HomeMy WebLinkAboutPre-App Meeting SummaryDEPARTMENT 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
South Treatment Plant DRAFT Rehabilitation
1200 Monster Rd SW, Renton, WA 98057
PRE 24-000307
October 24, 2024
Contact Information:
Planner: Jill Ding, 425-430-6598, jding@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 pr oposal 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).
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 24, 2024
TO: Jill Ding, Senior Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: King County South Treatment Plant Rehabilitation
1200 Monster Rd SW
PRE24-000307
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)
2423049006. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. Based on the submittal items and project description, there are not anticipated water requirements
associated with this scope of work.
Sewer
2. Based on the submittal items and project description, there are not anticipated sewer requirements
associated with this scope of work.
Surface Water
1. There is a 12-inch gravity surface water main in Oakesdale Ave SW (see record R-199805).
2. There is a 12-inch surface water main in Monster Rd SW (see record drawing R-281609).
3. On-site critical areas that may impact surface water review are on-site wetlands, regulated
shorelines, regulated slopes, landslide hazard area, FEMA 100-year flood plain.
4. If proposed, any new on or off-site drainage systems must be designed in accordance with Chapter 4
of the 2022 RSWDM.
5. 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 (Matching Existing) Standard. The site falls within the Black
River drainage basin and Springbrook Creek sub basin.
6. 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
7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new
runoff, if any, 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.
8. Erosion control measures to meet the City requirements shall be provided.
9. The development may be subject to a surface water system development charge (SDC) fees if any new
impervious area is proposed. 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, but not less than $2,300.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Transportation
1. Based on the submittal items and project description, there are not anticipated transportation
requirements associated with this scope of work.
General Comments
1. 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 24, 2024
TO: Pre-Application File No. PRE24-000307
FROM: Jill Ding, Senior Planner
SUBJECT: South Treatment Plant DAFT Rehabilitation –
1200 Monster Rd SW, Renton, WA 98057
Parcel No. 2423049006
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, Development
Engineering 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 https://www.codepublishing.com/WA/Renton.
Project Proposal: The project site is located at King County’s South Treatment Plant (South Plant)
in Renton at 1200 Monster Rd SW (Parcel No. 242304-9006). The South Plant is a secondary
wastewater treatment facility owned and operated by King County Department of Natural
Resources and Parks (DNRP) Wastewater Treatment Division (WTD). The City of Renton issued a
Conditional Use Permit, Site Plan, Shoreline Exemption, and Street Modification for the King
County South Plant Biogas & Heating Systems Improvement Project on June 12, 2018 (Hearing
Examiner’s Final Decision on LUA18-000188). The project proposal includes the repairs to existing
wastewater treatment plant processes. The project site within the interior of the existing South
Plant site and is located within an existing developed area. The proposed work area totals
approximately 38,950 square feet in area on the approximately 72-acre plant site. The parcels
have been mapped, by City of Renton (COR) Maps, with moderate coalmine hazards, regulated
shoreline – shoreline high intensity, high seismic hazards, regulated slopes, moderate/high
landslide hazards, special flood hazard area (100 year flood) – FEMA Zone AE, and wetlands. The
project site has been mapped with high seismic hazards. Springbrook Creek is located offsite to
the east. The proposed project would be located outside of the 200-foot shoreline jurisdiction of
Springbrook Creek.
Current Use: Currently the site is occupied by King County’s South Treatment Plat (South Plat).
1. Zoning /Land Use Designation, and Overlays: The property is located within the Employment
Area (EA) land use designation and the Heavy Industrial (IH) zoning designation. Sewage
South Treatment Plant DAFT Rehabilitation
Page 2 of 5
October 24, 2024
disposal and treatment plants also require a Hearing Examiner Conditional Use Permit in
the IH zone. According to the submittal summary, the plant was previously permitted under
a Conditional Use Permit (CUP) as part of a previous site enlargement project (Metro
Treatment Plant at Renton – Enlargement III project).
2. Development Standards: The project would be subject to RMC 4-2-130A, “Development
Standards for Industrial Zoning Designations” effective at the time of complete application
(noted as “IH standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size in the IH zone is 35,000 square
feet. There are no minimum lot width or depth requirements. The existing lot totals
3,151,155 square feet in area and would exceed the minimum lot size requirements of the
IH zone.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. The required setbacks in the IH zone are as follows: 15 feet for a front yard
or secondary front yard (20 feet from a principal arterial street); zero for the rear yard or side
yards, except 50 feet if the lot abuts a lot zoned residential. The setbacks for any proposed
structures would be verified at the time of formal application.
Building Height – There is no maximum building height requirement within the IH zone.
Building Coverage – There are no minimum lot coverage or impervious surface coverage
requirements within the IH zone.
3. Screening: Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details
for the proposed methods of screening (see RMC 4-4-095).
4. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of
RMC 4-4-090, “Refuse and Recyclables Standards.” For manufacturing and other non-
residential developments a minimum of 3 square feet per every 1,000 square feet of building
gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet
per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas.
5. 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 or grading plan. A fence
and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require
a building permit or an explicit exemption from the Building Official. 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. 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. For more information about fences
and retaining walls refer to RMC 4-4-040.
6. Landscaping: Except for 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. Please refer to landscape regulations (RMC 4-4-070)
for additional general and specific landscape requirements. The proposal would be exempt
from compliance with the landscaping requirements as no new buildings are proposed.
South Treatment Plant DAFT Rehabilitation
Page 3 of 5
October 24, 2024
7. Significant Tree Retention: When 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 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, properties subject to
an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 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
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.
South Treatment Plant DAFT Rehabilitation
Page 4 of 5
October 24, 2024
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.
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-
130H1e 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.
8. Parking: The following ratios would be applicable to the site:
USE NUMBER OF REQUIRED SPACES
Uses not specifically
identified in this
Section
Department of Community and Economic Development staff
shall determine which of the below uses is most similar based
upon staff experience with various uses and information
provided by the applicant. The amount of required parking for
uses not listed above shall be the same as for the most similar
use listed below.
Warehouses and indoor
storage buildings:
A minimum and maximum of 1 per 1,500 square feet of net
floor area.
It should be noted that the parking regulations specify standard stall dimensions. Surface
parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet,
and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not
account for more than 30 percent of the spaces in the surface parking lots. ADA accessible
stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle
of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls
based on the total number of spaces must be provided. Compliance with the parking
regulations would not be required, as no new buildings are proposed.
9. Access/Driveways: The primary access to the northern portion of the Treatment Plant, where
the project will be developed, is via SW 7th Street. However, there are additional driveways
located off Monster Road SW, Longacres Dr SW, and SW Grady Way. No changes in access
are proposed.
The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is
required. Driveways exceeding 8% shall provide slotted drains at the lower end.
10. Critical Areas: The project site has been mapped with moderate coalmine hazards and high
seismic hazards. The applicant shall contract with a geotechnical engineer in order to verify
that the earthwork, foundation and other recommendations have been properly interpreted
and implemented in the design and engineering plan documents. Additionally, the applicant
shall complete an analysis on Coal Mine Hazards in the area pursuant to RMC 4-8-120D.7
Geotechnical Report, Coalmine-Medium.
South Treatment Plant DAFT Rehabilitation
Page 5 of 5
October 24, 2024
Springbrook Creek is located offsite to the east. Springbrook Creek is a Shoreline of the State
and is subject to the provisions of the Shoreline Management Act. If any work is proposed
within 200 feet of Springbrook Creek, the proposal would be required to comply with the
City’s Shoreline Master Program.
In addition, a floodplain is mapped on the project site. If any development is proposed within
the floodplain, a flood hazard study and Biological Assessment would be required at the
time of formal land use application. The study would need to demonstrate that the proposed
development would be constructed one (1) foot above base floor elevation for the 1995 Flood
Insurance Rate Map (1995 FIRM Map) and provide an analysis as to whether the proposal
would require compensatory storage.
Finally, the City’s COR mapping system has identified a wetland within 200-feet of the site.
This wetland could be associated with Springbrook Creek. If this wetland is associated with
Springbrook Creek it would be regulated by the Shoreline Master Program (RMC 4-3-090). All
reasonable efforts should be taken to ensure that the proposed activities do not result in net
loss of ecological functions.
If the wetland is found to be separated from Springbrook Creek, then the wetland would be
regulated by the Critical Areas Regulations. As the project is separated from the wetland via
an access road, the Critical Area Regulations may not apply to development per RMC 4-3-
050B.1.g, as determined by the Administrator. Beyond the established critical area buffer, all
structures would be required to provide a minimum 15-foot building setback.
11. Environmental Review: In accordance with WAC 197-11-800, 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 would be exempt from
Environmental (SEPA) Review.
12. Permit Requirements: The proposal would require a building permit. The fee for any Code
Modifications are $290 each. 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 Permit Center website (www.Rentonwa.gov).
The City now requires electronic plan submittal for all applications.
In addition to the required land use permits, separate construction and building permits may
be required.
13. Impact Fees: As the proposal would not include the construction of new buildings Impact Fees
would not be required.
The city’s 2023-2024 fee schedule is available for your review on the City’s website.
14. Expiration: Once the Building Permit application has been approved, the applicant has one
(1) year to complete the permitted work before the approval becomes null and void. A single
one-year extension may be granted. It is the applicant’s responsibility to monitor the
expiration dates.
1
Jill Ding
From:Clark Close
Sent:Thursday, October 10, 2024 9:01 AM
To:Jill Ding
Subject:FW: PRE24-000307 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1
Follow Up Flag:Follow up
Flag Status:Flagged
Jill,
Please see building comments below.
Thanks,
CLARK CLOSE, Current Planning Manager
City of Renton // Community and Economic Development
1055 S Grady Way, Renton, WA 98057 // office 425-430-7289
From: Robert Shuey <RShuey@Rentonwa.gov>
Sent: Wednesday, October 9, 2024 11:34 AM
To: Clark Close <CClose@Rentonwa.gov>
Subject: PRE24-000307 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1
Comments on the subject review:
Building permits are required for the tanks unless exempt pursuant to RMC 4-5-060 section 105.2.c .v
Thanks,
ROB SHUEY CBO, Development Services Director, Building Official
City of Renton, Development Services Division
1055 S. Grady Way, Renton, WA 98057
cell 206-550-8523, office 425-430-7290
NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56