HomeMy WebLinkAboutHEX_Report_Exhibits_LUA17-000808DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map (see Exhibit 2 for more details)
HEX Report
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: April 17, 2018
Project Name: I-405, Renton to Bellevue Project, Stage 1
Owner/Applicant: Linda J. Cooley, WSDOT / 600 108th Ave NE Suite 405, Bellevue, WA 98004
Contact: Kimberly Toal, I-405 Team / 600 108th Ave NE Suite 900, Bellevue, WA 98004
Project File Number: PR17-000278
Land Use File Number: LUA17-000808, SM, CAR, SMV
Project Manager: Clark H. Close, Senior Planner
Project Summary: The applicant, Washington State Department of Transportation (WSDOT) Northwest
Region, is requesting a Shoreline Substantial Development Permit, Critical Areas
Permit and Shoreline Variance for the I-405, Renton to Bellevue Project, Stage 1. The
Project includes roadway, bridge and trail work within the Urban Conservancy
shoreline environment at May Creek. Project improvements also include the
construction of a paved bicycle and pedestrian path along the Eastside Rail Corridor
from Ripley Lane in north Renton to the City of Renton’s northern boundary,
adjacent to Lake Washington, within the Shoreline Single Family Residential
environment. The request includes a shoreline variance from the design criteria for
public access sites under RMC 4-3-090D.4.d.i in order to deviate from trail width and
permeable material requirements.
Project Location: 4260 Lake Washington Blvd N, Renton, WA 98056. The project extends along I-405
for approximately 8 miles from mile post (MP) 3.8 in Renton to MP 11.9 in
Bellevue.
Site Area: 3,995 acres
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B. EXHIBITS:
Exhibits 1: Environmental (SEPA) Determination of Nonsignificance (DNS) for the I-405 Renton
to Bellevue Project
Exhibits 2: Project Description Maps
Exhibits 3: Conceptual Site Plans
Exhibits 4: Temporary Construction Easement (TCE) Access Map
Exhibits 5: TCE Affected Critical Areas
Exhibits 6: TCE Utility Plan
Exhibits 7: TCE Tree Removal and Restoration Plan
Exhibits 8: TCE Restoration Enhancement Planting Plan
Exhibits 9: May Creek Enhancement Plans
Exhibits 10: Grading Plans
Exhibits 11: Summary of Stormwater Management Concepts
Exhibits 12: Wetland and Stream Assessment Report, prepared by WSDOT (dated July 2017)
Exhibits 13: Wetland and Stream Mitigation Report, prepared by WSDOT (dated October 2017)
Exhibits 14: City of Renton (COR) Maps – Critical Areas Maps
Exhibits 15: Critical Areas Maps – 15% Conceptual Design
Exhibits 16: Geology and Soils Technical Report (dated March 2006)
Exhibits 17: The Watershed Company Comment Letter (received December 22, 2017)
Exhibits 18: Staff Response Letter to The Watershed Company (dated January 2, 2017)
Exhibits 19: King County Department of Natural Resources and Parks, Wastewater Treatment
Division (WTD) Comment Letter (received December 20, 2017)
Exhibits 20: Preliminary Tree Assessment Table
Exhibits 21: Flood Risk Analysis
Exhibits 22: Advisory Notes to Applicant
C. GENERAL INFORMATION:
1. Owner(s) of Record: Linda J. Cooley, WSDOT / 600 108th Ave NE Suite 405,
Bellevue, WA 98004
2. Zoning Classification: Residential-6 (R-6), Residential-8 (R-8), Commercial
Office Residential (COR) and Resource Conservation
(RC).
3. Comprehensive Plan Land Use Designation: Residential Low Density, Residential Medium Density,
Residential High Density, and Commercial-Office-
Residential.
4. Existing Site Use: State Highway and King County Eastside Rail Corridor
(ERC) Regional Trail
5. Critical Areas: May Creek Trail: Flood Zone AE, Floodway Zone AE,
regulated slopes (15-90%), moderate landslide hazards,
high seismic hazards, and regulated shoreline. ERC:
High erosion hazard area, regulated slopes (15-90%),
high seismic hazard areas, and regulated shoreline.
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6. Neighborhood Characteristics:
a. North: May Creek: Pan Abode, COR zone; ERC: Regional Trail, R-8 zone
b. East: May Creek: I-405 and vacant City or Renton Parks property, RC zone; ERC: I-405
and single family residential, R-8 zone
c. South: May Creek: I-405, WSDOT ROW; ERC: Regional Trail, R-8 zone
d. West: May Creek: City or Renton Parks property, R-8 zone, COR zone; ERC: Single family
residential, R-8 zone
7. Site Area: 3,995 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Kennydale Annexation N/A 2341 07/03/1967
Northern Pacific Annexation A-60-004 1823 04/21/1960
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: The application for the shoreline permit shall include the relocation of the existing 12-inch
water main along the south bank of May Creek.
b. Sewer: Applicant will need to protect all Sewer utilities during construction.
c. Surface/Storm Water: Drainage plans and a drainage report complying with the adopted 2017
Renton Surface Water Design Manual will be required.
2. Streets: No City of Renton streets would be impacted by this project.
3. Fire Protection: Renton Regional Fire Authority.
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-090: Shoreline Master Program Regulations
3. Chapter 4 Property Development Standards
4. Chapter 9 Procedures and Review Criteria
a. Section 4-9-190: Shoreline Permits
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5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Transportation Element
3. Shoreline Management Element
H. PROJECT DESCRIPTION/BACKGROUND:
The applicant, WSDOT Northwest Region, is requesting a Shoreline Substantial Development Permit, Critical
Areas Permit and Shoreline Variance for the I-405, Renton to Bellevue Project, Stage 1. The Project includes
roadway, bridge and trail work within the Urban Conservancy shoreline environment at May Creek and
Shoreline Residential environment adjacent to Lake Washington. The May Creek Bridge and trail work is
located at mile post (MP) 7.18 near NE 44th St, I-405 Exit 7 (Section 32 Township 24N Range 5E). May Creek
originates well east of I-405 and flows generally east to west toward Lake Washington. The May Creek project
area is within the following Critical Areas: flood plain and floodway, regulated slopes (15-90%) and high
seismic hazard areas. Much of the property, within the May Creek project area, is currently within WSDOT
right-of-way (ROW). Project improvements also include the construction of a paved bicycle and pedestrian
path (including associated sound walls) along the Eastside Rail Corridor (ERC) Regional Trail from Ripley Lane
in north Renton to the City of Renton’s northern boundary. Almost all of this portion of this public trail is
within shoreline jurisdiction, beginning at MP 7.35. For this portion of the project, WSDOT would widen the
existing rail prism and construct a twelve-foot wide asphalt trail with four-foot wide gravel shoulders. Bicycle
and pedestrian traffic that now uses the Lake Washington Loop Trail would be shifted to the ERC trail.
The May Creek Bridge project would replace the northbound and southbound I-405 bridge structures over
May Creek. The existing bridge span is approximately 160 feet long (20,000 square feet). The replacement
impervious bridge is a one span structure that would include lane widening on both north and south bound
lanes. The new surface area would add 10,000 square feet to the final bridge size and would be located
directly over the entire stream and directly adjacent to the Ordinary High-Water Mark (OHWM). This work
would also include piers within approximately 50 feet from the OHWM. This work would include habitat
improvements along the creek by removing angular rock fill material from the floodplain and removal of the
existing northbound bridge columns/abutments. It is estimated that the proposed work would include the
removal of 4,000 cubic yards of material from the May Creek floodplain under the existing bridge structure.
The May Creek Bridge replacement work would improve fish habitat along the stream channel and provide
buffer enhancement. New vegetation would be planted on the newly constructed streambank, providing
approximately 0.30 acres of stream buffer enhancement. Improvements support the roadway and associated
roadway facilities necessary to provide a safe and efficient transportation corridor. An extension of City of
Renton’s May Creek Trail would be constructed on the north side of May Creek parallel to the channel and
above the 100-year floodplain. The trail is proposed to be eight feet (8’) wide and would extend from the end
of the existing May Creek Trail, that ends roughly 40 feet east of the eastern boundary of the WSDOT ROW,
to Jones Road. Only the portion of the trail within WSDOT’s ROW is being permitted as part of this application.
The portions of the trail outside of WSDOT’s ROW would be permitted separately and are not included as
part of this application.
Minor off-site improvements may include pavement markings, drainage improvements, permanent signing,
illumination, and barriers. Connecting Washington, as funded via the Renton to Bellevue Stage 1 project, is
part of a larger set of improvements. Construction is anticipated to start in 2019 and the project is expected
to open to traffic in 2024. The project would use the design-build project delivery method, the exact
excavation and fill quantities are not yet known, construction sequencing and methods may vary. The total
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funding for the full set of improvements, including project engineering and ROW, is $890M. WSDOT, as the
lead agency, issued a Determination of Non-significance (DNS) and Adoption of Existing Environmental
Document for the I-405 Corridor Program on March 31, 2006. This decision was made after review of a
completed Environmental Checklist and other information on file with the lead agency (Exhibit 1). This
information is available to the public upon request.
G. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 28, 2017 and determined the application complete on December 8, 2017. The project was
placed on hold on January 29, 2018 and taken off hold on March 6, 2018. The project complies with the
120-day review period.
2. The project site address is 4260 Lake Washington Blvd N, Renton, WA 98056. The project extends along
I-405 for approximately 8 miles from mile post (MP) 3.8 in Renton to MP 11.9 in Bellevue.
3. The applicant, Washington State Department of Transportation (WSDOT) Northwest Region, is
requesting a Shoreline Substantial Development Permit to widen Interstate 405 (I-405) from Renton to
Bellevue by adding one new lane in each direction to create a dual lane express toll system.
4. The first construction stage of Renton to Bellevue extends along I-405 approximately 8 miles from SR 169
mile post (MP) 3.8 in Renton to the I-90 interchange (MP 11.9) in Bellevue (Exhibit 2) to accommodate
an extra lane in each direction. The work lies within King County east of Lake Washington, in Water
Resource Inventory Area 8 (WRIA 8) and the Lake Washington sub-basin.
5. Widen I-405 northbound and southbound bridge structures at Sunset Boulevard N (MP 4.53).
6. Widen I-405 southbound bridge structure at Southport Dr N (MP 5.42).
7. Replace the local road overpass abutment slopes with retaining walls on both sides of I-405 to
accommodate widening. Add an auxiliary lane on southbound I-405 just north of NE 30th St (MP 6.52).
8. The site area is approximately 17.4 million square feet and the subject site area along I-405, which is not
within WSDOT ROW, is zoned Residential-6 (R-6), Residential-8 (R-8), Commercial Office Residential
(COR) and Resource Conservation (RC).
9. The Project improvements includes roadway, bridge and trail work (Exhibit 3). The site is located within
a flood hazard area (100-year floodplain), a floodway (FEMA Zone – AE), moderate landslide area,
regulated and protected slope area (15-<=90%), high seismic hazard area, regulated shoreline (Urban
Conservancy Environment Overlay District and Shoreline Single Family Residential Overly District), May
Creek Reaches (MC-B and MC-C), Lake Washington Reach B (a Shoreline of Statewide Significance),
wetlands, and wetland buffers.
10. Stage 1 of the project would replace the northbound and southbound I-405 bridge structures with a one
span structure, approximately 160 feet long, over May Creek (MP 7.18) and directly adjacent to the
Ordinary High-Water Mark (OHWM).
11. The replacement bridge work is within the 100-year floodplain. Pier saw cutting and removal would occur
adjacent to the stream and quarry spall removal would occur within the ordinary high-water elevation of
the stream.
12. Stage 1 of the project would improve fish habitat along the stream banks by removing approximately
4,000 cubic yards of material from the May Creek floodplain under the existing May Creek Bridge
structure (MP 7.18).
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13. Within WSDOT right-of-way, the proposed work at May Creek would include the construction of the City’s
May Creek Trail on the north side of May Creek parallel to the channel, outside the Ordinary High Water
Mark (OHWM) and above the 100-year floodplain.
14. WSDOT is expected to acquire roughly a 6,319 square foot temporary construction easement (TCE) access
to May Creek for sewerline and riparian enhancement work through portions of two (2) properties (King
County parcel nos. 3224059043 and 3224059081) located to the west of I-405, north of N 40th St (Exhibits
4-7). The southernmost property is referred to as the Meadow Property. A landscape architect would
prepare a roadside restoration plan and inventory of trees for removal. A list of replacement species has
been included in the project submittal (Exhibit 8). WSDOT would restore the disturbed area to original or
better condition with mitigation for temporary impacts to include replanting and site impact mitigation
(Exhibit 9).
15. The project would replace the local road bridge structure and reconstruct the NE 44th St interchange
(MP 7.48). Construction would include a new direct access ramps for transit and ETL users in the I-405
median. Interchange improvements would reconstruct Lake Washington Blvd NE between NE 44th St and
SE 76th St and realign the northbound on-ramp to I-405 to connect to Lake Washington Blvd NE.
16. Subsequent permitting by the City of Renton would include the preparation of May Creek Trail
engineered drawings and environmental permitting for a Shoreline Substantial Development Permit and
a Shoreline Variance (if necessary) for the construction of the May Creek trail extension project located
at 4260 Lake Washington Blvd N. The future trail expansion would extend southeast from the southern
tip of the existing trail (which currently ends about 40 feet west of the eastern boundary of the WSDOT
right-of-way), continue under the I-405 bridge, and connect to Jones Ave NE. Work within existing
wetlands and wetland buffers may be required, including the potential construction of a boardwalk
within wetlands and wetland buffers. The new trail segment would be constructed by WSDOT after
permitting.
17. Stage 1 of the project would realign and reconstruct the existing Lake Washington Trail (MP 7.35 – MP
10.25) west of its current location to reside within the Eastside Rail Corridor (ERC) from Ripley Lane N to
the northern City limits and on to Coal Creek Parkway in Bellevue. The section of this trail to be relocated
is within 100 feet of the southbound lanes of I-405 parallel to Ripley Lane N and Seahawks Way. Almost
all of this portion of ERC grading is located within shoreline jurisdictions (Exhibit 10).
18. Proposed work in the Eastside Rail Corridor (ERC) within the Shoreline District would include the
construction of a twelve-foot wide asphalt trail with four-foot wide gravel shoulders for bicycle and
pedestrian travel with associated sound walls.
19. Associated noise wall construction, stormwater management, water quality facilities upgrades, and fish
passage improvements are part of the project.
20. A Summary of Stormwater Management Concepts was submitted with the application (Exhibit 11).
21. A Wetland and Stream Assessment Report was submitted with the application, prepared by WSDOT,
dated July 2017 (Exhibit 12). There are a wide variety of wetland types of various quality found within the
project study area. The wetlands impacted within Renton vary in quality from Category III to IV based on
the Washington State Department of Ecology Wetland Rating System for Western Washington. The
Category IV wetlands are located in roadside ditches and swales and are limited in vegetation diversity
and habitat function due to the presence of the adjacent freeway and continuous maintenance practices.
Most of the wetlands in the corridor receive runoff through ditches and drainage pipes off of developed
areas, as well as natural sources including groundwater, seeps and springs.
22. A Wetland and Stream Mitigation Report was submitted with the application, prepared by WSDOT, dated
October 2017 (Exhibit 13). The project proposes extensive mitigation for unavoidable impacts. Wetland
impacts in Renton would be mitigated at Springbrook Creek Wetland and Habitat Mitigation bank. All of
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the proposed wetland mitigation has occurred in advance, and is located off-site. Stream mitigation
would occur onsite adjacent to May Creek, and UNT 08.LW.0283, an unnamed tributary to Lake
Washington. Buffers would also be mitigated at these two sites.
23. The project has the potential to impact up to 10 streams, most of which are non-fish bearing, unnamed,
ephemeral tributaries to Lake Washington. There are five fish bearing streams that would be impacted,
including Johns Creek, May Creek, UNT.08.LW.0283 and two other small unnamed tributaries to Lake
Washington in the vicinity of the Virginia Mason Athletic Center (VMAC). The project would mitigate for
unavoidable impacts to critical areas (Exhibits 14 and 15).
24. A Geology and Soils Report was submitted with the application (Exhibit 16). The Natural Resource
Conservation Service (NRCS) soil maps show the vicinity of the May Creek Bridge to be predominately
Norma sandy loam, which is associated with floodplains, poorly-drained with frequent ponding. The
shoreline area of Lake Washington is characterized by Seattle Muck consisting of mucky peat and very
poorly drained. The area of the current bike path is within a unit of Alderwood gravelly sandy loam, a
moderately well-drained soil.
25. Comments were received from The Watershed Company on behalf of Tri-Delt, Inc. on December 22, 2017
(Exhibit 17); and staff responded on January 2, 2018 (Exhibit 18).
26. Comments were received from King County Department of Natural Resources and Parks, Wastewater
Treatment Division (WTD) on December 20, 2017 (Exhibit 19).
27. On March 31, 2016, WSDOT (SEPA lead agency), issued a Determination of Non-significance (DNS) and
Adoption of Existing Environmental Document for the I-405 Corridor Program on March 31, 2006. This
decision was made after review of a completed Environmental Checklist and other information on file
with the lead agency (Exhibit 1). This information is available to the public upon request.
28. The proposed replacement of existing utility systems would be considered a replacement and/or
rehabilitation of existing utilities and would be permitted outright in Table 4-3-050C.3 Exemptions –
Critical Areas and Buffers.
29. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report (Exhibit 22).
30. Comprehensive Plan Compliance: The site is designated Residential Low Density (RLD), Residential
Medium Density (RMD), Residential High Density (RHD), and Commercial-Office-Residential (COR). The
proposal is compliant with the following Comprehensive Plan Policies and Goals if all conditions of
approval are met:
Compliance Comprehensive Plan Analysis
A. LAND USE ELEMENT:
Under the Growth Management Act (RCW 36.70a) Renton has an obligation to meet the demands of
local and regional growth. Managing growth is not an endeavor that Renton takes on alone. The
Puget Sound Regional Council’s VISION 2040 establishes goals and policies that tie the region
together and support people, prosperity, and the environment. Through the Countywide Planning
Policies, King County jurisdictions further define their roles in accommodating growth using
sustainable and environmentally responsible development practices.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
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courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Policy L-30: Protect the integrity of natural drainage systems, existing land forms, and
maintain wildlife habitat values by preserving and enhancing existing vegetation and
tree canopy coverage to the maximum extent possible and by restoring hydrological
flows and improving the condition of shorelines.
Policy L-35: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
Policy L-55: Protect public scenic views and public view corridors, including Renton’s
physical, visual and perceptual linkages to Lake Washington and the Cedar River.
Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property
values, and visually define the community and neighborhoods.
B. TRANSPORTATION ELEMENT:
Goal T-A: Continue to develop a transportation system that stimulates, supports, and
enhances the safe, efficient and reliable movement of people, vehicles, and goods.
Goal T-B: Balance transportation needs with other community values and needs by
providing facilities that promote vibrant commerce, clean air and water, and health
and recreation.
Goal T-C: Maintain, preserve, and extend the life and utility of transportation
investments.
Policy T-25: Develop and designate appropriate pedestrian and bicycle commuter
routes along minor arterial and collector arterial corridors.
Policy T-27: Promote non-motorized travel not only as a viable means of
transportation but as an important method for maintaining overall health and fitness.
Policy T-33: Construct improvements and implement actions to facilitate the flow of
HOV’s into, out of, and through Renton.
Policy T-34: Support exclusive freeway/arterial HOV facilities that improve transit
travel times by enabling buses to bypass congestion.
Policy T-49: Encourage development that can be supported by transit and other non-
single occupant vehicle modes.
Policy T-74: Develop and maintain relationships between Renton and other agencies
and local jurisdictions for cooperative planning of common transportation
improvements.
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31. Zoning Development Standard Compliance: The primary portions of the site are classified as Residential-
6 (R-6), Residential-8 (R-8), Commercial Office Residential (COR) and Resource Conservation (RC). The
proposed project would not be subject to zoning development standards.
32. The following table contains project elements intended to comply with the Shoreline Master Program
(SMP) bulk and dimensional standards and policies, as outlined in RMC 4-3-090:
SHORELINE MASTER PROGRAM CRITERA:
A. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY, SHORELINE ELEMENT:
Portions of the project are located in the Aquatic Shoreline Overlay District, Urban Conservancy
Overlay District and the Shoreline High-Intensity Overlay District. The objective of the Aquatic
designation is to protect, restore, and manage the unique characteristics and resources of the areas
waterward of the OHWM. The objective of the Urban Conservancy environment 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.
The proposal is compliant with the following Shoreline policies:
Policy SH-14. Shoreline use and development should be carried out in a manner that
prevents or mitigates adverse impacts so that the resulting ecological condition does
not become worse than the current condition. This means ensuring no net loss of
ecological functions and processes in all development and use. Permitted uses should
be designed and conducted to minimize, in so far as practical, any resultant damage to
the ecology and environment (RCW 90.58.020). Shoreline ecological functions that
should be protected include, but are not limited to, fish and wildlife habitat, food
chain support, and water temperature maintenance. Shoreline processes that shall be
protected include, but are not limited to, water flow; littoral drift; erosion and
accretion; infiltration; ground water recharge and discharge; sediment delivery,
transport, and storage; large woody debris recruitment; organic matter input; nutrient
and pathogen removal; and stream channel formation/maintenance.
Objective SH-E. Existing economic uses and activities on the shorelines should be
recognized and economic uses or activities that are water-oriented should be
encouraged and supported.
Policy SH-18. All economic activities on the shoreline shall provide for no net loss of
ecological functions during construction and operation.
Policy SH-F. Increase public accessibility to shorelines and preserve and improve the
natural amenities.
Policy SH-24. Public access to and along the water's edge should be located, designed,
and maintained in a manner that protects the natural environment and shoreline
ecological functions and is consistent with public safety, as well as, compatible with
water-dependent uses. Preservation or improvement of the natural processes shall be
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a basic consideration in the design of shoreline areas to which public access is
provided, including trail systems.
Policy SH-26. Both passive and active public areas should be designed and provided.
Policy SH-30: Development and management of public access should recognize the
need to address adverse impacts to adjacent private shoreline properties and should
recognize and be consistent with legal property rights of the owner. Just compensation
shall be provided to property owners for land acquired for public use. Private access to
the publicly owned shoreline corridor shall be provided to owners of property
contiguous to said corridor in common with the public.
Policy SH-39: Viewpoints, parking, trails, and similar improvements should be
considered for transportation system projects in shoreline areas. Bridge abutments
should incorporate stairs or trails to reach streams where appropriate.
Policy SH-42: Rail lines within the shoreline should provide opportunities for public
access and circulation:
1) The rail line along the east shore of Lake Washington should be reserved for use as
a public trail if rail use ceases. If rail use continues, joint trail and rail use should be
explored.
Policy SH-43: Trails should be developed to enhance public enjoyment of and access to
the shoreline:
1) Trails within the shoreline should be developed as an element of non-motorized
circulation, the City’s Parks, Recreation and Natural Areas Plan, Trails and Bicycle
Master Plan, and the Shoreline Public Access program. Trails provide the potential for
low impact public physical and visual access to the shoreline.
2) Trails should be developed as an element of a system that links together shoreline
public access into an interconnected network including active and passive parks,
schools, public and private open space, native vegetation easements with public
access, utility rights of way, waterways, and other opportunities.
3) Public access to and along the water's edge should be linked with upland
community facilities and the comprehensive trail system that provides non-motorized
access throughout the City.
4) A system of trails on separate rights of way and public streets should be designed
and implemented to provide linkages along shorelines including the Lake Washington
Loop, the Cedar River, the Black River, Springbrook Creek, and the Green River.
Policy SH-44: Road standards should meet roadway function and emergency access
standards and provide for multiple modes, while reducing impervious surfaces, where
feasible, and managing surface water runoff to achieve appropriate water quality.
Objective SH-J. Provide for the timely restoration enhancement of shorelines with
impaired ecological functions. Such restoration should occur through a combination of
public and private programs and actions. This Master Program includes a restoration
element that identifies restoration opportunities and facilitates appropriate publicly
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and privately initiated restoration projects. The goal of this effort is to improve
shoreline ecological functions.
B. GENERAL DEVELOPMENT STANDARDS:
The subject site is classified as Shoreline High Intensity, Urban Conservancy and Aquatic on the City
of Renton Shoreline Overlay Map. The following development standards are applicable to the
proposal:
1. Environmental Effects:
a. No Net Loss of Ecological Functions:
Shoreline use and development shall be carried out in a manner that prevents or
mitigates adverse impacts to ensure no net loss of ecological functions and processes
in all development and use. Permitted uses are designed and conducted to minimize,
in so far as practical, any resultant damage to the ecology and environment of the
shoreline area and any interference with the public's use of the water (RCW
90.58.020). Shoreline ecological functions that shall be protected include, but are not
limited to, fish and wildlife habitat, food chain support, and water temperature
maintenance. Shoreline processes that shall be protected include, but are not limited
to, water flow; erosion and accretion; infiltration; groundwater recharge and
discharge; sediment delivery, transport, and storage; large woody debris recruitment;
organic matter input; nutrient and pathogen removal; and stream channel
formation/maintenance.
Staff Comment: The applicant submitted a Wetland and Stream Assessment Report,
prepared by WSDOT, dated July 2017 (Exhibit 12) and a Wetland and Stream
Mitigation Report, prepared by WSDOT, dated October 2017 (Exhibit 13). Based on the
provided reports wetland impacts were avoided and minimized by the project to the
greatest extent feasible; however, the Design Builder may identify further minimization
measures through final design and construction of the project. The preliminary design
utilizes several avoidance and minimization opportunities including selective widening,
widening to the median, and use of over steepened slopes and retaining walls.
Avoidance and minimization efforts are categorized under Table 1 of the I-405 Wetland
and Stream Mitigation Report.
The project is impacting Category II and IV wetlands, between MP 4.0 and 10.0, and is
proposing to mitigate all permanent wetland impacts within the City of Renton by
using bank credits at the Springbrook Creek Wetland and Habitat Mitigation Bank
(Springbrook Bank). Compensatory mitigation for all permanent wetland and buffer
impacts would be accomplished by replacing wetland functions and acreage lost by
debiting credits provided at a regulatory approved mitigation bank. Credits are the
“currency “of the mitigation bank. The value of each credit is equal to its net ecological
benefit. For Springbrook Bank, the value of one credit was developed to be equal in
value to 1 acre of Category II wetland. Specifically, the Bank requires the use of 1.0
credit per acre (1:1 ratio) of permanent Category II wetland impacts, 0.85 credits per
acre (0.85:1 ratio) of Category III, and 0.70 credits per acre (0.70:1 ratio) of Category
IV. A modified ratio is applied for impacts occurring as a result of conversion from
wetlands to stream or impacts that would result in a temporal (as opposed to
permanent) loss of wetland functions due to long-term vegetation disturbance.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Springbrook Bank is a large habitat restoration and wetland re-establishment site
located in the City of Renton, WA, Green-Duwamish WRIA 9. The Bank was created to
provide compensation for unavoidable impacts to wetlands and other aquatic
resources caused by highway construction projects. The implementation of the Bank is
intended to increase wetland area and encourage improved hydrologic, water quality,
and habitat functions, while facilitating environmental education opportunities along
Springbrook Creek in a highly urbanized area.
The Springbrook site has previously established monitoring requirements and
standards of success. The use of credits, as part of this project, would not change any
of their standards or requirements. The stream and buffer mitigation site proposed in
the Project at May Creek and UNT08.LW.0283, would have specific monitoring and site
management requirements. Each site would be monitored for five years to ensure
plant establishment. Survival would be assessed by WSDOT and the Project Design
Builder after initial planting, and the landscape contractor would replace all plantings
that do not survive within the first year. The Design-Builder would also reseed any
areas of bare soil within the first year. Plant substitutions, if necessary, would be
agreed upon by the project biologist and landscape architect. Plants damaged or
destroyed by vandalism or wildlife grazing (by waterfowl, rodents, or ungulates) would
also require replacement. If necessary, the landscape contractor would have the option
of protecting the plants from vandalism or herbivore grazing. Plant monitoring and
establishment activities are proposed to occur annually for 5 years.
Monitoring reports should be submitted to the City of Renton, Washington Department
of Fish and Wildlife (WDFW), Department of Ecology (DOE), and the United States
Army Corps of Engineers (USACE), annually for review and comment. WSDOT staff
would monitor the site to determine if the performance measures and success
standards have been met. If the performance measures or success standards have not
been met, adaptive management strategies would be deployed to achieve the final
success standards.
By following the avoidance and minimization effort, monitoring requirements of
Springbrook Bank site, Governor’s Executive Order 89-10 (Protection of Wetlands: “No
Net Loss”), and WSDOT Policy P2038, staff anticipates that the proposal would provide
no net loss of ecological functions and values consistent with the City of Renton’s
Shoreline Master Program.
b. Burden on Applicant:
Applicants for permits have the burden of proving that the proposed development is
consistent with the criteria set forth in the Shoreline Master Program and the
Shoreline Management Act, including demonstrating all reasonable efforts have been
taken to provide sufficient mitigation such that the activity does not result in net loss
of ecological functions.
2. Use Compatibility and Aesthetic Effects:
Shoreline use and development activities shall be designed and operated to allow the public’s
visual access to the water and shoreline and maintain shoreline scenic and aesthetic qualities that
are derived from natural features, such as shoreforms and vegetative cover.
a. View Obstruction and Visual Quality:
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Report_HEX_17-000808
N/A
View Corridors Required: Where commercial, industrial, multiple use, multi-family
and/or multi-lot developments are proposed, primary structures shall provide for view
corridors between buildings where views of the shoreline are available from public
right-of-way or trails.
Maximum Building Height: Buildings shall be limited to a height of no more than 35
feet above average finished grade level except at specific locations.
Staff Comment: The bridges are less than 35 feet in height above the waterline.
Minimum Setbacks for Commercial Development Adjacent to Residential or Park
Uses: All new or expanded commercial development adjacent to residential use and
public parks shall provide fifteen feet (15') setbacks from adjacent properties to
attenuate proximity impacts such as noise, light and glare, and may address scale and
aesthetic impacts. Fencing or landscape areas may be required to provide a visual
screen.
Staff Comment: The bridge replacement and road widening activities would be located
more than 15 feet from the residential use and would enhance public shoreline access
and recreational opportunities at May Creek Trail.
The Lake Washington shoreline has been almost completely developed into single
family residences with the exception of a professional football practice field. Most of
the properties have docks and bulkheads and are extensively landscaped. The Eastside
Rail Corridor runs between the residential properties and Ripley Lane, a two-lane paved
road. The east side of Ripley Lane is mostly undeveloped with native trees and
vegetation except for a few commercial properties and the May Creek trail. King
County Parks has added fencing along the ERC in designated areas when determined
necessary for safety.
N/A
Lighting Requirements: Display and other exterior lighting shall be designed and
operated so as to prevent glare, to avoid illuminating nearby properties used for
noncommercial purposes, and to prevent hazards for public traffic. Methods of
controlling spillover light include, but are not limited to, limits on the height of light
structure, limits on light levels of fixtures, light shields, and screening.
Staff Comment: The applicant is not proposing any changes to the existing lighting as
part of the I-405, Renton to Bellevue Project, Stage 1.
Reflected Lights to Be Limited: Building surfaces on or adjacent to the water shall
employ materials that limit reflected light.
Staff Comment: The road improvements would be constructed with materials that limit
reflected light, such as asphalt, concrete and vegetation. There new bridge over May
Creek would not include any light penetrating materials in the design. No lighting
changes are proposed with the construction of the ERC bicycle and pedestrian path.
N/A
Integration and Screening of Mechanical Equipment: Building mechanical equipment
shall be incorporated into building architectural features, such as pitched roofs, to the
maximum extent feasible. Where mechanical equipment cannot be incorporated into
architectural features, a visual screen shall be provided consistent with building
exterior materials that obstructs views of such equipment.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Visual Prominence of Freestanding Structures to Be Minimized: Facilities not
incorporated into buildings including fences, piers, poles, wires, lights, and other
freestanding structures shall be designed to minimize visual prominence.
Staff Comment: Project improvements have been designed to minimize visual
prominence along the shoreline while enhancing safety for the public. The only over-
water structure on the site is the I-405 bridge over May Creek. There would be no in-
water structures, since existing piers are located outside of the ordinary high water line
and the replacement bridge would be a single span bridge with no piers.
Compliant
if Shoreline
Variance
measures
are met
Maximum Stair and Walkway Width: Stairs and walkways located within shoreline
vegetated buffers shall not exceed four feet (4') in width; provided, that where ADA
requirements apply, such facilities may be increased to six feet (6') in width. Stairways
shall conform to the existing topography to the extent feasible.
Staff Comment: The applicant is proposing a shoreline variance for the May Creek Trail
expansion on the north side of May Creek parallel to the channel and above the 100-
year floodplain. The proposed trail that WSDOT intends to construct is a 16-foot wide
zone for an expansion of the May Creek Trail under the I-405 May Creek Bridge. The
applicant is proposing to construct a portion of the May Creek Trail under the May
Creek Bridge. The proposed trail segment would be limited to an eight-foot (8’) wide
soft surface path. Any additional connections made outside the width of the new
bridge or superstructure would be permitted separately (i.e. not part of this
application).
For the ERC portion of the project, WSDOT would widen the existing rail prism and
construct a twelve-foot wide asphalt trail with four-foot wide gravel shoulders. Current
bicycle and pedestrian traffic that uses the Lake Washington Loop Trail would
relocated to the proposed new ERC trail corridor.
b. Community Disturbances:
Noise, odors, night lighting, water and land traffic, and other structures and activities
shall be considered in the design plans and their impacts avoided or mitigated.
Staff Comment: Noise and vibration impacts would primarily result from the demolition
of the north and southbound bridge superstructure over May Creek. Construction of
the new May Creek Bridge would include, but is not limited to, installation of a debris
catch system to the existing bridge girders from an under bridge inspection truck (UBIT)
or boom lift, regrading, removal of existing abutment, construction of the May Creek
Trail, construction and widening of I-405 and I-405 on and off ramps, construction of
temporary access road to May Creek, construction of a paved bicycle and pedestrian
path with associated sound walls in the ERC, roadside and temporary road and utility
impacts, mitigation and landscape planting, and stormwater treatment improvements.
Equipment used on site may include, but is not limited to, back hoes, excavators,
loaders, graders, rollers, dump trucks, concrete trucks, mobile and stationary cranes,
drilling machines, pile drivers, and hand tools. In addition, there may be concrete pours
associated with bridge abutment and bridge deck construction.
Construction is anticipated to start in 2019 and the Project is expected open to traffic in
2024. Construction hours would conform to the City of Renton’s noise daytime
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ordinance requirements to the extent possible. For nighttime work, WSDOT would
obtain a noise variance at a future date.
Existing traffic capacity would be maintained during construction activities to the
extent possible. To the extent feasible, lane or roadway closures would be minimized
and scheduled to occur when there is the least effect on traffic within the project
corridor, such as overnight and weekend time periods.
WSDOT would coordinate with the local agencies and other projects to prepare a
Traffic Management Plan prior to making any changes to the traffic flow or lane
closures. Local agencies, the public, school districts, emergency service providers, and
transit agencies would be informed of the changes in advance through the media, the
website, and an email listserv. Pedestrian and bicycle circulation would also be
maintained as much as possible throughout construction.
3. Public Access:
Physical or visual access to shorelines shall be incorporated in all new development when the
development would either generate a demand for one or more forms of such access, would impair
existing legal access opportunities or rights, or is required to meet the specific policies and
regulations of the Shoreline Master Program.
a. Design Criteria for Public Access Sites:
Compliant
if Shoreline
Variance
measures
are met
Walkways or Trails Required in Vegetated Open Space: Public access on sites where
vegetated open space is provided along the shoreline shall consist of a public
pedestrian walkway parallel to the OHWM of the property. The walkway shall be
buffered from sensitive ecological features, may be set back from the water’s edge,
and may provide limited and controlled access to sensitive features and the water’s
edge where appropriate. Fencing may be provided to control damage to plants and
other sensitive ecological features and where appropriate. Trails shall be constructed
of permeable materials and limited to four feet (4') to six feet (6') in width to reduce
impacts to ecologically sensitive resources.
Staff Comment: The proposed May Creek trail expansion under the May Creek Bridge
would be constructed on the north side of May Creek parallel to the channel and above
the 100-year floodplain. The trail constructed of permeable materials and would be
limited to a maximum width of eight feet (8’) to reduce impacts to ecologically
sensitive resources. In addition, WSDOT is proposing a bike and pedestrian trail within
the ERC from Ripley Lane, north to Coal Creek Parkway in Bellevue. See FOF 29,
Shoreline Variance for more information.
Public access for bicycle and pedestrian traffic from the Lake Washington Loop Trail
would be shifted to the proposed ERC Trail. The ERC Trail proposes to widen the
existing rail prism and construct a 12-foot wide asphalt trail with four-foot wide
shoulders. The ERC Trail is consistent with the ERC rail removal and trestle work being
completed in the City of Renton under separate permitting.
b. Public Access Development Standards:
Planned Trails to Be Provided: Where public trails are indicated on the City’s
transportation, park, or other plans, construction of trails shall be provided within
shoreline and non-shoreline areas of a site.
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Staff Comment: An extension of the City’s May Creek Trail would be constructed on the
north side of May Creek parallel to the channel and a minimum of 5 feet outside the
100-year flood plain and approximately nine feet (9’) from the OHWM of May Creek.
Through a future inter-local agreement with the City of Renton, WSDOT would
construct an extension of the May Creek Trail parallel from the existing May Creek Trail
located on the west side of I-405 to Jones Ave NE on the east side of I-405.
The Project proposes to construct a bike and pedestrian trail within the ERC from Ripley
Lane in Renton to Coal Creek Parkway in Bellevue. Since King County bought the ERC,
this portion has been open to the public as a trail even with the rails intact. At this
time, King County is in the process of removing the existing rails and creating a path on
the existing railroad ballast between Ripley Lane and Lake Washington Blvd where it
turns towards Newcastle Beach Park. Bicycle and pedestrian traffic that now uses the
Lake Washington Loop Trail would be shifted to the ERC trail. According to RMC 4-3-
090E.1 Shoreline Use Table, public hiking and bicycle trails, over land are a permitted
activities and uses within the Shoreline Single Family Residential Overlay District.
c. Public Access Requirements by Reach:
May Creek Reaches (MC-B): At the time of redevelopment, public access should be
provided consistent with standards of this Section from a trail parallel to the water
along the entire property with controlled public access to the water consistent with
standards of this Section, and goals of preservation and enhancement of ecological
functions.
May Creek Reaches (MC-C): At the time of development of private lands, public
access should be provided consistent with standards of this Section from a trail
parallel to the water consistent with trails on public land. All trail development should
be set back from the water’s edge with controlled public access to the water and
consistent with standards of this Section and goals of preservation and enhancement
of ecological functions.
Lake Washington (Reach B): Public access shall be provided when lots are subdivided
or new nonresidential development occurs consistent with standards of this Section.
4. Building and Development Location – Shoreline Orientation:
Shoreline developments shall locate the water-dependent, water-related, and water-enjoyment
portions of their developments along the shoreline. Development and use shall be designed in a
manner that directs land alteration to the least sensitive portions of the site to maximize vegetation
conservation; minimize impervious surfaces and runoff; protect riparian, nearshore and wetland
habitats; protect wildlife and habitats; protect archaeological, historic and cultural resources; and
preserve aesthetic values.
a. Design and Performance Standards:
Location of Development: Development and use shall be designed in a manner that
directs land alteration to the least sensitive portions of the site.
Staff Comment: As much as possible, WSDOT’s design directs land alteration to the
least sensitive portion of the site.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Location for Accessory Development: Accessory development or use that does not
require a shoreline location shall be located outside of shoreline jurisdiction unless
such development is required to serve approved water-oriented uses and/or
developments or unless otherwise allowed in a High Intensity designation. When sited
within shoreline jurisdiction, uses and/or developments such as parking, service
buildings or areas, access roads, utilities, signs and storage of materials shall be
located inland away from the land/water interface and landward of water-oriented
developments and/or other approved uses unless a location closer to the water is
reasonably necessary.
Navigation and Recreation to Be Preserved: Shoreline uses shall not deprive other
uses of reasonable access to navigable waters. Existing water-related recreation shall
be preserved.
Staff Comment: The project would not deprive other uses of reasonable access to
navigable waters and existing water-related recreation would be preserved.
5. Archaeological, Historical, and Cultural Resources:
Compliant
if
conditions
of approval
are met
Detailed Cultural Assessments May Be Required: The City will work with tribal, State,
Federal, and other local governments as appropriate to identify significant local
historical, cultural, and archaeological sites in observance of applicable State and
Federal laws protecting such information from general public disclosure. Detailed
cultural assessments may be required in areas with undocumented resources based on
the probability of the presence of cultural resources.
Staff Comment: The project proposal and notice of application were provided to
reviewing agencies including the State Department of Archaeology & Historic
Preservation (DAHP). The Muckleshoot Indian Tribe Fisheries Division indicated that
comments and concerns would be dealt with during the U.S. Army Corps of Engineers
(Corps) permitting process. Comments were also received from King County
Department of Natural Resources and Parks, WTD regarding utilities and easements
within or near the project site (Exhibit 19).
The project site is in a high probability zone for archaeological artifacts given its
proximity to Lake Washington and ethnographic associations. Therefore, if
archaeological deposits of unevaluated significance are encountered during
construction activities, ground disturbance should be halted and activities directed
away from the area. In order to protect archaeological resources, staff recommends as
a condition of approval, that if any Native American grave(s) or archaeological/cultural
resources (Indian artifacts) are found, all construction activity shall stop and the
owner/developer shall immediately notify the City of Renton planning department,
concerned Tribes’ cultural committees, and the Washington State Department of
Archeological and Historic Preservation.
Coordination Encouraged: Owners of property containing identified or probable
historical, cultural, or archaeological sites are encouraged to coordinate well in
advance of application for development to assure that appropriate agencies such as
the Washington State Department of Archaeology and Historic Preservation, affected
tribes, and historic preservation groups have ample time to assess the site and identify
the potential for cultural resources.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Staff Comment: See comment above.
Detailed Cultural Assessments Required: Upon receipt of application for a
development in an area of known or probable cultural resources, the City shall require
a site assessment by a qualified professional archaeologist or historic preservation
professional and ensure review by qualified parties including the Washington State
Department of Archaeology and Historic Preservation, affected tribes, and historic
preservation groups.
Staff Comment: See comment above.
Work to Stop Upon Discovery: If historical, cultural, or archaeological sites or artifacts
are discovered in the process of development, work on that portion of the site shall be
stopped immediately, the site secured, and the find reported as soon as possible to
the Administrator of the Department of Community and Economic Development or
designee. Upon notification of such find, the property owner shall notify the
Washington State Department of Archaeology and Historic Preservation and affected
tribes. The Administrator of the Department of Community and Economic
Development or designee shall provide for a site investigation by a qualified
professional and may provide for avoidance, or conservation of the resources, in
coordination with appropriate agencies.
Staff Comment: See comment and recommended condition above.
Access for Educational Purposes Encouraged: Land owners are encouraged to provide
access to qualified professionals and the general public if appropriate for the purpose
of public education related to a cultural resource identified on a property.
Staff Comment: See comment above.
6. Standards for Density, Setbacks, and Height – Activities Exempt from Buffers and Setbacks:
The following development activities are not subject to buffers and setbacks; provided, that they are
constructed and maintained in a manner that minimizes adverse impacts on shoreline ecological
functions; and provided further, that they comply with all the applicable regulations in RMC Title IV.
N/A
Water-Dependent Development: Those portions of approved water-dependent
development that require a location waterward of the OHWM of streams, rivers, lakes,
ponds, marine shorelines, associated wetlands, and/or within their associated buffers.
Compliant
if
conditions
of approval
are met
Vegetation Conservation Buffer: Water bodies defined as shorelines shall have a
minimum one hundred foot (100') vegetation management buffer measured from the
OHWM of the regulated shoreline of the State. Areas approved for water-dependent
use or public access may be excluded from vegetated buffer if the approval is granted
through review of a Substantial Development Permit; provided, that the area excluded
is the minimum needed to provide for the water-dependent use or public access.
Staff Comment: Access to May Creek for sewer line and riparian enhancement work
would be required within the 100-foot vegetation management buffer. WSDOT is
proposing to restore the disturbed area (Area 2) to original or better condition with
mitigation for temporary impacts to include replanting and impact mitigation.
Impacts to May creek include a 0.41-acre temporary stream buffer impact, a 0.12-acre
permanent stream buffer impact, and 0.24-acre of temporary stream impact.
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Approximately 0.295-acres are proposed for restoration onsite. An estimated 33 trees
would need to be removed. The species of impacted trees include black cottonwood,
red alder, Western red cedar, and Oregon ash (Exhibit 20).
Per RMC 4-3-090E.10.b. Roads, perpendicular water crossings are permitted for
authorized uses consistent with the Shoreline Mater Program. The expansion of an
existing roadway is permitted provided no net loss of ecological functions within the
shoreline are expected (see comment related to no net loss under “No Net Loss of
Ecological Functions,” under FOF 32, Section B.1.a above and transportation comment
under “Transportation: Roads,” under FOF 32, Section B.9.a below). Therefore,
vegetation conservation buffer impacts are permitted as proposed with the associated
mitigation.
The provided tree removal and restoration plans are insufficient to determine if
restoration and replanting are adequate within the Temporary Construction Easement
(TCE) Area (Exhibit 7). A fully executed May Creek inter-local agreement (ILA) between
the WSDOT and the City of Renton would afford each entity the opportunity to further
define the conditions associated with the impacts created by WSDOT completing the
aforementioned work within the TCE area, as well as the sewerline and riparian
enhancement work at May Creek. The draft ILA agreement addresses the temporary
construction easement portion.
As a result of the proposed temporary construction road impacts to City property
needed to access May Creek from southbound I-405, staff is recommending that
applicant submit the following report and plans (5 items) for review and approval by
the Current Planning Project Manager: 1) an arborist report; 2) a final restoration and
monitoring plan for May Creek; 3) a temporary irrigation plan; 4) a final landscape and
planting plan; and 5) a utility plan prior to construction permit approval.
Aquatic Building Height – Maximum:
In water – 35 ft.
Additional height may be allowed if essential to the function of a water-dependent
use.
High Intensity Building Height – Maximum:
In water – 35 ft.
Within 100 feet of OHWM – 35 ft.
More than 100 feet from the OHWM – 35 ft.
Additional height may be allowed if essential to the function of a water-dependent
use. Height up to that established in chapter 4-2 RMC, Zoning Districts – Uses and
Standards, may be allowed for non-water-dependent uses in the following reaches:
Lake Washington Reaches C, H, I, and J; Cedar River Reaches A, B, and C; Black River
Reach A; May Creek Reach B; and Springbrook Creek Reaches B, C, and D:
For buildings landward of one hundred feet (100') from OHWM, the maximum building
height shall be defined by a maximum allowable building height envelope that shall:
i. Begin along a line laying parallel to and one hundred feet (100') from OHWM at a
height of either thirty five feet (35') or one half (1/2) the maximum height allowed in
the underlying zone, whichever is greater; and
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ii. Have an upward, landward transition at a slope of one vertical to one horizontal
from the beginning height either (a) 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 (b) to the end of shoreline jurisdiction, whichever comes first.
Impervious area within the Buffer/Setback: 5%
Staff Comment: See comments above under FOF 32, “Vegetation Conservation Buffer”
in Section B.6.
Impervious area within 100 feet of the OHWM: 75%
Staff Comment: See comments above under FOF 32, “Vegetation Conservation Buffer”
in Section B.6.
7. Use Regulations:
a. Public Hiking and Bicycle Trails, Over Land:
A public trail is permitted outright, provided that the use does not degrade the
ecological functions or natural character of the shoreline area.
Staff Comment: The proposed improvements to I-405 were designed to improve public
shoreline access and recreational opportunities. The extension of May Creek Trail
would be constructed to provide a future connection from the existing May Creek Trail
that terminates on the west side of I-405 to a future extension on the east side of I-405.
The Project also proposes to construct a bike and pedestrian trail within the ERC from
Ripley Lane in Renton to Coal Creek Parkway in Bellevue. Since King County bought the
ERC, this portion has been open to the public as a trail even with the rails intact. At this
time, King County is in the process of removing the existing rails and creating a paved
bicycle and pedestrian path on the existing railroad ballast between Ripley Lane and
Lake Washington Blvd N, with associated sound walls, where it turns towards
Newcastle Beach Park.
8. Recreation:
a. Recreation activities are allowed when:
i. There is no net loss of ecological functions, including on- and off-site mitigation.
ii. Water-related and water-enjoyment uses do not displace water-dependent uses
and are consistent with existing water-related and water-enjoyment uses.
iii. The level of human activity involved in passive or active recreation shall be
appropriate to the ecological features and shoreline environment.
iv. State-owned shorelines shall be recognized as particularly adapted to providing
wilderness beaches, ecological study areas, and other recreational uses for the public
in accordance with RCW 90.58.100(4).
Staff Comment: Impacts to shoreline ecological functions and critical area buffers
within shoreline jurisdiction would be mitigated. See comments under “No Net Loss of
Ecological Functions,” under FOF 32, Section B.1.a above.
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b. Over-Water Structures: Over-water structures for recreation use shall be allowed only
when:
i. They allow opportunities for substantial numbers of people to enjoy the shorelines of
the State.
ii. They are not located in or adjacent to areas of exceptional ecological sensitivity,
especially aquatic and wildlife habitat areas.
iii. They are integrated with other public access features, particularly when they provide
limited opportunities to approach the water’s edge in areas where public access is set
back to protect sensitive ecological features at the water’s edge.
iv. No net loss of ecological functions will result.
Staff Comment: As a result of the Lake Washington Loop Trail shifting to the ERC trail,
a portion of the relocated trail would run over the existing Ripley Land trestle bridge
within the confines of the ERC trail (Exhibit 9). The Ripley Lane trestle is located
adjacent to Ripley Ln N (west of I-405), approximately 220 feet from the shoreline in
Lake Washington Reach B. The Ripley Lane trestle is approximately 406 feet long and
14 feet wide. Both trestles have defects and deterioration in timber and steel members
and trestle repairs are being proposed under a separate Shoreline Exemption permit by
King County Parks Division in order to provide continuous use of the ERC trail system
(LUA18-000214, SME). Normal maintenance and repair of existing structures or
development is categorically exempt from the shoreline development permit
requirements per WAC 173-27-040. This project is anticipated to begin in March 2018
and be completed in late 2018.
Impacts to shoreline ecological functions and critical area buffers within shoreline
jurisdiction would be mitigated. See comments under “No Net Loss of Ecological
Functions,” under FOF 32, Section B.1.a above.
c. Location Relative to the Shoreline: Activities provided by recreational facilities must
bear a substantial relationship to the shoreline, or provide physical or visual access to
the shoreline.
ii. Water-related recreation such as picnicking, hiking, and walking should be located
near the shoreline.
Staff Comment: The proposed May Creek and Lake Washington Trails are located
parallel to or near the shoreline.
d. Public Recreation: Public recreation uses shall be permitted within the shoreline only
when the following criteria are considered:
i. The natural character of the shoreline is preserved and the resources and ecology of
the shoreline are protected.
ii. Accessibility to the water’s edge is provided consistent with public safety needs and
in consideration of natural features.
iii. Recreational development shall be of such variety as to satisfy the diversity of
demands of the local community.
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iv. Water-related and water-enjoyment uses do not displace water-dependent uses
and uses are consistent with existing water-related and water-enjoyment uses.
v. Recreational development is located and designed to minimize detrimental impact
on the adjoining property.
vi. The development provides parking and other necessary facilities to handle the
designed public use.
vii. Effects on private property are consistent with all relevant constitutional and other
legal limitations on regulation or acquisition of private property.
viii. Public parks and other public lands shall be managed in a manner that provides a
balance between providing opportunities for recreation and restoration and
enhancement of the shoreline. Major park development shall be approved only after a
master planning process that provides for a balance of these elements.
Staff Comment: Both trail segments are expected to contribute to bicycle and
pedestrian volumes of use. The trail systems are adopted in the City’s Bicycle and Trails
Master Plan and the Parks, Recreation, and Natural Areas Plan. See also comments
above under FOF 32, Section B.8.a “Recreation activities are allowed when.”
9. Transportation:
a. Roads:
Compliant
if condition
of approval
is met
a. 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.
Staff Comment: To the greatest extent possible, both May Creek Trail and the
relocation of the Lake Washington Loop Trail have been carefully considered to be
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located and designed to avoid significant natural, historical, archaeological, or cultural
sites. Staff is recommending conditions of approval to mitigate for unavoidable
impacts related to archaeological artifacts. See also comments under “Archaeological,
Historical, and Cultural Resources,” under FOF 32, Section B.5 above.
Debris associated with bridge demolition work would be collected using Debris catch
system and disposed without causing erosion to May Creek. The proposed May Creek
Bridge is a one span structure. The project is anticipated to improve facilities by making
fish passage improvements while accommodating public access to park properties and
corridors by adding or relocating usable trails.
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.
Staff Comment: The Renton to Bellevue Widening and Express Toll Lanes project would
add one new lane to the existing I-405. Most of the I-405 Renton to Bellevue project
area is located along the west-facing slopes of the topographic trough occupied by
Lake Washington. The alignment also crosses or runs adjacent to several drainages,
most notably the Cedar River, May Creek and Coal Creek. The improvements maintain
perpendicular water crossings and access to shoreline areas. WSDOT would meet
American Association of State Highway and Transportation Officials (AASHTO) design
standards.
b. Trails:
i. Trails that provide public access on or near the water shall be located, designed, and
maintained in a manner that protects the existing environment and shoreline
ecological functions. Preservation or improvement of the natural amenities shall be a
basic consideration in the design of shoreline trails.
ii. The location and design of trails shall create the minimum impact on adjacent
property owners including privacy and noise.
iii. Over-water structures may be provided for trails in cases where:
(a) Key trail links for local or regional trails must cross streams, wetlands, or other
water bodies.
(b) For interpretive facilities.
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(c) To protect sensitive riparian and wetland areas from the adverse impacts of at
grade trails, including soil compaction, erosion potential and impedance of surface
and groundwater movement.
iv. Trail width and surface materials shall be appropriate for the context with narrow
soft surface trails in areas of high ecological sensitivity where the physical impacts of
the trail and the number of users should be minimized with wider hard-surfaced trails
with higher use located in less ecologically sensitive areas.
Staff Comment: Improvements to both the May Creek Trail and ERC Trail are designed
to protect the existing environment and shoreline ecological functions and minimize
the impact on adjacent properties. WSDOT is proposing to extend the City’s May Creek
Trial under the I-405 May Creek Bridge with an eight foot (8’) wide trail and WSDOT is
proposing a 12-foot wide bike and pedestrian trail within the ERC from Ripley Lane,
north to Coal Creek Parkway in Bellevue. The location and design of the trails are
appropriate for the designated areas. King County DNRP, Parks and Recreation Division
would maintain the ERC trail and the City of Renton Community Services Division would
maintain the May Creek Trail.
10. Shoreline Modification:
a. Landfill and Excavation:
Criteria for Allowing Landfills and Excavations Below Ordinary High Water Mark:
Landfills and excavations shall generally be prohibited below the OHWM, except for
the following activities, and in conjunction with documentation of no net loss of
ecological functions as documented in appropriate technical studies:
i. Beach or aquatic substrate replenishment in conjunction with an approved
ecological restoration activity;
ii. Replenishing sand on public and private community beaches;
iii. Alteration, maintenance and/or repair of existing transportation facilities and
utilities currently located within shoreline jurisdiction, when alternatives or less
impacting approaches are not feasible;
iv. Construction of facilities for public water-dependent uses or public access; when
alternatives or less impacting approaches are not feasible; and provided, that filling
and/or excavation are limited to the minimum needed to accommodate the facility;
v. Activities incidental to the construction or repair of approved shoreline protection
facilities, or the repair of existing shoreline protection facilities;
vi. Approved flood control projects;
vii. In conjunction with a stream restoration program including vegetation restoration;
and
viii. Activities that are part of a remedial action plan approved by the Department of
Ecology pursuant to the Model Toxics Control Act, the Comprehensive Environmental
Response, Compensation, and Liability Act (CERCLA), or otherwise authorized by the
Department of Ecology, U.S. Army Corps of Engineers, or other agency with
jurisdiction, after review of the proposed fill for compliance with the policies and
standards of the Shoreline Master Program.
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33. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Staff Comment: The applicant is proposing to remove approximately 4,000 cubic yards
of material from the May Creek floodplain under the existing bridge structure. No fill or
excavation is proposed below the OHWM of May Creek. This work would include
habitat improvements along the creek by removing angular rock fill material from the
floodplain and removal of the existing northbound bridge columns/abutments. There
may be minor amounts of fill (approximately 500 cubic yards) in some locations
associated with final grading; however, there would be net reduction in fill materials in
this area. The May Creek Bridge replacement work would improve fish habitat along
the stream channel and provide buffer enhancement. New vegetation would be
planted on the newly constructed streambank, providing approximately 0.30 acres of
stream buffer enhancement. Detailed analysis of ecological conditions demonstrate
that there would be no net loss of ecological function, as demonstrated under the “No
Net Loss of Ecological Functions” comments under FOF 32, Section B.1.a above.
CRITICAL AREA REGULATIONS CRITERA:
A. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY, CRITICAL AREA ELEMENT:
Critical areas are defined as wetlands, aquifer recharge areas, fish and wildlife habitat, frequently
flooded, and geologically hazardous areas regulated by the City of Renton’s Critical Areas Ordinance.
Sustainability recognizes that natural systems are essential to providing both economic needs and
quality of life and that actions of today have an impact on the environment which impacts the future.
The quality of Renton’s land, air, and water affect the health and resiliency of everyone in the
community.
The proposal is compliant with the following goals:
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Goal L-V: Protect the natural functions of 100 year floodplains and floodways to
prevent threats to life, property, and public safety associated with flooding hazards.
B. ALTERATIONS TO CRITICAL AREAS:
The subject site is classified as a Critical Area on the City of Renton (COR) Map. Stream relocation
may be allowed when analyzed in an accepted stream or lake assessment. The following criteria and
conditions to the proposal must be met:
1. On-Site Mitigation:
Compliant
if
condition
On-site mitigation is required unless a finding is made that on-site mitigation is not
feasible or desirable.
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of
approval is
met
Staff Comment: Installation and removal of the piles would occur during the times
authorized by the Hydraulic Project Approval and the Federal Services Biological
Opinion.
The following outline describes a potential construction sequence; however, since the
project is using the design-build project delivery method, construction sequencing and
methods may vary.
Northbound May Creek Bridge replacement staging (SB May Creek Bridge replacement
similar):
Construct construction access to bridge. For the south approach, construction
access would be constructed from west side of I-405. For the north approach,
construction access can be constructed from either side of I-405.
Install a debris catch system to the existing bridge girders from an Under Bridge
Inspection Truck (UBIT) or boom lift.
o Build a portion of the new northbound bridge east of the existing northbound
bridge.
o Demolish the existing northbound bridge superstructure.
o Remove the existing ACP overlay, concrete barriers and utilities from the
bridge deck.
o Remove the existing bridge deck.
o Add temporary bridge girder bracing and remove the existing bridge
diaphragms.
o Remove the debris catch system.
Demolish the existing northbound bridge substructure (columns/abutments).
o Remove the existing northbound bridge columns. The WSDOT Design Build
contractor would perform a scour analysis to determine whether removal of
existing columns to a depth of 2 feet (2’) is sufficient to prevent exposure. An
access route to the piers would be graded in on the upslope side of the existing
columns outside of the ordinary high-water level (OHWL). The existing
columns would be removed either by saw-cutting sections of the columns
and/or by jack-hammer and backfilled with previously excavated material.
o Remove the construction access and regrade impacted areas back to the pre-
constructed conditions.
o Remove existing abutments.
o Build the remaining portion of northbound bridge. The proposed bridge is a
one span structure, so no piers would be located within the limits of May
Creek.
On-site restoration would compensate for temporary impacts to May Creek. Ecology
and WDFW (RCW 90-74-005 through 90-74-020) requires stream mitigation which
provides equal or better biological functions and values, compared to the existing
conditions. WSDOT would ensure the projects stream mitigation elements are
constructed and maintained in accordance with WDFW (2003) ISPG (a joint guidance
document developed by WDFW) to address the potential mechanisms of streambank
failure, or other degradation of mitigation areas.
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This project is proposing to utilize the “Design-Build” method of delivery, meaning that
all of the impacts and corresponding mitigation discussed in the reports are based on
low-level conceptual project design, which would be refined and finalized by a Design-
Build contractor prior to construction.
See also comments under “No Net Loss of Ecological Functions,” under FOF 32, Section
B.1.a above.
2. Off-Site Mitigation:
Off-site mitigation may be allowed when located within the same drainage sub-basin as
the subject site and if it achieves equal or improved ecological functions over
mitigation on the subject site.
Staff Comment: To fully compensate for unavoidable permanent impacts to wetlands
and buffers from the Project, WSDOT proposes to debit wetland mitigation credits from
the Springbrook Creek Wetland and Habitat Mitigation Bank. Compensatory mitigation
for all permanent wetland and buffer impacts would be accomplished by replacing
wetland functions and acreage lost by debiting credits provided at a regulatory
approved mitigation bank. All of the proposed wetland mitigation has occurred in
advance, and is located off-site.
Effective June 9, 2008, the USACE (33 Code of Federal Regulations [CFR] Parts 325 and
332), and Environmental Protection Agency (40 CFR Part 230) issued a final rule that
establishes a preference for the use of available mitigation bank credits. Since a
mitigation bank must have an approved mitigation plan and other assurances in place
before any of its credits can be used to offset permitted impacts, some of the risks and
uncertainties associated with compensatory mitigation are reduced.
Table 48, Summary of Springbrook Credits, summarizes the proposed mitigation credits
at Springbrook Bank. The table indicates that an estimated 169,710 square feet (3.896
acres) of Springbrook credits is required to compensate for wetland impacts (Exhibit
13). Because the project is Design-Build, the project may be modified in a manner that
results in a different required credit amount. As WSDOT is proposing to use the
City/WSDOT Springbrook Bank credits for mitigation associated with wetland impacts
resulting from the WSDOT l-405/SR-167 Direct Connector Project, the City, as co-
manager of the Wetland Bank, must concur with the debit of credits, prior to approval
by the USACE Wetland Bank Oversight Committee.
3. Mitigation Type:
In all cases, mitigation shall provide for equivalent or greater biological functions. Additionally, there
shall be no net loss of riparian area or shoreline ecological function resulting from any activity or land
use occurring within the regulated buffer area. Types of mitigation include: daylighting, removal of
impervious surfaces and in-stream mitigation.
Daylighting (returning to open channel) of streams or removal of manmade salmonid
migration barriers.
Staff Comment: The project would have temporary and permanent impacts to several
streams and associated buffers. See Table 42, Summary of Stream and Stream Buffer
Impacts in the Wetland and Stream Mitigation Report (Exhibit 13) for impact
quantities. May Creek provides the highest quality in-stream habitat of all of the
impacted streams within this project. Several of the impacted streams meet physical
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criteria for fish use, and Johns Creek has documented occurrences of anadromous
species. UNT.08.LW.0283 has documented resident fish, and Stream 7.7A, and Stream
7.8 have the potential to support resident fish. However, insufficient buffers,
contributions of stormwater, and generally their location in highly urbanized areas
degrade all of these streams.
Johns Creek flows primarily within pipes under a large shopping center in Renton,
between I-405 and Lake Washington. The creek daylights near Southport just south of
the entrance to Gene Coulon Park, where several stormwater outfalls contribute to the
stream. The project proposes to install a new 72” stormwater outfall in this vicinity.
May Creek flows under a bridge at I-405 just south of the NE 44th Street Interchange.
The bridge is being replaced as part of the project and the existing bridge piers and
footings would be removed. The work would include fill removal within the channel to
improve habitat conditions, installation of LWD, and plantings. Construction impacts
would be temporary, but there would be some buffer impacts associated with roadway
widening and bridge demolition access.
An unnamed tributary (UNT 08.LW.0283) to Lake Washington (formerly referred to as
Gypsy Creek in previous I-405 documents), meanders in open channel sections and
pipes through the NE 44th Ave Interchange and enters Lake Washington through the
Virginia Mason Athletic Center property. The stream would be impacted by roadway
widening, construction of retaining walls, and installation of fish passable culverts.
There would be a short reach of the stream permanently impacted upstream of I-405
where Lake Washington Blvd N would be relocated.
Impacts to unnamed Stream 7.7a crosses I-405 north of UNT 08.LW.0283 near milepost
7.7 and unnamed Stream 7.8 crosses I-405 north of UNT 08.LW.0283 near milepost 7.8
would result from the installation of a fish passable culverts.
4. Development Standards:
No proposal shall result in a loss of critical area functions or values. If the application of these
provisions would deny all reasonable use of the property, the applicant may apply for a variance as
identified in RMC 4-9-250.
Setbacks and buffers from critical area buffers:
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050G.2: Type F streams require a 115-foot buffer, Type Np streams require
a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional 15-foot
building setback is required from the edge of all stream buffer areas.
Landscaping is allowed in the building setback area.
Critical Area Buffers and Structure Setbacks form Buffers (Table 4-3-050G.2):
Critical Area
Category or Type
Critical Area Buffer Width Structure Setback
beyond Buffer
Wetlands6
Low Impact Land Uses:7
High
Habitat
Function
Moderate
Habitat
Function
Low
Habitat
Function
All Other
Scores 15 ft.
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(8-9
points)
(5-7
points)
(3-4
points)
Category I
– Bogs &
Natural
Heritage
Wetlands
175 ft.
Category I
– All
Others
175 ft. 125 ft. 75 ft. 75 ft.
Category
II 150 ft. 100 ft. 75 ft. n/a
Category
III 100 ft. 75 ft. 50 ft. n/a
Category
IV 40 ft. n/a
All Other Land Uses:
High
Habitat
Function
(8-9
points)
Moderate
Habitat
Function
(5-7
points)
Low
Habitat
Function
(3-4
points)
All Other
Scores
15 ft.
Category I
– Bogs &
Natural
Heritage
Wetlands
200 ft.
Category I
– All
Others
200 ft. 150 ft. 115 ft. 115 ft.
Category
II 175 ft. 150 ft. 100 ft. n/a
Category
III 125 ft. 100 ft. 75 ft. n/a
Category
IV 50 ft. n/a
Footnotes:
6. Areas that are functionally and effectively disconnected from the wetland by a
permanent road or other substantially developed surface of sufficient width and with
use characteristics such that buffer functions are not provided shall not be counted
toward the minimum buffer unless these areas can be feasibly removed, relocated or
restored to provide buffer functions.
7. Low intensity land uses include but are not limited to the following: unpaved trails,
low intensity open space (hiking, bird-watching, preservation of natural resources, etc.)
and utility corridor without a maintenance road and little or no vegetation
management.
Staff Comment: The Critical Areas Regulations, Table 4-3-050G.2 establishes
development standards for critical areas based on category or type. Completion of this
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work would require construction of embankments, ramps, overpasses, noise walls,
drainage systems, stormwater detention and treatment facilities, sanitary sewer mains
and a fish passable stream crossing. Furthermore, pursuant to RMC 4-3-050C.3
“Exemptions – Critical Areas and Buffers,” indicates that maintenance, operation,
repair, and the construction of new trails are exempt activities within habitat
conservation areas, streams and wetlands, provided that impacts are minimized and
disturbed areas are restored during or immediately after the use of construction
equipment. The proposal is consistent with the critical areas and buffer exemptions
provided all conditions of approval are complied with.
The Project, as proposed, is expected to result in temporary and permanent impacts to
wetlands, streams, and buffers. Impacts to wetlands were avoided and minimized to
the greatest extent feasible. As indicated, a landscape architect would prepare a
roadside restoration plan and inventory of trees for removal and WSDOT would restore
the disturbed areas to original or better condition with mitigation for temporary
impacts to include replanting and site impact mitigation (Exhibit 9).
Compliant
if
condition
of
approval is
met
Flood Hazard Areas: Flood hazard areas are defined as the land in the floodplain
subject to one percent (1%) or greater chance of flooding in any given year.
e. Additional Restrictions within Floodways: Floodways, defined in RMC 4-11-060, are
located within flood hazard areas. Since the floodway is an extremely hazardous area
due to the velocity of flood waters which carry debris, potential projectiles, and erosion
potential, the following provisions apply:
i. Increase in Flood Levels Prohibited: Encroachments, including fill, new construction,
substantial improvements, and other development are prohibited 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.
Staff Comment: The City of Renton’s Municipal Code (RMC) 4-3-050 Critical Areas
Regulations, backed by Executive Order 11988 Floodplain Management, require zero-
rise in floodplain elevations due to construction projects.
According to WSDOT, the project is being developed at a conceptual level in advance of
final design and construction through design-build contracting. WSDOT has been
developing conceptual designs in accordance with the adopted 2017 Renton Surface
Water Design Manual and in coordination with Renton’s stormwater utility staff, with
the intent to establish and verify performance criteria that would be met by the final
design. A summary of the work to date can be found in the attached Flood Risk Analysis
(Exhibit 21). Future flow conditions should be considered for proposed bridge proposals
crossing floodways.
However, the current FEMA floodplain/floodway data and delineation for May Creek is
based upon old studies that used a 100-year flood flow of 855 cfs derived from pre-
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1980 FEMA stream flow data, which is less than the current estimated 100-year flood
flow of 1,290 cfs derived from the King County Gage 37a stream flow data. Therefore,
staff is recommending as a condition of approval that WSDOT prepare a
floodplain/floodway analysis per section 4.4.2 of the 2017 City of Renton Surface Water
Design Manual utilizing the 100-year flood flow of 1,290 cfs. This analysis will include
producing a floodplain/floodway map depicting proposed improvements in relation to
the floodplain and floodway of May Creek. Additionally, WSDOT shall provide a zero-
rise hydraulic analysis of the existing and proposed site conditions within the floodplain
of May Creek per section 4.4.2 of the 2017 City of Renton Surface Water Design
Manual.
Flood Hazard Areas:
e. Additional Restrictions within Floodways:
iii. Compliance Requirements: All new construction and substantial improvements shall
comply with all applicable flood hazard areas reduction provisions.
iv. Bridges Crossing Floodways: In mapped or unmapped flood hazard areas, future
flow conditions shall be considered for proposed bridge proposals crossing floodways.
Staff Comment: Within the floodway, encroachments including fill, new construction,
substantial improvements, and other development are prohibited unless certification by
a registered professional engineer demonstrates through hydrologic and hydraulic
analyses performed in accordance with standard engineering practice that
encroachments shall not result in any increase in flood levels during the occurrence of
the base flood discharge, there are no adverse impacts to the subject property or
abutting or adjacent properties, there are no higher flood elevations upstream, and the
impact due to floodway encroachment shall be analyzed using future land use condition
flows.
Flood Hazard Areas:
g. Compensatory Storage:
i. 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. Effective base flood storage volume shall be based on
the elevations shown in the flood hazard areas map, identified in subsection E3 of this
Section or as determined through a study where no base flood evaluation information
exists.
Staff Comment: If grading, filling, or other activity will reduce the effective storage
volume of the floodplain, compensatory storage shall be created per RMC 4-3-050.
Impervious area impacts:
Staff Comment: The Stage 1 project widening proposal would increase the pollutant
generating impervious surface are (PGIS) by 45.56 acres. Overall, PGIS would increase
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by approximately 23 percent (23%) over current conditions. The project would include
the following stormwater facilities:
(a) Existing stormwater collection and conveyance systems would be modified as
required for the new roadway geometry and as required for stormwater management
using equivalent catchment areas.
(b) Two (2) new flow control and many new runoff treatment facilities would be
constructed to mitigate new PGIS as well as to provide additional retrofit runoff
treatment for untreated WSDOT PGIS.
(c) One (1) spill containment pond would be replaced in kind.
(d) Five (5) existing fish barriers would be mitigated by four (4) new fish passible
structures.
(e) One (1) new conveyance system would be constructed under Lake Washington Blvd
N to discharge into Johns Creek.
(f) Existing runoff treatment and flow control facilities would be modified or replaced
with measures complying with the current WSDOT Highway Runoff Manual where the
roadway widening impacts existing facilities.
Wellhead Protection Areas:
Staff Comment: Portions of the I-405 widening project are located within the City of
Renton Wellhead Protection Zone 2 area. 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
required for the project, it would be required to be obtained from approved local fill
sources and a fill source statement would be required to be submitted to the City to
ensure clean fill is used. The fill source statement would be submitted with the
construction permit application. Impacts to the Wellhead Protection Area are not
anticipated as a result of the subject project, provided the City of Renton codes are
complied with.
5. Use Regulations:
a. Utilities:
Local utility services needed to serve water-dependent and other permitted uses
within critical areas and associated buffers are subject to standards for ecological
protection and ensure that activities do not threaten public safety, cause nuisances,
or destroy or degrade critical area functions and values.
Staff Comment: Multiple King County facilities, the May Creek Interceptor, the Eastside
Interceptor Sections 4 and 5, and the South Mercer Force Main, are all located within or
near to the project site. King County has a permanent easement for these facilities on
the proposed development site. The permanent easement assures the right to maintain
and repair the facilities. In the event that a facility must be relocated, a new permanent
easement must be provided (Exhibit 19). In order to protect these wastewater facilities
during construction, WSDOT and/or the City would submit WSDOT’s construction
drawings for the project to WTD for review and comment prior to permit issuance.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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34. Compliance with Shoreline Variance Criteria: The applicant is requesting a shoreline variance from the
design criteria for public access site RMC 4-3-090D.4.d.i in order to deviate from trail requirements to be
constructed of permeable materials and limited to four feet (4’) to six feet (6’) in width to reduce impacts
to ecologically sensitive resources. May Creek trail is proposed to be an eight foot (8’) wide soft surface
public trail the Eastside Rail Corridor is proposed to be a 12-foot wide paved multi-use path from Ripley
Lane in north Renton to the City of Renton’s northern boundary. RMC Section 4-9-190I.4.b lists 7 criteria
that the Hearing Examiner is asked to consider when making a recommendation on a Shoreline Variance
application. The Hearing Examiner must find each of the following:
Compliance Subdivision Regulations and Analysis
a. Exceptional or extraordinary circumstances or conditions applying to the subject
property, or to the intended use thereof, that do not apply generally to other
properties on shorelines in the same vicinity.
Staff Comment: The applicant contends that a future inter-local agreement with the
City of Renton and WSDOT would dictate the terms of the May Creek Trail extension.
The May Creek Trail extension would be parallel to the channel on the north side of
Modifications to existing regional stormwater management facilities operated and
maintained under the direction of the City Surface Water Utility that are designed
consistent with the current version of the Washington State Department of Ecology
Wetlands and Stormwater Management Guidelines or meeting equivalent objectives.
Compliant
if
conditions
of
approval
are met
New utility lines and facilities may be permitted to cross water bodies in accordance
with an approved stream/lake study, if they comply with the following criteria:
i. Fish and wildlife habitat areas shall be avoided to the maximum extent possible; and
ii. The utility is designed consistent with one or more of the following methods:
(a) Installation shall be accomplished by boring beneath the scour depth and
hyporheic zone of the water body and channel migration zone; or
(b) The utilities shall cross at an angle greater than sixty (60) degrees to the
centerline of the channel in streams or perpendicular to the channel centerline; or
(c) Crossings shall be contained within the footprint of an existing road or utility
crossing; and
iii. New utility routes shall avoid paralleling the stream or following a down-valley
course near the channel; and
iv. The utility installation shall not increase or decrease the natural rate of shore
migration or channel migration; and
v. Seasonal work windows are determined and made a condition of approval; and
vi. Mitigation criteria of RMC 4-3-050L are met.
Staff Comment: Staff recommends, as a condition of approval, that utilities shall be
located and designed to avoid natural, historic, archaeological or cultural resources to
the maximum extent feasible and mitigate adverse impacts where unavoidable. If any
cultural resources are found all construction activity shall stop and the owner/developer
shall immediately notify the City of Renton planning department, concerned Tribes’
cultural committees, and the Washington State Department of Archeology and Historic
Preservation.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Report_HEX_17-000808
May Creek, above the 100-year floodplain. The proposed trail design and width would
meet the minimum width requested by the City of Renton Parks Department. The
proposed trail width is appropriate for the location, given the context of the existing
May Creek trail permitted and constructed by the City of Renton (LUA12-037, ECF, SM,
SMV).
The May Creek Trail is a unique and exceptional ongoing development between the
cities of Renton and Newcastle, and King County. Eventually, the trail would provide
continuous access along May Creek from Lake Washington to Cougar Mountain
Regional Wildlife Park. The extension of the proposed trail segment, located in an
urban environment, would serve to enhance the pedestrian connectivity from
Washington Blvd N to Jones Ave NE. The May Creek Trail is intended to be ADA
accessible trail, providing an eight foot width that would allow for a more comfortable
passing width than a four foot or six foot wide trail.
The applicant contends that this an opportune time to continue the May Creek Trail
extension due to the replacement of the I-405 bridge over May Creek. This section of
May Creek under I-405 bridge has been designated as Reach B in the City of Renton’s
Shoreline Master Program and is within an Urban Conservancy overlay zone.
According to RMC 4-9-030D.4.f, within this shoreline reach area, public access should
be provided from a trail parallel to the water along the entire property with controlled
public access to the water. The size of the trail deviates from the design criteria for
public access sites that governs trail construction within the shoreline area, as trails
shall be constructed of permeable materials and limited to four feet (4’) to six feet (6')
in width to reduce impacts to ecologically sensitive resources (RMC 4-3-090D.4.d.i).
The applicant contends that construction of a trail eight feet wide would not be
inconsistent with critical areas trail development standards although it would conflict
with shoreline trail specifications. In all other respects, the trail is consistent with City
policies encouraging public access to shorelines, and meets the criteria for buffer
zones and substrate. Due to circumstances unique to the situation, the approval
would not constitute a grant of special privilege inconsistent with the limitation upon
uses of other properties in the vicinity and zone in which the subject property is
situated. Furthermore, a two-foot increase in width beyond the maximum width called
for in the shoreline trail development policies is the minimum variance necessary to
accomplish the desired purpose.
Staff concurs with the applicant’s statements and contentions and believes that
exceptional circumstances exist on the subject property. Particularly, this property
differs greatly from other properties along the shoreline in the same vicinity because
the future trail segment is entirely located under the May Creek Bridge that is
proposed to be replaced. The concept of the bridge replacement assumes removal of
existing angular rock and proposed stream bank grading. The location of the future
trail would be entirely with the scheduled earth removal area associated with the
grading work. The proposed future trail zone would be a minimum of 16 feet wide. As
much as possible, WSDOT’s design build directs land alteration to the least sensitive
portion of the site.
The extension of the trail is intended to be a public natural area park facility. The
additional width increases ADA accessibility access to natural areas. Due to the need to
provide a safe accessible trail in this location, the recommended width of 8-feet is
reasonable and the minimum necessary width under the May Creek Bridge to allow safe
comfortable passing space.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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April 17, 2018 Page 35 of 39
Report_HEX_17-000808
The applicant states that the Eastside Rail Corridor has been open to the public as a trail
even with the rails intact, ever since King County acquired the ERC from BNSF Railway
Company. Separate from the Project, King County is removing the existing rails and
creating a gravel path on the existing railroad ballast between Ripley Lane and Lake
Washington Blvd N where it turns towards Newcastle Beach Park.
For this portion of the project, WSDOT would widen the existing rail prism and construct
a twelve-foot wide asphalt trail with four-foot wide gravel shoulders on the rail prism.
Bicycle and pedestrian traffic that now uses the Lake Washington Loop Trail would be
shifted to the Eastside Rail Corridor trail.
The applicant contends that since this is a situation in which WSDOT upgrades to I-405
can be used to benefit a public trail, it constitutes a unique opportunity for an
improvement to an existing condition within the shoreline. The conversion of rail to trail
would allow the adjacent landowners added recreational benefits from the use of the
trail, as would the general public who are currently using the developed portions of the
ERC as a trail. Furthermore, the applicant contends that the increase in trail width is
necessary for accommodating both bicycle and pedestrian traffic, and is the minimum
amount necessary to meet the requirements of a multi-use trail.
The Shoreline Master Program allows for some variation in trail width and materials
depending on use. Staff concurs that the trail width and materials proposed are
appropriate for the context of the developed railway. The new trail section would be
part of a much longer, heavily used bicycle and pedestrian corridor and is not located
adjacent to sensitive riparian corridors and that this use is consistent with the overall
Shoreline Master Program objectives for public use within shoreline areas.
b. The variance permit is necessary for the preservation and enjoyment of a
substantial property right of the applicant possessed by the owners of other
properties on shorelines in the same vicinity.
Staff Comment: The applicant contends that providing a greater trail width within the
shoreline would be necessary for the public’s enjoyment of open space along May
Creek. The trail is a portion of the proposed May Creek Greenway system, which
would preserve and enhance a natural setting of stream. A narrower trail width could
create a bottleneck on what is already a popular streamside trail in an urban setting.
This trail segment would be a continuation of the “trail head” for a planned greenway
system which would extend to Cougar Mountain Wildlife Park. This trail segment can
be reached off of I-405 Exit 7, which could provide access for not only neighborhood
residence but provide a regional draw to the location for recreational hiking. As such,
this particular segment of trial is anticipated to attract many users resulting in a
necessity to provide pedestrian connectivity and adequate passing space along the trail.
As mentioned above, an insufficient trail width could result in unintended circumstances
of trail-goers wandering away from the designated path into other critical areas under
the bridge. This variance is necessary in order to preserve the public’s rights to access
shorelines of the state like other private property owners possess in the vicinity of the
two sites.
c. The variance permit will not be materially detrimental to the public welfare or
injurious to property on the shorelines in the same vicinity.
Staff Comment: The applicant contends that this is a situation in which WSDOT
upgrades to I-405 can be used to benefit a public trail systems. This project constitutes
a unique opportunity for an improvement in public facilities and would not be
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
I-405, RENTON TO BELLEVUE PROJECT, STAGE 1 LUA17-000808, SM, CAR, SMV
April 17, 2018 Page 36 of 39
Report_HEX_17-000808
materially detrimental to the public welfare or injurious to the property or
improvements in the vicinity and zone in which subject property is situated. The
adjacent landowners benefit from the use of the trail, as would the general public
already using the developed portions of the trails.
Staff concurs that the request to widen the trail, in both circumstances, would not be
materially detrimental to the public welfare due to the expected volume of visitors. A
smaller trail width may limit people from walking side-by-side fashion while allowing
other visitors to pass comfortably in the opposite direction.
Staff concurs with the applicant’s statements and contentions. Additionally, staff
believes that not providing a trail at least 8 feet in width under the May Creek Bridge
and a 12-foot wide trail along ERC, may reduce the safety of the trail and preclude the
site from being ADA accessible and multi-use; rendering it not possible for this segment
of the population to enjoy the same rights as other members of the public.
d. The variance granted will be in harmony with the general purpose and intent of the
Shoreline Master Program.
Staff Comment: The applicant contends that a greater trail width is consistent with
City policies encouraging public access to shorelines. The ultimate goal of the trail
extension is to provide the public with a comfortable walking access from Lake
Washington Blvd N to Jones Ave NE along the May Creek Trail or from Ripley Lane N
to the northern City limits and on to Coal Creek Parkway in Bellevue along the ERC
Trail. The Shoreline Master Program allows for some variation in trail width and
materials depending upon use. Trail width and surface materials shall be appropriate
for the context with narrow soft surface trails in areas of high ecological sensitivity
where the physical impacts of the trail and the number of users should be minimized
with wider hard-surfaced trails with higher use located in less ecologically sensitive
areas.
Staff concurs with the applicant’s statements and contentions. Additionally, the
proposed trail width would be in harmony with the general purpose and intent of the
Shoreline Master Program (SMP) as demonstrated by the following SMP policies:
Policy SH-F. Increase public accessibility to shorelines and preserve and improve the
natural amenities.
Policy SH-24. Public access to and along the water's edge should be located, designed,
and maintained in a manner that protects the natural environment and shoreline
ecological functions and is consistent with public safety, as well as, compatible with
water-dependent uses. Preservation or improvement of the natural processes shall be
a basic consideration in the design of shoreline areas to which public access is
provided, including trail systems.
Policy SH-26. Both passive and active public areas should be designed and provided.
e. The public welfare and interest will be preserved; if more harm will be done to the
area by granting the variance than would be done to the applicant by denying it,
the variance shall be denied, but each property owner shall be entitled to the
reasonable use and development of his lands as long as such use and development
is in harmony with the general purpose and intent of the Shoreline Management
Act of 1971, and the provisions of the Shoreline Master Program.
Staff Comment: The applicant contends that the public welfare and interest would be
preserved by granting the variance. Providing a variance to increase the trail width
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
I-405, RENTON TO BELLEVUE PROJECT, STAGE 1 LUA17-000808, SM, CAR, SMV
April 17, 2018 Page 37 of 39
Report_HEX_17-000808
from four to six feet to eight feet within the shoreline of May Creek and 12 feet with
Lake Washington shoreline. Each trail would maintain consistency with the existing
trails by providing a consistent and comfortable trail width.
Staff concurs with the applicant’s statements and contentions. Additionally, the
widened trails would preserve the public’s interest by providing the opportunity to
maintain ADA accessibility in a natural area, expanding opportunities for environmental
enjoyment within all segments of the population. As demonstrated above under Criteria
4, the proposal would be in harmony with the general purpose and intent of the
Shoreline Management Act and the provision of the Shoreline Master Program.
f. The proposal meets the variance criteria in WAC 173-27-170.
Staff Comment: WAC 173-27-170: (1) Variance permits should be granted in
circumstances where denial of the permit would result in a thwarting of the policy
enumerated in RCW 90.58.020. In all instances the applicant must demonstrate that
extraordinary circumstances shall be shown and the public interest shall suffer no
substantial detrimental effect.
As described above, a variance is justified by the unique circumstances of the project
area, consistency with City recreational goals and policies, and overall increase in
public benefit.
(2) Variance permits for development and/or uses that will be located landward of
the ordinary high water mark (OHWM), as defined in RCW 90.58.030 (2)(c), and/or
landward of any wetland as defined in RCW 90.58.030 (2)(h), may be authorized
provided the applicant can demonstrate all of the following:
(a) That the strict application of the bulk, dimensional or performance standards set
forth in the applicable master program precludes, or significantly interferes with,
reasonable use of the property;
The maximum trail width applied to trails significantly interferes with the ability to
provide a reasonable trail width in an urban setting. The subject sites are expected to
attract many users due to its location to cross under I-405 or travel from Renton to
Bellevue via a planned significant regional trail. The 8-foot wide trail would provide
sufficient passing space under the overpass and the 12-foot wide regional trail would
maintain consistency with the improvements already completed within and along the
ERC. Moreover, the request for an 8-foot trail width would provide increased
maneuverability under the bridge where safety is most paramount.
(b) That the hardship described in (a) of this subsection is specifically related to the
property, and is the result of unique conditions such as irregular lot shape, size, or
natural features and the application of the master program, and not, for example,
from deed restrictions or the applicant's own actions;
The unique site conditions demand a wider trail width for safety and accessibility.
(c) That the design of the project is compatible with other authorized uses within the
area and with uses planned for the area under the comprehensive plan and shoreline
master program and will not cause adverse impacts to the shoreline environment;
The May Creek trail has been identified as a high priority in the City’s “Trails and
Bicycle Master Plan.” Upon completion, the trail would include a 6-mile long trail
between Lake Washington and Cougar Mountain Regional Wildland Park. The subject
segment is a vital missing link to the overall trail system. Furthermore, Policy SH-31
Table of Public Access Objectives by Reach, May Creek B and May Creek C, calls for
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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April 17, 2018 Page 38 of 39
Report_HEX_17-000808
public access to be provided from a trail parallel to the water along the entire
property or trail parallel to the water consistent with trails on public land. The subject
proposal would be fulfilling the Shoreline Master Program and this Comprehensive
Plan Policy.
(d) That the variance will not constitute a grant of special privilege not enjoyed by the
other properties in the area;
The granting of this variance would not constitute or grant of special privilege enjoyed
by the other properties in the area. In fact, the granting of this variance would provide
the opportunity for others in the area to more fully enjoy the public trails along May
Creek and ERC.
(e) That the variance requested is the minimum necessary to afford relief; and
The applicant has requested a wider trail width in order to provide enough space for
multiple people to walk along the trail in both directions and provide consistency with
existing trail designs. If the trail is to be comfortably ADA accessible, it is reasonable to
assume that a wider trail would provide sufficient space for one person to walk
adjacent to a wheel chair and/or one person approaching in the opposite direction to
pass a wheel chair. The dimensions proposed would prevent foot traffic outside the
designated trails. Therefore, the requested variance is the minimum necessary to
afford relief.
(f) That the public interest will suffer no substantial detrimental effect.
The public interest would not suffer substantial detrimental effect, as the subject trial
would provide access to and enjoyment of a natural area located in an urban setting. In
contrast the public interest would be maintained by the granting of the subject variance
by balancing recreation and environmental protection for all segments of the
population to enjoy.
g. Proposals that vary the size of the vegetation conservation buffer must provide for
off-site mitigation in accordance with RMC 4-3-090F.1.k.
Staff Comment: The proposal does not vary the size of the vegetation conservation
buffer.
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (RLD), Residential Medium Density (RMD),
Residential High Density (RHD), and Commercial-Office-Residential (COR) Comprehensive Plan
designations and complies with the goals and policies established with this designation, see FOF 30.
2. The subject site is located in the Residential-6 (R-6), Residential-8 (R-8), Commercial Office Residential
(COR) and Resource Conservation (RC) zoning designations and complies with the zoning and
development standards established with these designations, see FOF 31.
3. The proposed project complies with the Shoreline Master Program as established by City Code and
state law provided all advisory notes and conditions are complied with, see FOF 32.
4. The proposed project complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 33.
5. The proposed action meets alternative administrative standards pursuant to the Critical Areas
Regulations Section and the proposed activity resulting in no net loss of regulated riparian area or
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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April 17, 2018 Page 39 of 39
Report_HEX_17-000808
shoreline ecological function in the drainage basin where the site is located if submitted plans are
followed and the conditions of approval are met.
6. The activity will be conducted using best management practices (BMPs) as specified by industry
standards or applicable Federal agencies or scientific principles if submitted plans are followed and the
conditions of approval are met.
7. The proposed project complies with the shoreline variance criteria as established by City Code and
state law provided all advisory notes and conditions are complied with, see FOF 34.
8. Impacts will be minimized and disturbed areas will be immediately restored if submitted plans are
followed and the conditions of approval are met.
9. Compensatory mitigation projects will be monitored for a period necessary to establish that
performance standards have been met, but generally not for a period less than five (5) years, if
submitted plans are followed and the conditions of approval are met.
J. RECOMMENDATION:
Staff recommends approval of the I-405, Renton to Bellevue Project, Stage 1 Project, File No. LUA17-000808,
SM, CAR, SMV, as depicted in Exhibit 3, subject to the following conditions:
1. The applicant, Washington State Department of Transportation (WSDOT) Northwest Region, shall submit
the following five (5) items for review and approval by the Current Planning Project Manager for
construction work associated with the temporary access road to May Creek prior to construction permit
approval:
a. An arborist report;
b. A final restoration and monitoring plan for May Creek;
c. A temporary irrigation plan;
d. A final landscape and planting plan; and
e. A utility plan.
2. Utilities shall be located and designed to avoid natural, historic, archaeological or cultural resources to
the maximum extent feasible and mitigate adverse impacts where unavoidable. If any Native American
grave(s) or archaeological/cultural resources (Indian artifacts) are found, all construction activity shall
stop and the owner/developer shall immediately notify the City of Renton planning department,
concerned Tribes’ cultural committees, and the Washington State Department of Archeological and
Historic Preservation.
3. WSDOT shall prepare a floodplain/floodway analysis per section 4.4.2 of the 2017 City of Renton Surface
Water Design Manual utilizing the 100-year flood flow of 1,290 cfs. This analysis shall include producing
a floodplain/floodway map depicting proposed improvements in relation to the floodplain and floodway
of May Creek. Additionally, WSDOT shall provide a zero-rise hydraulic analysis of the existing and
proposed site conditions within the floodplain of May Creek per section 4.4.2 of the 2017 City of Renton
Surface Water Design Manual.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
EXHIBITS
Project Name:
I-405, Renton to Bellevue Project, Stage 1
Project Number:
LUA17-000808, SM, CAR, SMV
Date of Permit Issuance
April 17, 2018
Staff Contact
Clark H. Close
Senior Planner
Project Contact
Kimberly Toal, I-405 Team /
600 108th Ave NE Suite 900,
Bellevue, WA 98004
Project Location
4260 Lake Washington
Renton, WA 98056
Exhibits:
Exhibit 1 Environmental (SEPA) Determination of Nonsignificance (DNS) for the I-405
Renton to Bellevue Project
Exhibit 2 Project Description Maps
Exhibit 3 Conceptual Site Plans
Exhibit 4 Temporary Construction Easement (TCE) Access Map
Exhibit 5 TCE Affected Critical Areas
Exhibit 6 TCE Utility Plan
Exhibit 7 TCE Tree Removal and Restoration Plan
Exhibit 8 TCE Restoration Enhancement Planting Plan
Exhibit 9 May Creek Enhancement Plans
Exhibit 10 Grading Plans
Exhibit 11 Summary of Stormwater Management Concepts
Exhibit 12 Wetland and Stream Assessment Report, prepared by WSDOT (dated July 2017)
Exhibit 13 Wetland and Stream Mitigation Report, prepared by WSDOT (dated October
2017)
Exhibit 14 City of Renton (COR) Maps – Critical Areas Maps
Exhibit 15 Critical Areas Maps – 15% Conceptual Design
Exhibit 16 Geology and Soils Technical Report (dated March 2006)
Exhibit 17 The Watershed Company Comment Letter (received December 22, 2017)
Exhibit 18 Staff Response Letter to The Watershed Company (dated January 2, 2017)
Exhibit 19 King County Department of Natural Resources and Parks, Wastewater
Treatment Division (WTD) Comment Letter (received December 20, 2017)
Exhibit 20 Preliminary Tree Assessment Table
Exhibit 21 Flood Risk Analysis
Exhibit 22 Advisory Notes to Applicant
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Lake Washington TrailRealign and Reconstruct to West
NE 44th StReconstruct Interchange; Replace Bridge Structure;Add Direct-Access
L a k eW a s h i n g t o n
N e w c a s t l eR e n t o nLake Washington Blvd NESE 76th StU n i n c o r p o r a t e dK i n g C o u n t y
I-405Construct FishPassage Crossing
I-405Construct FishPassage Crossing
I-405 NorthboundRealign On Ramp
I-405Construct FishPassage Crossing
NE 44th StConstruct Fish Passage Crossing
Lincoln Ave NEMayCre
e
k Lake Washington Trail§¨¦405
SeahawksWayWal
l
East
10RipleyLaneStream7.7A
UNT
.
0
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.
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2
8
3
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Stream8.12
Stream8.15
Stream8.22
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LakeWashingtonBlvdNLake Washington BlvdConstruct Park-and-Ride Lot
MayCreekTrail
MP 7.2
MP 7.3
MP 7.4
MP 7.5
MP 7.7
MP 7.8
MP 8.0
MP 8.1
MP 8.3
MP 7.6
MP 7.9
MP 8.2
§¨¦90
§¨¦405
UV169
UV900
BELLEVUE
1
4
5
6
7 8
2
3 NEWCASTLE
RENTON
MERCERISLAND
/
0 250 500
Feet
Legend
!Mile Post (MP)
Proposed LaneStriping
Proposed AdditionalPavement
Proposed BridgeStructure
Proposed RetainingWall
Proposed Noise Wall
Relocated Noise Wall
Proposed Trail
Existing Trail
Railroad
Proposed WaterTreatment Facility
Existing WaterTreatment Facility
Proposed StormwaterConveyance
Stream or NaturalDrainage
Proposed Right of Way
Existing Right of Way
Park
Municipality
WETLAND 4.9R (CAT IV)
T. 23N. R. 5E. W.M.MP 4.85MP 4.90MP 4.95SCALE IN FEET
0 50 100
I-405, RENTON TO BELLEVUE CORRIDOR WIDENING & EXPRESS TOLL LANES
ROADWAY IMPROVEMENTS
HORIZONTAL: NAD 83/91, VERTICAL: NAVD 88
WSDOT
KING
Lake Washington, WRIA 8 & Wetlands
RENTON/BELLEVUE
I-405 CORRIDOR, RENTON/NEWCASTLE/BELLEVUE, WA
PROPOSED:
Washington State
Department of Transportation
LOCATION:
ADJACENT PROPERTY OWNERS:
DATUM:
PURPOSE:
APPLICANT:
COUNTY:
NEAR:
WATER BODY:
DATE:SHEET:OF:
REFERENCE:
PROJECT NAME:
WETLAND IMPACTS
WETLAND AREA
PERM. WETLAND IMPACT
SQ. FT.ACRES
<0.01
<0.01
HOUSER WAYWETLAND 4.95L
N. 8TH ST
E
AS
TSI
DE RAI
L CORRI
DORSB I-405NB I-405WETLAND 4.9R
A
A
2 59
268
268
MATCH LINE SEE SHEET 4
PROPOSED:
Washington State
Department of Transportation
LOCATION:
ADJACENT PROPERTY OWNERS:
DATUM:
PURPOSE:
APPLICANT:
COUNTY:
NEAR:
WATER BODY:
DATE:SHEET:OF:
REFERENCE:
PROJECT NAME:
3015
SCALE IN FEET
0
WETLAND 4.9R
SECTION A-A (MP 4.91)
3 59
I-405, RENTON TO BELLEVUE CORRIDOR WIDENING & EXPRESS TOLL LANES
ROADWAY IMPROVEMENTS
HORIZONTAL: NAD 83/91, VERTICAL: NAVD 88
WSDOT
KING
Lake Washington, WRIA 8 & Wetlands
RENTON/BELLEVUE
I-405 CORRIDOR, RENTON/NEWCASTLE/BELLEVUE, WA
80
90
100
110
120
130
140
150
160
0 10 20 30 40 50 60 70 80 90 100 110 120 130 140 150-10
80
90
100
110
120
130
140
150
160
EXISTING GROUND
PSE R/W
2H:1V
CL
R/W
PROPOSED GRADE
PROPOSED ROADWAY
PERMANENT WETLAND IMPACT
WETLAND 4.9R
BARRIER
PROPOSED
NB I-405
Proposed temporary construction easement (Area 2) for access road and sewer line relocation
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LANDSLIDE AREA
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EXISTING MAY CREEK BRIDGE
MAY CREEK------------�o=R=D=1N�A�R�Y-:.-----.H�IG�Hci=';W.'...A=T=ER..-----------------��--
PROPOSED SECTION A-A
0 25 50 SCALE IN FEET
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o. TIME 4:07:30 PM ATE 11115/2017 .. LOTIED BY taylorsu i DESIGNED BYENTERED BY CHECKED BYPROJ.ENGR a. REGIONAL ADM. LENG
CONTRACT NO.
REVISION DATE BY
FED.AID PROJ.NO.
LOCATK>N NO.
XL4653
P.E. STAMP BOX
DATE
P.E. STAMP BOX
DATE
Washington State
Department of Transportation
1-405
RENTON TO BELLEVUE
PROJECT ST AGE 1
RENTON -CRITICAL AREAS
Pl.AN REF NO
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PROPOSED TCE
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FILE NAME: $$$$$$$$OES1GNFILENAME$$$$$$
TIME $TIME$ FED.AID PROJ.NO.
- I - I -m 0• TREE REMOVAL AREA POTENTIAL NEW PLANTING AREA POTENTIAL RESTORATION PLANTING AREA POTENTIAL PLANTING WITHIN MASTER PLAN
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4040404050
505060
6070
8080
90
90
SCALE IN FEET
0 15 30
SCIENTIFIC NAME COMMON NAME QUANTITY
ENHANCEMENT PLANTING
STREAM BUFFER
DOUGLAS FIR
MOCK ORANGE
NOOTKA ROSE
THUJA PLICATA
PSEUDOTSUGA MENZIESII
TREES
SHRUBS
ACER CIRCINATUM
PHILADELPHUS LEWISII
GAULTHERIA SHALLON
ROSA NUTKANA
12'
12'
6'
3'
3'
3'
72
92
92
6
6
.065 ACRES
WESTERN RED CEDAR
SPACING
O.C
VINE MAPLE
SALAL
NOT FOR CONSTRUCTION
CONCEPTUAL
TEMP 1:1 CUT SLOPE
OR REINFORCED
TEMP CUT WALL
EX WATER LINE MAY CREEK
MAY CREEKTURN RADIUS
TEMP CONST. ACCESS
SB I-405
DRAFT
CBRENNAN
$$$$$$$$DESIGNFILENAME$$$$$$PLOTTED BY:
DATE:11/7/2017 TIME:4:12 PMWashington State
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MAY CRK BRIDGE - SW ACCESS RESTORATION PLANTING
LINE 2:
LINE 1: SIZE
1 GAL.
4' HT. MIN.
2 GAL.
115
4-6' HT. MIN.
2 GAL.
4-6' HT. MIN.
1
-24340
1
-24
341
CONCEPT LEGEND
EXCAVATION FOR OVERBANK ;ABOVE OHWM
-.,..,-EX ANGULAR ROCK BELOW OHWM
-. . EX STREAM SCALEABLE EDGE ,-EX STREAM SCALEABLE EDGE '"""'"·""'"""""'"
\_
m->!-.__EX ANGULAR ROCK BELOW OHWM
EXCAVATION FOR OVERBANK ABOVE OHWM CJ PROPOSED FILL REMOVAUSTREAM GRADING (INCLUDES UPLAND STREAM BANK EXCAVATION, EX ANGULAR RIPRAP REMOVAL)
-------ii# CONCEPT PLAN HYDRAULIC CROSS SECTION
PLAN LEGEND -·· EXISTING STREAM
:§ii: .>l.1.iL .>l.l.iL I WETLAND
· · · · · · · · · · · WETLAND BUFFER
• • • • • • STREAM BUFFER
--OHW-ORDINARY HIGH WATER LINE
- CUT --CUT LINE
-FILL --FILL LINE
EXISTING CONTOUR
PROPOSED CONTOUR
I I I I I I
LEGEND NOTES
EXISTING ANGULAR ROCK BELOW OHWM SHALL BE REMOVED AS DIRECTED IN THE FIELD BASED ON DRY SEASON WATER LEVEL AND OTHER EXISTING CONDITIONS AS EVALUATED AT THE TIME OF CONSTRUCTION.
(, < ', I ,\
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\ \ \ \ \ \ \ \ \ \ \
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7.17'"/7'?.1'7'"/7'? EXISTING RIGHT OF WAY \ SB 1405 \
\ I \ ' \ \ ' EXISTING EDGE OF PAVEMENT '\ ' ' ' ' '
' \ I I \ I I
EX MAY CREEK ,.. / /
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STREAM EDGE, PER WSDOT FIELD SURVEY,, OF EX STREAM
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-�1--------------------------------------------------------------------------------------------------·-.-_ MAY CREEK CONCEPT PLOTTED BY: LivingT i! -DATE: 10/6/2017 TIME: 5:55:19 PM ., � Washington State � 'f /1 Department of Transportation LINE 1: NO IN WATER WORK GENERAL CONCEPT
LINE 2:
•
0 25 50
SCALE IN FEET
NOTES
/ /
I
/
1) EXIST CONTOURS SHOWN ARE PER AERIAL TOPOGRAPHY (2015), EXCEPT UNDER EXISTING MAY CREEK BRIDGE. CONTOURS UNDER EXISTING BRIDGE ARE PER WSDOT FIELD SURVEY (2017). EXISTING MAY CREEK STREAM CROSS SECTIONS WERE SURVEYED FOR HYDRAULICS ANALYSIS PURPOSES, BUT DUE TO INCONSISTENCIES IN AREAS BETWEEN GROUND SURVEY INFORMATION AND AERIAL TOPOGRAPY DATA, THE EXISTING HYDRAULIC SECTIONS DATA IS NOT SHOWN ON THE PLAN EXISTING CONTOURS, BUT THE SURFACE LINE FROM THAT SURVEY IS DISPLAYED IN CROSS SECTIONS AND USED AS THE ASSUMED SCALEABLE EDGE OF STREAM. THIS DATA MORE ACCURATELY REFLECTS THE ACTUAL STREAM BOTIOM ELEVATIONS AS COMPARED TO THE AERIAL TOPOGRAPHIC SURVEY OF EXISTING GROUND SURFACE LINE.
CONCEPTUAL NOT FOR CONSTRUCTION
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EX BRIDGE / ABUTMENT/FOUNDATION�
' ,--..I.----r-, ' ''·-----------·
VARIES (5' MIN)
RELOCATED __/ 12" 0.1. WATER PIPE (IF IMPACTED)
EX BRIDGE PIER AND FOUNDATION REMOVED WHERE EXPOSED BY UPLAND EXCAVATION TO A POINT 2-FT MIN. DEPTH FROM PROPOSED GROUND LINE
SLOPE VARIES (2H:1V MAX) SEE NOTE 4
CONCEPTUAL NOT FOR CONSTRUCTION
MAY CREEK REPRESENTATIVE SECTION
PROPOSED BRIDGE MINIMUM CLEAR SPAN
100 YR FLOOD PLAIN
REMOVE PORTIONS OF ANGULAR ROCK RIP-RAP WITHIN 100 YR FLOOD PLAIN (TYP)
EX ANGULAR ROCK**
EX 36"RCP KING CO. SS MAY CK. INTERCEPTOR (PROTECT IN PLACE)
EX ANGULAR ROCK**
.,,
N.T.S
''
S'MIN
---
NOTES: 1) SECTION IS REPRESENTATIVE OF PROPOSED CONCEPT FOR BRIDGE AND STREAM BANK WORK . DIMENSIONS SHOWN REPRESENT THE MIN. OR MAX. BASED ON PERFORMANCE BASED DESIGN GUIDELINES AND OTHER PROJECT RELATED COMMITMENTS, SUCH AS TO NOT PRECLUDE AVAILABLE AREA WITHIN THE FUTURE BRIDGE SPAN LENGTH FOR FUTURE CITY OF RENTON MAY CREEK REGIONAL TRAIL CONSTRUCTION.
2) CONCEPT ASSUMES REMOVAL OF EXISTING ANGULAR ROCK AND PROPOSED STREAM BANK GRADING WILL RESULT IN NO NET RISE GREATER THAN 0.01-FT IN DESIGN WATER SURFACE ELEVATION BETWEEN EXISTING AND PROPOSED CONDITIONS.
3) EXISTING BRIDGE SUB SURFACE FOOTING CONDITIONS VARY. SPREAD FOOTINGS, PILE SUPPORTED FOOTINGS, AND DEEP SHAFT SUPPORTED FOOTINGS ARE ALL PRESENT AT THIS BRIDGE LOCATION. FOOTING ELEVATIONS VARY. THE SECTION SHOWN REPRESENTS THE SPREAD FOOTING LOCATION. THE PILE SUPPORTED FOOTING ON THE RIGHT (NORTH SIDE OF CHANNEL) IS ALSO PROJECTED INTO THE SECTION TO SHOW WHERE SUB SURFACE ELEMENTS ARE CLOSEST TO THE EXISTING GROUND SURFACE.
4) EXCAVATED SLOPES ABOVE OHWM SHOWN ON MAY CREEK REPRESENTATIVE SECTION ABOVE ARE CONCEPTUAL. FINAL PROPOSED GRADE SLOPES WILL BE DETERMINED BY DESIGN BUILD CONTRACTOR.
VARIES, MIN 16' ZONE FOR FUTURE TRAIL
FUTURE TRAIL
-------------------_;.-...---.... ....
PROPOSED ROADWAY
�EX GROUND
_ .... _____ ....
....
�EX BRIDGE
SLOPE VARIES (2H:1V MAX) SEE NOTE 4 ,-.... I ABUTMENTIFDUNDA noN
---------+
EX BRIDGE PIER AND FOUNDATION REMOVED WHERE EXPOSED BY UPLAND EXCAVATION TO A POINT 2-FT MIN. DEPTH FROM PROPOSED GROUND LINE
EX PILE SUPPORTED FOOTING (DOWNSTREAM FROM REPRESENTATIVE SECTION)
OHWM SHOWN FOR INFORMATIONAL PURPOSES ONLY. OHW ELEVATION SHALL BE VERIFIED BY A QUALIFIED BIOLOGIST PRIOR TO THE BEGINNING OF CONSTRUCTION.
EXISTING ANGULAR ROCK BELOW OHWM SHALL BE REMOVED AS DIRECTED IN THE FIELD BASED ON DRY SEASON WATER LEVEL AND OTHER EXISTING CONDITIONS AS EVALUATED AT THE TIME OF CONSTRUCTION.
�. MAY CREEK STREAM TYPICAL SECTION CONCEPT PLOTTED BY: LivingT DATE: 10/6/2017 TIME: 6:08:34 PM :,: Washington State 'lfff/1 Department of Transportation LINE 1: REPRESENTATIVE TYPICAL STREAM SECTION -NO IN WATER WORK CONCEPT
LINE 2: .__ ________________________________________ ......_ _________________ .__ _____________________________________________________ __,
STREAM BUFFER ENHANCEMENT PLANTING
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vvvvvvv,---------------+-------------� V V V V V V V HOLO DISCUS DISCOLO R OCEANSPRA Y v:v:v:v:v:v:v:_,__P_O_L_Y_S_T_IC_H_U_M __ M_U_N_I_T_U_M_'_--+_WE_S_T_E_R_N_S_W_O_R_D_F_E_R_N __ __,
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VVVVVVVvr-------------+-----------------1
v"v"v"v"v"v"v" SYMPHORICARPO S ALBUS' SNOWBERRY
v"v"v"v"v"v"v" VACCINIUM OVATUM' EVERGREEN HUCKLEBERRY vvvv v v v,---------------+-------------� V V V V V V V LONICERA INVOLUCRATA TWINBERRY VVVVVVVr-------------+-----------------1 V V V V V V V RO SA NU TKANA NO O TKA RO SE v:v:v:v:v:v:v:....+--R_U_B_U_S_S_P_E_C_T_A_B_I_L_IS-----+-S-A_L_M_O_N_B_E_R_R_Y _____ __,
vvvvvvv=-------------+-----------------1 V v"v" v" v" v"v". J--T_H_U _JA_P_L_I_C_A_T_A _____ +-WE __ S_T_E_R_N _R_E_D_C_E_D_A_R __ ----1 vvvvvvv CO s s c 2 "v"v"v"v"v"v"v· 1--__ R_N_U __ E_R_I _E_A ____ -+_R_E_D_-O_S_I_E_R _D_O_G_W_O_O_D __ ---1
v v v v v v v FRAXINUS LATIFO LIA2 OREGO N ASH VVVVVVVl-----------------+-------------�
:v:v;v;v;v;v;v_,__P_H_Y_s_o_c_A_R_P_u_s_c_A_P_IT_A_T_u _s_+-_P_A_C_IF_I_C _N_IN_E_B_A _R_K ___ _____,
v v v v v v v SALIX SITCHENSIS2 SITKA WILLOW • To be installed in drier conditions. 2 To be installed in wetter conditions. • Planting Design shall use species from this list and shall be selected based on specific site conditions.
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-OHW------
STREAM BU FFER ORDINARY HIGH WA TER MARK BO UNDARY DITCH BO TTOM
PIP ED STREAM -OR -FLOW DIRECTIO N
PROPERTY LINES
[v:v:v:v:v:v:v:v:v) BUFFER MITIGATIO N
IMP ERVIO US SU RFACEREMOVAL EDGE OF PAVEM ENT NEW
RETAINING WALL
STREAMBED GRAVEL / AGGREGATES; LWD
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STREAM BUFFER IMPACT -TEMP
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FILE NAME c::lusersltaylorsulpw_wsdotld0158304\XL4653_EB_100_R2B_Renton-Grading-Sheet-1.dgn
TIME 4:00:23 PM
DATE 11/10/2017
PLOTTED BY taylorsu
DESIGNED BY
ENTERED BY
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RENTON TO BELLEVUE
CORRIDOR WIDENING & EXPRESS TOLL LANES
CHECKED BY CONTRACT NO. LOCATION NO. Department of Transportation 1----------------------1
PROJ.ENGR.
REGIONAL ADM. L. ENG REVISION DATE BY XL4653 COVER -RENTON GRADING
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ENTERED BY
CHECKED BY
PROJ. ENGR.
REGIONAL ADM.REVISION DATE BY
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OF
SHEETS
Washington State
Department of Transportation
P.E. STAMP BOX P.E. STAMP BOX
DATE DATE
LOCATION NO.CONTRACT NO.
JOB NUMBER
REGION
NO.
STATE FED.AID PROJ.NO.
WASHPLOTTED BY
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SB I-405
PROJECT STAGE 1
SCALE IN FEET
0 25 50
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RENTON TO BELLEVUE
5
XL4653
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15% CONCEPTUAL DESIGN
REVIEW COPY
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WATER BOUNDARY
ORDINARY HIGH
EXISTING NOISE WALL
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SHEET 2
SHEET 5
FILE NAME
TIME
DATE
DESIGNED BY
ENTERED BY
CHECKED BY
PROJ. ENGR.
REGIONAL ADM.REVISION DATE BY
SHEET
OF
SHEETS
Washington State
Department of Transportation
P.E. STAMP BOX P.E. STAMP BOX
DATE DATE
LOCATION NO.CONTRACT NO.
JOB NUMBER
REGION
NO.
STATE FED.AID PROJ.NO.
WASHPLOTTED BY
PLAN REF NO
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L. ENG
SB405 LINE
NB I-405
NB405 LINE
ENVIRONMENT
SHORELINE
SB I-405
PROJECT STAGE 1
SCALE IN FEET
0 25 50
3
RENTON TO BELLEVUE
5
XL4653
L. ENG
NOT FOR CONSTRUCTION
15% CONCEPTUAL DESIGN
REVIEW COPY
RENTON - GRADING
WATER BOUNDARY
ORDINARY HIGH
MAY CREEK
MAY CREEK
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SHEET 3 SHEET 4
SHEET 2
SHEET 5
FILE NAME
TIME
DATE
DESIGNED BY
ENTERED BY
CHECKED BY
PROJ. ENGR.
REGIONAL ADM.REVISION DATE BY
SHEET
OF
SHEETS
Washington State
Department of Transportation
P.E. STAMP BOX P.E. STAMP BOX
DATE DATE
LOCATION NO.CONTRACT NO.
JOB NUMBER
REGION
NO.
STATE FED.AID PROJ.NO.
WASHPLOTTED BY
PLAN REF NO
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ORDINARY HIGH
EXISTING BRIDGE
ENVIRONMENT
SHORELINE
OVER MAY CREEK
PROPOSED BRIDGE 405/25
ENVIRONMENT
SHORELINE
NOT FOR CONSTRUCTION
15% CONCEPTUAL DESIGN
REVIEW COPY
SB I-405
ENVIRONMENT
SHORELINE
PROJECT STAGE 1
RENTON TO BELLEVUE
RENTON - GRADING
SLAB
APPROACH
LB NB405L
11 11 4 111111111115.210
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PROPOSED SECTION A-A
ORDINARY HIGH WATER
MAY CREEK
EXISTING MAY CREEK BRIDGE
141'
142'
142'
143'
112'
105'
101'
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LIMIT OF PROPOSED GRADING
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LIMIT OF PROPOSED
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SHEET 3 SHEET 4
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FILE NAME
TIME
DATE
DESIGNED BY
ENTERED BY
CHECKED BY
PROJ. ENGR.
REGIONAL ADM.REVISION DATE BY
SHEET
OF
SHEETS
Washington State
Department of Transportation
P.E. STAMP BOX P.E. STAMP BOX
DATE DATE
LOCATION NO.CONTRACT NO.
JOB NUMBER
REGION
NO.
STATE FED.AID PROJ.NO.
WASHPLOTTED BY
PLAN REF NO
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SCALE IN FEET
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REVIEW COPY
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pw:\\HQOLYMAPPPW01P.WSDOT.LOC:WSDOT\Documents\Northwest\_Projects\405\I-405 Corridor\2.30_RentonToBellevue\Design\_CAD\Exhibits\ENV - Impacts & Mitigation\R2B-Stage1\Renton\Renton - Grading\XL4653_EB_100_R2B_Renton-Grading-Sheet-5.dgnRIPLEY LN N
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ORDINARY HIGH
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RENTON SHORELINE
ENVIRONMENT
SHORELINE
KING COUNTY
SUMMARY OF STORMWATER MANAGEMENT CONCEPTS
I-405 RENTON TO BELLEVUE PROJECT - STAGE 1
This document summarizes the conceptual stormwater planning and design for the purposes of
supporting City of Renton permits for the I-405 Renton to Bellevue Project – Stage 1 Project (Stage 1). This
project will be delivered as one project by WSDOT through design-build contracting.
The scope of this summary is limited to drainage basins that are directly associated with stormwater
management concepts and discharges that fall within the City of Renton.
Project Description
Stage 1 of the I-405 Renton to Bellevue Project extends along I-405 for approximately 8 miles from the
SR 169 interchange (Milepost [MP] 3.8) in Renton to the I-90 interchange (MP 11.9) in Bellevue. These
Stage 1 improvements propose the following improvements:
• Northbound and Southbound I-405 (MP 3.8 – MP 11.9): Widen I-405 from SR 169 to just north of
I-90 to accommodate an additional lane both northbound and southbound. The additional lane
will be coupled with the existing northbound and southbound HOV lane to create two express toll
lanes (ETLs). Where feasible, the additional lanes will be developed by restriping instead of
roadway expansion.
• Sunset Boulevard N (MP 4.53) and NE Park Drive (MP 5.42) Interchanges: Widen the I-405
overpasses at these two interchanges.
• NE 30th Street (MP 6.52): Replace the local road overpass abutment slopes with retaining walls
to accommodate I-405 widening. Lower the southbound I-405 roadway.
• May Creek Bridges (MP 7.18): Reconstruct the northbound and southbound I-405 bridge
structures over May Creek.
• NE 44th Street Interchange (MP 7.48): Reconstruct the local road overpass at the interchange.
Construct new direct access ramps for transit and ETL users in the I-405 median. Reconstruct Lake
Washington Boulevard NE between NE 44th Street and SE 76th Street, and realign the
northbound on-ramp to I-405 to connect to Lake Washington Boulevard NE.
• Lake Washington Trail (MP 7.35 – MP 10.25): Realign and reconstruct the existing trail west of its
current location to reside within the Eastside Rail Corridor from Ripley Lane in Renton to Coal
Creek Parkway in Bellevue.
• Noise Walls: Construct up to three new walls and relocate two existing noise walls.
• Stormwater: Construct stormwater runoff treatment, flow control facilities, and conveyance
systems.
• Fish Passage: Construct new fish passage crossings to eliminate existing fish barriers in the vicinity
of the NE 44th Street interchange.
• Various improvements within Bellevue
• Construct minor improvements, including pavement markings, permanent signing, illumination,
intelligent transportation systems and ramp metering, barriers, and tolling gantries.
Wetland and Stream Assessment Report
I-405, Renton to Bellevue Corridor
Milepost 4.0 – 13.7
Renton, WA
Bellevue, WA
King County, WA
Prepared by
I-405/SR 167 Corridor Program
July 2017
Wetland and Stream Mitigation Report
I-405 Renton to Bellevue Express Toll Lanes
Prepared by
I-405/SR 167 Design Build Program
Rob Thomas
October 2017
!
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TIME
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DESIGNED BY
ENTERED BY
CHECKED BY
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REGIONAL ADM.REVISION DATE BY
SHEET
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Washington State
Department of Transportation
P.E. STAMP BOX P.E. STAMP BOX
DATE DATE
LOCATION NO.CONTRACT NO.
JOB NUMBER
REGION
NO.
STATE FED.AID PROJ.NO.
WASHPLOTTED BY
PLAN REF NO
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L. ENG
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SCALE IN FEET
0 25 50
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15% CONCEPTUAL DESIGN
REVIEW COPY
ENVIRONMENT
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ENVIRONMENT
SHORELINE
MAY CREEK
WATER BOUNDARY
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TIME
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CHECKED BY
PROJ. ENGR.
REGIONAL ADM.REVISION DATE BY
SHEET
OF
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Washington State
Department of Transportation
P.E. STAMP BOX P.E. STAMP BOX
DATE DATE
LOCATION NO.CONTRACT NO.
JOB NUMBER
REGION
NO.
STATE FED.AID PROJ.NO.
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SCALE IN FEET
0 25 50
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5
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15% CONCEPTUAL DESIGN
REVIEW COPY
WATER BOUNDARY
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Washington State
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1-405
RENTON TO BELLEVUE
PROJECT STAGE 1
RENTON -CRITICAL AREAS
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P.E. STAMP BOX P.E. STAMP BOX
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LOCATION NO.CONTRACT NO.
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I-405
PROJECT STAGE 1
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5
XL4653
ENVIRONMENT
RENTON SHORELINE
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KING COUNTY
ENVIRONMENT
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WATER BOUNDARY
ORDINARY HIGH
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pw:\\HQOLYMAPPPW01P.WSDOT.LOC:WSDOT\Documents\Northwest\_Projects\405\I-405 Corridor\2.30_RentonToBellevue\Design\_CAD\Exhibits\ENV - Impacts & Mitigation\R2B-Stage1\Renton\Renton - Critical Areas\XL4653_EB_100_R2B_Renton-COA-Sheet-5.dgnRENTON - CRITICAL AREAS
LIMIT OF PROPOSED GRADING
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STEEP SLOPES
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I-405, SR 169 to I-90, Renton to Bellevue Project Environmental Assessment | March 2006
Geology and Soils
5.13-1
Geology and Soils
Geology is the study of the origin, history, materials, and
structure of the earth, along with the forces and processes
operating to produce changes within and on the earth.
What is the geology of the project area?
Most of the I-405 Renton to Bellevue project area is located
along the west-facing slopes of the topographic trough
occupied by Lake Washington. The alignment also crosses or
runs adjacent to several drainages, most notably the Cedar
River, May Creek, and Coal Creek. These drainages are
typically occupied by relatively loose or soft soils. Several
ancient landslides and areas of landslide-prone soils are
located along the project alignment, especially between May
Creek and Coal Creek.
Landslide Conditions
Geologists identified a number of landslide conditions along
I-405 in the project area. In the Kennydale area, we identified
several small, relatively shallow landslides, along with one
larger, and presumably deeper, one along the north side of NE
Park Drive. Shallower debris slide and debris flow-type
failures are possible where cuts are planned that intersect
swales along west-facing slopes. It is relatively easy to control
this type of landslide.
December 21, 2017
Mr. Clark H. Close, Senior Planner
City of Renton
Department of Community & Economic Development
1055 South Grady Way
Renton, WA 98057
RE: TRI-DELT, INC. (Owner of King County parcels #3345700085 and
#3345700080) response and retained Consultant’s Response (The Watershed
Company)/Comments on Renton Notice of Application for the WSDOT I-405
Renton to Bellevue Project, Stage 1-LUA17-000808, SM, CAR, SMV
Dear Mr. Close:
In formal response to Renton’s Notice of Application for the WSDOT I-405 Renton to
Bellevue Project, Stage 1-LUA17-000808, SM, CAR, SMV, we are submitting the
following written comment/concerns on behalf of Stacie Dietsch-Becker, President and
CEO, and Don A. Becker of Tri-Delt, Inc. for the formal record. The Tri-Delt parcels,
#3345700085 and #3345700080, lie along the east side of Jones Avenue NE, north of May
Creek (see Figure 1 below).
January 2, 2018
The Watershed Company
750 Sixth Street South
Kirkland, WA 98033
Attn: Mr. Hugh Mortensen/President
SUBJECT: I-405, RENTON TO BELLEVUE PROJECT, STAGE 1 COMMENT RESPONSE
LETTER, LUA17-000808, SM, CAR, SMV
Dear Mr. Mortensen:
Thank you for your comments related to I-405, Renton to Bellevue Project, Stage 1;
dated December 21, 2017 (received on December 22, 2017) wherein you raised
concerns regarding the potential parcel effects evaluation (parcel nos. 3345700085 and
3345700080) for the proposed project. Your letter will be added to the public record for
consideration by the reviewing official. Also, The Watershed Company and Tri-Delt, Inc.
have been added as parties of record.
Thank you for interest in this project and if you have any further questions please feel
free to contact me at 425-430-7289 or cclose@rentonwa.gov.
Sincerely,
Clark H. Close
Senior Planner
cc: Tri-Delt, Inc. Corporate Office / Party of Record
Department of Natural Resources and Parks
Wastewater Treatment Division
King Street Center, KSC-NR-0505
201 South Jackson Street Seattle, WA 98104-3855
December 20, 2017 sent via email: cclose@rentonwa.gov
Clark Close – Senior Planner
CED – Planning Division
1055 South Grady Way
Renton, WA 98057
Dear Clark Close:
The King County Wastewater Treatment Division (WTD) has received the Notice of Application
for the I-405, Renton to Bellevue Project, Stage 1 (LUA17-000808). Multiple King County
facilities, the May Creek Interceptor, the Eastside Interceptor Sections 4 and 5, and the
South Mercer Force Main, are all located within or near to the project site (see enclosed
one line maps showing the locations of these facilities). King County has a permanent
easement for these facilities on the proposed development site, and must be assured the
right to maintain and repair the facilities. In the event that a facility must be relocated, a
new permanent easement must be provided.
In order to protect these wastewater facilities during construction, WTD requests that the City
submit construction drawings for the project, so that WTD can assess its potential impacts.
Please send drawings to:
Mark Lampard, Local Public Agency Coordinator
King County WTD, Engineering and Technical Resources
201 South Jackson Street, KSC-NR-0503
Seattle, WA 98104-3855
(206) 477-5414 / mark.lampard@kingcounty.gov
Thank you for the opportunity to review and comment on this proposal.
Sincerely,
Grace Smith
Water Quality Planner
cc: Mark Lampard, Local Public Agency Coordinator
Enclosure
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M-01M-02
M-03
M-04M-06
M-05
RO2-19
RO2-20
RO2-21
RO2-23
RO2-24
RO2-25
RO2-26
South Mercer
Force Main
ESI
Section
4
May Creek
Interceptor
L a k e
W a s h i n g t o n
510
381
3353363014
36
36
I-405 FRWYJONES AVE NEN 38TH ST PARK AVE NLAK E W ASHIN GTO N BLVD NN 37TH ST
N 36TH ST
N 35TH ST
N 40TH ST
N 42ND PL
MEADOW AVE NLINCOLN AVE NEN 4 1 S T PL
MONTEREY PL NENE 35TH PL
W ELLS AVE NNE 36TH ST
NE 48TH ST
WILLIAMS AVE NNE 43RD PL 111TH PL SENE 40TH STLAKE WASHINGTON BLVD NELINCOLN PL NENE 44TH ST
110TH AVE SESE 76TH ST
NE 38TH PLI-405 FRWYN 36TH STWELLS AVE NHAZELWOOD LNLINCOLN AVE NEMay Creek Interceptor
RE*MAY
-
300 0 300150
Feet
170
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M-03
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RO2-18
RO2-19
RO2-20
RO2-21
RO2-23
RO2-24
RO2-25
RO2-26
RO2-27
L a k e
W a s h i n g t o n
South Mercer
Force Main
ESI
Section
5
ESI
Section
4
May Creek
Interceptor
ESI
Section
4
ESI
Section
3 79970976469168862961752396848496I-405 FRWYJONES AVE NEPARK AVE NN 38TH ST HAZELW OOD LNN 36TH ST
N 35TH ST
N 37TH ST
N 40TH ST
N 42ND PL
MEADOW AVE NLAKE WASHINGTON BLVD NELINCOLN AVE NEN 41ST PL
WELLS AVE NNE 48TH ST
WILLIAMS AVE NNE 43RD PL
LIN C O LN P L N E
NE 35TH PL
NE 36TH ST
NE 44TH ST
MONTEREY
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N 36TH ST I-405 FRWYLINCOLN AVE NELAK E W ASH IN G TO N BLVD N
ESI Section 4
RE*ESI4
-
400 0 400200
Feet
100
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RO2-27
Lake
Washington
1172078I-405 FRWY116TH AVE SESE 64TH ST
SE 60TH ST
HAZELWOOD LN112TH AVE SE106TH AVE SE119TH AVE SESE 68TH ST
LAKE WASHINGTON BLVD SE114TH AVE SESE 62ND ST
113TH PL SE115TH CT SESE 58TH ST
119TH PL SE108TH AVE SENEWCASTLE WAY
SE 61ST PL
SE 65TH ST
SE 74TH ST
SE 72ND ST
NE 51ST ST111TH AVE SE117TH PL SESE 67TH PL110TH AVE SESE 75TH PL
SE 60TH PL
SE 59TH ST
SE 68TH PL
LAKE WASHINGTON BLVD NE116TH PL SE115TH PL SESE 70TH ST
S
E 5
7
T
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118TH AVE SESE 66TH ST
SE 71ST PL
1
1
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SE 63RD ST
SE 65TH PL
117TH AVE SEI-405 FRWYSE 62ND ST
112TH AVE SE116TH AVE SE113TH PL SESE 66TH ST
114TH AVE SELAKE WASHINGTON BLVD SE114TH PL SE119TH PL SE110TH AVE SESE 61ST PL
114TH AVE SE113TH PL SE118TH AVE SE116TH AVE SEI-405 FRWYContinued on
ESI
Sections 5 - 7
- North
ESI
Sections
5 - 7
ESI
Section
4
ESI Sections 5, 6 & 7
- South
RE*ESI5-7102
-
500 0 500250
Feet
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RO2-26
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TRANS
SMERCEROF
May Creek
Interceptor
South Mercer
Force Main
ESI
Section
4
South
Mercer
Pump
Station
I-405 FRWYE MERCER WAYRIPLEY LN SEN 42ND PL HAZELWOOD LNJONES AVE NE96TH AVE SEN 41ST P LWILLIA
MS AVE NSE 68TH ST
SE 71ST ST
SE 72N D STWELLS AVE NSE 69TH ST I-405 FRWYE MERCER WAYHAZELWOOD LNNE 43RD PL
LAKE WASHINGTON BLVD NI-405 FRWYL a k e
W a s h i n g t o n
14
16
3000
612
South Mercer Force Main
RE*SMERCER
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South
Mercer
Pump
Station
16
24
612
157
South Mercer
Emergency
Bypass
-
400 0 400200
Feet
223
Table 1. Preliminary Tree Assessment
Shoreline Site Category # Impacted Avg. DBH Species
2-4" DBH 12 3 Fraxinus latifolia, Thuja plicata
May Creek 5-30" DBH 19 12 Alnus rubra, Populus trichocarpa
>30" DBH 2 35 Populus trichocarpa
Total 33 10
Gypsy Creek 2-4" DBH 15 3 Acer macrophyllum, Crataegus
monogyna, Fraxinus latifolia, Populus
trichocarpa, Salix spp.
5-30" DBH 6 15 Populus trichocarpa
>30" DBH 4 33 Populus trichocarpa
Total 25 10.5
2-4" DBH 22 3 Alnus rubra, Thuja occidentalis, Taxus
baccata, Salix spp.
Stream 7.7A-7.8 5-30" DBH 11 11 Alnus rubra, Populus
trichocarpa,Thuja plicata
>30" DBH 1 30 Populus trichocarpa
Total 34 6.5
Refer to attached figures for indicated locations.
Introduction
The following is a summary of the flood risk assessments that are being performed in
association with the I-405, Renton to Bellevue Project (Stage 1) work. The project is being
developed at a conceptual level in advance of final design and construction through design-
build contracting. WSDOT has been developing conceptual designs in coordination with the
City of Renton’s stormwater utility staff, with the intent to establish and verify performance
criteria that will be met by the final design. The following is a summary of the work to date
and is subject to change as the design and coordination continue.
Hydraulic Model Input Data
The channel geometry data for each stream were developed from topographic surveys
performed by WSDOT surveyors from the Northwest Region in 2017.
Johns Creek survey data collected included existing culvert invert elevations, diameters, etc.,
as well as bridge dimensions for the Southport private access road over Johns Creek. No
survey data was collected for the culverts under the Burlington Northern-Santa Fe railroad or
Lake Washington Boulevard; rather, as-built data was used for the culvert input data.
May Creek survey data collected included existing culvert invert elevations, diameters, etc.,
as well as data from Lake Washington to approximately 200 feet east of I-405.
Unnamed tributary (UNT) 08.LW.0283 is a channel discharging to the storm drainage system
under Seahawk’s Way and through the Virginia Mason Athletic Complex (VMAC) conveyance
to Lake Washington. Sections of this UNT were developed based on three-dimensional terrain
models that were generated from aerial survey conducted in 2016.
Unnamed tributaries 7.7A and 7.8 channels are located near the SE 76th Street. Model input
for these smaller channels were developed based on three-dimensional terrain models that
were generated from aerial survey conducted in 2016.
As part of the input data for the model, a downstream known water surface elevation is used
as the boundary condition. That downstream known water surface elevation is the Lake
Washington water surface elevation. Lake Washington elevation ranges from 20 feet to
22 feet (Corps of Engineers Ship Canal Project Datum). The minimum elevation is maintained
through the winter to provide storage space for high winter inflows, whereas the maximum
elevation is maintained to meet increased summer water use, providing water necessary for
fish passage, navigation, and salinity control. The I-405 project is using the North American
Vertical Datum (NAVD) 1988 as the project control, so the Corps of Engineers datum must be
converted to calculate the proper known water surface elevations. NAVD 88 datum is
3.25 feet above the Corps of Engineers datum, so 3.25 feet must be subtracted from the
20 foot and 22 foot elevations, resulting in elevations of 16.75 feet and 18.75 feet,
respectively.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA18-000808
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Justin Johnson, 425-430-7291, jjohnson@rentonwa.gov)
1. See Attached Development Engineering Memo dated March 27, 2018.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Reviewed.
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA18-000808
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. Reviewed.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. See Attached Community Services Memo dated March 7, 2018.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. Reviewed.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 27, 2018
TO:Clark Close, Senior Planner
FROM:Justin Johnson, Civil Plan Reviewer
SUBJECT:Utility and Transportation Comments for WSDOT
LUA18-000808
I have completed a preliminary review of the application for the I-405, Tukwila to Renton project.
WATER COMMENTS
1. The application for the Shoreline permit shall include the relocation of the existing 12-inch
water main along the south bank of May Creek.
SEWER COMMENTS
1. Applicant will need to protect all Sewer utilities during construction.
STORM DRAINAGE COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water
Design Manual will be required.
2. The current FEMA floodplain/floodway data and delineation for May Creek is based upon old
studies that used a 100-year flood flow of 855 cfs derived from pre-1980 FEMA stream flow
data, which is less than the current estimated 100-year flood flow of 1,290 cfs derived from the
King County Gage 37a stream flow data. WSDOT will need to prepare a floodplain/floodway
analysis per section 4.4.2 of the 2017 City of Renton Surface Water Design Manual utilizing the
100-year flood flow of 1,290 cfs. This analysis will include producing a floodplain/floodway map
depicting proposed improvements in relation to the floodplain and floodway of May Creek.
3. Within the floodway, encroachments including fill, new construction, substantial improvements,
and other development are prohibited unless certification by a registered professional engineer
demonstrates through hydrologic and hydraulic analyses performed in accordance with
standard engineering practice that encroachments shall not result in any increase in flood levels
WSDOT Renton to Bellevue– LUA18-000808
Page 2 of 6
March 27, 2018
during the occurrence of the base flood discharge, there are no adverse impacts to the subject
property or abutting or adjacent properties, there are no higher flood elevations upstream, and
the impact due to floodway encroachment shall be analyzed using future land use condition
flows.
4. Future flow conditions should be considered for proposed bridge proposals crossing floodways.
5. WSDOT will need to provide a zero-rise hydraulic analysis of the existing and proposed site
conditions within the floodplain of May Creek per section 4.4.2 of the 2017 City of Renton
Surface Water Design Manual.
6. If grading, filling, or other activity will reduce the effective storage volume of the floodplain,
compensatory storage shall be created per section 4-3-050 of the Renton Municipal Code
(RMC).
TRANSPORTATION/STREET COMMENTS
1. No City of Renton streets would be impacted by this project.
GENERAL COMMENTS
1. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
2. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
3. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
4. Please see the City of Renton Development Engineering website for the Construction Permit
Application and Construction Permit Process and Submittal Requirements. Please contact the City
to schedule a construction permit intake meeting.
5. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more
information.
M E M O R A N D U M
DATE:March 7, 2018
TO:Clark Close
FROM:Leslie Betlach, Parks Planning and Natural Resources Director
SUBJECT:PR17000278 WSDOT I-405 Renton to Bellevue
LUA17000808
Thank you for the opportunity to review and comment.
The existing Concept Plan (Exhibit 6/Attachment 4) is insufficient. The City requests an existing
tree plan be prepared identifying all trees greater than 6” in diameter. The City also request an
arborist report identifying quantity, location, size and species for trees proposed for removal.
The afore-mentioned plan/report will be used to prepare a revised restoration planting plan for
stream buffer and critical area buffer mitigation for City review and approval prior to issuing
permits.
The existing water line noted on Exhibit 6 is in conflict with the proposed planting locations. The
future revised plan will need to take into consideration the location of the existing water line.
The temporary construction easement (Area 2) will need to be reviewed and approved by the
City and formalized and recorded in advance of issuing permits
A temporary construction easement will be required on the north side of May Creek on the west
side of I-405 where a trail connection will be made. The easement will need to be reviewed and
approved by the City and formalized and recorded in advance of issuing permits.
A condition for permit issuance for the TCE on park property (Area 2) will be to include
temporary irrigation, plant survivability and a 3 year maintenance and guarantee. Planting plan
to be approved by the City.
A condition for permit issuance for the TCE on park property (north side of May Creek) will be to
replace plant materials damaged by construction activities and restore existing trail to the same
or better conditions.
A fully executed May Creek Trail ILA is recommended to be a condition for permit issuance.
Please let me know if you have any questions.