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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000223PREAPPLICATION MEETING FOR Black River Transfer Facility 501 Monster Road SW PRE 12-000223 CITY OF RENTON Department of Community & Economic Development Planning Division December 20, 2012 Contact Information: Planner: Vanessa Dolbee, 425.430.7314 Public Works Plan Reviewer: Arneta Henninger, 425.430.7298 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 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 20, 2012 TO:Vanessa Dolbee, Planner FROM:Arneta Henninger, Plan Review SUBJECT:BLACK RIVER TRANSFER FACILITY PREAP 501 MONSTER RD SW – PARCEL 3779200160 PRE 12-000223 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 for the addition of a Petroleum Contaminated Soils (PCS) Handling Pit at the Black River Transfer and Recycling Facility, all located in SE ¼ Sect. 14 Township 23N, Range 4E. The following comments are based on the pre- application submittal made to the City of Renton by the applicant. Water 1. There is an existing 16” DI water main located in Monster Rd SW (see City of Renton water drawing W-210206 for detailed engineering plans). 2. The subject facility handles waste products and proposed petroleum contaminated soils. As such, it is considered a High Health Hazard facility for potential cross-connection hazard with the City’s potable water supply. 3. The existing 6-inch double check valve assembly (see attached plan W-2102) behind the domestic water meter does not provide the required level of protection for backflow prevention. 4. As such, it must be replaced with a 6-inch Reduced Pressure Backflow Prevention Assembly (RPBA) to be located in an above-ground heated enclosure known as a “Hot-Box”, per the city standard detail 350.2. A plumbing permit will be required for the installation of the RPBA. Sanitary Sewer 1. There is an existing 12” sanitary sewer main located in Monster Rd SW. 2. The City is not aware of an existing methodology for billing of this type. The applicant shall propose a billing methodology. Black River Transfer Facility PRE 12-000223 Page 2 of 2 December 20, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-000223.Vanessa\Plan Review Comments 12-000223.docx Storm Drainage 1. A conceptual drainage plan and report is required to be submitted with the formal application for a commercial project that will result in 2,000 square feet or more of new impervious surface, replaced impervious surface, or new plus replaced impervious surface, or 7,000 square feet of land disturbing activity. The report shall comply with Appendix C of the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. 2. The Surface Water SDC fees in 2013 are $0.448 per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Street Improvements Additional street improvements are not required. General Comments 1. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards. h:\ced\planning\current planning\preapps\12-000223.vanessa\12-000223 (ih - back river transfer facility, hazardous waste).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 20, 2012 TO:Pre-Application File No. 12-000223 FROM:Vanessa Dolbee, Senior Planner SUBJECT:Black River Transfer Facility 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 subject property is located at 501 Monster Road SW. The project site is 15.81 acres in area and is located within the Heavy Industrial (IH) zone. The pre-application packet indicates that the proposal is to construct a 5,300 square foot Petroleum Contaminated Soils (PCS) handling pit that would be paved with a concrete floor. The pit would be designed to store approximately 2,000 cubic yards of soils intended for transport by railcar to a landfill for cover. Access to the site would continue to be gained from Monster Road SW. Current Use: The site is currently occupied by an intermediate solid waste handing transfer station that is dedicated to handling construction, demolition, and land clearing debris, E-waste, televisions, recycling materials including co-mingled and mix dry goods. The current operation is proposed to be retained and the processing of PCS would be an addition to the existing operation. Zoning: The property is located within the Employment Area Valley (EAV) land use designation and the Heavy Industrial (IH) zoning classification. Hazardous Material Storage requires a Hearing Examiner Conditional Use Permit in the IH zone. Black River Transfer Facility Page 2 of 4 December 20, 2012 h:\ced\planning\current planning\preapps\12-000223.vanessa\12-000223 (ih - back river transfer facility, hazardous waste).doc 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 “IH standards” herein). Minimum Lot Size, Width and Depth – There are no minimum lot standards within the IH zone. Lot Coverage There is no minimum lot coverage requirement within the IH zone. Setbacks – The required setbacks in the IH zone are as follows: 20 feet for a front yard; zero for the rear yard; and zero for the interior side yards. Property lines were not included on the provided site plan therefore staff could not determine compliance with setback requirements. Building Height – There is no maximum building height requirement within the IH zone. Screening – Screening must be provided for all out door storage facities. Outdoor storage must be screened from adjacent or abutting properties and public rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls a minimum of six feet (6') in height, berming, and/or landscaping as determined by the Reviewing Official to achieve adequate visual or acoustical screening. Outside storage shall not be permitted in any required setback area. 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” (enclosed). For industrial and other nonresidential developments a minimum of 3 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 6 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. 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 development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of application for Site Plan Review. Parking – Off-street parking, loading areas, and drive aisles for the entire site shall meet the requirements of RMC 4-4-080, “Parking, Loading and Driveway Regulations”. The following ratios would be applicable to the site: Use Ratio Outdoor storage area Min & Max of 0.5 per 1,000 SF Bicycle Parking 10 % of the required number of parking stalls. It is unclear how many parking stalls are existing on site and how much space would be dedicated to each use. The applicant will be required at the time of formal land use application Black River Transfer Facility Page 3 of 4 December 20, 2012 h:\ced\planning\current planning\preapps\12-000223.vanessa\12-000223 (ih - back river transfer facility, hazardous waste).doc to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. Where practical difficulties exist in meeting parking requirements for either vehicular and/or bicycle parking, the applicant may request a modification from these standards. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Critical Areas The City of Renton’s Sensitive Areas maps indicate the presence of “protected and sensitive slopes”, erosion hazards, unclassified landslide hazards, and seismic hazards on or near the subject site. All of these hazards are considered to be Geological Hazards therefore, a geotechnical study shall be provided by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. Environmental Review The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to excavation of over 500 cubic yards of soil. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements The proposal would require Administrative Site Plan Approval (or Hearing Examiner if the project is over 10 acres in size), a Special Grade and Fill Permit, a Hearing Examiner Conditional Use Permit and Environmental (SEPA) Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies General review criteria includes the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site d. Access and Circulation. Safe and efficient access and circulation for all users. Black River Transfer Facility Page 4 of 4 December 20, 2012 h:\ced\planning\current planning\preapps\12-000223.vanessa\12-000223 (ih - back river transfer facility, hazardous waste).doc e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements – such as the number, size, brightness, lighting intensity, and location – to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Special Fill and Grade Permit and Hearing Examiner Conditional Use Permit application fees are $2,000 each. The application fee for SEPA Review (Environmental Checklist) and Administrative Site Plan Review are $1,000. If a Hearing Examiner Site Plan Review is required the fee would be $2,000 instead of $1,000. There is an additional 3% technology fee at the time of land use application based on the total fee of all land use approvals requested. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Fees: In addition to the applicable building and construction fees, the impact fees would be required. On January 1, 2013 impact fees, which would replace mitigation fees, will become effective. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance unless deferred to time of sale. A handout listing the impact fees is attached. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension.