HomeMy WebLinkAbout01 - Pre-App Mtg SummaryGeneral: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 on September 25, 2014. The applicant is cautioned that information contained in this summary may be
subject to modification and/or concurrence by official decision-makers (e.ge, 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 $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov.
M E M O R A N D U M
DATE:
TO:
FROM:
SUBJECT:(Highlands Reservoir Replacement) PRE14-001202
Pre-Application File No. PRE14-001202
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
9/25/2014 12:00:00AM
Kris Sorensen, Associate Planner
Project Proposal: The subject property is located at 3410 NE 12th St, east of the intersection at NE Sunset Blvd
and NE 12th St (PID 0423059186). The almost 5-acre site currently has large and small water utility-related
facilities and private and public communication facilities. For the City’s water system, the City recently
completed an alternatives analysis for master planning for the site to replace aging infrastructure and meet
future needs. The submitted materials for the preferred alternative show an initial first phase with
improvements and an additional overall master plan for the site. The first phase includes construction of a
partially buried 6.3 million gallon reservoir in the undeveloped easterly portion of the site, an access road
around the site, and new energy generator under a new 4-pole shelter to replace the existing generator.
Future phases anticipated include the demolition of the two existing partially buried reservoirs, construction of
a 4.1 million gallon partially buried reservoir in the location of the existing reservoirs, demolition of the
existing small buildings that house the booster pump and chlorination facilities, and demolition and
replacement of the elevated tower reservoir. Vehicle access to the site is gained from NE 12th St at two
points. The site is located in the Aquifer Protection Zone. Critical areas identified on-site are steep slopes
surrounding the existing partially buried reservoirs.
Current Use: The project site has a number of large and small existing improvements including an elevated
water tower, two partially buried water storage reservoirs, booster pump station, a few small structures,
power generator, antennas for wireless companies, and a radio tower.
Zoning: The property is located within the Residential Medium Density (RMD) land use designation and the
Residential-10 du/ac (R-10) zoning classification. The project would be subject to RMC 4-2-110A,
“Development Standards for Residential Zoning Designations” effective at the time of complete application
(noted as “R-10 standards” herein).
Large utilities are allowed within the R-10 zoning classification designation with an approved Hearing
Examiner Conditional Use Permit (CUP). The proposal would be considered a major revision to the existing
facility and would therefore require a new application for a CUP.
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Density – Density is not applicable as there residential uses are not part of the proposal.
Minimum Lot Size, Width and Depth – There are no minimum lot size, width or depth requirements.
Building Standards –
Height: The R-10 zone restricts building height to 30 feet with an exception for public water system facilities
which are allowed the following height bonus (per RMC 4-2-110D, Note 9):
a. Water towers/reservoirs are permitted up to a maximum height of one hundred seventy five feet (175') to
the highest point of the reservoir. The overall proposal would be construction of two partially buried reservoirs
and an elevated tank or standpipe that would be less than 175 feet at the highest point of the proposed water
facilities and comply with the height allowance. The two reservoirs would be approximately 9 and 22 feet at
the highest points from existing grade and the water tower or standpipe would be approximately 129 feet in
height.
b. Water treatment facilities and pump stations are allowed up to fifty feet (50') subject to site plan
development review. The setback standards may be modified to increase setbacks as part of the site plan
development review approval. The future structure that would house the booster pump station and water
quality/chlorination facilities, constructed as part of Phase 2, would need to comply with the maximum 50-foot
height limit.
c. Public utility facilities exceeding fifty feet (50') in height shall be treated with public art consistent with
RMC 4-9-160. Such public art shall be eligible for one percent (1%) for art funding and shall be reviewed by the
Renton Municipal Arts Commission. The only facility proposed above 50 feet in height is the future elevated
tank or standpipe in the northern portion of the site that would occur in Phase 2 or later. This facility would
require public art.
d. The “d” subsection has criteria for additional height beyond 175 feet which is not needed given the
proposed tower and reservoirs are each less than 175 feet in height.
Height for Communication Facilities: The site has existing private communication antennas and a public radio
tower. The proposal is to relocate these facilities on site and the relocation areas and heights and dimensions
would be required to be shown as part of the application to be reviewed as part of site plan review.
Building surface coverage: There is no maximum coverage.
Impervious surface coverage: The maximum coverages are established for residential uses at 75% for
detached units and 65% for attached units. Impervious surface coverage would be reviewed as part of Site
Plan review. Coverage analysis and dimensions of impervious areas would be required at time of application
to for the different phases of site development.
Building Design Standards – Not applicable to this proposal as there are no residential uses.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line.
The required setbacks in the R-10 zone are 10 feet for the primary structure in the front yard, 12 feet in the
rear, and 4 feet for an interior side yard setback. The proposal appears to comply with the setback
requirements of the zone. Setbacks for existing and proposed structures would need to be shown as part of the
site plan review application.
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 development standards require that all pervious areas within the property boundaries
be landscaped.
•Landscaping near the street: 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'). The applicant would be required to provide a 10-foot on-site landscape strip
along the NE 12th St frontage unless reduced through the site plan development review process. Additionally,
there are requirements for plantings within the right-of-way if a planting strip is required, where street trees
and ground cover would be located.
•When a Nonresidential Development is located in a Residential Zone a visual buffer is required at the
shared property lines. Either a 15 feet wide partially sight-obscuring landscaped visual barrier or 10 feet wide
fully sight-obscuring landscaped visual barrier is required along the common property line. The 10 or 15-foot
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visual barrier is required on along all sides of the proposal with the exception of the street frontage side as
there are single and multi-family residences surrounding the subject site. The Site Plan submitted with
application materials shows a landscape strip around the site that varies in width and may not comply with
the requirement.
•Storage area on-site: The Master Plan sheet submitted as part of the application materials states that the
area between new reservoirs may be paved or graveled to provide for maintenance and storage area and
would have a landscaped buffer surrounding the area.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape
requirements. Phasing of proposed on-site and right-of-way landscape improvements would be required as
part of an application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be removed a tree
inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal
land use application. The tree retention plan must show preservation of at least 10 percent of significant
trees, and indicate how proposed structures and building footprints would be sited to accommodate
preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced
with minimum 2 inch caliper trees at a ratio of six to one. The applicant’s submittal includes a tree inventory
and states that as part of the first phase, 50 to 65 trees would be proposed for removal, and additional trees
would most likely be removed as part of future phases. A tree retention and replacement plan would be
required as part of the land use application.
Access – Driveway widths are limited by the driveway standards in RMC 4-4080I. Access to the site would be
gained from NE 12th St in two locations according the submitted application. There are two existing access
points from NE 12th and the master plan shows one access point where the more southerly access point
currently exists with the northern access being removed through the phased development. A permanent
15-foot wide access road is proposed as part of Phase 1 that would circle around the proposed easterly
reservoir that connects with the NE 12th access point. Driveways and access roads may not be greater than
15% slope.
Fences: Location, maximum heights, and other fence standards can be found in RMC 4-4-040. New fence
details and elevations would need to be provided as part of an application.
Critical Areas: The City of Renton’s Critical Areas maps indicate the subject site has steep slopes and is
located in the Aquifer Protection Zone 2. The overall purpose of the aquifer protection regulations is to protect
aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some
uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater
quality. If fill is imported to the site, a fill source statement will be required.
Additionally, steep slopes surround the existing partially buried reservoirs. The slopes identified are between
15 and 25 percent and between 25 and 40 percent and were likely created to support the existing reservoirs.
Steep slopes are Geological Hazards therefore, a geotechnical study may be required. If steep slopes are
proposed as part of the construction of new reservoirs or other improvements to the site, a geotechnical study
would need to address the slopes. The study shall demonstrate that the proposal will not increase the threat
of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will 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 building stability.
Environmental Review: The proposal would require SEPA review.
Optional Land Use Reviews: The applicant may wish to consider a Master Site Plan Review application along
with the additional required land use application (identified below). The development following the first phase
could be processed through an Administrative Site Plan review rather than go through an additional Hearing
Examiner Site Plan review process provided the expiration date for the Master Site Plan approval does not
pass.
A Master Plan is not required in a residential zone but is an option. The purpose of the master plan process is
to evaluate projects at a broad level and provide guidance for development projects with multiple buildings on
a single large site and allows for analysis of overall project concepts and phasing.
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Permit Requirements: The proposal would require a Hearing Examiner Conditional Use Permit approval,
Hearing Examiner Site Plan Review, and SEPA Environmental Review approval which would be reviewed within
an estimated timeframe of 12 weeks. The Conditional Use application fee is $2,000, Site Plan application is
$2,000, and Environmental Review application is $1,000. If the applicant choses to apply for a Master Site
Plan the application fee would be $2,000. 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. Fire review would require separate permits for the energy generator. 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.
Impact Mitigation Fees: In addition to the applicable building and construction fees, fire and transportation
impact fees may be required prior to the issuance of building permits.
A handout listing all of the City’s Development related fees in attached for your review.
Note: When the formal 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 contact Kris Sorensen, Associate Planner at 425-430-6593 or by email at
ksorensen@rentonwa.gov for an appointment.
Expiration: Upon approval, conditional use and site plan approvals are valid for two years with a possible
two-year extension if requested in writing prior to the expiration. A master site plan approval for a phased
plan can be granted for up to ten years with a possible extension, and such approval shall include clearly
defined phases and specific time limits for each phase and a determination of eligibility for any extensions of
the time limits.
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NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding
and may not 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. The following comments are based
on the pre-application submittal made to the City of Renton by the applicant.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
TO:
FROM:
SUBJECT:(Highlands Reservoir Replacement) PRE14-001202
Vicki Grover, Plan Reviewer
Kris Sorensen, Associate Planner
9/25/2014 12:00:00AM
I have completed a preliminary review for the above-referenced proposal located at parcel 0423059186. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
1.The proposed development is within City of Renton Water District.
SANITARY SEWER
1.Sewer service is provided by the City of Renton. The future phase will require a cut and cap of the
existing side sewer connection for the chlorination building and vault.
SURFACE WATER
1.A drainage report complying with the 2009 King County Surface Water Design Manual and City of Renton
Amendments to the KCSWM, Chapters 1 and 2 shall be required. Based on the City’s flow control map, this
site falls within the Flow Control Duration Standard, Forested Site Conditions (north and east sides of the site)
and the Peak Rate Flow Control Standard, existing site conditions (south and west sides of the site). Refer to
Figure 1.1.2.A – Flow Chart to determine the type of drainage review required by the City of Renton 2009
Surface Water Design Manual Amendment. The final drainage plan and drainage report must be submitted
with the utility construction permit application.
2.A geotechnical report is required for the site. Information on the water table and soil permeability. The
report shall include information to determine if the site is suitable for infiltration and a design infiltration rate.
3.A study shall be required to verify downstream capacity for the overflow from the reservoirs and an
evaluation of downstream environmental impacts may be required.
4.Surface water system development fee (SDC) will be applicable. The current rate of SDC fee $0.491 per
square foot of new impervious surface area, but not less than $1,228.00.
5.A Construction Stormwater General Permit from Department of Ecology will be required if grading and
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clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
TRANSPORTATION/STREET
1.Transportation impact fees will apply to this project. The actual rate will be assessed at a later date.
This fee will be based on the amount of building area and its use per the ITE Manual. Payment of the
transportation impact fee is due at the time of issuance of the building permit.
2.Road Classification – Minor Arterial/North 12th Street
•Existing right of way width – approximately 60 ft. on North 12th Street with 2 travel lanes.
•Required ROW width - Based on RMC 4-6-060, North 12th St. requires 91 ft.
•ROW dedication needed – Approximately 15.50 feet on the north side of North 12th Street.
•11 ft. travel lanes, a 5 ft. bike lane, 0.5 ft. curb and gutter, 8 ft. sidewalk and 8 ft. planter strips will be
required.
3.The final ROW dedication will need to be verified by survey. All storm drainage improvements are
required to be constructed per RMC 4-6-060.
4.Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements.
General Comments
1.All construction or service utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Civil Engineer.
2.When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the
drainage report, permit application, an itemized cost of construction estimate, and application fee at the
counter on the sixth floor.
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Fire & Emergency Services
Department
M E M O R A N D U M
DATE:
TO:
FROM:
SUBJECT:(Highlands Reservoir Replacement) PRE14-001202
Kris Sorensen, Associate Planner
9/17/2014 12:00:00AM
Corey Thomas, Plan Review/Inspector
1. Separate plans and permits required for the relocation/replacement of the emergencey electrical generator
if it has an associated fuel storage tank.
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M E M O R A N D U M
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:(Highlands Reservoir Replacement) PRE14-001202
Kris Sorensen, Associate Planner
Craig Burnell, Building Official
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