HomeMy WebLinkAbout12-014 Additions & Alterations to Ace Aviation (IM, shoreline)CITY OF RENTON
Department of Community & Economic Development
MEMORANDUM
DATE: February 23, 2012
TO: Pre-Application File No. PRE 12-014
FROM: Vanessa Dolbee, Senior Planner
SUBJECT: Additions & Alterations to Ace Aviation (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 East Perimeter Road at the Renton Municipal Airport. The applicant has proposed to expand their existing multi-purpose aircraft hanger & corporate center
for general aviation customers. More specifically, the applicant is proposing to demolish all of the existing facility with the exception of the 9,000 square foot hangar. The new
structure would have a footprint of 11,400 square feet for aircraft hanger and light maintenance activities associated with general aviation. Also included in the new structure would
be an avionics shop, machine shop, area for light fabrication, general administrative offices, lobby, paint booth, two mezzanines for parts storage, conference room and small apartment
for temporary lodging. The new corporate center is proposed to be a two story structure. However, the applicant may chose to build a third story for additional parts storage or other
uses. In addition to the re-constructed building, the applicant has proposed a new detached storage building of approximately 3,500 square feet in size for temporary storage of floats.
No changes are proposed to the site access, which would remain off of E Perimeter Road.
Current Use: Currently the subject site is an operating Municipal Airport and the location of the corporate center for Ace Aviation. A portion of the existing Ace Aviation building
is proposed to be demolished.
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 the Cedar River.
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 aviation-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 Cedar River reach A.
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 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 and/or 6 “Sideline
Approach/Departure Zone” and/or “Traffic Pattern Zone” respectively. 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.
Parking – Street parking, loading areas and driveways shall be provided in accordance with the provisions of the current parking regulations (enclosed).
The following ratios would be applicable to the site:
Use
Square Footage of Use
Ratio
Required Spaces
Airplane hangars, tie-down areas
11,400
Parking is not required. Hanger space or tie-down areas are to be utilized for necessary parking.
N/A
Parking for offices associated with hangers
4,436
1 per 200 square feet of net floor area
Min/Max: 22
Bicycle Parking
Min/Max parking spaces: 22
The number of bicycle parking spaces shall be ten percent (10%) of the number of required off-street parking spaces.
Minimum - 2
The applicant is proposing to provide 12 parking spaces which is less than the minimum requirement for parking. The applicant should be aware that the parking ratio is based on net
square footage; the total of all floor area of a building, excluding stairwells, elevator shafts, mechanical equipment rooms, interior vehicular parking or loading, and all floors below
the ground floor, except when used for human habitation or service to the public. The applicant will be required at the time of building permit application to provide a parking analysis
of the subject site.
If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should
be submitted by the applicant along with or prior to the application for land use application.
It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet
x 23 feet. 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. As proposed, the parking lot on the west of the proposed building would have angled parking and
one-way traffic. For 45 degree angle parking, the aisle width for one-way traffic shall be 12-feet wide and the parking “area” shall be 20-feet wide for standard stalls and 17-feet
wide for compact stalls measured from the edge of the aisle to the curb.
All parking lots shall have perimeter landscaping and interior landscaping at a minimum ratio for 15 square feet per space. Please refer to landscape regulations (RMC 4-4-070F.6) for
further general and specific landscape requirements for parking areas (enclosed). The applicant will be required at the time of building permit application to provide a landscaping
analysis of the subject site.
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, flood hazards, and the Cedar River 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 is required. The analysis needs to assess soil conditions
and detail construction measures to assure building stability.
A Flood Hazard Area; pursuant to the FEMA Flood Insurance Rate Maps (FIRM) the subject site contains a Special Flood Zone AE (base flood elevation determined) which is classified as
a 100-year flood plain. The FIRM maps indicate the base flood elevation to be 26 feet Mean Sea Level (MSL). Flood Hazard Data shall be submitted with formal land use application pursuant
to RMC 4-8-120D. In addition, new industrial structures shall have the lowest floor, including basement, elevated a minimum of one foot above the level of the base flood elevation.
See RMC 4-3-050I for further flood hazard information and requirements.
Because development is proposed within the floodplain, 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.
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.
Height: For buildings allowed waterward of one hundred feet (100') from OHWM through a modified setback, the maximum building height shall be as follows:
i. Between the modified setback line and the line lying parallel to and one hundred feet (100') from OHWM, the maximum building height shall be defined by a maximum allowable building
height envelope that shall:
(a) Begin at a height of thirty five feet (35') along the line of the modified setback; and
(b) Have an upward, landward transition at a slope of one vertical to one horizontal from the beginning height either until the line at which the maximum height allowed in the underlying
zoning in chapter 4-2 RMC is reached (from which line the height envelope shall extend landward at the maximum height allowed in the underlying zoning) or to the line lying parallel
to and one hundred feet (100') from OHWM, whichever comes first; and
ii. Landward of one hundred feet (100') from OHWM, the applicant shall have the option of choosing the maximum building height defined by either:
(a) Using the maximum allowable building height envelope described in Table 4-3-090D7a, Table Note 8.a; or
(b) Having the maximum allowable building height envelope described in above, continue an upward, landward transition at a slope of one vertical to one horizontal from the envelope’s
height along a line lying parallel to and one hundred feet (100') from OHWM either until the line at which the maximum height allowed in the underlying zoning in chapter 4-2 RMC is
reached (from which line the height envelope shall extend landward at the
maximum height allowed in the underlying zoning), or to the end of shoreline jurisdiction, whichever comes first.
Vegetation Conservation Buffer: Exemption Criteria, As determined by the Administrator of the Department of Community and Economic Development or designee, for development proposed on
sites separated from the shoreline by intervening, and lawfully created, public roads, railroads, other off-site substantial existing improvements, or an intervening parcel under separate
ownership, the requirements of this Code for a vegetation buffer may be waived. For the purposes of this Section, the intervening lots/parcels, roads, or other substantial improvements
shall be found to:
Separate the subject upland property from the water body due to their height or width; and
ii. Substantially prevent or impair delivery of most ecological functions from the subject upland property to the water body.
Based on the criteria above, it appears the subject site would be exempt from the Vegetation Conservation Buffer.
Environmental Review: SEPA review will be required, because the size of the proposed development exceeds 4,000 square feet and 20 parking spaces.
Permit Requirements: The proposal would require Shoreline Substantial Development Permit (SSDP) and 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.
Impact/Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits. Impact
fees, which would replace mitigation fees, may be adopted prior to building permit approval for which an applicant may vest to impact/mitigation fees. Those fees have yet to be determined.
Currently fees are the following:
A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; and
A Fire Mitigation Fee based on $0.52 per new building square foot for commercial uses.
A handout listing all of the City’s Development related fees in attached for your review.
*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