HomeMy WebLinkAbout12-069 Rainier Flight Fueling Facility (IM, shoreline)CITY OF RENTON
Department of Community & Economic Development
MEMORANDUM
DATE: September 6, 2012
TO: Pre-Application File No. PRE 12-069
FROM: Vanessa Dolbee, Senior Planner
SUBJECT: Rainer Flight Fueling Facility (289 E Perimeter Rd.)
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 Perimeter Road at the Renton Municipal Airport. The applicant has proposed to develop a 10,000 gallon above-ground fuel tank on a concrete slab and install
the necessary infrastructure to provide airplane and fueling truck access to such facility. The fuel station would be located near the US customs facility on the Northeastern end of
the existing Airport. The subject location would be near Lake Washington. It appears that no changes are proposed to the site access, which would remain off of Perimeter Road.
Current Use: Currently the subject site is an operating Municipal Airport.
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.
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-related use and would be considered accessory to the principal use (Airport) which is a permitted use in the IM zone. The subject site is located
within the Shoreline High Intensity environment of Lake Washington reach J.
Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” (noted as “IM standards” herein). A copy of these standards
is included herewith.
Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the IM zone, however, there is a minimum lot size requirement of 35,000 square feet.
The minimum lot size requirement is not applicable to the proposal, as the applicant is not proposing land division.
Lot Coverage – There is no minimum lot coverage requirement within the IM zone, except for the limitations imposed by the City’s landscaping requirements.
Setbacks – Setbacks are the distance between the building and the property line or any private access easement. The required setbacks in the IM zone are as follows: 15 feet for the
front yard except a 50-foot setback is required if adjacent to a residential zone; 15 feet for the side yard along a street; zero for the rear yard; and zero for the interior side yard.
For the proposed project, the front yard would be oriented towards East Perimeter Road. The subject site is adjacent to King County R-48 zoned property as such the front yard setback
would be 50 feet. The proposal appears to comply with all required setbacks.
Building Height – There is no maximum building height requirement within the IM zone. Although the subject site is located within the Airport influence area, Safety Zone 5 “Sideline
Approach/Departure Zone”. Height is restricted in this area by the FAR Part 77 surface area, as such the applicant shall verify at time of land use application and building permit
that the height of the proposed structure does not penetrate the FAR Part 77 surface area.
The shoreline jurisdiction also restricts height of structures however the proposed fuelling tank/station is located outside the 200-foot shoreline jurisdiction, therefore the related
height restrictions would not apply.
Parking – Street parking, loading areas and driveways shall be provided in accordance with the provisions of the current parking regulations (enclosed). The identified use is not specified
in RMC 4-4-080, therefore The Department of Community and Economic Development staff shall determine which of the uses is most similar based upon staff experience with various uses
and information provided by the applicant. As the subject proposal is intended for Aviation use and not vehicular use, it appears that parking standards for airplane hangars would
be similar to the subject proposal. Airplane hangars do not require parking.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed).
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. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and
driveways and those zones with building setbacks less than ten feet (10'). Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further 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 land use application.
Fences – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the
landscape plan as well.
Critical Areas: The City of Renton’s Critical Areas Maps indicate that the subject site is within the vicinity of seismic hazards and Lake Washington a Shoreline of the State.
The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site may be required. The analysis would need to assess
soil conditions and detail construction measures to assure building stability.
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.
Development Standards within Shoreline Jurisdiction:
For non-water oriented uses, the minimum structure setback from the Ordinary High Water Mark (OHWM) is 100 feet; however, this setback can be reduced to 75 feet.
Impervious Area within the Buffer/Setback shall be limited to 5 percent
Vegetation Conservation Buffer: 100 feet from the OHWM. Non-water-oriented uses may be established closer to OHWM only in cases where the vegetation conservation buffer is varied in
accordance with RMC4-5-090F1, Vegetation Conservation. Buildings shall be no closer than seventy five feet (75'), except as consistent with a Master Site Plan approved prior to the
adoption of the Shoreline Master Program.
Public access shall be provided for non-water-dependent development and uses, unless ecological restoration is provided. Public access identified for Lake Washington Reach J shall be
provided to the Lake Waterfront from the lawn area of the Will Rogers, Wiley Post Memorial Sea Plane Base and should be maintained if such access is not in conflict with the aeronautical
use of the property.
Environmental Review: The project may be exempt from SEPA review as the installation of tanks with a capacity of 10,000 gallons or less is exempt. However, if grading exceeds 500 cubic
yards the project would not be exempt from SEPA review.
Permit Requirements: The proposal would require a Shoreline Substantial Development Permit (SSDP) and potentially Environmental Review SEPA. This permit would be reviewed in an estimated
timeframe of 6 - 8 weeks with an additional 21-day review period for the SSDP with the Washington State Department of Ecology. The fee for the SSDP is $2,000.00 and $1,000.00 for the
Environmental Review. Please note that each of these land use permits has an additional 3 percent Technology Surcharge Fee.
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 SSDP and SEPA, 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