HomeMy WebLinkAbout12-013 Aireport Taxiway B system Rehabilitation (IM, shoreline)CITY OF RENTON
Department of Community & Economic Development
MEMORANDUM
DATE: February 16, 2012
TO: Pre-Application File No. PRE 12-012
FROM: Vanessa Dolbee, Senior Planner
SUBJECT: Airport Taxiway B System Rehabilitation (300 Airport Way)
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, Planning Director, Public Works Administrator, 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 subject property is at 289 East Perimeter Road at the Renton Municipal Airport. The applicant
has proposed to expand their existing multi-purpose aircraft hanger & corporate center for
general aviation customers. More specifically, the applicant is proposing to demolish all of the
existing facility with the exception of the 9,000 square foot hangar. The new structure would have
a footprint of 11,400 square feet for aircraft hanger and light maintenance activities associated
with general aviation. Also included in the new structure would be an avionics shop, machine
shop, area for light fabrication, general administrative offices, lobby, paint booth, two mezzanines
for parts storage, conference room and small apartment for temporary lodging. The new corparte
center is proposed to be a two story structure. However, the applicant may chose to build a third
story for additional parts storage or other uses. In addition to the re-constructed building, the
applicant has proposed a new detached storage building of approximately 3,500 square feet in
size for temporary storage of floats. No changes are proposed to the site access, which would
remain off of E Perimeter Road.
Current Use: Currently the subject site is an operating Municipal Airport.
Zoning: The subject site is located within the Medium Industrial (IM) zoning designation. The site
is also located within the Employment Area Industrial Comprehensive Plan designation. The
proposed use would be an airport, which is a permitted use in the IM zone. The subject site is
located within the Shoreline High Intensity environment in both Lake Washington reach J and
Cedar River reach A.
Airport Taxiway B system Rehabilitation
February 16, 2012
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Development Standards: The project would be subject to RMC 4-2-130A, “Development
Standards for Industrial Zoning Designations” and the City of Renton’s Shoreline Master Program
(SMP) because the subject project is located near Lake Washington and the Cedar River. Many of
the IM development standards would not be applicable because of the nature of the subject
project. As such, the following report only addresses the applicable development standards
and/or shoreline regulations.
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.
RMC 4-3-090E.10.f addresses Aviation in the SMP, see regulations below:
ii. Airports:
(a) A new airport shall not be allowed to locate within the shoreline; however, an airport
already located within a shoreline shall be permitted.
(b) Upgrades of facilities to meet FAA requirements or improvements in technology shall be
permitted.
(c) Facilities to serve seaplanes may be included as an accessory use in any existing airport.
(d) Helipads may be included as an accessory use in any existing airport.
(e) Aviation-related manufacturing shall be permitted in an airport.
(f) New or upgraded airport facilities shall be designed and operated such that:
(1) All facilities that are non-water-dependent shall be located outside of shoreline
jurisdiction, if feasible. When sited within shoreline jurisdiction, uses and/or
developments such as parking, hangars, service buildings or areas, access roads,
utilities, signs, and storage of materials shall be located as far from the land/water
interface as feasible. The minimum setback shall be twenty feet (20') from the
OHWM of the shoreline and shall be designed and spaced to allow viewing of
airport activities from the area along the water’s edge.
(2) New or upgraded airport facilities shall minimize impacts on shoreline
ecological functions, including control of pollutant discharge. The standards for
water quality and criteria for application shall be those in current stormwater
control regulations.
(3) New facilities dispensing fuel or facilities associated with use of hazardous
materials shall require a Shoreline Conditional Use Permit.
Critical Areas: The City of Renton’s Critical Areas Maps indicate that the subject site is within the
vicinity of seismic hazards, flood hazards, habitat conservation area and Shorelines of the State
(Lake Washington & the Cedar River).
Lake Washington and the Cedar River are Class 1 waterways of the state, any development within
200-feet of the ordinary high water mark of a Class 1 waterway, are required to comply with the
Shoreline Master Program (as discussed above).
Airport Taxiway B system Rehabilitation
February 16, 2012
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The subject site contains a Flood Hazard Area; pursuant to the FIMA Flood Insurance Rate Maps
(FIRM) the subject site contains a Special Flood Zone AE (base flood elevation determined) which is
classified as a 100-year flood plain. The FIRM maps indicate the base flood elevation to be
between 19 feet Mean Sea Level (MSL) and 25 feet MSL. Flood Hazard Data shall be submitted
with formal land use application pursuant to RMC 4-8-120D.
Environmental Review: The proposed project is exempt from Washington State Environmental
Policy Act (SEPA) pursuant to WAC 197-11-800(3) Repair, remodeling and maintenance activities.
Permit Requirements: The proposal would require Shoreline Exemption (SE). This permit would
be reviewed in an estimated timeframe of 2 weeks with an additional 21-day appeal period for the
SE with the Washington State Department of Ecology. There is no application fee the required
exemption.
In addition to the required land use permit, separate construction, building and sign permits
would be required. The review of these permits may occur concurrently with the review of the
SE, but cannot be issued prior to the completion of any appeal periods.
*Once the 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 for an appointment.
cc: Jennifer Henning