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HomeMy WebLinkAboutPRE_PreApplication Meeting SummaryCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000042 1 PRE-APPLICATION MEETING FOR Renton Municipal Airport Southeast Buildings Demolition PRE25-000042 CITY OF RENTON Department of Community & Economic Development Planning Division March 13th, 2025 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@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 Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov 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). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000042 2 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 13, 2025 June 20, 2011 TO: Alex Morganroth, Principal Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Renton Municipal Airport Southeast Buildings Demolition 259 East Perimeter Rd, Renton, WA PRE25-000042 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 # 0723059007. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. There is an existing 8-inch water main through the site within the parking lot to the east and south of Building 330 (Record Dwg: W-080402). 2. There is an existing 1-1/2-inch domestic water meter for the existing Building 350 (Facility ID No. MTR- 002042). 3. There is an existing domestic water meter for the existing Building 295 (Facility ID No. MTR-018527). 4. The existing water meters and associated service line shall be cut, capped, and abandoned at the water main line. A separate water permit is required and will be created during the building permit application. 5. There is an existing fire hydrant to the south of Building 330 (Hydrant ID No. HYD-N-00202). 6. On-site construction work will need to be mindful of the existing system during construction to ensure that the existing water mains and associated appurtenances are not damaged. SEWER COMMENTS 1. There is an existing 24-inch cast Iron sewer main and associated manholes through the pavement to the east of the three buildings (295, 330, 350) (Record Dwg: S-235702). 2. The existing sewer stubs shall be cut and capped. A separate sewer permit is required and will be created during the building permit application. 3. The existing on-site sewer main and manholes shall be protected during the buildings’ demolition. SURFACE WATER CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000042 3 1. There are existing 6-inch and 8-inch private stormwater mains and associated catch basins surrounding the existing buildings of 295 and 330 (Record Dwg: RNT 2014 BASE MAP V1.dwg), which are discharged to Cedar River through a 12-inch ductile iron located to the north of Building 289. 2. There are existing 8-inch private stormwater mains and associated catch basins to the north of Building 350 (Record Dwg: RNT 2014 BASE MAP V1.dwg), which are discharged to Cedar River through a 24-inch concrete pipe located to the southeast of Building 289. 3. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, the project site falls within the City’s Peak Rate Flow Control Standard (Existing Site Conditions). The site falls within the Lower Cedar River drainage basin. 4. The flowpath from the project site discharge point is less than a half mile to the 100-year floodplain of the Cedar River, therefore, the project may qualify for the direct discharge exemption in accordance with Section 1.2.3.1 of the 2022 RSWDM if the project adheres to all requirements thereof. 5. The subject project falls within Zone 2 of the Aquifer Protection Area (APA). Therefore, open facilities and open conveyance systems, if proposed, may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2022 RSWDM. 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will 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, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 8. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. 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. 9. The project area may include a high-use site. Therefore, to meet Special Requirement # 5 (Oil Control), the project may be required to provide oil control treatment for runoff of the high-use portion of the site before discharging to the public stormwater system or to the on-site stormwater facilities. 10. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 11. Critical areas that may affect surface water review, the project site is within seismic hazard areas. 12. Erosion control measures to meet the City requirements shall be provided. 13. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. TRANSPOTATION CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000042 4 1. Construction staging and work will need to be coordinated with the airport prior to and during construction to ensure that airport operations are not hindered or interrupted. 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 civil construction 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 3. If applicable, a landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 5. 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 fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000042 5 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 13, 2025 TO: Pre-Application File No. 25-000042 FROM: Alex Morganroth, Principal Planner SUBJECT: SE Building Demolition Project 289 E Perimeter Rd (APN 0723059007) – Renton Municipal Airport 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, 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 www.rentonwa.gov. Project Proposal: The subject project site is located at 289 E Perimeter Road on the southeast side of the Renton Municipal Airport property (APN 0723059007). The airport site totals 167 acres in area and is located within the Medium Industrial (IM) zone. The applicant is proposing the demolition of three (3) buildings, identified as Building 295, Building 330, and Building 350. The buildings are clustered together adjacent to E Perimeter Road on the south side of the airport site and are approximately 12,900 sq.ft. (Bldg 350), 5,600 sq. ft. (Bldg 330), and 11,300 (Bldg 295) in size. All underground utilities serving the buildings would be cut and capped and new asphalt surface would be installed where the buildings are demolished. No parking would be removed as part of the proposal. Access to the site would remain off of E Perimeter Road. According to City of Renton (COR) Maps, the airport site is located within a High Seismic Hazard Area in addition to the Cedar River (Shoreline of the State) Reach A High-Intensity Shoreline Overlay district. The site is also within the Downtown Wellhead Area Zones 1 and 2. A Flood Hazard Area pursuant to the FEMA Flood Insurance Rate Maps (FIRM) is also located on the subject site. The hazard area on the site, a Special Flood Zone AE (base flood elevation determined), is classified as a 100-year flood plain. The FIRM maps indicate the base flood elevation to be 26 feet Mean Sea Level (MSL). All proposed work would occur outside of the adjacent Cedar River shoreline jurisdiction, associated flood hazards, and the Downtown Wellhead Protection Area Zone 1. However, work would occur within a mapped high seismic hazard area and the Downtown Wellhead Protection Area Zone 2. The applicant anticipates conducting the project advertisement/bidding for in the summer of 2025 and completing the demolition construction activities in the summer/fall of 2025.Current Use: A municipal airport and supporting uses are located on the site. 1. Zoning: The Renton Municipal Airport site is located in Medium, Industrial (IM) zoning designation and Employment Area Comprehensive Plan Land Use Designation. A Municipal Airport is a permitted use in the IM zone. Airport-related or aviation-related uses are permitted as an accessory use in the IM zone. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000042 6 2. Development Standards: Projects on the airport site are subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations.” Based on the scope of the project, which includes no new construction and no additional impervious surface, none of the standards are applicable. 3. Critical Areas: COR maps indicates the work is proposed within in a high seismic hazard area. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site may be required by the building official at the time of demolition permit review. COR Maps indicates the area of work is located in the Wellhead Protection Area Zone 2. A fill source statement will be required for any offsite soils brought to the site. In addition, the City may require an applicant to prepare a hydrogeologic study if the proposal has the potential to significantly impact groundwater quantity or quality, and sufficient information is not readily available. Such a report shall be prepared by a qualified professional at the applicant’s expense. Report content requirements may be specified by the City in accordance with State or Federal guidelines or tailored to the particular development application. See RMC 4-3-050.G.8 for additional regulations related to wellhead protection areas. It is the applicant’s responsibility to ascertain if any other critical areas or environmental concerns are present on the site during site development or building construction. 4. Environmental Review: The demolition of a building larger than 4,000 sq. ft. would exceed the City’s adopted categorical exemption thresholds (RMC 4-9-070G) and would subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. An Environmental Checklist would be required to be submitted with the proposal and the City’s Environmental Review Committee would issue a Threshold Determination prior to any issuance for permits on the site. In addition to the required land use permits, separate construction, building and sign permits would be required. 5. Permit Requirements: The proposal would require Environmental (SEPA) Review. The applications would be reviewed in an estimated time frame of eight (8) weeks following acceptance of a complete application. The 2025 Environmental Review fee is $1,856.00. Any modification requests to code standards are $299.00 per modification. 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 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, separate construction and building permits may be required. 6. 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. 7. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment. 8. Expiration: Environmental (SEPA) Review determinations do not expire. It is the applicant’s responsibility to monitor the expiration dates.