HomeMy WebLinkAboutPRE_Preapplication_meeting_summary_180214_v1PRE-APPLICATION MEETING FOR
SOUTHPORT OFFICE HELIPAD
PRE 17-000646
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 19, 2017
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Ian Fitz-James, 425-430-7288, IFitz-James@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
Building Department Reviewer: Craig Burnell, 425-430-7290, cthomas@rentonrfa.org
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).
RENTON REGIONAL FIRE AUTHORITY
FIRE PREVENTION BUREAU
M E M O R A N D U M
DATE:October 19, 2017
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Southport Office Helistop
1. Proposed helistop shall comply with all applicable sections of the building and
fire codes including 412.8, fire code section 2007 and NFPA 418. As often
happens when multiple codes apply, these competing codes do not always
coincide. As stated in section 102.10 of the fire code, when codes conflict, the
specific requirement shall apply. Also as stated in section 102.7 of the fire code,
the requirements of the fire code shall take precedent over those of the
referenced standards like NFPA 418.
K:\Preapps\2017\PRE17000646_Southport Helipad\02.Review Comments\17-1019 PRE17-000646 Civil Pre-App
Comments.docx
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 19, 2017
TO: Clark Close, Senior Planner
FROM: Ian Fitz-James, Civil Engineer III
SUBJECT: Utility and Transportation Comments for Southport Helipad
PRE17-000646
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 of the application for the Southport Helipad located on
the top of Tower 2 of the office complex under construction on the Southport campus.
WATER COMMENTS
1. Page 16 Section Code Conclusion mentions that a 2-1/2” standpipe is required within
150’ of the helipad. Any connection of the standpipe to the City’s water system must be
protected by an approved backflow prevention assembly.
STORMWATER COMMENTS
1. A helipad is considered pollution generating impervious surface by the 2017 Renton
Surface Water Design Manual. An evaluation of the additional pollution generating
impervious surface (PGIS) and the on-site water quality treatment should be provided to
verify that the PGIS will be treated or that an equivalent area can be treated.
K:\Preapps\2017\PRE17000646_Southport Helipad\02.Review Comments
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 19, 2017
TO:Pre-Application File No. 17-000646
FROM:Clark H. Close, Senior Planner
SUBJECT:Southport Office Helipad – 1107 Lake Washington Blvd
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, 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 for purchase for
$50.00 plus tax from the Finance Division on the first floor of City Hall or online at
www.rentonwa.gov.
Project Proposal: The applicant is proposing to develop and activate a 40’ x 40’ private-
use helipad to be located on Tower 2 of Southport offices located at 1101 Lake
Washington Blvd N (parcel no. 0823059216). The Southport campus consists of three 9-
story towers and Tower 2 is the center tower. The helipad proposal would be used to
support travel requirements of executives who engage in business activities in Renton
and the greater Seattle/Bellevue area. The use would not be available to the general
public, nor would it be used on a scheduled basis. The helipad would not have adjacent
support features used for fueling, de-fueling, maintenance, repairs or storage. The
structure would consist of a thickened concrete slab, low-wattage LED perimeter lights
to define the landing area surface, a lighted wind indicator, a non-smoking sign, and two
20A:160B wheeled fire extinguishers. Other features include a staircase to the occupied
floor below, an alternative method for reaching the occupied floor below (hatch and
ladder), and a standpipe within 150 feet of all areas of the helipad. The helipad would
be surrounded by a 90-foot diameter safety area defined as an area that would be clear
of all objects for a light-turbine helicopter. Towner 2 was structurally designed to allow
the construction of a helipad. City of Renton (COR) Maps has mapped the site as a high
seismic hazard area.
Southport Office Helipad
Page 2 of 5
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K:\Preapps\2017\PRE17000646_Southport Helipad\02.Review Comments
Current Use: Three, 125-foot tall, office buildings totaling approximately 743,610 gross
square feet at Southport (under construction).
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Urban Center Zoning Designations” effective at the time of complete
application (noted as “UC standards” herein). These standards are available on the City’s
website at
http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton040212
0A.html#4-2-120A.
Zoning: The property is located within the Commercial Mixed Use (CMU) land use
designation, the Urban Center (UC) zoning designation, and Urban Design District C.
Helipads are permitted as a Hearing Examiner Conditional Use in the UC zone at
Southport (per CI-126).
Minimum Lot Size, Width and Depth – The minimum lot size required for new lots
created after November 10, 2004 is 25 acres. There are no minimum width or depth
requirements. No subdivision is proposed, therefore the minimum lot size requirement
is not applicable.
Lot Coverage – The maximum building coverage permitted in the UC zone is 90% of the
lot area or 100% if parking is provided within the building. The helipad would be
constructed on top of Tower 2. No changes to the maximum building coverage would
result from the addition of the helipad.
Setbacks – Setbacks are the distance between the building and the property line or any
private access easement. Setback requirements in the UC zone are determined through
the Site Plan Review process. No changes to the building setbacks or the Southport
Office Development would result from the addition of the helipad.
Building Height – The maximum building height permitted in the UC zone is 10 stories
along primary and secondary arterials and 6 stories along residential/minor collectors.
The combined maximum building height and site elevation cannot exceed the
maximum height of 179 feet above sea level, meeting current FAA maximum height
for structures. The helipad facility must be consistent with standards contained in the
International Building Code (IBC), the International Fire Code (IFC) and National Fire
Protection Association Publication (NFPA) Publication 418. It would also be consistent
with Federal Aviation Administration Advisory Circular 150/5390-2C titled “Heliport
Design” and Federal Aviation Regulation (FAR) Part 77.
Screening - All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view in accordance with the requirements
Southport Office Helipad
Page 3 of 5
October 19, 2017
K:\Preapps\2017\PRE17000646_Southport Helipad\02.Review Comments
outline under RMC 4-4-095. The helipad would be surrounded by a 90-foot diameter
safety area that would be clear of all objects for a light-turbine helicopter.
Building Design Standards – Compliance with Urban Design Regulations, District ‘C’, is
required.
Critical Areas: A seismic hazard area are mapped over the site. It is the applicant’s
responsibility to ascertain whether any additional critical areas or environmental
concerns are present on the site during site development or building construction.
Environmental Review: The FSEIS and mitigation document was issued for the
Southport Planned Action in September 1999. Ordinance #4804 was adopted by the City
Council in October 1999 designating a Planned Action of the subject site. The objective
of the Southport Planned SFEIS was to complete the environmental review in advance of
the overall conceptual Master Site Plan. Project applications and development phases
were then allowed to proceed without additional environmental review provided the
proposed development is consistent with the plan alternatives and level of development
that was analyzed in the EIS process.
The procedure to review projects and to determine whether they meet the criteria as
Planned Actions under State laws and City codes and ordinances consist, at a minimum,
of the following:
1. Development application shall meet the requirements of RMC Chapters 4-8 and
4-9. Application shall be made on forms provided by the Department and shall
include a SEPA checklist or revised SEPA checklist [where approved through WAC
197-11-315(2)] or such other environmental review forms provided by the
Planning/Building/Public Work Department. The checklist may be incorporated
into the form of an application;
2. The Director shall determine whether the application is complete as provided in
RMC Chapter 4-8.
3. If the project application is within an area designated as a Planned Action, the
application shall be reviewed to determine whether the proposed application is
consistent with and meets all the qualification specified in Section III of
Ordinance No. 4804.
4. Upon review of a complete application by the City, the Director shall determine
whether the project qualifies as a Planned Action. If the project does qualify, the
Director shall notify the applicant, and the project shall proceed in accordance
with the appropriate permit procedure, except that no additional SEPA review,
threshold determination, or EIS shall be required.
5. Public notice for projects that quality as Planned Actions shall be tied to the
underlying permit. If notice is otherwise required for the underlying permit, the
Southport Office Helipad
Page 4 of 5
October 19, 2017
K:\Preapps\2017\PRE17000646_Southport Helipad\02.Review Comments
notice shall state that the project has qualified as a Planned Action. If notice is
not otherwise required for the underlying permit, no special notice is required.
6. If a project is determined not to be a Planned Action, the Director shall notify the
applicant and prescribe a SEPA review procedure consistent with the City SEPA
procedures and state laws. The notice to the applicant shall describe the
elements of the application that result in disqualification as a Planned Action.
7. Projects disqualified as a Planned Action may use or incorporate relevant
elements of the environmental review analysis in the SEIS prepared for the
Planned Action, as well as other environmental documents to assist in meeting
SEPA requirements. The Environmental Review Committee may choose to limit
the scope of the SEPA review to those issues and environmental impacts not
previously addressed in the SEIS.
After a review of Ordinance No. 4804, it doesn’t appear that the helipad was analyzed in
the EIS process under the Planned Action in September 1999. Please provide supporting
written documentation that the helipad was review under the Planned Action
environmental analysis contained in the Southport Development Planned Action
Supplemental Environmental Impact Statement (SEIS) issued by the City on September
9, 1999 in order for the Conditional Use Permit to be processed consistent the
procedures of the Planned Action.
If the helipad is unable to be processed under the Planned Action, the land use
application would be processed under the current procedures that implement the
requirements of the State Environmental Policy Act of 1971 as described under RMC 4-
9-070. An environmental checklist must be submitted with the land use application.
Permit Requirements: The proposed project would require a Hearing Examiner
Conditional Use Permit. This land use permits would be processed within an estimated
time frame of 12 weeks. The current application fees would total $3,090 ($3,000 CUP +
3% technology surcharge fee = $3,090). The application fee for SEPA Review
(Environmental Checklist) is $1,545 ($1,500 SEPA + $3% technology surcharge fee =
$1,545). All fees are subject to change. Detailed information regarding the land use
application submittal can be found on the City’s website by clicking “City Documents” on
the home screen, then “CED Forms.” All forms are in alphabetical order. The City now
requires electronic plan submittal for all applications. The City’s Electronic File
Standards can also be found on the City’s website.
In addition to the required land use permits, separate construction, building and sign
permits would be required (if applicable).
Public Information Sign: Public Information Signs are required for all Type III Land Use
Permits, as classified by RMC 4-8-080. Public Information Signs are intended to inform
Southport Office Helipad
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October 19, 2017
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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.
Next Steps: When the formal application materials are complete, the applicant will have
the materials pre-screened with the project manager at the 6th floor front counter prior
to submitting the complete application package. Please contact Clark Close, Senior
Planner at 425-430-7289 or cclose@rentonwa.gov to schedule an appointment.
Expiration and Extensions: Once the Conditional Use Permit applications have 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. A single
two-year extension may be granted for good cause by the Administrator.
HYATT
REGENCY
PROPOSED
HELIPAD
PARCEL NUMBER
0523059216
N
RENTON
MUNICIPAL
AIRPORT
Section 3:
SITE PLAN
Tower 1 Tower 2
Tower 3
Elevator
Stair
Helipad
30'x30'
N
Section 4
HELIPAD LOCATION ON
TOWER 2
SOUTHPORT OFFICE
COMPLEX
306 - 5"
65' - 4"118' - 3"
55' - 8"
PARCEL
0523059216
1103 LAKE WASHINGTON
BOULEVARD NORTH
1" - 85'
(APPROX)
H:\CED\Planning\Title IV\Docket\Administrative Policy Code Interpretation\CI-126\Code Interpretation.docx
Department of Community and Economic Development
Planning Division
ADMINISTRATIVE POLICY/CODE INTERPRETATION
ADMINISTRATIVE
POLICY/CODE
INTERPRETATION #: CI-126
MUNICIPAL
CODE SECTIONS: 4-2-080 Conditions Associated with Zoning Use Tables
REFERENCE: ORD 5759
SUBJECT: Helipads in the UC Zone
BACKGROUND: In 2015, the City of Renton adopted a new Comprehensive Plan and
corresponding text amendments to Title IV, Development Regulations.
The 2015 Comprehensive Plan merged the zones formerly known as
Urban Center – North 1 (UC-N1) and Urban Center – North 2 (UC-N2).
Prior to the 2015 Title IV text amendments, helipads (commercial or
private) were permitted under a Hearing Examiner Conditional Use
Permit (CUP) within the UC-N2 zone.
In order to maintain helipads as a permitted use within the former
boundaries of UC-N2, Condition #78 (shown below) was added to RMC 4-
2-080, Conditions Associated with Zoning Use Tables, and applied to the
use “Helipads” in the new Urban Center (UC) zone column within RMC 4 -
2-060, Zoning Use Tables – Uses Allowed in Zoning Designations.
“Condition #78. Specified use(s) are permitted in locations that are both
west of Logan Avenue and east of the Cedar River.”
Condition #78 was crafted based on the zoning map in effect prior to the
2015 Comprehensive Plan adoption. A portion of that zoning map is
shown below wherein UC-N2 is identified by a light blue shading and UC-
N1 in a darker shade of blue (no map symbol shown).
CI-126 Page 2 of 3
In the map above, Logan Avenue North appears to extend to I-405.
However, as shown in the portion of COR Maps below, North Park Drive
commences at the terminus of Park Avenue North, which eliminates
some properties from the described boundaries of Condition #78.
CI-126 Page 3 of 3
DECISION: Amend Condition #78 to better reflect the boundaries of the former UC-
N2 zone.
JUSTIFICATION: Condition #78 inadvertently removed helipads as a use allowed within
the boundaries of the former UC-N2 zone via a Hearing Examiner CUP,
which was neither disclosed to the public nor the intent of staff.
ADMINISTRATOR
APPROVAL: _______________________________________
C. E. “Chip” Vincent
EFFECTIVE DATE: September 19, 2017
APPEAL
PROCESS: To appeal this determination, a written appeal--accompanied by the
required filing fee--must be filed with the City's Hearing Examiner (1055
South Grady Way, Renton, WA 98057, 425-430-6515) no more than 14
days from the date of this decision. Your submittal should explain the
basis for the appeal. Section 4-8-110 of the Renton Municipal Code
provides further information on the appeal process.
DISCLAIMER: Excerpts from the Renton Municipal Code shown below may not contain the most
recently codified text. In such instances, code amendments implemented through this
Administrative Code Interpretation shall be construed to affect the current code and past/future
Administrative Code Interpretations not yet codified in the same manner as shown below.
Should any conflicts result the Administrator shall determine the effective code.
CODE
AMENDMENTS
NEEDED TO
IMPLEMENT
DETERMINATIONS: 4-2-080 Conditions Associated with Zoning Use Tables
Condition #78. Specified use(s) are permitted in locations that are south
of Gene Coulon Memorial Park, north of North Park Drive or both west of
Logan Avenue and east of the Cedar River.
STAFF CONTACT: Paul Hintz, x7436
CITY OF RENTON, WASHINGTON
ORDINANCE NO! 4804 ^
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON
DESIGNATING A PLANNED ACTION FOR THE SOUTHPORT SITE,
APPROXIMATELY 17 ACRES LOCATED ADJACENT TO LAKE
WASHINGTON AND BETWEEN GENE COULON PARK ON THE EAST
AND BOEING MANUFACTURING OPERATIONS ON THE WEST.
WHEREAS, RCW 43.21C.031 and WAC 197-11-164, - 168, and-172 allow and govern
the application of a Planned Action designation; and,
WHEREAS, in Resolution No. 3379, the City indicated its intent to study and consider a
Planned Action designation for the Shuffleton Steam Plant site, also known as the Southport site;
and,
WHEREAS, a Supplemental Environmental Impact Statement (SEIS) has been prepared
for a portion of the Shuffleton Steam Plant site, entitled the Southport Development Planned
Action Supplemental Environmental Impact Statement, and such document considers the
potential environmental impacts of a phased mixed-use project on approximately 17 acres of
property within the City limits; and,
WHEREAS, with Ordinance No. 4796 , the City has amended the Comprehensive
Plan Land Use Map for the subject area from Employment Area - Industrial (EA-I) to Center
Office Residential (COR); and,
WHEREAS, with Ordinance No. 4800 , the City has amended the Zoning Map from
Heavy Industrial (IH) to Center Office Residential (COR) ; and,
WHEREAS, this Ordinance would designate certain land uses and activities as "Planned
Actions" which would be consistent with the Center Office Residential (COR) designation and
zone;
NOW, THEREFORE, THE CITY OF RENTON DOES ORDAIN:
SECTION I. Purpose. The City of Renton declares that the purpose of this ordinance
is to:
A. Set forth a procedure designating certain project actions within the subject site as
Planned Actions" consistent with state law, RCW 43.21C.031; and,
B. Provide the public with an understanding as to what constitutes a Planned Action
and how land use applications which qualify as Planned Actions will be processed by the City;
and,
C. Streamline and expedite the land use permit review process for this site by relying
on completed and existing detailed environmental analysis for the subject site; and,
Entire Document
Available Upon
Request