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HomeMy WebLinkAboutPRE23-000172_Meeting SummaryPREAPPLICATION MEETING FOR Renton Sailing Center Dock Lockers PRE 23-000172 CITY OF RENTON Department of Community & Economic Development Planning Division June 29, 2023 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before formal submittal. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 28, 2023 TO: Scott Warlick, Development Engineering FROM: Jill Ding, Planning SUBJECT: Renton Rowing Dock Replacement (Parcel number 3344500775) 1201 Lake Washington Blvd N PRE23-000172 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 3344500775. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water Service is not a requirement for this project. SEWER 1. Sewer service is not a requirement for this project. SURFACE WATER 1. City records indicate that there is a 24” surface water main that outfalls underneath or adjacent to the docks. The location and nature of the main is unknown and consideration will need to be taken if work occurs near the main’s mapped location through the permitting process. 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. A drainage study complying with the 2022 City of Renton Surface Water Manual will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Conditions). The site is located in the Lake Washington drainage basin. Drainage report and drainage plans based on 2022 City of Renton Surface Water Design Manual are required to be provided. A preliminary drainage plan and drainage report, including the application of flow control BMPs, shall be included with the land use application. 3. The development is subject to a Targeted Drainage Review - Category 1 and must demonstrate that the proposed project complies with a minimum 1 core requirement (Core Requirement #5 PRE23-000172 Page 3 of 3 June 28, 2023 - Erosion and Sediment Control) and 5 of 6 special requirements (SR #1 - Area Specific Requirements, #2 - Flood Hazard Delineation, #3 - Flood Protection Facilities, #4 - Source Control, and #6 - Aquifer Protection) as outlined in the RSWDM. Additional requirements may be applied by CED based on project or site-specific conditions. Documentation of compliance is required. 4. Erosion control and stormwater pollution prevention measures to meet the City requirements per Core Requirement #5 of the 2022 RSWDM shall be provided. During construction, the contractor shall prevent all dust, drips, debris and spills from coming in contact with the water’s surface 5. A leachable metal surface consists of, or is coated with a non-ferrous metal that is soluble in water. Refer to the 2022 RSWDM, pg. 6-19 “Use of Metal Materials” when considering the material to be used for the dock lockers. 6. A Construction Stormwater General Permit from Department of Ecology may be required due to the overwater nature of the construction activity being proposed. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 7. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website 8. The development is not subject to stormwater system development charges (SDC fee). TRANSPORTATION 1. Construction mitigation shall take into account project impacts to park, fire, vehicle, bicycle and pedestrian traffic where the site accesses from Lake Washington Blvd N. Construction staging will need to take into account the ability of emergency vehicles to utilize the drives and the park turnaround area. 2. A conceptual pedestrian and bicycle detour and signage plan shall be submitted with the land- use application for review by the City’s Transportation and Parks Department as applicable and if staging will occur offsite. 3. A traffic impact analysis is not required. General Comments 1. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 2. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 29, 2023 TO: Pre-application File No. 23-000172 FROM: Jill Ding, Senior Planner SUBJECT: Renton Sailing Center Lockers – 2550 Lake Washington Blvd N (Parcel No. 0523059010) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The project site is located on the existing sailing center docks, located within Lake Washington, near the bathrooms at the north end of Gene Coulon Park and is addressed at 2550 Lake Washington Blvd N (parcel no. 0523059010). Renton Sailing Center operates a Community Sailing Center in Gene Coulon Park for members, the public, and sailing lessons. Dock lockers are relied upon to secure and prevent ultraviolet and water damage to sails, sailing gear, education materials, safety equipment and more necessary to operate a Community Sailing Center. The current dock lockers were built by volunteers in approximately 1980. They are wood frames with painted plywood siding and have an existing footprint of 60.50 sq. ft. The current lockers have heavy plywood doors that require a volunteer to lift overhead to access the lockers. Some of the plywood is rotting due to water intrusion and minks routinely chewing their way in and nesting/pooping in our sails. The proposal is to replace the existing lockers with a new wood frame, metal sided locker that would meet the current and future storage needs at the Sailing Center. The lockers would incorporate roll up doors like the ones at a self-storage facility. The existing chain link fence would be replaced with a gate. The proposal would include an overhanging roof to provide sun and rain protection. Three proposed designs were included with the submittal, Alternative A (preferred), C, and Cr1. Alternative A would have a footprint of 206.10 sq. ft., Alternative C would have a footprint of 131.86 sq. ft. with a 97.93 sq. ft. retractable sunshade, and Alternative Cr1 would have a footprint of 60.50 sq. ft. The project site is located within Lake Washington and is subject to the requirements of the Shoreline Management Act and Shoreline Master Program. No changes in access are proposed. Renton Sailing Center Lockers Page 2 of 5 June 29, 2023 The project site is located within the Shoreline Aquatic Designation of Lake Washington, Reach F. Current Use: The site is currently developed with an existing sailing center. Shoreline Master Program: The project site is located within Lake Washington and would be subject to the requirements of the Aquatic Designation. Active recreation, boat launching, and boat moorage uses are outright permitted uses within the Aquatic Designation, provided the use is water-dependent (RMC 4-3-090E.1). Boat houses are prohibited within the Aquatic Designation. The proposed storage lockers would not be considered a boat house, as the lockers would be utilized for the storage of accessories for the sailing center boats, but not for the storage of the boats themselves. The proposed lockers would be located on an existing dock and would not result in an increase in overwater coverage. Water-Dependent Uses: Water-dependent commercial and community service uses shall be given preference over water-related and water-enjoyment commercial and community service uses. Prior to approval of water-dependent uses, the Administrator shall review a proposal for design, layout, and operation of the use and shall make specific findings that the use qualifies as a water-dependent use. Water-dependent commercial and community service uses shall provide public access in a manner that will not interfere with the water-dependent aspects of the use. The portion of a site not required for water-oriented use may include multiple use, approved non-water-oriented uses, ecological restoration, and public access. The existing sailing center would be considered a water-dependent use. Commercial and Community Services: New commercial and community services developments are subject to the following: Over-Water Structures – Over-water structures are allowed only for those portions of water- dependent commercial uses that require over-water facilities or for public recreation and public access facilities. Non-water-dependent commercial uses shall not be allowed over water except in limited instances where they are appurtenant to and necessary in support of water- dependent uses. Setbacks – Public access adjacent to the water may be located within the required setback, subject to the standards for impervious surface in subsection D7a of this Section, Setbacks, for non-water-oriented commercial buildings and shall be located no closer than one hundred feet (100') from the OHWM; provided, this requirement may be modified in accordance with subsection F1 of this Section, Vegetation Conservation. Scenic and Aesthetic Qualities – All new or expanded commercial and community services developments shall take into consideration the scenic and aesthetic qualities of the shoreline and compatibility with adjacent uses as provided in subsection D3 of this Section, Use Compatibility and Aesthetic Effects and subsection D5 of this Section, Building and Development Location – Shoreline Orientation. Recreation: When Allowed – Recreation activities are allowed when: Renton Sailing Center Lockers Page 3 of 5 June 29, 2023 i. There is no net loss of ecological functions, including on- and off-site mitigation. A lake study would be required to be submitted at the time of formal land use application demonstrating that the proposed locker replacement would not result in a net loss of ecological functions. ii. Water-related and water-enjoyment uses do not displace water-dependent uses and are consistent with existing water-related and water-enjoyment uses. iii. The level of human activity involved in passive or active recreation shall be appropriate to the ecological features and shoreline environment. iv. State-owned shorelines shall be recognized as particularly adapted to providing wilderness beaches, ecological study areas, and other recreational uses for the public in accordance with RCW 90.58.100(4). Location Relative to the Shoreline – Activities provided by recreational facilities must bear a substantial relationship to the shoreline, or provide physical or visual access to the shoreline. i. Water-dependent recreation such as fishing, swimming, boating, and wading should be located on the shoreline. ii. Water-related recreation such as picnicking, hiking, and walking should be located near the shoreline. iii. Non-water-related recreation facilities shall be located inland. Recreational facilities with large grass areas, such as golf courses and playing fields, and facilities with extensive impervious surfaces shall observe vegetation management standards providing for native vegetation buffer areas along the shoreline. Over-Water Structures – Over-water structures for recreation use shall be allowed only when: i. They allow opportunities for substantial numbers of people to enjoy the shorelines of the State. ii. They are not located in or adjacent to areas of exceptional ecological sensitivity, especially aquatic and wildlife habitat areas. iii. They are integrated with other public access features, particularly when they provide limited opportunities to approach the water’s edge in areas where public access is set back to protect sensitive ecological features at the water’s edge. iv. No net loss of ecological functions will result. Public Recreation – Public recreation uses shall be permitted within the shoreline only when the following criteria are considered: i. The natural character of the shoreline is preserved and the resources and ecology of the shoreline are protected. Renton Sailing Center Lockers Page 4 of 5 June 29, 2023 ii. Accessibility to the water’s edge is provided consistent with public safety needs and in consideration of natural features. iii. Recreational development shall be of such variety as to satisfy the diversity of demands of the local community. iv. Water-related and water-enjoyment uses do not displace water-dependent uses and uses are consistent with existing water-related and water-enjoyment uses. v. Recreational development is located and designed to minimize detrimental impact on the adjoining property. vi. The development provides parking and other necessary facilities to handle the designed public use. vii. Effects on private property are consistent with all relevant constitutional and other legal limitations on regulation or acquisition of private property. viii. Public parks and other public lands shall be managed in a manner that provides a balance between providing opportunities for recreation and restoration and enhancement of the shoreline. Major park development shall be approved only after a master planning process that provides for a balance of these elements. Environmental Review: Per WAC 197-11-088, the following activities shall be categorically exempt from Environmental (SEPA) Review: The repair, remodeling, maintenance, or minor alteration of existing private or public structures, facilities or equipment, including utilities, recreation, and transportation facilities involving no material expansions or changes in use beyond that previously existing; except that, where undertaken wholly or in part on lands covered by water, only minor repair or replacement of structures may be exempt (examples include repair or replacement of piling, ramps, floats, or mooring buoys, or minor repair, alteration, or maintenance of docks). Alternative’s A and C would include the replacement and expansion to an existing development located on lands covered by water and would therefore be subject to Environmental (SEPA) Review. Alternative Cr1 would include the replacement of an existing structure without expansion and would be exempt from Environmental (SEPA) Review. Shoreline Permit Requirements: Per WAC 173-27-40 of the Shoreline Management Act, normal maintenance or repair of existing structures or developments, including damage by accident, fire or elements. "Normal maintenance" includes those usual acts to prevent a decline, lapse, or cessation from a lawfully established condition. "Normal repair" means to restore a development to a state comparable to its original condition, including but not limited to its size, shape, configuration, location and external appearance, within a reasonable period after decay or partial destruction, except where repair causes substantial adverse effects to shoreline resource or environment. Replacement of a structure or development may be authorized as repair where such replacement is the common method of repair for the type of structure or development and the replacement structure or development is comparable to the original structure or development including but not limited to its size, shape, configuration, location and external appearance and the replacement does not cause substantial adverse effects to Renton Sailing Center Lockers Page 5 of 5 June 29, 2023 shoreline resources or environment. Alternative’s A and C would include the replacement and expansion to an existing development located on lands covered by water and would therefore be subject to a Shoreline Substantial Development Permit. Alternative Cr1 would include the replacement of an existing structure without expansion and would be subject to a Shoreline Exemption. Permit Requirements: A Shoreline Substantial Development Permit and Environmental (SEPA) Review would be reviewed concurrently within an estimated time frame of 6-8 weeks. The 2023 permit fees would total $5,071.50 ($1,800 SEPA + $3,030 Shoreline + $241.50 Technology Fee = $5,071.50). All fees are subject to changes. A Shoreline Exemption application would be reviewed within an estimated time frame of 3-4 weeks. Shoreline Exemptions are not subject to any application fees. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. Public Notice: A minimum of one Public Information Sign is required for a Shoreline Substantial Development Permit application. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). Next Steps: When the formal application materials are complete, the applicant is required to have the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov. Expiration: The Shoreline Substantial Development Permit or Shoreline Exemption is valid for two (2) years of the date of approval.