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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 Diesel Storage Tank for Boat Mooring 1053 Lake Washington Blvd N, Renton, WA 98056 PRE 25-000022 February 13, 2025 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@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 Directo r, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: February 10, 2025 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Hyatt Hotel Dock Fuel Station 1. The proposed aboveground tank and fuel dispensing shall meet the following codes and sections. Chapter 57 and Section 2310 of the International Fire Code. It is assumed and reviewed such that fuel will only be dispensed into approved portable containers and never directly into motor vehicles as this would trigger other fire code requirements. Approved portable fuel dispensing container shall not exceed 30 gallons and shall be listed to UL 30 standards. Portable fuel dispensing containers shall have automatic fuel shutoff devices without any hold open device. This review also is only assuming Class II diesel fuels. If Class I gasoline is dispensed, again other sections of the code would apply. An approved designated fueling area at the dock would be required with proper portable fire extinguishers and proper code signage like No Smoking signs. Only a designated trained attendant would be allowed to dispense fuel. The proposed aboveground tank is required to be permitted through a normal construction installation tank permit from the fire department. Annual fire code permits are required for the fuel tank and fuel dispensing operations. Approved spill control is required for the dispensing into the portable container area adjacent to the aboveground tank per section 5705.3.8. Aboveground fuel tank shall be a minimum of 5 feet from the building. Aboveground fuel tank shall have proper vehicle protection per section 312 of the fire code. 2. Fire department apparatus access roadways are adequate as they exist from existing fire lanes. THE DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 11, 2025 TO: Jill Ding, Senior Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: Diesel Storage Tank for Boat Mooring 1053 Lake Washington Blvd N PRE25-000022 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) 0523059075. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Kennydale 308 Pressure Zone. 2. The static water pressure is approximately 123 psi at ground elevation of 22-feet. A pressure reducing valve is required downstream of the domestic water meters where the water pressure exceeds 80 psi per COR Std Plan 340.5. 3. There is an existing looped 12-inch water main located on the parcel that can deliver a maximum flow capacity of 1500 GPM (see water plan no. W-377204). 4. There are one existing 6 inch water service and one existing 1 inch water service serving the parcel (LAT-022436 and LAT-022175) 5. There are four existing fire hydrants within 300-feet of all points of the property. • HYD-NE-00384 • HYD-NE-00528 • HYD-NE-00518 • HYD-NE-00529 Based on the review of project information submitted for the pre-application meeting, no improvement/alteration to the water system is anticipated Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing wastewater lift station located at the North West of the parcel (record drawing S- 381608) and a 6 inch wastewater lateral (record drawing S-381608) and a 4 inch force wastewater main (record drawing S-381608) serving the parcel. 3. Based on the review of project information submitted for the pre-application meeting, no improvement/alteration to the sewer system is anticipated unless required for compliance with Stormwater Pollution Prevention Manual (see comment for surface water). Surface Water 1. There is currently an on-site private storm drainage system (record drawing R-288218). 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 Peak Rate Flow Control (Matching Existing) Standard. The site falls within the South Lake Washington drainage basin. 3. The project area may be considered a high-use site. Therefore, in order to meet Special Requirement # 5 (Oil Control), the project may be required to provide oil control treatment (typically using an oil/water separator) for runoff of the high-use portion of the site before discharging to the public stormwater system or to the on-site stormwater facilities. 4. Applicant shall demonstrate compliance with Special Requirement #4 (Source Control) and the King County Stormwater Pollution Prevention Manual. 5. Conceptual utility plan will be required at the time of land-use application. 6. The current System Development Charges (SDC) for stormwater utility a. $0.94 per sq foot of new impervious surface, but not less than $2,350 . Transportation 1. Per City code 4-6-060 frontage improvements are not required per exemption #1: • New construction or addition with valuation less than one hundred seventy five thousand dollars ($175,000.00). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 13, 2025 TO: Pre-Application File No. PRE25-000022 FROM: Jill Ding, Senior Planner SUBJECT: Diesel Storage Tank for Boat Mooring – 1053 Lake Washington Blvd N, Renton, WA 98056 Parcel No. 0523059075 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 1053 Lake Washington Blvd N (Parcel #0523059075), totals approximately 239,195 square feet (5.49 acres) in area, and is zoned Urban Center-2 (UC-2). The applicant proposes to install a diesel storage tank for boat mooring. The tank would be stored on the loading dock at the Hyatt Regency at Southport. Portable jerry cans would be utilized to bring fuel to the boats mooring at the Hyatt. The tank would be either 500 or 1,000 gallons and stored within a four and a half foot (4.5’) tall, 85”x 45” box. The box would include an exhaust vent that is nine feet (9’) high. According to the City’s COR Mapping system, the site is mapped within a high seismic hazard area and is located within the 200-foot shoreline jurisdiction of Lake Washington. The site is mapped within the Shoreline High Intensity Designation of Lake Washington Reach H . Current Use: The property has an existing hotel and multiple floats intended to be utilized by providing temporary motorized and non-motorized boat moorage onsite, which is proposed to remain. 1. Zoning Districts and Land Use Designation: The subject property is located within the Commercial Mixed Use (CMU) land use designations and the Urban Center-2 (UC-2) zoning classification. A variety of recreation uses are permitted in the UC-2 zone. See the Zoning Use Table in RMC 4-2-060 for a list of specific uses. Marianas are defined as a facility for storing, servicing, fueling, berthing, and securing and launching of private Diesel Storage Tank for Boat Mooring Page 2 of 4 February 13, 2025 pleasure craft that may include the sale of fuel and incidental supplies for the boat owners, crews, and guests. This definition includes tie-up for float planes as well as pleasure boats, and other private pleasure craft. Marinas are permitted in both the UC- 2 zone with an approved Hearing Examiner Conditional Use Permit. In addition, marinas are also defined as a use providing moorage for pleasure craft, which also may include boat launching facilities, storage, sales, and other related services for RMC 4-3-090, Shoreline Master Program Regulations, use only. In the Shoreline High Intensity Designation, land uses allowed in the underlying zoning in RMC 4-2-060 are allowed in this overlay district, subject to the preference for water -oriented uses. Land uses in the underlying zoning that require a Hearing Examiner conditional use permit in the underlying zoning require the corresponding Shoreline Conditional Use Permit. 2. Shoreline Master Program: The project site is located within Lake Washington and would be subject to the requirements of the Aquatic Designation. Active recreation, boat launching, and boat moorage uses are outright permitted uses within the Aquatic Designation, provided the use is water-dependent (RMC 4-3-090E.1). Boat houses are prohibited within the Aquatic Designation. 3. Water-Dependent Uses: In accordance with RMC 4-3-090E.4.a, water-dependent commercial and community service uses shall be given preference over water-related and water-enjoyment commercial and community service uses. Prior to approval of water-dependent uses, the Administrator shall review a proposal for design, layout, and operation of the use and shall make specific findings that the use qualifies as a water - dependent use. Water-dependent commercial and community service uses shall provide public access in a manner that will not interfere with the water-dependent aspects of the use. The portion of a site not required for water-oriented use may include multiple use, approved non-water-oriented uses, ecological restoration, and public access. The proposed diesel storage tank for boat mooring would be considered a water-dependent use. 4. Commercial and Community Services: In accordance with RMC 4-3-090E.4, new commercial and community services developments are subject to the following: Over-Water Structures – Over-water structures are allowed only for those portions of water-dependent commercial uses that require over-water facilities or for public recreation and public access facilities. Non-water-dependent commercial uses shall not be allowed over water except in limited instances where they are appurtenant to and necessary in support of water-dependent uses. Setbacks – Public access adjacent to the water may be located within the required setback, subject to the standards for impervious surface in subsection D7a of this Section, Setbacks, for non-water-oriented commercial buildings and shall be located no closer than one hundred feet (100') from the OHWM; provided, this requirement may be modified in accordance with subsection F1 of this Section, Vegetation Conservation. Scenic and Aesthetic Qualities – All new or expanded commercial and community services developments shall take into consideration the scenic and aesthetic qualities of the shoreline and compatibility with adjacent uses as provided in subsection D3 of this Diesel Storage Tank for Boat Mooring Page 3 of 4 February 13, 2025 Section, Use Compatibility and Aesthetic Effects and subsection D5 of this Section, Building and Development Location – Shoreline Orientation. 5. Critical Areas: According to the City’s COR Mapping system, the site is mapped within a high seismic hazard area and is located within the 200-foot shoreline jurisdiction of Lake Washington. The site is mapped within the Shoreline High Intensity Designation of Lake Washington Reach H. A lake study would be required to be submitted with the project application, the lake study must make a finding regarding whether the proposed diesel storage tank would have a net loss of ecological functions. In assessing the potential for net loss of ecological functions or processes, project-specific and cumulative impacts shall be considered and mitigated on - or off-site. 6. Environmental Review: The proposal would be require Environmental (SEPA) Review, as the proposal is undertaken partly on lands covered by water. 7. Shoreline Permit Requirements: Shoreline Substantial Development Permits ensure proposed shoreline development is consistent with the goals and policies of the Shoreline Master Program. The proposal would be subject to a Shoreline Substantial Development Permit in accordance with WAC 173-27, the Shoreline Management Act. 8. Permit Requirements: A Hearing Examiner Conditional Use Permit, Shoreline Conditional Use Permit, Shoreline Substantial Development Permit, and Environmental (SEPA) Review would be reviewed within an estimated time frame of 12 weeks. The 2025 permit fees would total $13,196.40 ($3,825 Conditional Use + $3,763 Shoreline Conditional Use + $3,124 Shoreline Substantial Development Permit + $1,856 SEPA + $628.40 Technology Fee = $13,196.40). 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. 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. Impact Fees: There would be no impact fees associated with the proposed diesel storage tank. The city’s 2025-2026 fee schedule is available for your review on the City’s website. Diesel Storage Tank for Boat Mooring Page 4 of 4 February 13, 2025 12. 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 Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 13. Expiration: A permit authorizing construction shall extend for a term of no more than five (5) years after the effective date of a shoreline permit, unless a longer period has been specified pursuant to RCW 90.58.143 and subsection RMC 4-9-190J.2 or J.3. If an applicant files a request for an extension prior to expiration of the shoreline permit the Planning Division shall review the permit and upon a showing of good cause may authorize a single extension of the shoreline permit for a period of up to one year. It is the applicant’s responsibility to monitor the expiration dates.