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HomeMy WebLinkAboutPre-app Mtg Summary - 24-000055.pdf1 PRE-APPLICATION MEETING FOR Windsock Apron and 243 Building Apron and Parking Lot Rehabilitation PRE24-000055 CITY OF RENTON Department of Community & Economic Development Planning Division March 14, 2024 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Mike Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov 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 making all of the required copies. 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). 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 12, 2024 TO: Alex Morganroth, Senior Planner FROM: Michael Sippo, Civil Engineer III SUBJECT: Utility and Transportation Comments for Windsock Apron and 243 Building Apron and Parking Lot Rehabilitation APN PID 0723059007 PRE24-000055 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 reviewed the application for Windsock Apron and 243 Building Apron and Parking Lot Rehabilitation at APN 0723059007 (City of Renton Municipal Airport property) and have the following comments: WATER 1. Water service is provided by City of Renton. The project site is located in the Valley 196 Pressure Zone. The site is located within the City’s Wellhead Protection Area Zone 1. 2. The proposed apron and rehabilitation areas are broken up into two separate locations on the airport property. The southwest location is located at the parking lot and aircraft apron area just north and east of 243 W. Perimeter Rd building. The second location is located at the aircraft apron area (Windsock) just south of the 749 E. Perimeter Rd buildings. A. There is an existing 12” water main located within W. Perimeter Road that runs along the south and west of the 243 building within the road and vegetation (see City water project plan no. W-085802). There is also an 8” dead-end water main that runs between the 243 and 250 buildings under the aircraft apron that serves a fire hydrant into the airport and the water meter to the 250 building. The 243 building is served by a ¾” water meter (UB Ref #253083). The maximum capacity of the 12-inch water main is 3,000 gallons per minute (gpm). The static water pressure is approximately 72 psi at a ground elevation of 29 feet. B. There is an existing 16” City water main that bisects the Windsock project area and runway south of 749 E Perimeter Road buildings (see City water project plan no. W-079903). The maximum capacity of the 16-inch water main is 4,500 gallons per minute (gpm). The static water pressure is approximately 119 psi at a ground elevation of 25 feet. The 16” water main tees into 3-12” water mains (2 running south and 1 running north) under E Perimeter Rd. The north 12” line continues north to serve fire hydrants before dead-ending, the south (west) water main continues south beyond the apron prior to crossing the Cedar River, and the south (east) water main continues south to the bridge connecting to the Boeing property and interties into the Boeing water mains. 3. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand will remain unchanged for the site, including the use of an automatic fire sprinkler system. 4. The project does not propose to remove or replace existing water main, add floor space to buildings nor revise fire suppression systems or existing hydrants. Applicant shall provide accurate survey information 3 of all water mains, services and hydrants within the work area and provide adequate protection of these facilities during construction. Additional information regarding the apron tie-downs will be required ensuring that the tie-downs do not interfere with existing underground utilities. Approved plans shall be submitted to the City of Renton prior to Civil Permit issuance. SEWER 1. Wastewater service is provided by the City of Renton. 2. There is an existing a public 8” sewer main that services the 250 north of the 243 building that runs south to north along W perimeter Road (Reference COR Project File(s) S-168802). Sewer main terminates approximately 80 feet northwest of the 243 building and it is unclear if side sewer service is provided from the main. See below. 3. There is an existing lift station (Francher) located under aircraft apron that has a 4” cast iron forcemain that runs to the south east and ultimately connects to a manhole in Airport Way (see COR Project file S-168802). 4. The existing stub in manhole MH2136 appears to be unused / dry as of video inspection in 2017. The stub was likely put in for the possibility to serve the Francher/Sound Flight building and was installed as deeply as possible (but not very). There may be a possibility of getting gravity and eliminating the lift station while performing work (not required). A side sewer repair permit would be required if this optional work is performed. 5. There are no sewer facilities at or adjacent to the Windsock apron. 6. The project currently does not propose a connection to the City of Renton system. If this changes, additional requirements will be warranted. Applicant shall provide accurate survey information of all sewer mains, services, lift station and appurtenances within the work area and provide adequate protection of these facilities during construction. Additional information regarding the apron tie-downs will be required ensuring that the tie-downs do not interfere with existing underground utilities. Approved plans shall be submitted to the City of Renton prior to Civil Permit issuance. 7. Any dewatering activity that is proposed to be discharged to the sewer system, must receive approval from the City and King County Industrial Waste Program before discharge. SURFACE WATER 1. There is an existing private conveyance system that provides drainage to the project that is maintained by the Airport. 2. The site falls within Zone 2 of the City’s Aquifer Protection Area (APA). In this zone, stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 3. Critical areas that may affect surface water review include flood hazard areas and regulated shoreline. 4. 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 Design Manual (RSWDM) will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard (Matching Existing Peak Conditions). 5. The projects lie within both the Lower Cedar River Basin - Cedar Main Urban Subbasin (Windsock General Aviation Apron) and the West Lake Washington – Seattle South Basin - West Hill Subbasin (243 Building Apron & Parking Lot). 6. The flowpath from the Windsock General Aviation Apron project site discharge point is less than a half mile to the 100-year floodplain of Lake Washington, therefore, the Windsock General Aviation Apron portion of the project may qualify for the direct discharge exemption in accordance with Section 1.2.3.1 of the 2022 RSWDM if the project adheres to all requirements thereof. Drainage report and drainage plans based on RSWDM 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. The final drainage plan and drainage report should be submitted with the civil construction permit application. 4 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. 8. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 9. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent feasible. On-site BMPs as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of flow control BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 10. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM. New storm drains should be sized to accommodate future runoff of all upstream tributary area. 11. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. The geotechnical report should discuss critical areas in the site and if there any wet season construction restrictions. 12. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 13. A Construction Stormwater General Permit from Department of Ecology will be required if land disturbance of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 14. Erosion control measures to meet the City requirements shall be provided. 15. 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. 16. Applicant shall provide accurate survey information of all stormwater mains, services, and appurtenances within the work area and provide adequate protection of these facilities during construction. Additional information regarding the apron tie-downs will be required ensuring that the tie-downs do not interfere with existing underground utilities. Approved plans shall be submitted to the City of Renton prior to Civil Permit issuance. 17. The development is subject to stormwater system development charge (SDC) fee. The 2024 stormwater SDC fee is $0.920 per square foot of new impervious surface, but no less than $2,300.00. This is payable prior to issuance of the construction permit. The SDC fee that is current at the time of issuance of the construction permit will be applicable. TRANSPORTATION 1. The proposed project is interior to the property. W Perimeter Road is along the west property line(s) and E Perimeter Road is along the east property line(s). Both roadways are private roads. 2. Parking lot revisions requires updating the existing parking lot to meet current ADA standards with an accessible route of travel from the ADA compliant stalls and W Perimeter Road to the building entrance. The preliminary application materials shows new ADA stalls. ADA requirements such as slopes, dimensions, landings and path of travel will be reviewed during the civil construction and building permits review for compliance. A building permit for parking lot striping will be required from the Development Services department. 3. It is not anticipated that the proposed project would create any additional vehicle trips. However, if the project proposal changes and results in additional vehicle trips, a traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on 5 traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements or Federal Aviation Administration (FAA) standards, whichever is greater. 5. The transportation impact fee is based on the type of land use. Please see the City’s Fee Schedule: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton. Transportation impact fees are subject to change based on the year the permit is issued. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction 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: https://www.rentonwa.gov/cms/one.aspx?portalId=7922741&pageId=9687014 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2024 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. 6 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 14, 2024 TO: Pre-Application File No. 24-000055 FROM: Alex Morganroth, Senior Planner SUBJECT: Windsock Apron and 243 Building Apron and Parking Lot Rehabilitation 243 W Perimeter Rd (APN 0723059007) - Renton Municipal Airport 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, 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 applicant, the Renton Municipal Airport, is proposing a maintenance and improvement project at the Renton Municipal Airport site located at 243 W Perimeter Rd (APN 0723059007). The airport site totals 152.5 acres in area and is located within the Medium Industrial (IM) zone. The site is within the Comprehensive Plan Employment Area land use designation. The proposed work includes rehabilitation of pavement sections at two (2) aprons at the airport. The first apron, designated as the “243 Building Apron,” is located near the existing administrative building at 243 W Perimeter Rd at the south-west corner of the airport site. The second apron, designated as the “Wind sock Apron,” is located around the mid-point of the runway on the east side of the airport adjacent to E Perimeter Rd and the Cedar River. The applicant is proposing full depth pavement repair, replacement of aircraft tiedowns, and minor stormwater conveyance system improvements at both project locations. The 243 Building Apron also includes a publicly accessible parking lot proposed for full depth pavement repair and restriping. No parking stalls are proposed for removal. Work is proposed within 100 feet of the Cedar River ordinary high water mark, but no in-water work is proposed. A high seismic hazard area, high erosion hazard area, sensitive and protected slopes, and Wellhead Protection Area Zone 2 are mapped on the airport site according to City of Renton (COR) Maps. A Flood Hazard Area pursuant to the FEMA Flood Insurance Rate Maps (FIRM) is also located on the subject site. The hazard area on the site, a Special Flood Zone AE (base flood elevation determined), is classified as a 100-year flood plain. The FIRM maps indicate the base flood elevation to be 26 feet Mean Sea Level (MSL). In addition, a portion of proposed improvements are located within Reach A of the Cedar River with an Environmental Designation of Shoreline High Intensity. The Cedar River is classified as a Shoreline of the State. No vegetation is proposed for removal. 1. Current Use: A municipal airport and supporting uses are located on the site. 2. Zoning: The Renton Municipal Airport site is located in Medium, Industrial (IM) zoning designation and Employment Area Comprehensive Plan Land Use Designation. A Municipal Airport is a permitted use in the IM zone. Airport-related or aviation-related uses are permitted as an accessory use in the IM zone. 7 3. Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations.” Due to the nature of the subject project, which does not include the construction or alteration of any structures and primarily consists of maintenance work, certain standards as density, setbacks, and lot size are not applicable. As such, the following report addresses only those development standards that appear to be applicable at this time. 4. Critical Areas: COR maps indicates the site is located in a high erosion hazard area, high seismic hazard area, and the potential for sensitive or steep slopes. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site is required. The analysis needs to assess soil conditions, stability, and detail construction measures to assure stability. The site is located within the Downtown Wellhead Protection Area Zone 2. A fill source statement will be required for any offsite soils brought to the site. According to City of Renton (COR) Maps, the airport site is mapped with a Special Flood Hazard Area (100 year flood) FEMA Zone – AE. Development proposals and other alterations shall not reduce the effective base flood storage volume of the floodplain. If grading or other activity will reduce the effective storage volume, compensatory storage shall be created on the site or off the site if legal arrangements can be made to assure that the effective compensatory storage volume will be preserved over time. Future improvements would be required to comply with Flood Hazard Area standards related to flood proofing, compensatory storage, and construction techniques capable of resisting hydrostatic and hydrodynamic loads. In addition, work may be proposed in the identified floodway (separate from Special Flood Hazard Area). If work is proposed in the floodway or floodplain, a Floodplain Biological Assessment shall be provided with the land use application. All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads including the effects of buoyancy. Based on the applicant’s submittal, it appears that work may occur within the flood hazard area. It is the applicant’s responsibility to ascertain if any other critical areas or environmental concerns are present on the site during site development or building construction. 5. Shoreline Regulations (RMC 4-3-090): The objective of the Shoreline High Intensity Overlay District is to provide opportunities for large-scale office and commercial employment centers as well as multi-family residential use and public services. This district provides opportunities for water-dependent and water- oriented uses while protecting existing ecological functions and restoring ecological functions in areas that have been previously degraded. Development may also provide for public use and/or community use, especially access to and along the water's edge. Roads are a permitted use in the Shoreline High Intensity overlay, the following standards apply to new roads within the Shoreline Jurisdiction: General Standards: New and expanded transportation facilities shall be designed to achieve no net loss of ecological functions within the shoreline. To the maximum extent feasible the following standards shall be applied to all transportation projects and facilities: i. Facilities shall be located outside of the shoreline jurisdiction and as far from the land/water interface as possible. Expansion of existing transportation facilities shall include analysis of system options that assess the potential for alternative routes outside shoreline jurisdiction or set back further from the land/water interface. ii. Facilities shall be located and designed to avoid significant natural, historical, archaeological, or cultural sites, and mitigate unavoidable impacts. iii. Facilities shall be designed and maintained to prevent soil erosion, to permit natural movement of groundwater, and not adversely affect water quality or aquatic plants and animals over the life of the facility. iv. All debris and other waste materials from construction shall be disposed of in such a way as to prevent their entry by erosion into any water body and shall be specified in submittal materials. 8 v. Facilities shall avoid the need for shoreline protection. vi. Facilities shall allow passage of flood waters, fish passage, and wildlife movement by using bridges with the longest span feasible or when bridges are not feasible, culverts and other features that provide for these functions. vii. Facilities shall be designed to accommodate as many compatible uses as feasible, including, but not limited to: utilities, viewpoint, public access, or trails. Aviation (for taxiways and in-field areas): i. Prohibited Near Natural or Urban Conservancy Areas: Aviation facilities are prohibited within two hundred feet (200') of a Natural or Urban Conservancy Shoreline Overlay District. ii. Airports: (a) A new airport shall not be allowed to locate within the shoreline; however, an airport already located within a shoreline shall be permitted. (b) Upgrades of facilities to meet FAA requirements or improvements in technology shall be permitted. (c) Facilities to serve seaplanes may be included as an accessory use in any existing airport. (d) Helipads may be included as an accessory use in any existing airport. (e) Aviation-related manufacturing shall be permitted in an airport. (f) New or upgraded airport facilities shall be designed and operated such that: (1) All facilities that are non-water-dependent shall be located outside of shoreline jurisdiction, if feasible. When sited within shoreline jurisdiction, uses and/or developments such as parking, hangars, service buildings or areas, access roads, utilities, signs, and storage of materials shall be located as far from the land/water interface as feasible. The minimum setback shall be twenty feet (20') from the OHWM of the shoreline and shall be designed and spaced to allow viewing of airport activities from the area along the water’s edge. (2) New or upgraded airport facilities shall minimize impacts on shoreline ec ological functions, including control of pollutant discharge. The standards for water quality and criteria for application shall be those in current stormwater control regulations. (3) New facilities dispensing fuel or facilities associated with use of hazardous materials shall require a Shoreline Conditional Use Permit. iii. Seaplanes: (a) Private: (1) Operation of a single private seaplane on waters where FAA has designated a seaplane landing area is not regulated by the Shoreline Master Program. (2) Moorage of a seaplane is addressed in subsection E7 of this Section, Piers and Docks. (b) Commercial: New commercial seaplane facilities, including docks and storage area bases, may be allowed in industrial areas provided such bases are not contiguous to residential areas and provided they meet standards in subsection E7 of this Section, Piers and Docks. Utilities (for drainage conveyance system upgrades): Underground utilities, including stormwater outfalls and conveyance pipes, are an exempt activity from buffers and setbacks. Utilities must be constructed and maintained in a manner than minimizes adverse impacts on shoreline ecological functions. Vegetation Conservation Buffer: Exemption criteria, as determined by the Administrator of the Department of Community and Economic Development or designee, for development proposed on sites separated from the shoreline by intervening, and lawfully created, public roads, railroads, other off-site substantial existing 9 improvements, or an intervening parcel under separate ownership, the requirements of this Code for a vegetation buffer may be waived. For the purposes of this Section, the intervening lots/parcels, roads, or other substantial improvements shall be found to: i. Separate the subject upland property from the water body due to their height or width; and ii. Substantially prevent or impair delivery of most ecological functions from the subject upland property to the water body. Based on the criteria above, it appears the subject site would be exempt from the Vegetation Conservation Buffer. 6. Shoreline Permitting: Per RMC 4-9-190.C, normal maintenance or repair of existing structures or developments, including damage by accident, fire or elements, are exempt from obtaining a Shoreline Permit. i. “Normal maintenance” includes those usual acts to prevent a decline, lapse, or cessation from a lawfully established condition. ii. “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 the shoreline resource or environment. iii. 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 shoreline resources or environment. 7. Environmental Review: If more than 100 cubic yards of fill or excavation is proposed, the proposal would the City’s adopted categorical exemption thresholds (RMC 4-9-070G) and is subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. 8. Permit Requirements: The proposal would require Environmental (SEPA) Review and a Shoreline Exemption. The applications would be reviewed concurrently in an estimated time frame of eight (8) weeks following acceptance of a complete application. The 2024 Environmental Review fee is $1,800.00. There is no fee for a Shoreline Exemption application. Any modification requests to code standards are $290.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s permitting webpage and other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. In addition to the required land use permits, separate construction and building permits may be required. 9. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner, at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment. 10. Expiration: Shoreline exemptions do not expire. Environmental (SEPA) Review determinations do not expire.