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HomeMy WebLinkAboutPRE19-000283 (IL - Pointe Heron) Meeting SummaryPREAPPLICATION MEETING FOR Pointe Heron 510 Monster Rd SW PRE19-000283 CITY OF RENTON Department of Community & Economic Development Planning Division December 12, 2019 Contact Information: Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425.430.7293, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonRFA.org Building Department Reviewer: Craig Burnell, 425.430.7290, cburnell@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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 12, 2019 TO:Clark Close, Senior Planner FROM:Michael Sippo, Plan Reviewer SUBJECT:Pointe Heron – Tier II Temporary Use Permit 510 Monster Road SW PRE19-000283 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) 377920- 0005, 377920-0008 and 377920-0009. The following comments are based on the pre-application submittal made to the City of Renton by the applicant: WATER 1. The site is vacant and does not contain any water services around or through the properties from the City of Renton. The closest water service is a 12” water main stub and fire hydrant located at the Black River Quarry approximately ¼ mile to the southwest. The current plans does not add any infrastructure, buildings or storage of flammable materials so water or fire service is not required. SEWER 1. The site is vacant and does not contain any sewer services around or through the properties from the City of Renton. The closest sewer service is an 8” sewer main and manhole stub located at the Black River Quarry approximately ¼ mile to the southwest. The current plans does not add any infrastructure or buildings so sewer service is not required. SURFACE WATER 1. Refer to Figure 1.1.2.A – Flow Chart in the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. Since the site proposes greater than 7,000 square feet of land disturbing activity and will result in 2,000 square feet or more of new and/or replaced impervious surface and is not a “single-family residential project”, Full Drainage Review is required. A drainage study complying with the 2017 RSWDM with an associated drainage report and engineering plans will be required. Based on the City’s flow control Pointe Heron Tier II Temporary Use Permit – PRE19-000283 December 12, 2019 Page 2 of 3 map, the site falls within the Flow Control Duration Standard (Forested Conditions). The site is located in the Black River drainage basin. The site contains regulated (steep) slopes. A preliminary drainage plan and report, including the application of flow control BMPs, shall be included with the land-use application. The final drainage report should be submitted with the temporary use permit application. a. Per 4-4-110 (D)(7) – Storage Facilities, Bulk & Traffic and Access Control of the Renton Municipal Code (RMC), all on-site surfaces used for maneuvering and storage areas shall be paved in a manner to minimize dust and control stormwater drainage. Since the project proposes storage of construction equipment and bulk materials such as catch basins, manholes, aggregate stockpiles, et al. these storage areas and/or access roads to and from shall be paved. b. Paved areas shall mean areas utilizing asphalt or other approved method by the CED director, including but not limited to, concrete, subgrade compaction, and shall meet the stormwater controls for stormwater quantity and quality as outlined the 2017 RSWDM. Runoff from paved areas will need to be collected and conveyed to an approved stormwater detention/retention/water quality system. c. Paved areas subject to storage of construction equipment may also be required to convey runoff to an approved oil/water separator prior to stormwater retention/detention. 2. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. 3. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM. New storm drains should be sized to accommodate future runoff of all upstream tributary area. 4. A Stormwater Pollution Prevention Plan satisfying Core Requirement #5 will be required for the site to the maximum extent feasible. The Stormwater Pollution Prevention Plan, Report and BMPs may act in conjunction with any DOE General Permit requirements along with any and all applicable erosion and sediment control measures. 5. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The goetech report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. The geotech report should discuss critical areas in the site and if there are any wet season restrictions. 6. The 2019 Surface water system development fee is $0.72 per square foot of new impervious surface, but no less than $1,800.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. Provide a memo that includes the trip generation Pointe Heron Tier II Temporary Use Permit – PRE19-000283 December 12, 2019 Page 3 of 3 number and the trip assignment and distribution at the site accesses. Staff will review the memo and will inform the applicant if additional study is required. 2. S. 137 th Street (20-foot unimproved right-of-way at site’s northern boundary): All outdoor stockpiling of construction aggregates, construction materials, and construction equipment shall be removed from the public right-of-way. In addition, S. 137th Street will need to be replanted with sight-obscuring trees in order to eventually restore the right-of-way back to 2007 levels. GENERAL COMMENTS 1. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 2. 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. 3. 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 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following, but not limited to: 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). 6. Fees quoted in this document reflect the fees applicable in the year 2019 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\2019\PRE19-000283 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 12, 2019 TO:Pre-application File No. 19-000283 FROM:Clark H. Close, Senior Planner SUBJECT:Pointe Heron – 510 Monster Rd SW 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, Merlino Properties, is proposing a Tier II Temporary Use Permit for outdoor stockpiling of aggregates, construction equipment and construction materials at 510 Monster Rd SW. The location includes three (3) parcels (APNs 3779200005, 3779200008 and 3779200009) located on the westerly three lots of Pointe Heron LLC property next to the easterly portion of the Black River Quarry. The parcels are also located north of the Black River Riparian Forest and south of Sunset View Apartments. Together, all three (3) parcels have a combined area of 8.94 acres and a Comprehensive Land Use Designation of Employment Area and are zoned Light Industrial (IL). The parcels are currently used for outdoor stockpiling of construction aggregates with stockpiles up to 40 feet in height, storage of construction materials (pipe, manholes, catch basins), and storage of construction equipment (loaders, excavators, dump trucks, spreaders, backhoes, service vehicles, and unused job shacks). No off-site improvements are proposed. No trees are proposed to be removed. Stormwater from the site is discharged to ground or captured through a series of swales and routed to an existing sediment pond on the Black River Quarry property. The site is currently regulated by the Puget Sound Clean Air Agency and the Department of Ecology’s Sand and Gravel General Permit. As such, there are stringent environmental regulations that require limitation of erosion, control of dust, and monitoring of all stormwater discharges. Currently, Pointe Heron uses the following BMPs: interceptor dikes, straw waddles, rock check dams, track walking, sediment ponds, CO2 sparging, stabilization measures and site watering. Pointe Heron, PRE19-000283 Page 2 of 5 December 12, 2019 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000283 There are no wetlands or water bodies on the three parcels; an existing steep slope lies along the south edge of the parcels. Access to the site is through the westerly part of the Quarry property from Monster Road SW. Current Use: In 2015, the site was approved with eight (8) conditions of approval under a Tier II Temporary Use Permit pursuant to Renton Municipal Code Section 4-9-240 in order to continue to temporarily stockpile construction aggregates for a period up to five (5) years. In addition to stockpiling, the site is used for outdoor storage of construction materials (pipe, manholes and catch basins) and construction equipment (loaders, excavators, trucks, and trailers). The Tier II Temporary Use Permit expires on February 17, 2020. Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IL standards” herein). These standards are available on the City’s website at https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0402/Renton0402130A.htm l#4-2-130A. In addition, the proposal would be subject to RMC 4-4-110, “Storage Facilities, Bulk.” These standards are available on the City’s website at https://www.codepublishing.com /WA/Renton/#!/Renton04/Renton0404/Renton0404110.html. Zoning: The property is located within the Employment Area (EA) Comprehensive Plan land use designation and the Light Industrial (IL) zone. The project scope is limited to bulk storage facilities. Bulk storage facilities may be allowed only by special permit as specified in RMC 4-9- 220. As such, the following report addresses bulk storage facilities only. The intent of the regulation of bulk storage facilities is to allow such facilities in a location and manner so they are compatible with adjacent or abutting properties and beneficial to the City and in accordance with the State Environmental Policy Act. It is further the intent to insure that the safety, health, welfare, aesthetics and morals of the community are maintained at a high level. Please note that the Renton City Council is considering a new ordinance amending subsections 4-2-060.M and 4-2-080.A.29 and Section 4-4-110 of the RMC by classifying bulk storage in the zoning use table, permitting bulk storage in industrial zones and providing minimum separation distances (at least five hundred feet (500')) from residential zoning designations under Draft Ordinance D-156 Outdoor Storage. Landscaping: Existing vegetation in any required setback shall be preserved or landscaping shall be planted to prevent erosion and reduce the dust, mud and noise generated on the proposed use of the site. Around the periphery of the site, except where the proposed use of the site requires the lack of vegetation, the applicant shall landscape in such a manner as to result in reasonable screening. Trees planted shall be at least six feet (6') in height. See also Landscape Maintenance below. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, 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 ten percent (10%) of significant trees. When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of Pointe Heron, PRE19-000283 Page 3 of 5 December 12, 2019 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000283 replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. 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. No trees are proposed to be removed. A formal tree retention worksheet would be required with the land use application. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. Screening: Every effort shall be made to screen effectively all equipment and activities to minimize detrimental effects on adjacent or abutting property. Screening may include but is not limited to landscaping, berms with landscaping, and a screening fence. Bulk storage uses shall have a screen including gates and shall be at least eighty percent (80%) opaque surrounding the property area. Said screen shall be at least twenty five percent (25%) as high as the bulk storage containers or stock piles provided said screen is at least eight feet (8') high. The screen and optional security fence shall be set back at least twenty feet (20') from all property lines except that for those bulk storage facilities whose total ownership is less than two and one-half (2-1/2) contiguous acres in area, the Hearing Examiner may reduce this setback up to fifty percent (50%) for good cause and upon proper written application. All areas between the property lines and the screen shall be landscaped except for ingress and egress areas and except when a second bulk storage facility has a contiguous side or rear property line that abuts an existing bulk storage facility constructed to the standards specified in this Section provided there is at least a twenty-foot (20') landscaped strip. The landscape plan is to be approved by the Administrator. A landscaped berm may be used by itself or in combination with a screen provided the required height is met. The slopes of said berm shall be a maximum of two feet (2') horizontal to one foot (1') vertical. There shall be a flat area on top of the berm with a minimum width of two feet (2'). A retaining wall may be substituted for the internal side of the berm provided the retaining wall is approved by a licensed engineer. Height of Containers and Stock Piles: The maximum height of all storage containers and stock piles of bulk materials and/or products shall be forty feet (40'). Setbacks: All structures and bulk storage, except security fences, opaque screens and signs, shall be located at least sixty feet (60') from all public rights-of-way, wildlife habitat, public areas, parks and waterways which include, but are not limited to, rivers, lakes, streams and drainage channels. In all other instances the setbacks shall be at least twenty feet (20') from the property line. Landscape Maintenance: The maintenance of landscaping shall be assured prior to the issuance of a building permit by requiring one of the following options: (i) the posting of a performance bond for one hundred fifty percent (150%) of the estimated cost of maintenance of landscaping for a three (3) year period, (ii) the depositing with the City Clerk of a certified or cashier’s check Pointe Heron, PRE19-000283 Page 4 of 5 December 12, 2019 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000283 for one hundred fifty percent (150%) of the estimated cost of maintenance of landscaping for a three (3) year period, (iii) filing with the City Clerk a copy of a service contract for maintenance of landscaping for a three (3) year period, or (iv) such other written commitments that will assure satisfactory maintenance of landscaping for a three (3) year period. Any of the four (4) options above are to be approved as to legal form prior to acceptance by the City. Landscaping is to be maintained in a healthy, neat manner and shall be subject to periodic inspection by the City. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to eight feet in height are permitted. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). 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 retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Sound: Sound is regulated by Chapter 173-60 of the Washington Administrative Code (WAC), Maximum Environmental Noise Levels. The assigned classification for industrial zoned properties (Environmental Designation for Noise Abatement (EDNA) Code) is Class C. The maximum continual sound level is 70 decibels (dB(A)) up to a maximum of 85 db(A) for 1-1/2 minutes in duration in any one-hour period. See RMC 4-4-110.D.8.d for more sound level information. Light and Glare: The illumination from all sources located on a lot shall have the maximum value of eleven (11) lumens per square meter outside of lot lines and six (6) lumens per square meter outside the district line (Zoning Codes). In all cases of conflict the district line value shall apply. The intrinsic brightness of any source visible beyond the district lines shall have a maximum value of fifty (50) candles per square centimeter. Intermittent, rotating or flashing lights of an intrinsic brightness greater than two (2) candles per square centimeter and with a frequency greater than once in any five (5) second time period shall not be visible beyond district lines unless for the sole purpose of alarm or giving warning. Variances: Per RMC 4-4-110, Storage Facilities, Bulk – in the case of hardships affecting the subject property, variances to bulk standards may be granted by the Hearing Examiner subject to the conditions of RMC 4-9-250.B.5. Access: No changes to the existing access locations to the parcel are proposed. Critical Areas: Portions of the site contain regulation slopes. In addition, the site is located within close proximity to the Black River Riparian Forest, Black River Riparian wetland, high seismic hazards, regulated shoreline, and flood hazard areas. A habitat assessment may be required since the project site is in close proximity to a critical habitat. If required, the habitat assessment shall determine the extent, function and value of the critical habitat and potential for impacts and mitigation consistent with report requirements in RMC 4-8-120D. Pointe Heron, PRE19-000283 Page 5 of 5 December 12, 2019 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2019\PRE19-000283 Environmental Review: If the proposal exceeds 500 cubic yards of fill throughout the total lifetime of the use, the proposal would require Environmental ‘SEPA’ Review. An environmental determination will be made by the Renton Environmental Review Committee. Permit Requirements: The proposal would require a Hearing Examiner Special Permit for bulk storage as specified in RMC 4-9-220 and SEPA Environmental Review. The purpose of a special permit is to recognize that there are certain uses of property that may be detrimental to the public health, safety, morals, and general welfare, and not permitted by right in the zone where proposed, depending upon the facts of each particular case, a limited power to issue permits for such uses is vested in the Hearing Examiner following recommendation by the Development Services Division. The standards of review and procedural requirements shall be the same as a conditional use permit. A special permit for bulk storage would be reviewed in an estimated time frame of 12 weeks once a complete application is accepted. The 2020 application fees are as follows: Special Permit (Hearing Examiner) is $2,640 and SEPA Review (Environmental Checklist) is $1,580. Any modification requests to code standards are $250 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 new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. 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 at https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. 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: Building permits, licenses or land use permits required for the operation of a Special Permit shall be applied for within two (2) years of the date of Special Permit approval, unless an extended time frame is granted by the Administrator or Hearing Examiner. A single two (2) year extension may be granted for good cause by the Administrator.