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HomeMy WebLinkAboutPre-app Mtg Summary - 24-000288.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000288 1 PRE-APPLICATION MEETING FOR Lindbergh High School Baseball and Softball Field Upgrades PRE24-000288 CITY OF RENTON Department of Community & Economic Development Planning Division October 3rd, 2024 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Michael 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). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000288 2 Renton Regional Fire Authority M E M O R A N D U M DATE: September 23, 2024 TO: Alex Morganroth, Principal Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Lindbergh High School Fields and building 1. The preliminary fire flow for the proposed new building is 2,000 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. It does not appear any fire hydrants exist near this location so two new fire hydrants and water main extensions may be necessary. 2. Fire impact fees are applicable at the rate of $0.42 per square foot of new building areas. This fee is paid at time of building permit issuance. 3. The threshold for fire sprinklers is 5,000 square feet. This appears less than that so fire sprinklers may not be needed. The threshold for fire alarm systems is 3,000 square feet, so it appears that an approved fire alarm system will be required. Direct outside access is required to the fire sprinkler riser room if needed. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access is acceptable from existing private on-site streets CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000288 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 1, 2024 TO: Alex Morganroth, Principal Planner FROM: Michael Sippo, Civil Engineer 3 SUBJECT: Utilities & Transportation Comments for Renton School District Lindbergh High School Renovation 16426 128th Ave SE PRE24-000288 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 reviewed the application for the Lindbergh High School Softball and Baseball Field Improvements project located at 16426 128th Ave SE (parcel(s) 282305-9004, 282305-9042, and 282305-9093). The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS The site is approximately 37 acres in size and is square in shape. The site contains Lindbergh High School which is accessed direction from 128th Ave SE along the west frontage of the site. The high school contains multiple buildings, parking areas, baseball and football fields, indoor swimming pool, and tennis courts. The site is covered approximately 50 percent by impervious areas such as parking, buildings and sports fields with the remainder grass and a forested area located along the east and southeast property lines. The southern half of the site slopes from the west to southeast whereas the northern half of the site generally slopes from the south to the northwest. WATER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. 2. The number and locations of fire hydrants shall be determined by the City of Renton Fire Department as part of the review of the project plans. 3. A copy of the water main improvements plans, shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000288 4 SEWER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. 2. A copy of the sewer main improvement plans, shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. STORM 1. The site is located within the Lower Cedar River – Ginger Creek Drainage Basin and contains regulated slopes throughout portions of the school property and in some of the undeveloped areas. The site topography slopes from slight to moderate generally form the middle of the site to either the northwest or southeast. There is a 18-inch concrete stormwater main (R-359812) in 128th Ave SE west of the subject property frontage located along the east flowline of the existing roadway. The stormwater main drains to north to SE 164th St before heading to the west. 2. The site contains a complex private storm drainage system consisting of conveyance pipes and detention/retention structures straddling multiple basins. 3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area matching Existing Conditions. The site falls within the Black River drainage basin. 4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 5. 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. 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. 6. 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 applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. 8. Erosion control measures to meet the City requirements shall be provided. 9. A Construction Stormwater Permit from Department of Ecology is required as clearing and grading of the project area exceeds one acre. 10. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is $0.92 per square foot of new impervious surface but not less than $2,300. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11015107&dbid=0&repo=CityofRenton TRANSPORTATION 1. The proposed development fronts 128th Ave SE along the west property line for a length of approximately 1,100 feet which is a 2-lane collector arterial with parking and flush 5’ sidewalks on both sides. 128th Ave SE is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000288 5 2. Frontage improvements for a length of approximately 600’ were installed as a portion of the Linderbergh Highschool Modernization project in 2023 under civil construction permit #C22002856 which included street lighting, ADA upgrades and moving portions of the sidewalk away from the roadway while retaining the existing trees. 3. Since the project proposes new construction in excess of $175,000, frontage improvements are required, however, due to recent modified improvements being installed within the last 5 years, the applicant can request a waiver of frontage improvements during the land-use process. 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of- way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. 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 5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000288 6 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 3, 2024 TO: Pre-Application File No. 24-000288 FROM: Alex Morganroth, Principal Planner SUBJECT: Lindbergh High School Baseball and Softball Field Upgrades 16426 128th Ave SE (APN # 2823059004) 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 School District, is proposing various improvements to the existing baseball and softball fields (one of each) at the Lindberg High School campus. The existing high school building is approximately 241,496 sq. ft. in size and is located on a 37.25 acre site at 16426 128th Ave SE (APN # 2823059004). Parcel is zoned Residential-6 (R-6) du/ac and has a Comprehensive Plan Land Use Designation of Residential Medium Density (MD). Improvements proposed for each field include new synthetic turf, a new dugout, new field lighting, a batting cage/storage building, a new scoreboard, a new public address system, and additional hardscaping. According to City of Renton (COR) Maps, a high seismic hazard area and regulated slopes are mapped on the site. In addition, COR Maps has identified an offsite wetland on King County Parks property to the south. No trees are proposed for removal. The project would result in more 5,000 square feet of new or replaced impervious surface. Current Use: The site is developed with the Lindberg High School campus, the associated surface parking, and various sport fields. Zoning and Overlay Districts: The area, including this property, has a Comprehensive Plan land use designation of Medium Density (MD) and is zoned Residential 6 (R-6) dwelling units per acre. The City’s Zoning Use Table Renton Municipal Code (RMC) 4-2-060 allows K-12 public institutions in the R-6 zone with a Hearing Examiner Conditional Use Permit. A Hearing Examiner Conditional Use Permit is required when changes in facilities exceed 10% of the development’s gross floor area. Based on the provided site plan and project scope the changes would not exceed the 10% threshold to trigger a Hearing Examiner Conditional Use Permit. The proposed field renovations would not expand the uses at the subject site or substantially change the way the site is being used. 1. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-6 standards” herein). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000288 7 Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-6 zone is 7,000 square feet. Minimum lot width for interior lots is 60 feet. Minimum lot width for corner lots is 70 feet. Minimum lot depth is 90 feet. The existing lot appears to meet the minimum standards for lot size, width, and depth. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-6 zone are 25 feet for the front yard, 25 feet for the rear yards, secondary front yard for corner lots would be required to have a 25 foot setback, and interior side yards are required to have a combined 15-foot setback with not less than 7.5 feet on either side. The proposed combination batting cage/storage buildings appear to comply with the R- 6 setback requirements. Setbacks for the lot will be verified at the time of formal land use application Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot area. The maximum impervious coverage in the R-6 zone is 55%. The allowed height of public facilities shall be determined through site plan review. Compliance with the building standards would be required to be demonstrated at the time of site plan review. 2. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought- resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of- way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Please be aware that frontage improvements will be required. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. Per RMC 4-4-070, the landscaping regulations are only applicable to additions that increase the gross square footage of a building by greater than one-third (1/3), other changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation. Based on the project scope submitted with the preapplication request, the improvements proposed would not trigger site-wide compliance with the landscape standards. However, the existing landscaping would be evaluated through the site plan review process and additional landscape elements may be required in order mitigate impacts on adjacent properties. 3. Significant Tree Retention: A review of COR Maps appears to show that there are mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4- 8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000288 8 RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4-130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000288 9 The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. If trees are proposed for removal, a formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 4. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. For more information about fences and retaining walls refer to RMC 4-4-040. 5. Access: Access to the site would not be changed as a result of the project. Access is currently provided via three (3) driveways off of 128th Ave SE. 6. Parking: Parking for vehicles, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Parking requirements for senior high schools (public, private, and parochial) include a minimum and maximum of 1 per employee plus 1 for every 10 students enrolled. In addition, if buses for the private transportation of children are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. No changes to the existing parking lots are proposed and no increase in use intensity is proposed. 7. Critical Areas: According to COR Maps, a high seismic hazard and regulated slopes are present on the site. A geotechnical report prepared by a licensed professional may be required by the Building Official at the time of building permit application submittal. In addition, four (4) category III wetlands are mapped on the site according to a wetlands report submitted in 2022 as part of the Lindbergh High School Modernization and Additions project (LUA22-000206) as part of a site plan review. No work is proposed within 300 feet of any wetlands or wetlands buffer. 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. 8. Lighting: Stadiums, parks, and sports field are exempt from the lighting regulations in RMC 4-4-075. However, careful consideration of the lighting design shall be taken in order to avoid light and glare impacts to neighboring residential properties. 9. Environmental Review: The proposal includes additions to the construction of a building greater than 4,000 sq. ft. in size; therefore, an environmental review (SEPA) determination is required with WAC 197-11-800 and RMC 4-9-070. If the Renton School District is the lead agency, the threshold determination and appeal period would need to be complete before issuance of a land use decision by the City of Renton. 10. Site Plan Review: Site plan review is required for the development of K-12 educational institutions regardless of zone. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000288 10 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. It is the applicant’s responsibility to identify how the proposal meets the decisional criteria and a narrative responding to these criteria shall be submitted with the application. 11. Permit Requirements: The proposed project would require Environmental (SEPA) Review (to be completed by RSD) and Administrative Site Plan Review. All City of Renton land use permits would be processed within an estimated time frame of 12 weeks. The 2024 application fee includes $3,030.00 for Administrative Site Plan review and a 5% technology fee. All fees are subject to change. Any modifications requested would require an additional $290.00 fee. In addition to the required land use permits, separate construction and building permits would be required. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Site Plan Submittal Requirements checklist. 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. 12. 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. 13. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits, Hearing Examiner Site Plan Review, as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 14. Impact Mitigation Fees (2024): In addition to the applicable building and construction fees, impact mitigation fees are required for the construction of new building areas or changes of use to a more intensive use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact fees may be assessed. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 15. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened prior to submitting the complete application package. Please contact Alex Morganroth, Principal Planner, at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment. 16. Expiration: Once the Site Plan application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. It is the responsibility of the owner to monitor the expiration date.