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HomeMy WebLinkAboutPre-app Mtg Summary - 23-000170.pdf1 PRE-APPLICATION MEETING FOR Boulevard Park Improvements PRE23-000170 CITY OF RENTON Department of Community & Economic Development Planning Division June 15, 2023 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@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: June 15, 2023 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Boulevard Lane Park Play Area Rehab 12500 SE 188th Pl, Renton, WA PRE23-000170 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 No: 3323059057. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. Water service for this area is provided by Soos Creek Water and Sewer District. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior to civil construction permit approval. 2. A conceptual utility plan will be required as part of the land use application for the subject development. SEWER COMMENTS 1. Sewer service for this area is provided by Soos Creek Water and Sewer District. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior to civil construction permit approval. 2. A conceptual utility plan will be required as part of the land use application for the subject development. SURFACE WATER 1. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard (Matching Forest Conditions). The site is located in the Soos Creek basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 3. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be 3 submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 4. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 6. Critical areas on site that may affect stormwater review include: Big Soos Creek, wetlands, and Flood Hazard Area (100 year flood) – FEMA AE Zone adjacent to the west of the play area and seismic hazard areas. 7. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the 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 geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 8. Erosion control measures to meet the City requirements shall be provided. 9. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 11. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 12. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRento n. TRANSPOTATION 1. SE 188th Pl is within the jurisdiction of King County. Applicant will need to contact King County to determine if additional right of way (ROW) or frontage improvements will be required. 2. Applicant will need to contact King County to determine if any transportation impact fees or transportation mitigation improvements are required. 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. 2. Additional Building Permit Applications will be required for the following: 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). 3. Fees quoted in this document reflect the fees applicable in the year 20 23 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applica ble to the permit type. Please visit www.rentonwa.gov for the current fee schedule. 4 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 13, 2023 TO: Pre-Application File No. 23-000170 FROM: Alex Morganroth, Senior Planner SUBJECT: Boulevard Lane Park Rehab CIP Project – King County Parks APN 3323059057 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 www.rentonwa.gov. Project Proposal: The applicant, King County Parks, is proposing to rehabilitate numerous features in Boulevard Lane Park, a 16.8 acre site located at the dead end of SE 188 th Pl near the King County/City of Renton border (APN 3323059057). The site has a zoning designation of Resource Conservation (RC) and a designation of Residential Low Density (LD) in the Comprehensive Plan Land Use Designation. The park was developed in the 1970s and includes a playground, restroom building, sports court, and asphalt paths. According to the applicant, rehabilitation work proposed includes replacement of the playground underdrain system, play area equipment, and wood chip surfacing pedestrian pathways. Work would also include the removal of the restroom structure and foundation, removal of a retaining wall, and relocation of two benches. Access to the site would remain via the existing entrance off of SE 188th Pl. Three (3) trees are proposed for removal ranging in size from 10.6 to 22.6 caliper inches. According to COR Maps, critical areas on the site include a High Seismic Hazard, a High Erosion Hazard, a Special Flood Hazard Area, a floodway, wetlands, and a Type F stream (Big Soos Creek) is mapped on the project site. Current Use: The site is developed with the Boulevard Lane Park and associated parking improvements. The majority of the parcel is undeveloped and encumbered with critical areas. Comprehensive Plan/Zoning: The property has a Comprehensive Plan land use designation of Residential Low Density (LD) and is zoned Resource Conservation (RC). The RC zoning designation is primarily intendedt o provide a very low-density residential zone that endeavors to provide some residential use of lands characterized by extensive critical areas or lands with agricultural uses. It is also intended to provide separation between areas of more intense urban uses and critical lands or agricultural uses; encourage or preserve very low -density residential uses; reduce the intensity of uses in accordance with the extent of environmentally sensitive areas such as floodplains, wetlands and streams, aquifers, wildlife habitat, steep slopes, and other geologically hazardous areas; allow for small-scale farming to commence or continue; and provide viable uses within urban separators. Based on the materials submitted with the preapplication request, the existing park is classified as a “Neighborhood Park” per RMC 4-11-160. The use “Neighborhood Park” is permitted outright in the RC zone. 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. 5 Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations “(RC)” effective at the time of complete application. Landscaping: With the exception of 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, with the exception of areas for required walkways and driveways and shall contain trees, shrubs, and landscaping. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6- 060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right -of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Landscaping shall meet all applicable requirements of RMC 4-4-070, “Landscaping”. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan 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 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 6 TREE SIZE TREE CREDITS Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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 twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. 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. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application if trees are proposed for removal. Lighting: With additions to or replacement of light fixtures, parking lot or display lot light fixtures shall be non-glare and mounted no more than twenty five feet (25') above the ground to minimize the impact onto adjacent and abutting properties. See 4-4-075 for additional standards. Critical Areas: According to City of Renton (COR) Maps the subject site is mapped with a High Seismic Hazard, a High Erosion Hazard, a wetlands, a Type F stream (Big Soos Creek), a floodway, and a Special Flood Hazard Area (100 year flood) FEMA Zone –AE. Geological Hazards: Erosion and seismic hazards have been identified on or near the subject site. A geotechnical study shall be provided by a qualified professional with the land use application if slopes are to be worked within, where city approval would be required for work in sensitive or protected slope area. The study shall demonstrate that the proposal would not increase the threat of the geological hazard to adjacent properties beyond the pre- development conditions, the proposal would not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure stability. Flood Hazard: A portion of the project is located within the floodplain (FEMA Zone – AE). Flood Hazard Data shall be submitted with formal land use application pursuant to RMC 4-8-120D. Development proposals and other alterations shall not reduce the effective base flood storage volume of the floodplain. If grading or other activity will reduce the effective storage volume, compensatory storage shall be created on the site or off the site if legal arrangements can be made to assure that the effective compensatory storage volume will be preserved over time. Future improvements would be required to comply with Flood Hazard Area standards related to flood proofing, compensatory storage, and construction techniques capable of resisting hydrostatic and hydrodynamic loads. All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads including the effects of buoyancy. 7 The applicant must provide Flood Hazard information, Biological Assessment, Geotechnical Analysis with the land use application. It is the applicant’s responsibility to ascertain if any other critical areas or environmental concerns are present on the site during site development or building construction. Wetlands: Wetlands are identified in the City of Renton (COR) maps. A wetland delineation was provided applicant’s preapplication submittal which identifies a Category 1 wetland on the site. The applicant did not indicate the habitat function assigned to the wetlands and therefore a buffer could not be determined. Category 1 wetlands have a minimum buffer requirement of 115 feet (low habitat function) and maximum buffer requirement of 200 feet (high habitat function). The wetlands identified on the property within the subject proposal’s area is regulated under RMC 4-3-050 Critical Areas Regulations. The applicant shall provide updated wetland reconnaissance and identification and preliminary mitigation plan to offset impacts for those wetlands and/or buffer areas that may be impacted by the proposal as part of the land use submittal. Stream: A Type F stream has been identified on-site to the west. Type F streams require a 115-foot buffer with a 15-foot building setback. A stream study would be required with the building permit application to demonstrate compliance with buffer requirements. If impacts are proposed to the stream or buffer area a preliminary mitigation plan and a supplemental stream study would also be required. The stream buffer and building setback should be shown on the site plan. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The proposed project is classified as repair, remodeling, and maintenance activity per WAC 197-11-800(3) and is therefore exempt from Environmental (SEPA) review. Permit Requirements: The proposed project is required to obtain a Critical Areas Exemption (CAE) and a demolition permit for the removal of the bathroom structure and retaining wall. CAEs can be reviewed in approximately four (4) weeks and have no fee. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to submit the prescreen materials.