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HomeMy WebLinkAbout127855 (IM & IH Boeing Bridge Shoreline)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: October 18, 2012     TO: Pre-Application File No. 12-078     FROM: Vanessa Dolbee, Senior Planner     SUBJECT: Bridge Replacement – Boeing North Cedar River      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 over the Cedar River and along a portion of the Renton Municipal Airport and Cedar River Park, parcel numbers 0723059007, 0723059096, and 072305HYDR. The site straddles the Cedar River and is located in the Industrial Heavy (IH) zone along the east side of the river and the Industrial Medium (IM) zone along the west side of the river. The pre-application packet indicates that the proposal is to rebuild the bridge currently located at the subject site. However, in order for the Boeing Company to maintain operations while the new bridge is under construction a temporary bridge running parallel to the existing bridge is included in the proposal. Current Use: The property currently contains an existing bridge and is utilized by Boeing as a means of transporting aircraft from the manufacturing facility to the Renton Municipal Airport. Zoning: The property is located within the Employment Area Industrial (EAI) land use designation and the Medium Industrial (IM) and Industrial Heavy (IH) zoning designations. Roads are permitted outright in the IM and IH 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. Although, the subject project would be considered a road improvement and/or transportation improvement project and would not be subject to such standards as density, setbacks, lot size, etc. As such, the following report addresses only those development standards that appear to be applicable at this time. Critical Areas: The subject project is located over the Cedar River and is adjacent to Lake Washington, both Shorelines of the State. As such, the project is required to comply with the City of Renton’s Shoreline Master Program (SMP). The bridge and associated improvements would be located in Reach A of the Cedar River, which is located in the Shoreline High Intensity designation. The subject project would result in impacts to the Cedar River and potentially Lake Washington, as such a stream study, a supplemental stream study, and a mitigation plan identifying “no net loss” would be required with the project application. Additionally, the City of Renton Sensitive Areas maps indicate the site is located in an area of seismic hazards and flood hazards. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site is required. The analysis needs to assess soil conditions and detail construction measures to assure stability. Because development is proposed within the floodplain and floodway, the applicant should address the issues raised in the Final Biological Opinion And Magnuson-Stevens Fishery Conservation and Management Act Essential Fish Habitat Consultation and propose mitigation for any anticipated impacts as it would relate to the referenced publication, in the SEPA review for the project. The SEPA checklist should be provided to the National Marine Fisheries Service (NMFS) and the Federal Emergency Management Agency (FEMA) for their review and comment. In addition, a Floodplain Biological Assessment shall be provided. Furthermore, encroachments, including fill, new construction, substantial improvements, and other development are prohibited in the floodway unless certification by a registered professional engineer demonstrates through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that: i. Encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge; and ii. There are no adverse impacts to the subject property or abutting or adjacent properties; and iii. There are no higher flood elevations upstream; and iv. The impact due to floodway encroachment shall be analyzed using future land use condition flows. Compensatory Storage Required: 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. Compensatory storage shall be configured so as not to trap or strand salmonids after flood waters recede and may be configured to provide salmonid habitat or high flow refuge whenever suitable site conditions exist and the configuration does not adversely affect bank stability or existing habitat. Finally, the subject site is located in area of known Cultural Resources. Based on the possible presence of archeological discoveries within the vicinity of the subject site a SEPA mitigation measures would likely be applied to the subject project. 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. Roads are a permitted use in the Shoreline High Intensity overlay, the following standards apply to new roads within the Shoreline Jurisdiction: General Standards: New and expanded transportation facilities shall be designed to achieve no net loss of ecological functions within the shoreline. To the maximum extent feasible the following standards shall be applied to all transportation projects and facilities: i. Facilities shall be located outside of the shoreline jurisdiction and as far from the land/water interface as possible. Expansion of existing transportation facilities shall include analysis of system options that assess the potential for alternative routes outside shoreline jurisdiction or set back further from the land/water interface. ii. Facilities shall be located and designed to avoid significant natural, historical, archaeological, or cultural sites, and mitigate unavoidable impacts. iii. Facilities shall be designed and maintained to prevent soil erosion, to permit natural movement of groundwater, and not adversely affect water quality or aquatic plants and animals over the life of the facility. iv. All debris and other waste materials from construction shall be disposed of in such a way as to prevent their entry by erosion into any water body and shall be specified in submittal materials. v. Facilities shall avoid the need for shoreline protection. vi. Facilities shall allow passage of flood waters, fish passage, and wildlife movement by using bridges with the longest span feasible or when bridges are not feasible, culverts and other features that provide for these functions. vii. Facilities shall be designed to accommodate as many compatible uses as feasible, including, but not limited to: utilities, viewpoint, public access, or trails. Roads: i. New public or private roads and driveways shall be located inland from the land/water interface, preferably out of the shoreline, unless: (a) Perpendicular water crossings are required for access to authorized uses consistent with the Shoreline Master Program; or (b) Facilities are primarily oriented to pedestrian and nonmotorized use and provide an opportunity for a substantial number of people to enjoy shoreline areas, and are consistent with policies and regulations for ecological protection. ii. Road locations shall be planned to fit the topography, where possible, in order that minimum alteration of existing natural conditions will be necessary. iii. RCW 36.87.130 prohibits vacation of any right-of-way that abuts freshwater except for port, recreational, educational or industrial purposes. Therefore, development, abandonment, or alteration of undeveloped road ends within Shoreline Master Program jurisdiction is prohibited unless an alternate use is approved in accordance with the Shoreline Master Program. Environmental Review The subject project would be subject to SEPA Environmental Review because it is located in lands covered by water. 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 and a Shoreline Substantial Development Permit (SSDP). All applications can be reviewed in an estimated time frame of 10-12 weeks once a complete application is accepted. The application fee for SEPA Review (Environmental Checklist) is $1,000 and $2,000 for the SSDP. There is a technology fee, of 3 %, based on the total land use application fees for the project. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction and building 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. *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.