontage includes both telecommunication and power lines overhead. Similar to the lines along NE 67th, the lines are overhead along the south side of the street, for the western extent of the street (Figure 2-30). The lines underground at the third pole shown in Figure 2-30 and continue eastward. These underground lines have been identified to be deactivated and removed as a part of Roosevelt Station construction. th Figure 2-30: Overhead Power and Telecommunication Lines along NE 66th and Roosevelt Way (Looking Northeast along NE 66 at Roosevelt Way) KPFF Consulting Engineers 24

31 Telecommunication and fiber optic lines are overhead along Roosevelt Way (Figure 2-30). Underground power for street lighting runs along the property frontage below the existing sidewalk. This location is not in a district noted by Seattle City Light (SCL) as requiring underground distribution. Future development proposals will need to carefully review building clearance requirements from overhead lines, or alternatively will need to underground overhead lines Natural Gas According to Puget Sound Energy (PSE) maps 18107E and 18107F (Figure 2-31), there are 2-inch intermediate pressure gas mains in 12 th Ave, NE 66 th, Roosevelt Way, and NE 67 th. Portions of the mains in NE 66 th and NE 67 th along the east end of the Main Site have been deactivated for Roosevelt Station construction. Roosevelt Station Plans do not show reactivation of these mains. The Main Site has four 1¼-inch services on the north property line and two 1¼-inch services along the south side of the property. The site also has a single 1¼-inch service on the west side of the site from the main in Roosevelt Way. The gas services shown on the east end of the site, along the deactivated mains, are no longer in service and appear to have been removed. The deactivated services include five 1¼-inch services and a single 1-inch service off of NE 66 th, 12 th Ave, and NE 67 th. Future development will need to submit a service application to PSE according to the needs of the specific development proposal. It is common for new development to require a new service connection to the main at a size appropriate for the scope of development proposed. All work related to gas service is designed and permitted by PSE at the developer s expense. The North Site receives gas service from the main in 12 th Ave. Future development of the South Site will require construction of new gas services, as their previous services stemmed from portions of the gas main in NE 66 th which were deactivated. Roosevelt TOD Assessment Sound Transit 25

32 Figure 2-31: PSE Gas System Maps 18107E and 18107F (Combined). 2.5 ENVIRONMENTAL AND GEOTECHNICAL CONSIDERATIONS Environmental Critical Areas According to the City of Seattle DPD GIS data, there are no mapped environmental critical areas (ECAs) on the subject property. The City of Seattle tracks the following ECAs: steep slopes, potential slide areas, riparian corridors, wetlands, liquefaction areas, flood prone areas, abandoned landfill, known slide areas, peat settlement areas, wildlife, and shoreline habitat areas. ST may consider performing additional site specific environmental assessment to determine if ECAs are present Phase 1 Environmental Assessment Report A Phase 1 Environmental Site Assessment (ESA) was prepared for the Main Site by Environmental Partners, Inc., dated November 29, According to the report, there is potential for shallow soil contamination due to homes with heating oil storage tanks and a gasoline service station previously located on the property. The Phase 1 ESA indicates that the shallow soil impacts were likely removed with excavation and grading for the QFC Grocery Store and associated parking lot that occupied the site after KPFF Consulting Engineers 26

33 2.5.3 Phase 2 Environmental Assessment Report Senior Geologist Greg McCormick of CDM Smith prepared a memo dated November 28, 2006, that recommended that a Phase 2 ESA not be conducted for the property. The reasoning behind this recommendation was that residual contamination is likely limited and the investigation of possible contaminated areas would not be cost effective. Instead of initiating a Phase 2 ESA at that time, McCormick recommended that LRT construction contingency planning include field screening during excavation of soils that may be contaminated, lab analysis of soil samples, and the disposal of soil with levels of contamination exceeding the applicable cleanup levels Geotechnical Engineering Report A Geotechnical Baseline Report was prepared for the Northgate Link Extension Project (Contract N125) by Jacobs Associates, dated August Section 6 of the report details some of the testing associated with the Roosevelt Station site. Findings noted within the baseline report identify a potential higher water table during the wet months of the year, possibly requiring dewatering when excavating within the Main Site. Baseline hazardous or contaminated substances are not expected at the Main Site, as noted within the baseline report. However, removal of higher ph containing materials, such as the below-grade retaining walls and concrete slurry remaining on site, may require special disposal requirements. ST may consider completing an updated geotechnical investigation specific to the Main, North, and South Sites in order to understand potential impacts to property value as well as to shorten the due-diligence time frame of perspective buyers. Roosevelt TOD Assessment Sound Transit 27

34 3. Items for Further Study This Existing Conditions Summary identified the information associated with the current state of the sites described above. There are several items that are recommended for further study should ST want to better understand details and negotiations required for future TOD at the subject site: Requirements for Development Adjacent to Roosevelt Link Light Rail Station: Similar to Capitol Hill Station Area, it is recommended that ST consider the benefit of preparing a technical document which identifies specific requirements that a future developer will need to adhere to when developing adjacent to the Roosevelt Link Light Rail Station. Items include, but are not limited to: o o o o Limitation of building loads imposed to the adjacent below-grade station box, which may impact the overall height and foundation layout of future TOD. Limits of excavation depth and extents adjacent to the below-grade station box. Potential for transmission of vibration and/or noise from the adjacent active station. General construction requirements regarding crane swings, construction access, maintenance of sidewalk access or other similar items. Due Diligence Materials: Recommend that ST evaluate the benefit of supplying additional due diligence materials that would likely be required by a prospective buyer considering purchase of this property. Lack of due diligence materials may cause delay in the sale for the buyer while they obtain these additional materials such as an updated ALTA survey and a Geotechnical Engineering Report. Title Clean Up and Parcel Data: Recommend that ST evaluate the benefit of cleaning up the title and preparing updated parcel data, including short plat of the Main Site, consolidation of the broken unit lot subdivision on the South Site and other items identified in Section 2.2 above. Possible Environmental Assessment: Recommend that ST evaluate the benefit of completing a Phase 2 Assessment for the Roosevelt Station Area properties. Findings from completion of a Phase 2 Assessment may not necessarily trigger a need for any action by ST prior to disposition, but would simplify a buyer s due diligence and therefore the property transaction. This report was prepared based upon an agreed scope, schedule, and budget negotiated between ST and KPFF. This report is for the exclusive use of ST. KPFF Consulting Engineers 28

35 Appendix A VIA Roosevelt Station Area Zoning Code Summary Roosevelt TOD Assessment Sound Transit Appendix A