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HomeMy WebLinkAboutPre-app Mtg Summary - 24-000181.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Ace Aviation 289 E Perimeter Rd PRE24-000181 June 27, 2024 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 Renton Regional Fire Authority M E M O R A N D U M DATE: June 21, 2024 TO: Alex Morganroth, Principal Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Ace Aviation Fueling Station 1. Separate plans and permits are required by the fire department for the installation of all aboveground fueling stations. Fueling station shall comply with Chapters 20 and 23 of the International Fire Code and NFPA Standards 30 and 30A. Aboveground fueling tanks shall meet all required property line and building setbacks. Fueling station shall be in complete compliance with the city Aquifer Protection Ordinance. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 27, 2024 June 20, 2011 TO: Alex Morganroth, Principal Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Ace Aviation Walkway and Fuel Tank Improvements 289 East Perimeter Rd, Renton, WA PRE24-000181 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 # 0723059007. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. There is an existing 12’’ water main in the E Perimeter Rd and 8’’ water main to the northwest of the 289 building (Record Dwg: W-080402). 2. On-site construction work will need to be mindful of the existing system during construction to ensure that the existing water mains and associated appurtenances are not damaged. SEWER COMMENTS 1. There is an existing 24-inch gravity King County wastewater main along the west side of E Perimeter Rd (Facility ID No. RE*BOERENT.RO1-36l1). 2. Walkway construction work along the west side of E Perimeter Rd will need to be mindful of the existing system during construction to ensure that the existing mains are not damaged. SURFACE WATER 1. There are existing 8-inch private stormwater mains and associated catch basins surrounding the existing 289 & 287 buildings (Record Dwg: RNT 2014 BASE MAP V1.dwg), which are discharged to Cedar River through a 24-inch concrete pipe located to the southeast of the buildings (Record Dwg: R-15540A). 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, the project site falls within the City’s Peak 4 Rate Flow Control Standard (Existing Site Conditions). The site falls within the Lower Cedar River drainage basin. 3. The flowpath from the project site discharge point is less than a half mile to the 100 -year floodplain of the Cedar River, therefore, 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. 4. The eastern portion of the subject project (most of walkway area) falls within Zone 1 of the Aquifer Protection Area (APA). Therefore, within this portion of the site, open facilities such as flow control and water quality treatment ponds, stormwater wetlands, and infiltration facilities, on-site BMPs that rely on infiltration, and open conveyance systems such as ditches and channels are prohibited. 5. The western portion of the subject project (fuel tank area) falls within Zone 2 of the APA. Therefore, within this portion of the site, open facilities and open conveyance systems, if proposed, may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2022 RSWDM. 6. 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 2022 RSWDM. 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. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 8. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. All applicable source control measures in accordance with the King County Stormwater Pollution Prevention Manual (https://your.kingcounty.gov/dnrp/library/water-and-land/stormwater/stormwater- pollution-prevention-manual/2021-stormwater-pollution-prevention-manual.pdf) shall be shown on the site improvement plans. 10. The project area may include a high-use site. Therefore, to meet Special Requirement # 5 (Oil Control), the project may be required to provide oil control treatment for runoff of the high-use portion of the site before discharging to the public stormwater system or to the on-site stormwater facilities. 11. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 12. Critical areas that may affect surface water review, the project site is within seismic hazard areas and high intensity shoreline areas. 13. Erosion control measures to meet the City requirements shall be provided. 14. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 15. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The 2024 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. 5 b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton&cr= 1. TRANSPOTATION 1. On-site curb ramps, sidewalk improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 2. Construction staging and work will need to be coordinated with the airport prior to and during construction to ensure that airport operations are not hindered or interrupted. GENERAL COMMENTS 1. 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 with the exception of 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. 2. 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: http://rentonwa.gov/business/default.aspx?id=42473 3. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. 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). 5. 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 fee schedule. 6 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 27, 2024 TO: Pre-Application File No. 24-000181 FROM: Alex Morganroth, Principal Planner SUBJECT: Ace Aviation 289 E 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 subject project site is located at 289 E Perimeter Road on the southeast side of the Renton Municipal Airport property (APN 0723059007). The airport site totals 167 acres in area and is located within the Medium Industrial (IM) zone. The area leased by Ace Aviation, the applicant, includes an existing ~16,000 sq. ft. multi-purpose aircraft hanger and corporate center with maintenance offices and storage, company offices, and flight training facilities. The applicant is proposing a new 5-foot-wide walkway along the west side of E Perimeter Rd. According to the applicant, construction of the new walk will require E Perimeter Rd to be shifted to the east by 4 to 5 feet. The applicant also proposes to install three (3) new above ground aviation fuel tanks, new fuel dispenser equipment and a covered canopy over the fueling area and fuel tank improvements. The new above ground fuel tanks, dispenser and canopy are proposed to be located on the west side of the site, outside of the Cedar River shoreline jurisdiction. The size of the new tanks was not included in the submitted materials. No parking would be removed as part of the proposal. Access to the site would remain off of E Perimeter Road. According to City of Renton (COR) Maps, the site is located within a High Seismic Hazard Area as well as the Cedar River (Shoreline of the State) Reach A High-Intensity Shoreline Overlay district. The site is also within the Wellhead Areas Zone 1 and 2. A Flood Hazard Area pursuant to the FEMA Flood Insurance Rate Maps (FIRM) appears to be 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). 1. Current Use: A municipal airport and supporting uses are located on the site. 7 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. 3. Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations.” Based on the scope of the project, only standards relevant to the proposal are included below. Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the IM zone, however, there is a minimum lot size requirement of 35,000 square feet which is not applicable to the proposal. Lot Coverage – There is no minimum lot coverage requirement within the IM zone. Setbacks - Setbacks are the distance between the building and the property line or any private access easement. The required setbacks in the IM zone are as follows: 20 feet for a front yard; zero for the rear yard; and zero for the interior side yards. Other streets: 15 ft. Except 50 ft. is required if a lot is adjacent to or abutting a lot zoned residential. Building Height – 50 feet, except for public facilities. However, the subject site is located within the Airport influence area. Height is restricted in this area by the FAR Part 77 surface area, as such the applicant shall verify at time of land use application and building permit that the height of the proposed fuel tanks and canopy does not penetrate the FAR Part 77 surface area. 4. Fences/Retaining Walls – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. Walls over 6 feet in height shall be terraced pursuant to RMC 4-4-040. Additionally, there shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. 5. Critical Areas: COR maps indicates the site is located in a high seismic hazard area with 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 in both the Wellhead Protection Area Zones 1 and 2. A fill source statement will be required for any offsite soils brought to the site. In addition, the City may require an applicant to prepare a hydrogeologic study if the proposal has the potential to significantly impact groundwater quantity or quality, and sufficient information is not readily available. Such a report shall be prepared by a qualified professional at the applicant’s expense. Report content requirements may be specified by the City in accordance with State or Federal guidelines or tailored to the particular development application. See RMC 4-3-050.G.8 for additional regulations related to wellhead protection areas. 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 8 anchored to prevent flotation, collapse, or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads including the effects of buoyancy. Because development is proposed within the floodplain, the applicant should address the issues raised in the Final Biological Opinion And Magnuson-Stevens Fishery Conservation and Management Act Essential Fish Habitat Consultation and propose mitigation for any anticipated impacts as it would relate to the referenced publication, in the SEPA review for the project. The SEPA checklist should be provided to the National Marine Fisheries Service (NMFS) and the Federal Emergency Management Agency (FEMA) for their review and comment. In addition, a Floodplain Biological Assessment shall be provided. Based on the applicant’s submittal, it appears that work may occur within the flood hazard area, primarily due to the proposed shifting of the roadway. 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. 6. Shoreline Regulations (RMC 4-3-090): The objective of the Shoreline High Intensity Overlay 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 (i.e. roads) 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. 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. Roads: i. New public or private roads and driveways shall be located inland from the land/water interface, preferably out of the shoreline, unless: 9 (a) Perpendicular water crossings are required for access to authorized uses consistent with the Shoreline Master Program; or (b) Facilities are primarily oriented to pedestrian and nonmotorized use and provide an opportunity for a substantial number of people to enjoy shoreline areas, and are consistent with policies and regulations for ecological protection. ii. Road locations shall be planned to fit the topography, where possible, in order that minimum alteration of existing natural conditions will be necessary. iii. RCW 36.87.130 prohibits vacation of any right-of-way that abuts freshwater except for port, recreational, educational or industrial purposes. Therefore, development, abandonment, or alteration of undeveloped road ends within Shoreline Master Program jurisdiction is prohibited unless an alternate use is approved in accordance with the Shoreline Master Program. Utilities: 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 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 may be exempt from the Vegetation Conservation Buffer. 7. Environmental Review: The installation of underground or above ground tanks with a total capacity of 60,000 gallons or more would exceed the City’s adopted categorical exemption thresholds (RMC 4-9-070G) and would subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. An Environmental Checklist would be required to be submitted with the proposal and the City’s Environmental Review Committee would issue a Threshold Determination prior to any issuance for permits on the site. 8. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the Employment Area Comprehensive Plan land use designation. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200E.3. In addition to the required land use permits, separate construction, building and sign permits would be required. 9. Permit Requirements: The proposal would require Administrative Site Plan Review, Environmental (SEPA) Review, and a Shoreline Substantial Development Permit. The applications would be reviewed concurrently in an estimated time frame of eight (8) weeks following acceptance of a complete application. The 2024 fees are as follows: Environmental Review fee is $1,800.00, Shoreline Substantial Development Fee is 10 $3,030.00, and Administrative Site Plan Review is $3,030.00. 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. 10. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 11. 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, Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment. 12. Expiration: If approved, the site plan would be valid for two years with a possible two-year extension. Shoreline Substantial Development Permits are valid for two (2) years with a possible one -year extension. Environmental (SEPA) Review determinations do not expire. It is the applicant’s responsibility to monitor the expiration dates.