Loading...
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 Hyatt Regency - Lake Washington Splices 1053 Lake Washington Blvd N, Renton, WA 98056 PRE 25-000168 July 3, 2025 Contact Information: Planner: Jill Ding, 425-430-6598, jding@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 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: July 2nd, 2025 TO: Jill Ding, Senior Planner FROM: Michael Sippo, Civil Engineer III SUBJECT: 11 Pile Splices to Existing Float Pier 1503 Lake Washington Blvd N, Renton, WA 98056 PRE 25-000168 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 11 Pile Splices to Existing Float Pier – PRE25-000168 Page 2 of 3 6. Based on the review of project information submitted for the pre-application meeting, no improvement/alteration to the water system is anticipated, however, any work or staging occurring on the promenade near the pier will need to take into account the existing water main located approximately 30’ from the float pier. 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. There is an existing side sewer adjacent to the pier that was constructed under permit SS22000283. Any work or staging occurring on the promenade near the pier will need to take into account the existing side sewer and protect during construction. 4. Based on the review of project information submitted for the pre -application meeting, no improvement/alteration to the sewer system is anticipated. Surface Water 1. City records indicate that there is currently an on-site private storm drainage system (record drawing R-288218). The location and nature of the main is unknown and consideration will need to be taken if work occurs near the main’s mapped location through the permitting process. 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. A drainage study complying with the 2022 City of Renton Surface Water Manual will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Conditions). The site is located in the Lake Washington drainage basin. Drainage report and drainage plans based on 2022 City of Renton Surface Water Design Manual are required to be provided. A preliminary drainage plan and drainage report, including the application of flow control BMPs, shall be included with the land use application. The final drainage plan and drainage report should be submitted with the utility construction permit application. 3. The development is subject to a Targeted Drainage Review - Category 1 and must demonstrate that the proposed project complies with a minimum 1 core requirement (Core Requirement #5 - Erosion and Sediment Control) and 5 of 6 special requirements (SR #1 - Area Specific Requirements, #2 - Flood Hazard Delineation, #3 - Flood Protection Facilities, and #4 - Source Control) as outlined in the RSWDM. Additional requirements may be applied by CED based on project or site-specific conditions. Documentation of compliance is required. 4. Erosion control and stormwater pollution prevention measures to meet the City requirements per Core Requirement #5 of the 2022 RSWDM shall be provided. During construction, the contractor shall prevent all dust, drips, debris and spills from coming in contact with the water’s surface 5. Please refer to the 2022 RSWDM, pg. 5-17 “Material” when choosing the type of material to be used for the pilings. 6. Please provide documentation regarding the fish window time frame of July 16 to December 31. A Hydraulic Project Approval (HPA) may be required. 7. Materials shall be treated to prevent leaching of metals. A leachable metal surface consists of, or is coated with, a non-ferrous metal that is soluble in water. Refer to the 11 Pile Splices to Existing Float Pier – PRE25-000168 Page 3 of 3 2022 RSWDM, pg. 6-19 “Use of Metal Materials” when considering materials to be used for the project. 8. A geotechnical report for the site is note required so long as the project is contained entirely over the water surface. Any work or staging over the promenade may require geotechnical analysis. 9. A Construction Stormwater General Permit from Department of Ecology may be required due to the overwater nature of the construction activity being proposed. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website 11. The development is not subject to stormwater system development charges (SDC fee). Transportation 1. Construction mitigation shall take into account project impacts to park, fire, vehicle, bicycle and pedestrian traffic where along the promenade or if construction equipment accesses from the site and not waterward. Construction staging will need to take into account the ability of emergency vehicles to utilize the site. 2. A conceptual pedestrian and bicycle detour and signage plan may be submitted with the land-use application for review by the City’s Transportation and Parks Department as applicable and if staging will occur onsite. 3. A traffic impact analysis is not required. General Comments 1. All construction utility 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 2. Fees quoted in this document reflect the fees applicable in the year 2025 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. 3. A demo permit may be required for the demolition of any existing structures. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 3, 2025 TO: Pre-Application File No. PRE25-000168 FROM: Jill Ding, Senior Planner SUBJECT: Hyatt Regency - Lake Washington Splices – 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 remove eight (8) derelict piles and splice eleven (11) internal float piles on an existing floating pier. All old wood piles would be hauled out and discarded in an approved upland renew container. The proposal would not include any excavation or fill. 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 and Aquatic Designations of Lake Washington Reach H. Current Use: The property has an existing hotel and multiple grated floats intended to be utilized by providing temporary moorage of motorized and non-motorized vessels 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 service and 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. A hotel is a permitted use within the UC-2 zone, provided specified use(s) are not allowed within one thousand feet (1,000') of the centerline of Renton Municipal Airport runway. Hyatt Regency - Lake Washington Splices Page 2 of 4 July 3, 2025 Within the Shoreline High Intensity Designation, except for uses specified in the Shoreline Use Table (RMC 4-3-090E.1), 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 an administrative (AD) or Hearing Examiner (H) conditional use permit in the underlying zoning require the corresponding Shoreline Conditional Use Permit. As noted above, hotel uses are a permitted use within the UC-2 zone, and are therefore permitted within the Shoreline High Intensity Designation. 2. Shoreline Master Program: The project site is located within Lake Washington and would be subject to the requirements of the Shoreline High Intensity and Aquatic Designations. 3. Water-Enjoyment Uses: In accordance with RMC 4-3-090E.4.a, water-enjoyment commercial and community service uses shall not be approved if they displace existing water-dependent or water-related uses or if they occupy space designated for water- dependent or water-related use identified in a substantial development permit or other approval. Prior to approval of water-enjoyment uses, review of the design, layout, and operation of the use shall confirm that the use facilitates public access to the shoreline as, or the use provides for, aesthetic enjoyment of the shoreline for a substantial number of people as a primary characteristic of the use. The ground floor of the use must be ordinarily open to the general public and the shoreline-oriented space within the project must be devoted to the specific aspects of the use that foster shoreline enjoyment. On Lake Washington, allowed water-enjoyment commercial uses shall be evaluated in terms of whether the use facilitates a State -wide interest, including increasing public access and public recreational opportunities in the s horeline. The existing hotel and associated dock would be considered an existing water-enjoyment 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. The proposal includes repairs to an existing dock and does not include new over-water structures. 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 Section, Use Compatibility and Aesthetic Effects and subsection D5 of this Section, Building and Development Location – Shoreline Orientation. Hyatt Regency - Lake Washington Splices Page 3 of 4 July 3, 2025 5. Maintenance and Repair of Docks: Existing docks or piers may be repaired in accordance with the criteria below. i. When the repair and/or replacement of the surface area exceeds thirty percent (30%) of the surface area of the dock/pier, light penetrating materials must be used for all replacement decking. For floating docks, light penetrating materials shall be used where feasible, and as long as the structural integrity of the dock is maintained. ii. When the repair involves replacement of the surfacing materials only, there is no requirement to bring the dock/pier into conformance with dimensional standards of this Section. iii. When the repair/replacement involves the replacement of more than fifty percent (50%) of the pilings, or more, the entire structure shall be replaced in compliance with these regulations. For floating docks, when the repair/replacement involves replacement of more than fifty percent (50%) of the total supporting structure (including floats, pilings, or cross-bars), the entire structure shall be replaced in compliance with these regulations. iv. When the existing dock/pier is moved or expanded or the shape reconfigured, the entire structure shall be replaced in compliance with these regulations. The applicant shall demonstrate compliance with the maintenance and repair requirements for existing docks or piers. 6. 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 parcel is mapped within the Shoreline Aquatic and High Intensity Designations 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 splice installation and pile removal 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. 7. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800 as the proposal includes 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 previou sly existing; except that, where undertaken wholly or in part on lands covered by water, only minor repair or replacement of structures may be exempt (examples include repair or replacement of piling, ramps, floats, or mooring buoys, or minor repair, alteration, or maintenance of docks). The proposal includes the removal of eight (8) derelict piles and the installation of 11 pile splices using hand tools under an existing floating dock and would be considered maintenance and repair of an existing structure. 8. 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 Exemption in accordance with WAC 173-27-040, as Normal Hyatt Regency - Lake Washington Splices Page 4 of 4 July 3, 2025 maintenance or repair of existing structures or developments, including damage by accident, fire or elements are exempt from Shoreline Substantial Development Permits. "Normal maintenance" includes those usual acts to prevent a decline, lapse, or cessation from a lawfully established condition. "Normal repair" means to restore a development to a state comparable to its original condition, including but not limited to its size, shape, configuration, location and external appearance, within a reasonable period after decay or partial destruction, except where repair causes substantial adverse effects to shoreline resource or environment. Replacement of a structure or development may be authorized as repair where such replacement is the common method of repair for the type of structure or development and the replacement structure or development is comparable to the original structure or development including but not limited to its size, shape, configuration, location and external appearance and the replacement does not cause substantial adverse effects to shoreline resources or environment. The proposal includes the replacement of existing piles with new splices to the existing floating pier. 9. Permit Requirements: A Shoreline Exemption would be reviewed within an estimated time frame of 3-4 weeks. Shoreline Exemptions are not subject to any application fees. 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. 10. 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. 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 Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 12. Expiration: The shoreline exemption is valid for two (2) years from the date of approval. It is the applicant’s responsibility to monitor the expiration dates.