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HomeMy WebLinkAboutPRE_Preapplication Notes_Broodstock_210115_v1.pdf1 PRE-APPLICATION MEETING FOR SPU Broodstock Preapp PRE19-000155 CITY OF RENTON Department of Community & Economic Development Planning Division August 6th, 2019 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Brianne Bannwarth, 425-430-7299, bbannwarth@rentonwa.gov Parks Review: Erica Schmitz, 425-430-6614, eschmitz@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). 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:August 6, 2019 TO: Alex Morganroth, Planner FROM:Brianne Bannwarth, Development Engineering Manager SUBJECT:SPU Broodstock Preapp 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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER Water comments related to the protection of the aquifer will be forthcoming. SEWER No sewer comments. SURFACE WATER 1. Drainage report and drainage plans based on 2017 City of Renton Surface Water Manual are required to be provided. The drainage review will be Targeted Level 1 review. The drainage report should also include the Core Requirement for Erosion Control, Special Requirement 1, and Special Requirement 2. Additional requirements will be applicable if there is change in the project elements and new and replaced impervious surface of 2,000 square feet or more is created by the project. 2.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. 3. Stormwater system development charge (SDC) fee is applicable for projects that add new impervious surface. The SDC fee is based on the square feet of impervious surface area provided by the project. The SDC fee that is current at the time of issuance of the construction permit will be applicable. Payment is due prior to issuance of the construction permit. The current year surface water system development fee is $0.72 per square foot of new impervious surface, but not less than $1,800.00. TRANSPORTATION 3 No Transportation comments. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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. 3. 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. 4. 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2018 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 https://www.rentonwa.gov/city_hall/administrative_services/finance/budget / for the current fee schedule. 7. Building permit is required for walls 4 feet or taller. 8. Building permit is required for stormwater vault. 4 5 6 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:August 6th, 2019 TO:Pre-Application File No. 19-000155 FROM:Alex Morganroth, Associate Planner SUBJECT:SPU Broodstock Collection Facility Replacement Project PRE19-000155 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 online at https://www.codepublishing.com/WA/Renton/. Project Proposal: Seattle Public Utilities (SPU) is proposing to replace the existing Broodstock Collection Facility (BCF) on the Cedar River at River Mile 1.7, near APN 1723059014. The existing BCF was reviewed and approved in 2008 under LUA08-018. The original Environmental Review (SEPA) was completed as part for the Cedar River Sockeye Hatchery Final EIS completed in March of 2003. The purpose of the facility is to facilitate fish collection activities in support of the Cedar River Hatchery located upstream. The Cedar River Hatchery program was established to mitigate habitat loss for sockeye salmon above the Landsburg Diversion Dam as part of the Landsburg Mitigation Agreement. According to the applicant, the primary purpose for replacement is to improve operations at higher river flows and improve safety for facility operators by minimizing maintenance needs. In- water work would include the removal of existing in-water picket barrier components, installation of a new trap box, tip gate, vertical panels, and concrete sill. Similar to the original BCF, the trap box, tip gate, and vertical panels would be in place between mid-September to mid-December, while the picket panels will be lowered and left in place until river flows subside in early to mid-June and then removed. The concrete sill would be the only permanent component to remain in the water year-round. Critical areas are mapped on the project site and include protected slopes (>40%), sensitive slopes (25-40%), a high seismic hazard, a flood hazard area and the Wellhead Protection Area Zone 1. The site is located within the Reach C of the Cedar River Shoreline and includes the Urban Conservancy, High Intensity, and Aquatic Shoreline designations. The applicant has proposed the removal of two trees and some vegetation on the site. The proposal would likely include new impervious surface, but a specific number was not provided by the applicant. Current Use: The subject site contains a boat ramp, pedestrian trail, and the existing BCF located in-water across the entire Cedar River. 8 Zoning: The subject property is located within the Commercial-Office-Residential (COR) zoning district. The City of Renton Use Table in RMC 4-2-060 does not specifically address the “use’ of broodstock facilities. However, on April 28th, 2008, a Policy Decision was issued by the Development Services Director and determine that broodstock facilities are similar in character to the definition of Natural Resource Extraction/Recovery, and therefore the original BCF was allowed in the COR zoning district subject to a Hearing Examiner Conditional Use Permit. Conditional Use Permit: Revisions to approved Conditional Use Permits may be considered “minor” if the following criteria are met per RMC 4-9-030. Minor revisions may be permitted by an administrative determination if the revision does not: a. Involve more than a ten percent (10%) increase in area or intensity of the use; or b. Result in any significant environmental impact not adequately reviewed or mitigated by previous documents; or c. Expand onto property not included in original proposal. (Ord. 5644, 12-12-2011; Ord. 5876, 1-22-2018) Based on the applicant’s submitted materials, it appears that the proposed project may qualify as a minor revision and would therefore not be subject to a new Hearing Examiner Conditional Use Permit. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” and District ‘C’ overlay area “RMC 4-3-100 “Urban Design Regulations” effective at the time of complete application. The project is also subject to Shoreline Master Program Regulations as the site is within the 200-foot Shoreline High-Intensity Overlay, Nature Conservancy Overlay, and Aquatic Overlay. Density – The minimum density permitted is 30 units/net acre and the maximum density is 50 units/net acre. Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width or depth. Lot Coverage –A maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. As surface parking is proposed for a portion of development, the 65-percent maximum will apply to this proposal, however this standard is eligible for modification with an approved master plan. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. All setbacks, except for Clear Vision Area, are determined through site plan review. Height – Maximum building height is 10 stories and/or 125-feet. However, in no case shall building height exceed the maximum allowed by the Airport Compatible Land Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. Buildings or portions of buildings that exceed 50-feet in height shall include upper story setbacks as follows: The minimum setback for a fifth story and succeeding stories shall be ten 10-feet minimum from the preceding story, applicable to each story or an equivalent standard that adds interest and quality to the building. Buildings shall provide vertical and horizontal modulation of roof lines and facades of not less than two-feet at a minimum interval of 40-feet per building face, or an equivalent standard that adds interest and quality to the building. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For multi-family development, a minimum of 1-½ square feet per dwelling unit shall be provided for recyclable deposit areas, and a minimum of 3 square feet per dwelling unit shall be provided for refuse deposit areas with a combined total minimum area of 80 square feet. Please refer to RMC 4-4-090 for separate Office and Retail deposit and collection requirements. The applicant would be required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 with the land use application. 9 Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Critical Areas: Based on the City’s Critical Areas Maps, the proposed site of the WCF is mapped with protected slopes (>40%), sensitive slopes (>25%) a high seismic hazard, and the Wellhead Protection Area Zone 1. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development. The applicant shall provide updated studies. Shoreline Regulations: The objective of the High Intensity Overlay is to provide opportunities for large-scale office and commercial employment centers as well as multi-family residential use and public services. This district provides opportunities for water-dependent and water-oriented uses while protecting existing ecological functions and restoring ecological functions in areas that have been previously degraded. Development may also provide for public use and/or community use, especially access to and along the water's edge. The objective of the Urban Conservancy Overlay protect, conserve, restore, and manage existing areas with ecological functions of open space, floodplain, and other sensitive lands where they exist in urban and developed settings, while allowing compatible uses. The objective of the Aquatic Shoreline overlay protect, restore, and manage the unique characteristics and resources of the areas waterward of the ordinary high water mark. Local governments may approve a revision if the proposed changes are within the scope and intent of the original permit and consistent with the SMP and the SMA. Scope and intent are defined in WAC 173-27-100(2) as: • No additional over-water construction except that a pier, dock, or float may be increased by 500 square feet or 10%, whichever is less. • Ground area coverage and height may be increased by a maximum of 10%. • The revision will not authorize exceedance of dimensional standards (height, lot coverage, setback) except as authorized by a variance granted with the original permit. • Revised landscaping is consistent with SMP and permit conditions. • There is no change in use from that authorized by the original permit. • No adverse environmental impacts will occur. If the original permit involved a CUP or variance, Ecology must also approve the revision. If the sum of the revision and any previous revisions exceed the revision criteria, a new permit is required. Site Plan Review: Site Plan Review, required for any development in the COR zone, was completed for the original BCF under LUA08-018. Minor modifications may be permitted by administrative determination. To be considered a minor modification, the amendment must not: a. Involve more than a ten percent (10%) increase in area or scale of the development in the approved plan; or b. Have a significantly greater impact on the environment and/or public facilities than the approved plan; or c. Change the boundaries of the originally approved plan. If the proposal goes above and of the thresholds to be considered a major modification, a new Hearing Examiner Site Plan Review would be required. Variance: According to the applicant, a minimum of three trees (along with vegetation clearing) would likely need to be removed in order to improve construction access and to allow for the installation of below-grade mechanical vault. Per RMC 4-4-130D.2.a, tree cutting and land clearing is prohibited on the portion of property with protected 10 critical habitats, including Shorelines of the State. Therefore an Administrative Variance would be required in order to allow the removal of the three trees and clearing of vegetation. Environmental Review: The original Environmental Review (SEPA) was completed as part for the Cedar River Sockeye Hatchery Final EIS completed in March of 2003. The City of Seattle would serve as Lead Agency for any new SEPA review or amendment to the existing EIS. Permit Requirements: The proposal would require revisions or modifications to the previously approved Hearing Examiner Site Plan Review, Hearing Examiner Conditional Use Permit, and Shoreline Substantial Development Permit. A new variance would be required if additional trees are proposed for removal. The variance and revisions would be processed within an estimated time frame of 6 to 8 weeks, from the time that the application is accepted as complete. The fees is as follows: Administrative Variance - $1,300.00 (+ 5% Technology surcharge Fee) Site Plan Minor Revision - $250.00 (+ 5% Technology surcharge Fee) Conditional Use Permit Revision – None Shoreline Substantial Development Permit Revision 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).” 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://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. In addition to the required land use permits, a separate building and construction permit(s) would be required. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Alex Morganroth, Project Planner at 425-430-7219 for an appointment. Expiration: Building permits, licenses or land use permits required for the Variance shall be applied for within two (2) years of the date of Variance approval.