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HomeMy WebLinkAboutPRE _4-87_ mitigation _hangar_180424_v1_.pdfPRE -APPLICATION MEETING FOR BOEING MITIGATION HANGAR PREAPP PRE 18-000217 CITY OF RENTON Department of Community & Economic Development Planning Division April 5t", 2018 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Ann Fowler, 425-430-7382, rnair@rentonwa.gov Fire Prevention Reviewer: Cory Thomas, 425-430-7024, cthomas@rentonrfa.org 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). CITY OF RENTON FIRE PREVENTION BUREAU MEMORANDUM DATE: April 5, 2018 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Comments for Boeing #4-81 Hanger Addition The required fire flow does not change with this new addition. Existing private fire hydrant looped water main system provides adequate fire flow and shall be relocated as necessary to accommodate footprint of proposed building. Fire protectin water main are not allowed by code to be run underneath a building. A minimum of one hydrant is required within 150 -feet of the structure and all other additional hydrants are required within 300 -feet of the structure. Maximum hydrant spacing is 300 feet on center around the building. One hydrant shall be within 50 -feet of the fire department sprinkler connection. A looped water main is required to be installed around the building. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. Fire department apparatus access roadways are required within 150 -feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25 - feet inside and 45 -feet outside. Roadways shall be a minimum of 20 -feet wide. Roadways shall support a minimum of a 30 -ton vehicle and 75 -psi point loading. 4. Applicant shall provide a completed Hazardous Material Inventory Statement prior to building permit issuance. Use of City of Renton form or approved equiviliant is required. DATE: March 30, 2018 TO: Alex Morganroth, Planner FROM: Ann Fowler, Civil Engineer III, Plan Review SUBJECT: Boeing Mitigation Hangar 737 Logan Ave N PRE18-000217 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) 0723059001. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. WATER 1. There are no City owned water mains within the proposed redevelopment location. However, there are numerous utilities owned by Bowing, including water lines for domestic and fire protection within the proposed redevelopment area. The Civil plans should clearly identify the impacted private water lines and hydrants and their proposed relocations. SEWER 1. There are no City owned sewer mains within the proposed redevelopment location. Civil plans and permit will be required if the project results in the installation of a new, replaced, or relocated wastewater main. 2. New side sewer connections will be required for the proposed restrooms. 3. If floor drains are required by the building department, drains are required to be connected to the sanitary sewer system. Flows shall be directed through the floor drains that are installed in accordance with the Uniform Plumbing Code to an interior or exterior oil/water separator. 4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1 -inch meter is $2,837.00 per meter. SDC fees are payable at construction permit issuance. SURFACE WATER 1. There is an existing private stormwater conveyance system and outfall systems located within the boundaries of the proposed redevelopment project. 2. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required. Based on the City's flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Lake Washington and Cedar River Drainage Basins. Refer to Figure 1.1.2.A — Flow chart to determine the type of drainage review required in the RSWDM. 3. Direct Discharge Exception -The project site is located within the Lake Washington and Cedar River drainage basins and the flowpath from the project site discharge point is less than a half mile to the 100 -year floodplain of Lake Washington and qualifies for the direct discharge exemption in accordance with Section 1.2.3.1 of the RSWDM and must adhere to all requirements thereof. 4. The development is required to provide water quality treatment prior to discharge if the new plus replaced pollution generating impervious surface exceeds 5,000 square feet. Reference Section 1.2.8 of the RSWDM to determine if basic or enhanced treatment is required. 5. Appropriate flow control BMPs will be required to help mitigate the new runoff created by the proposed redevelopment. A preliminary drainage plan, including the application of flow control 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 civil construction permit application. 6. All conveyance systems and outfalls impacted and/or created by the redevelopment project shall be analyzed in accordance with the RSWDM. 7. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 8. Surface water system development fee is $0.687 per square foot of new impervious surface, but not less than $1,718.00. This is payable prior to issuance of the civil construction permit. TRANSPORTATION 1. The proposed redevelopment does not front any public right-of-way. However, the applicant should provide a limited traffic study to identify the changed traffic conditions with the new building. 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. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6 -ft and shall be setback a minimum of 3 -ft from the right-of- way as outlined in RMC 4-4-040 — Fences, Hedges and Retaining Walls. 3. 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. 4. All civil construction 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2017 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. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT • R A N D U I►l DATE: April 4th, 2018 TO: Pre -Application File No. 18-000217 FROM: Alex Morganroth, Associate Planner SUBJECT: Boeing Mitigation Hangar 737 Logan Ave N 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. 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.eov Project Proposal: The subject property (APN 0723059001) is to the east of the Cedar River along Lake Washington. The site is home to the Boeing 737 plant and associated support buildings and is located in the UC- Urban Center zone. The applicant is proposing a —63,000 sq. ft. hangar to use as an extension the final assembly building (4-81- 82). The hangar would be used to house two 737 aircrafts in order to troubleshoot problems that may come up during final inspections. The proposed location of the hangar is near the northwest corner of the assembly building approximately 250 feet from the Lake Washington OHWM. No change in access to the site is proposed. The applicant has not proposed any impervious surface increase, tree removal, or vegetation removal as a part of the project. Current Use: The Boeing 737 main plant, associated support facilities, various aprons, and surface parking are all located on the subject site. Zoning: The property is located within the Commercial Mixed Use Area (CMU) land use designation and the Urban Center (UC) zoning designation. The existing use is subject to a development agreement approved by the Renton City Council in 2003 (Development Agreement for Renton Plant Redevelopment). Development Standards: The project would be subject to RMC 4-2-130A, "Development Standards for Industrial Zoning Designations" effective at the time of the 2003 development agreement. Due to the nature of the subject project, certain standards as density, setbacks, and lot size are not applicable. As such, the following report addresses only those development standards that appear to be applicable at this time. Access/Traffic Circulation: Based on the applicant's submittal, it appears that the construction of the new hangar structure would impact the internal road network on the Boeing plant site. The applicant should submit a traffic circulation analysis at the time of SEPA application identifying any changes to vehicular or pedestrian traffic created by the proposed new structure. Critical Areas: The subject project is located is adjacent to Lake Washington and the Cedar River, both Shorelines of the State. The associated improvements would be located outside of shoreline area for both the Cedar River and Lake Washington and would therefore not be subject to the Shorelines Master Program regulations in RMC 4-3- 090. A high seismic hazard is mapped on the project site. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical report prepared by a licensed engineer is required for the proposed project. The analysis needs to assess soil conditions and detail construction measures to assure stability. Environmental Review: The subject project would be subject to SEPA Environmental Review because it involves the construction of a building over 4,000 sq. ft. 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 Environmental (SEPA) Review. The applications could be reviewed in an estimated time frame of 4-6 weeks once a complete application is accepted. The Environmental (SEPA) Review fee is $1,500.00 (plus a 5% Technology Surcharge Fee). Detailed information regarding the land use application submittal is provided on the land use permit application form page on the City's website (click "Permits" on the homepage, then click "All Forms (A to Z)"). The City has implemented electronic plan review for all land use and building permit applications. The City's Electronic File Standards can also be found on the City's website at https.Iledocs. rentonwa. gov/Documents/Browse. aspx?startid=867190&cr=1 In addition to the required land use permits, separate construction and building permits would be required. The review of these permits may occur cannot be started prior to the completion of the environmental appeal period. Public Information Sign: A public information sign would not be required for the project. *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.