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HomeMy WebLinkAboutPRE-APP_Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR South Plant Biogas Near-Term Modifications 1200 Monster Rd SW, Renton, WA 98057 PRE 24-000109 April 25, 2024 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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, Development Engineering 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: April 25, 2024 TO: Jill Ding, Senior Planner FROM: Sam Morman, Civil Engineer II SUBJECT: South Plant Biogas Near-Term Modifications 1200 Monster Rd SW PRE24-000109 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(s) 2423049006. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Based on the submittal items and project description, there are not anticipated to be additional water requirements associated with this scope of work. Sewer 2. Based on the submittal items and project description, there are not anticipated to be additional sewer requirements associated with this scope of work. Surface Water 1. There is a 12-inch gravity surface water main in Oakesdale Ave SW (see record R-199805). 2. There is a 12-inch surface water main in Monster Rd SW (see record drawing R-281609). 3. On-site critical areas that may impact surface water review are on-site wetlands, regulated shorelines, regulated slopes, landslide hazard area, FEMA 100-year flood plain. 4. Any new on or off-site drainage systems must be designed in accordance with Chapter 4 of the 2022 RSWDM. 5. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control (Matching Existing) Standard. The site falls within the Black River drainage basin and Springbrook Creek sub basin. 6. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 8. 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 applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 9. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geo logy, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 10. Erosion control measures to meet the City requirements shall be provided. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is $0.92 per square foot of new impervious, but not less than $2,300. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Transportation 3. Based on the submittal items and project description, there are not anticipated to be additional transportation requirements associated with this scope of work. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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. 3. All construction utility 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 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2023 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 www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 25, 2024 TO: Pre-Application File No. PRE24-000109 FROM: Jill Ding, Senior Planner SUBJECT: South Plant Biogas Near-Term Modifications – 1200 Monster Rd SW, Renton, WA 98057 Parcel No. 2423049006 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, Development Engineering 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: The project site is located at King County’s South Treatment Plat (South Plat) in Renton at 1200 Monster Rd SW (Parcel Nos. 242304-9006). The South Plant is a secondary wastewater treatment facility owned and operated by King County Department of Natural Resources and Parks (DNRP) Wastewater Treatment Division (WTD). The City of Renton issued a Conditional Use Permit, Site Plan, Shoreline Exemption, and Street Modification for the King County South Plant Biogas & Heating Systems Improvement Project on June 12, 2018 (Hearing Examiner’s Final Decision on LUA18-000188). The approved project included replacing South Plant’s biogas and heating systems, which included construction of a new building (a Heat and Energy Recovery Building (HERB)), new thermal oxidizer, heating system improvements within the Digester Equipment Building, and utility connections. Following the issuance of the permit, the County reevaluated the short-term needs at South Plant and determined that near-term modifications are needed now until the entire system can be replaced in the future. King County proposes to make these near-term modifications to improve the South Plant’s ability to produce biomethane gas. Major components of the near-term modifications include replacing the existing RNG dehydration system (biogas dryers), replacing the existing waste gas burners (WGBs), a new thermal oxidizer, a new flash tank, and replacing key control valves. The new waste gas burners have a larger capacity than the existing and will fit into the same space as the existing burners. Therefore, the revised project does not include any modifications to the existing WGB structure. Note that the HERB has been eliminated from the project and no new buildings are proposed to South Plant Biogas Near-Term Modifications Page 2 of 7 April 25, 2024 be constructed. The elimination of the HERB also means that spoils are not proposed to be distributed across much of the site’s landscaped area as included in the previous project. The entirety of the modifications is located within existing spaces. The project hard surfacing improvements are relatively minor, less than 5,000 SF of new/replaced hard surfacing on the approximately 72-acre plant site. The project area is located on the northern portion of the South Plant site and would be located within existing developed spaces. The parcels have been mapped, by City of Renton (COR) Maps, with moderate coalmine hazards, regulated shoreline – shoreline high intensity, high seismic hazards, regulated slopes, moderate/high landslide hazards, special flood hazard area (100 year flood) – FEMA Zone AE, and wetlands. The project site has been mapped with moderate coalmine hazards and high seismic hazards. Springbrook Creek is located offsite to the east. Current Use: Currently the site is occupied by King County’s South Treatment Plat (South Plat). 1. Zoning /Land Use Designation, and Overlays: The property is located within the Employment Area (EA) land use designation and the Heavy Industrial (IH) zoning designation. Sewage disposal and treatment plants also require a Hearing Examiner Conditional Use Permit in the IH zone. According to the submittal summary, the plant was previously permitted under a Conditional Use Permit (CUP) as part of a previous site enlargement project (Metro Treatment Plant at Renton – Enlargement III project). Minor revisions may be permitted by an administrative determination if the revision does not involve more than a ten percent (10%) increase in area or intensity of the use or result in any significant environmental impact not adequately reviewed or mitigated by previous documents per RMC 4-9-030G.2. If the project exceeds the 10% threshold, the applicant would complete a new conditional use permit application. For major revisions that due to extraordinary circumstances would result in a highly unreasonable and unconscionable burden on the applicant or permit holder, if the applicant or permit holder was required to go through a new application process, the Administrator may permit the major revision to be treated as a minor revision. 2. 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 – The minimum lot size in the IH zone is 35,000 square feet. There are no minimum lot width or depth requirements. The existing lot totals 3,151,155 square feet in area and would exceed the minimum lot size requirements of the IH zone. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. The required setbacks in the IH zone are as follows: 15 feet for a front yard or secondary front yard (20 feet from a principal arterial street); zero for the rear yard or side yards, except 50 feet if the lot abuts a lot zoned residential. The setbacks for any proposed structures would be verified at the time of formal application. Building Height – There is no maximum building height requirement within the IH zone. Building Coverage – There are no minimum lot coverage or impervious surface coverage requirements within the IH zone. South Plant Biogas Near-Term Modifications Page 3 of 7 April 25, 2024 3. 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 (see RMC 4-4-095). 4. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For manufacturing and other non- residential 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. The location and size of the refuse and recyclable area could not be verified with the pre- application materials. The applicant will be required to demonstrate compliance with the Refuse and Recycle Standards, as part of a formal application, or request and have approved a Refuse and Recycle Modification. 5. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. 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. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. The proposal would be exempt from compliance with the landscaping requirements as no new buildings are proposed. 6. 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 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 South Plant Biogas Near-Term Modifications Page 4 of 7 April 25, 2024 TREE SIZE TREE CREDITS 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 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/planting plan and tree retention South Plant Biogas Near-Term Modifications Page 5 of 7 April 25, 2024 and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 7. Parking: The following ratios would be applicable to the site: USE NUMBER OF REQUIRED SPACES Uses not specifically identified in this Section Department of Community and Economic Development staff shall determine which of the below uses is most similar based upon staff experience with various uses and information provided by the applicant. The amount of required parking for uses not listed above shall be the same as for the most similar use listed below. Warehouses and indoor storage buildings: A minimum and maximum of 1 per 1,500 square feet of net floor area. 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. Compliance with the parking regulations would not be required, as no new buildings are proposed. 8. Access/Driveways: The primary access to the northern portion of the Plant, where the project will be developed, is via SW 7th Street. However, there are additional driveways located off Monster Road SW, Longacres Dr SW, and SW Grady Way. No changes in access are proposed. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end. 9. Critical Areas: The project site has been mapped with moderate coalmine hazards and high seismic hazards. The applicant shall contract with a geotechnical engineer in order to verify that the earthwork, foundation and other recommendations have been properly interpreted and implemented in the design and engineering plan documents. Additionally, the applicant shall complete an analysis on Coal Mine Hazards in the area pursuant to RMC 4-8-120D.7 Geotechnical Report, Coalmine-Medium. Springbrook Creek is located offsite to the east. Springbrook Creek is a Shoreline of the State and is subject to the provisions of the Shoreline Management Act. If any work is proposed within 200 feet of Springbrook Creek, the proposal would be required to comply with the City’s Shoreline Master Program. In addition, a floodplain is mapped on the project site. If any development is proposed within the floodplain, a flood hazard study and Biological Assessment would be required at the time of formal land use application. The study would need to demonstrate that the proposed development would be constructed one (1) foot above base floor elevation for the 1995 Flood Insurance Rate Map (1995 FIRM Map) and provide an analysis as to whether the proposal would require compensatory storage. Finally, the City’s COR mapping system has identified a wetland within 200-feet of the site. This wetland could be associated with Springbrook Creek. If this wetland is associated with South Plant Biogas Near-Term Modifications Page 6 of 7 April 25, 2024 Springbrook Creek it would be regulated by the Shoreline Master Program (RMC 4-3-090). All reasonable efforts should be taken to ensure that the proposed activities do not result in net loss of ecological functions. If the wetland is found to be separated from Springbrook Creek, then the wetland would be regulated by the Critical Areas Regulations. As the project is separated from the wetland via an access road, the Critical Area Regulations may not apply to development per RMC 4-3- 050B.1.g, as determined by the Administrator. Beyond the established critical area buffer, all structures would be required to provide a minimum 15-foot building setback. 10. Environmental Review: In accordance with WAC 197-11-800, the repair, remodeling, maintenance, or minor alteration of existing private or public structures, facilities or equipment, including utilities, recreation, and transportation facilities involving no material expansions or changes in use beyond that previously existing would be exempt from Environmental (SEPA) Review. 11. Conditional Use Permit: Per RMC 4-9-030, minor revisions to a Conditional Use Permit may be permitted by an administrative determination if the revision does not involve more than a ten percent (10%) increase in area or intensity of the use or result in any significant environmental impact not adequately reviewed or mitigated by previous documents per RMC 4-9-030G.2. If the project exceeds the 10% threshold, the applicant would complete a new conditional use permit application. For major revisions that due to extraordinary circumstances would result in a highly unreasonable and unconscionable burden on the applicant or permit holder, if the applicant or permit holder was required to go through a new application process, the Administrator may permit the major revision to be treated as a minor revision. 12. Site Plan Review: Per RMC 4-9-200, 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 or decrease in any measurable aspect of the approved plan such as, but not limited to, area, scale, building height, density, commercial area, amenities, public or private open space, landscaping, parking spaces, building materials (e.g., glazing), etc.; b. Have a substantially greater impact on the environment and/or public facilities than the approved plan; c. Change the boundaries of the originally approved plan; and d. Substantially alter a key feature of the approved plan. 13. Permit Requirements: The proposal may require a minor revision to the existing Conditional Use Permit and Site Plan approval. Minor revisions would be processed concurrently within an estimated timeframe of four (4) weeks. The applicable fee would be 50% of the application fee for a Hearing Examiner Conditional Use Permit and Site Plan Review. The 2024 fee for a minor revision to a Conditional Use Permit would be $1,855 and the fee for a minor revision to Site Plan approval would be $2,135. The fee for any Code Modifications are $290 each. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website (www.Rentonwa.gov). The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits may be required. South Plant Biogas Near-Term Modifications Page 7 of 7 April 25, 2024 14. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 15. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 16. Impact Fees: As the proposal would not include the construction of new buildings Impact Fees would not be required. The city’s 2023-2024 fee schedule is available for your review on the City’s website. 17. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 18. Expiration: Once the Conditional Use Permit application has been approved, the applicant has two (2) years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. A single two-year extension may be granted. It is the applicant’s responsibility to monitor the expiration dates.