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HomeMy WebLinkAboutPRE25-000185_Pre-Application_Meeting_Summary_250717DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Vantage Glenn Forest Restoration (APN 3223059020) (APN 322059364) (APN 3223059363) 17901 105th Pl SE (APN 3223059362) 18100 107th Pl SE (APN 3223059361) PRE 25-000185 July 17, 2025 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 17th, 2025 TO: Mariah Kerrihard, Planner FROM: Huy Huynh, Civil Engineer SUBJECT: Vantage Glen Forest Restoration Parcel 3223059363 Parcel 322059364 PRE25-000185 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision- makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 3223059363 and 3223059364. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within Soos Creek Water and Sewer District. 2. A water availability certificate from Soos Creek shall be provided with the land use application. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance. Sanitary Sewer 1. The project is within Soos Creek Water and Sewer District. 2. A sewer availability certificate from Soos Creek shall be provided with the land use application. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance. Surface Water 1. There are private stormwater conveyance system around the two parcels 2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Blackriver drainage basin. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 4. On site critical areas that effect stormwater review include erosion hazard and regulated slope. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Basic water quality treatment will be required for parcels with single family (including duplex) land use, while enhanced basic water quality treatment will be required for parcels with multifamily land use (triplex and greater). 6. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Erosion control measures to meet the City requirements shall be provided. 10. The development falls within the R-14 zone which has a maximum impervious surface area of 80% per lot. 11. A construction stormwater permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 12. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is $0.94 for every sqft of new impervious surface, no less than $2,350. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. • The proposed project does not front public ROW. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000185 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 17, 2025 TO: Pre-Application File No. 25-000185 FROM: Mariah Kerrihard, Associate Planner SUBJECT: Vantage Glen Forest Stewardship – (APN 3223059020) (APN 322059364) (APN 3223059363) 17901 105th Pl SE (APN 3223059362) 18100 107th Pl SE (APN 3223059361) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant is proposing to restore 12.82 acres of forest on the Vantage Glen property by treating invasive species and replanting with native trees and shrubs particularly within Stands 2 and 6. Vantage Glen is a King County Housing Authority owned site composed of four (4) parcels. Two of those parcels, covering approximately 12.82 acres are forested and is where the proposed work will occur. The two parcels (APN 3223059363; 1.41 acres) and (APN 3223059364; 11.41 acres) are both zoned RMH. The adjacent properties are all zoned residential. There is no proposed development or off-site improvements, as well as no fill or excavation required. The scope of work includes controlling invasive plants both chemically and mechanically according to King County best practices, installing erosion control methods such as coir logs and jute netting as per a geotechnical report, and plant approximately 610 trees and 500 shrubs. A forest management plan and stream study have been done for the property. Vegetation to be removed will only include invasive weeds, concentrating on spotted knapweed, tansy ragwort, English ivy, Himalayan Blackberry, and scotch broom. Erosion control measures will be installed where necessary. This project aims to achieve significant long-term ecological Error! Reference source not found. Page 2 of 6 July 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000185 and community benefits while addressing immediate site needs. Over the next 10 to 20 years and beyond, the focus will be on managing the forest to ensure long-term health for both the forest and its streams, promoting biodiversity, and maintaining a healthy and diverse wildlife habitat. A key long-term goal is also to foster cooperative stewardship with adjacent landowners to improve the site's usability and enjoyment. In the shorter term, within the next 10 years, efforts will concentrate on removing invasive species such as Scotch broom, Himalayan blackberry, and English ivy. They also plan to encourage a diverse understory of native shrubs and flowering plants to benefit wildlife, control invasives, enhance recreation, and improve aesthetics, including thorny plants to manage access to social trails. Other immediate priorities include planting native trees and shrubs suited to site conditions, attracting diverse birdlife, removing trash from forested areas, improving slope stabilization, creating and maintaining accessible recreational trails, and managing existing trees near residences to minimize windfall and wildfire risks. Additionally, residents will be encouraged to organize volunteers to assist with forest stand maintenance. Per RMC 4-3-050C.3.a.ii, Enhancement Activities – which include removal of noxious or intrusive species, plantings of appropriate native species and/or removal of diseased or decaying trees which pose a clear and imminent threat to life or property – are an exempt activity in streams and their buffers. According to the applicant Panther Creek runs through the southwest corner of the property, there is a mapped erosion hazard on either side of the creek and a slope of about 65%. According to City of Renton (COR) maps, there are unclassified landslide hazards, high erosion hazards, protected and sensitive slopes, and a Type-F stream (Panther Creek). There are no trees proposed for removal. Current Use: Vantage Glen is a King County Housing Authority-owned site composed of four (4) parcels. Vantage Glen has 13 acres of forested land divided into six forest management areas or “stands” ranging in size from approximately 1 to 3.5 acres. The current use of the two (2) sites that are within the scope of work are vacant, the remaining parcels are residential uses. 1. Zoning /Land Use Designation, and Overlays: The parcel 3223059362 is located within the Residential High Density (RHD) land use designation, the Residential Multi-Family (RM-F) zoning designation, and Urban Design District B. The remaining parcels are located within the Residential Low Density (RLD) land use designation and the Residential Manufactured Home Park zoning designation. The remaining parcels are within the Residential Manufactured Home Park Zone (RMH) which is established to promote development that is single family in character and developed to offer a choice in land tenancy. Standards provide for safe and high-quality manufactured home neighborhoods. It is intended to implement the Residential Low Density Comprehensive Plan designation. The RMH Zone is intended to protect established manufactured home parks and to expand the variety of affordable housing types available within the City. The Residential Multi-Family (RMF) Zone provides suitable environments for multi-family dwellings. It is further intended to conditionally allow uses that are compatible with and support a multi-family environment. The RMF allows for the development of both infill parcels in existing multi-family districts with compatible projects and other multi-family development. Densities range from ten (10) to twenty (20) du/acre with opportunities for bonuses up to twenty-five (25) dwelling units per net acre. Error! Reference source not found. Page 3 of 6 July 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000185 Attached dwellings – townhouses are a permitted use within the RM-F zone, provided specified use(s) shall be subject to the standards of RMC 4-2-115, Residential Design and Open Space Standards, applicable to the R-10 and R-14 zones, in lieu of the overlay design district B standards of RMC 4-3-100. Pursuant to Code Interpretation 169 finalized July 5, 2023, townhouses in the RMF zone are permitted via the unit lot subdivision process. 2. Development Standards: The project is subject to RMC 4-2-110D, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “RMH standards” herein). Individual unit lots created for townhouses and cottage house developments are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. 3. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8- caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Error! Reference source not found. Page 4 of 6 July 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000185 TREE SIZE TREE CREDITS Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. No trees are proposed for removal. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application if trees are proposed for removal. 4. Access/Driveways: Access is proposed to remain the same for each of the parcels within the scope of work. The properties can be accessed from SE 180th Street and SE 184th Lane. No changes are proposed to the existing access points. 5. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘B’, is required for the parcel 3223059362. The land use application shall provide a written narrative to identify how the project meets each applicable urban design regulation if development is proposed on that parcel. Please refer the standards in their entirety Error! Reference source not found. Page 5 of 6 July 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000185 at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. 6. Critical Areas: According to City of Renton (COR) Maps the subject site is mapped with a High Erosion Hazard, an unclassified landslide hazard, a Type F stream (Panther Creek), and protected and sensitive slopes. The pre-application package contained a draft geotechnical investigation prepared by Geosyntec Consultants, Inc. On March 12, 2025, Geosyntec performed a geotechnical reconnaissance to ascertain the presence and evaluate the condition of geologically critical areas. This report, functioning as a critical areas assessment, was provided to identify and assess geological risks, thereby ensuring the proposal would not adversely affect other critical areas, neighboring properties, or present an unreasonable risk to public health and safety. The consultants' summary of findings indicated their professional opinion that the proposed forest restoration project can be executed in a manner that will not detrimentally impact geologically hazardous areas within or in the vicinity of the proposal. They concluded by stating that the project's implementation is expected to enhance the condition of geologically hazardous areas at and adjacent to the site, with specific observations and recommendations detailed in the report. Include the geotechnical study with the land use application. The study shall demonstrate that the proposal would not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal would not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure stability. Included within the pre-application package was a draft stream study prepared by Confluence Environmental Company, dated April 2025. On March 12, 2025, Confluence conducted a site investigation to determine the presence and extent of streams on and adjacent to the site. Fieldwork on March 12, 2025, focused on delineating the Ordinary High-Water Mark (OHWM) of Panther Creek and confirming the absence of wetlands. According to the report Panther Creek itself is mapped as a Type F stream, with documented coho salmon, and presumed cutthroat trout present, though neither is ESA- listed. The section of Panther creek within the study area is not in a mapped floodplain and the creek banks are reported as mostly vegetated with abundant large woody debris, and some bank incisions were noted. The consultant delineated the OHWM using indicators such as top of bank, sediment deposits, bank scour, and woody vegetation. The riparian zone is dominated by diverse native species like big-leaf maple, western red- cedar, and various ferns and shrubs. The stream segment has an OHWM width greater than 24 inches, a pool/riffle morphology with extensive woody material boulders, and a substrate of embedded cobbles and gravels. According to the Confluence Environmental Company, both the desktop GIS review and the on-site investigation confirmed no wetlands were present in the study area. A Type F stream has been identified on-site to the west. Type F streams require a 115-foot buffer with a 15-foot building setback. A stream study would be required with the building permit application to demonstrate compliance with buffer requirements. If impacts are proposed to the stream or buffer area a preliminary mitigation plan and a supplemental stream study would also be required. The stream buffer and building setback should be shown on the site plan. Error! Reference source not found. Page 6 of 6 July 17, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000185 It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 7. Permit Requirements: The proposed project would require a Critical Areas Exemption (CAE). Critical Area Exemptions may be reviewed in 2-4 weeks and require no fee. In addition to the required land use permits, separate construction, building and sign permits may be required. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 8. Waiver of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 9. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Mariah Kerrihard, Associate Planner, at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. 10. Expiration: The critical area exemption is valid for five (5) years from the date of approval. It is the applicant’s responsibility to monitor the expiration dates.