HomeMy WebLinkAboutPRE_Pre-Application Meeting Summary_TRIP_SSDP_171128_v1PRE-APPLICATION MEETING FOR
WSDOT I-405 RENTON TO BELLEVUE WIDENING
WSDOT I-405 TUKWILA TO RENTON
PRE17-000688 and PRE17-000689
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 26, 2017
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Justin Johnson, 425-430-7291, JTJohnson@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
Building Department Reviewer: Craig Burnell, 425-430-7290, 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).
RENTON REGIONAL FIRE AUTHORITY
FIRE PREVENTION BUREAU
M E M O R A N D U M
DATE:October 26, 2017
TO:Clark Close, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:I-405 Renton to Bellevue Widening – May Creek Bridge
I-405 Renton to Bellevue Widening – Cedar River Creek Bridge
1. The existing fire hydrants (two total) located on the south sides of the existing
May Creek bridge and the existing city water main located under the May Creek
bridge shall all be maintained and replaced in kind prior to the conclusion of this
project in approximately the same location.
2. The existing fire hydrant (one total) located on the south sides of the north
bound lanes of the existing Cedar River bridge and the existing city water mains
located under the Cedar River bridge shall all be maintained and replaced in kind
prior to the conclusion of this project in approximately the same location.
k:\preapps\2017\pre17000688_i-405 renton to bellevue wsdot\02.review comments\pre1700688 and pre1700689
wsdot bridge work.docx
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:10-26-2017
TO:Clark Close, Senior Planner
FROM:Justin Johnson, Plan Reviewer
SUBJECT:May Creek and Cedar River Bridge Pre-App Comments
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 PRE1700688 and
PRE1700689. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
1. Construction activity outside of the WSDOT Right of Way will require a civil construction
permit. Based off of the application it appears that at this time all work will be within
the Right of Way.
2. WSDOT will also need a civil construction permit if the project affects the City of Renton
utilities outside of the WSDOT Right of Way.
3. For May Creek Bridge and Cedar River Bridge trail access is required. WSDOT shall
ensure that current easements cover the area for the trails. If adjustments need to be
made to the existing easements or new easements need to be created. WSDOT shall
submit them to the City of Renton for Review.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 26, 2017
TO:Pre-Application File No. 17-000688 and 17-000689
FROM:Clark H. Close, Senior Planner
SUBJECT:WSDOT I-405 Renton to Bellevue Widening – May Creek
WSDOT I-405 Tukwila to Renton – 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: I-405, Renton to Bellevue Widening Phase 1 (SR 169 to I-90) and
WSDOT I-405 Tukwila to Renton. The site is located on I-405 over May Creek at MP 7.18
and I-405 over Cedar River near Exit 4, SR 169.
May Creek: The applicant is proposing to replace the northbound and southbound I-405
bridge structures over May Creek and relocate the Lake Washington Loop Trail to the
Eastside Rail Corridor (East RC) from Ripley Lane. The project would also provide
improvements within May Creek by removing angular rock fill material from the
floodplain, improve fish habitat within the stream channel and provide buffer
enhancement. The project activity, including the installation and removal of piles, would
be within the 100-year flood plain (FEMA Zone – AE). Much of the property is currently
within WSDOT’s right-of-way (ROW) supporting the roadway and associated roadway
facilities. Minor off-site improvements may include pavement markings, drainage
improvements, permanent signing, illumination, and barriers. The total funding for the
full set of improvements, including project engineering and ROW, is $890M.
WSDOT I-405 Renton to Bellevue Widening
WSDOT I-405 Tukwila to Renton – Cedar River
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Cedar River: The applicant is proposing to widen the inside of the southbound I-405
bridge to accommodate additional automobile lanes. Minor off-site improvements may
include reconstruction of the Houser Way bridge and other downtown bridge
improvements, pavement marking, drainage improvements, permanent signing,
illumination, intelligent transportation systems and ramp metering, barriers, and tolling
gantries. The I-405 bridge widening and relocation work is part of the larger I-405
Tukwila to Renton improvement project for which the total estimated construction cost
is $308 million. Since this is a design build project, the exact excavation and fill
quantities are not yet known. Construction offices and staging areas would be within
the WSDOT right-of-way to the extent possible. The closest bridge pier would be approx.
30 feet landward of the ordinary high-water mark on the left (south) bank and 80 feet
on the right (north) bank.
Current Use: I-405, Renton to Bellevue and I-405 Tukwila to Renton
Zoning: The project is located within WSDOT’s ROW. The surrounding land use
designations include: Residential Medium Density, Residential Low Density, Commercial
Office Residential (COR), and Commercial Mixed Use. The surrounding zoning
designations include: Residential-6 (R-6), Resource Conservation (RC), Commercial
Office Residential (COR), and Center Downtown (CD) zoning designations. Roads are
permitted outright in the identified zones.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations” and/or RMC 4-2-120B, “Development
Standards for Commercial Zoning Designations” effective at the time of complete
application (noted as “R-6 and RC standards” or “COR and CD” herein). 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. These standards are available on the City’s
website at
http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton040211
0A.html#4-2-110A or
http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton040212
0B.html#4-2-120B.
Critical Areas: The subject project is located over the May Creek and Cedar River, a Type
S Steam or River, and a Shoreline of the State. As such, the project is required to comply
with the City of Renton’s Shoreline Master Program (SMP) per RMC 4-3-090. The bridges
and associated improvements would be located in May Creek Reach B, which is located
in the Shoreline Urban Conservancy designation and Cedar River Reach C, which is located
in the Shoreline High Intensity designation. The subject project would result in impacts to
WSDOT I-405 Renton to Bellevue Widening
WSDOT I-405 Tukwila to Renton – Cedar River
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the May Creek and potentially Lake Washington and Cedar River, as such a stream study,
a supplemental stream study, and a mitigation plan identifying “no net loss” would be
required with a project application.
Additionally, the City of Renton Sensitive Areas maps indicate the site is located in an area
of high 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.
The project site is currently mapped in the Flood Hazard Area according to the 1995 Flood
Insurance Rate Map (FIRM). 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:
(a) Encroachments shall not result in any increase in flood levels during the occurrence
of the base flood discharge; and
(b) There are no adverse impacts to the subject property or abutting or adjacent
properties; and
(c) There are no higher flood elevations upstream; and
(d) 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 near May Creek is located in area of known Cultural Resources. A
village of the Duwamish tribe was probably located in the vicinity of the site, near the Pan
Abode property, which is upstream of the current mouth of May Creek. The area near the
subject site is within the territory of the Duwamish, a Salish-speaking group predominant
in the Seattle area. The Duwamish lived in cedar longhouses in villages located on most
of the larger bodies of water in the central to southern portion of the Seattle area (Elliott
Bay, Lake Washington, Lake Union, Salmon Bay, and on the Duwamish, Green/White, and
Cedar/Black Rivers).
WSDOT I-405 Renton to Bellevue Widening
WSDOT I-405 Tukwila to Renton – Cedar River
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Historically the parcels may have been influenced by fluctuations in lake levels overtime
due to earthquakes and the lowering of Lake Washington approximately nine (9) feet
following construction of the Hiram Chittenden Locks and the opening of the Lake
Washington Ship Canal in 1916. Development within the vicinity of May Creek and Lake
Washington are more likely to be sites where significant historic and/or cultural resources
would be found, and the subject development has indicated that site grading would be
conducted. A typical project mitigation measure would require the applicant and/or
developer to stop work and immediately notify the City of Renton planning department,
concerned Tribes’ cultural committees, and the Washington State Department of
Archeological and Historic Preservation if any Native American grave(s) or
archaeological/cultural resources (Indian artifacts) are found.
Shoreline Regulations: The objective of the Urban Conservancy Environmental Overlay
District is to protect, conserve, restore, and manage existing areas with ecological
functions of open space, floodplain, and other sensitive lands where they exist in urban
and developed settings, while allowing compatible uses.
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 Urban Conservancy Overlay and High Intensity Overlay
according to the Shoreline Use Table 4-3-090D.1. The specific conditions for permitted
include: allowed only to serve approved or conditional uses, but should be located outside
of shoreline jurisdiction if feasible (Urban Conservancy) and subject to the preference for
water-oriented uses (High Intensity). 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.
WSDOT I-405 Renton to Bellevue Widening
WSDOT I-405 Tukwila to Renton – Cedar River
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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, otherwise SEPA would be required to be completed
by WSDOT.
Permit Requirements: The proposal would require Environmental (SEPA) Review and
would typically require a Shoreline Substantial Development Permit (SSDP). However,
transportation projects and activities that involve maintenance, repair and replacement
are exempt from certain permits under RCW 90.58.356. If a shoreline substantial
WSDOT I-405 Renton to Bellevue Widening
WSDOT I-405 Tukwila to Renton – Cedar River
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development permit is required, the application 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 $1,500 and $2,500 for the SSDP. There is a
technology fee, of 3 percent (3%), based on the total land use application fees for the
project. All fees are subject to change. Detailed information regarding the land use
application submittal can be found on the City’s website by clicking “City Documents” on
the home screen, then “CED Forms.” All forms are in alphabetical order. The City now
requires electronic plan submittal for all applications. The City’s Electronic File Standards
can also be found on the City’s website.
In addition to the required land use permits, separate construction and building permits
would be required for work outside of WSDOT’s ROW.
Public Information Sign: Public Information Signs are required for all 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 (see land use forms on City website). The applicant is solely responsible for the
construction, installation, maintenance, removal, and any costs associated with the sign.
Next Steps: When the formal application materials are complete, the applicant will have
the materials pre-screened with the project manager at the 6th floor front counter prior
to submitting the complete application package. Please contact Clark Close, Senior
Planner at 425-430-7289 or cclose@rentonwa.gov to schedule an appointment.
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