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HomeMy WebLinkAboutPRE24-000335 (R-8 SWARR Station - Security Perimeter Maintenance)_StaffMemoSummary_11212024DEPARTMENT 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 SWARR Station - Security Perimeter Maintenance 2100 Benson DR S (APN 2023059071) PRE 24-000335 November 21, 2024 Contact Information: Planner: Brianna Burroughs, 425-430-7246, bburroughs@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 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). 1 Brianna Burroughs From:Robert Shuey Sent:Friday, November 1, 2024 9:16 AM To:Brianna Burroughs Subject:PRE24-000335 • Building Review - Pre App/Pre Sub • Pre-Application Meeting Submittal v1 Hi Brianna, My comments on this are as follows: A building permit is required for fences over 6 feet in height. An electrical permit will be required for circuits run to the equipment located on the fence. Thanks, ROBERT SHUEY, CBO, Director of Development Services/Building OƯicial City of Renton // Development Services Virtual Permit Center // Online Applications and Inspections cell 206-550-8523 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 21, 2024 TO: Brianna Burroughs, Associate Planner FROM: Scott Warlick, Engineering specialist III, SUBJECT: SWARR Station - Security Perimeter Maintenance 2100 Benson Dr S PRE24-000335 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) 2023059071. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Based on the application the City of Renton does not have any water comments. SANITARY SEWER 1. Based on the application the City of Renton does not have any sewer comments. STORM DRAINAGE COMMENTS 1. This site contains critical areas. There is a coalmine hazard with a severity of high, an Erosion hazard and Landslide hazard all mapped on-site. 2. 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 Flow Control Duration Standard (matching forested conditions). The site falls within the Black River drainage basin. 3. 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 4. Appropriate on-site BMPs satisfying Core Requirement #9 may 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, PSE South Seattle Gate Station PRE23-000228 Page 2 of 2 August 3, 2023 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. 5. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. 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. 6. Erosion control measures to meet the City requirements shall be provided. TRANSPORTATION/STREET COMMENTS 1. The project currently does not propose to construct more than $175,000 worth of improvements based on the RMC 4-6-060, therefore frontage improvements are not required. If, however, the proposal was to change, frontage improvements may be required. 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 construction permits for utility and street improvements will require separate plan submittals. All 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2021 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\PRE24-000335 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 21, 2024 TO: Pre-Application File No. PRE24-000335 FROM: Brianna Burroughs, Associate Planner SUBJECT: SWARR Station - Security Perimeter Maintenance – 2100 Benson DR S (APN 2023059071) 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: Puget Sound Energy (PSE) is proposing to replace/upgrade existing security equipment with new physical security countermeasures to correct security deficiencies and assure the station is compliant with national physical security standards at the SWARR Peak Shaving Facility (SWARR) at 2100 Benson Dr S (APN 2023059071). The proposed work would include the following: a. Installation of new perimeter fence (approximately 2,133 linear feet) that would obstruct the view of critical infrastructure and deter access. The proposed fence height would range from 8 feet to 12 feet (depending on topography) with a 3-inch ribbon strip placed on top of the fence to replace the existing 3-strand barbed wire. b. Replacement of the existing security system which includes gate replacement, pole mounted camera equipment, replacement camera poles and 5 new camera poles (incorporated into the fence alignment approximately 15-25 feet in height). The fence will also be equipped with an Intrepid II system, consisting of sensors and wires attached to the fence. c. New perimeter monitoring security network that would allow for heightened awareness of activities on and around the site. The property is located within the Residential-8 (R-8) zoning district and the Residential Medium Density (RMD) Comprehensive Land Use Designation. The subject property is approximately 727,887 square feet (16.71 acres) in size. The developed site is approximately 5 acres of the site, with the remaining square footage being undeveloped vegetation. SWARR Substation is located SWARR Station - Security Perimeter Maintenance Page 2 of 6 November 20, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000335 between two (2) major roadways: Benson Dr S to the west and S Puget Dr to the east. Access is provided via a private roadway from Benson Dr S. The proposed work would be coordinated with other planned outages on PSE’s electric system and civil work and fencing plans are anticipated to begin in 2025. There are a number of existing trees on the station property that will be evaluated for either retention or removal as part of the scope of work for this project. According to City of Renton (COR) Maps, the site contains a high coalmine hazard, high landslide hazard, high Erosion hazard, and Rolling Hills Creek (a non-fish seasonal stream). Current Use: The site is currently being used as the SWARR Peak Shaving Facility (SWARR) for PSE. The Peak Shaving Facility provides supplemental capacity to the natural gas system during periods of peak demand or system disruption. No changes are proposed to the current use. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential-8 (R-8) zoning district. Large utilities with natural gas lines require a hearing examiner conditional use permit in the R-8 zone and aboveground public utility facilities, such as water towers, reservoirs, water treatment facilities, and pump stations shall be treated with public art, subject to approval by the Arts Commission. No changes are proposed to the current use. 2. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations (Primary Structures)” effective at the time of complete application. 3. Significant Tree Retention: Application materials identify that there are mature trees on the site. 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, 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 SWARR Station - Security Perimeter Maintenance Page 3 of 6 November 20, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000335 TREE SIZE TREE CREDITS 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. 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- 130H.1.e can be met. The applicant has stated that they will be removing a number of trees as part of the project scope of work. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree credit worksheet prepared by an arborist or landscape architect would be required at the time of land use application. 4. Fences/Retaining Walls: The applicant intends to install fences as part of this project and the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. 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 SWARR Station - Security Perimeter Maintenance Page 4 of 6 November 20, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000335 retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4- 4-040) for additional information about retaining walls. A fence taller than seven feet (6') shall require a building permit. In any residential zone, the maximum height of any fence, hedge or retaining wall shall be seventy-two inches (72"), subject to further height limitations specified below: a. Front Yard Setbacks: Fences, hedges, or retaining walls shall not exceed forty-eight inches (48") in height within any part of the front yard setback. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42") in height in any part of the clear vision area as defined by RMC 4-11-030, Definitions C. b. Side Yard Setbacks: Fences, hedges, or retaining walls shall not exceed seventy-two inches (72") in height within any part of the interior side yard setback to the point where they intersect the front yard setback or a secondary front yard setback, in which case they shall be governed by the applicable limitations of the front yard or secondary front yard setbacks. c. Secondary Front Yard Setbacks: Fences, hedges, or retaining walls shall not exceed forty- eight inches (48") in height within any part of the secondary front yard setback. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42") in height in any part of the clear vision area as defined by RMC 4-11-030, Definitions C. d. Rear Yard Setbacks: Fences, hedges, or retaining walls shall not exceed seventy-two inches (72") in height within the rear yard setback except the fence, hedge, or retaining wall shall not exceed forty-eight inches (48") in height where the rear yard abuts a public or private street. A property owner proposing to vary the standards for a fence on a lot with special circumstances may submit an application to the Department for a variance. A variance application shall be evaluated for any proposed fence greater than seventy-two inches (72") in height anywhere within a residential zone. The applicant would be required to demonstrate the proposed variance meets the following decision criteria: a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; and d. That the approval is a minimum variance that will accomplish the desired purpose. Please include the existing height of the fence in the narrative description in the application materials. 5. Access/Driveways: Access to the site is proposed via the existing driveway at the intersection of Benson Dr S and S 21st St. No changes are proposed to the existing access or small parking area. SWARR Station - Security Perimeter Maintenance Page 5 of 6 November 20, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000335 6. Critical Areas: According to City of Renton (COR) Maps, the site contains a high coalmine hazard, high landslide hazard, high Erosion hazard, and a non-fish seasonal stream (Rolling Hills Creek a Type Np Stream). Due to the presence of geological hazards, a geotechnical report would be required to evaluate the geologic hazards mapped on the project site. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. Rolling Hills Creek is a stream located through the middle of the property. The City’s COR mapping database identifies this reach of Rolling Hills Creek as Np or a non-fish perennial stream. Therefore, a stream study prepared by a professional biologist will be required at the time of formal land use application submittal. Np rated streams require a minimum buffer of 75 feet and a structure setback of 15 feet from the edge of the buffer. No buffers are required along segments of piped or culverted streams. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 7. Environmental Review: Due to the presence of non-exempt critical areas on the site, the utility-related project is subject to Environmental (SEPA) Review in accordance with WAC 197- 11-800. An environmental checklist must be submitted with the land use application. 8. Permit Requirements: The proposal would require an Administrative Variance and Environmental (SEPA) Review. The applications can be reviewed concurrently in an estimated time frame of 8 weeks once a complete application is accepted. The 2025 variance fee is $1,536.00 and the 2025 Environmental (SEPA) Review fee is $1,856.00. The 2025 fee for each modification request is $299.00. There is an additional 5% technology fee 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, a separate building permits would be required. 9. 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. 10. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits 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. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 11. 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 SWARR Station - Security Perimeter Maintenance Page 6 of 6 November 20, 2024 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000335 Brianna Burroughs, Associate Planner, at 425-430-7246 or bburroughs@rentonwa.gov to submit prescreen materials and subsequent land use application. 12. Expiration: Once the variance application has been approved, a building permit must be applied for within two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. It is the applicant’s responsibility to monitor the expiration dates.