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HomeMy WebLinkAboutPre-App Meeting SummaryDEPARTMENT 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 May Creek Delta Restoration 40XX Williams Ave N, Renton, WA 98056 PRE 25-000254 August 28, 2025 Contact Information: Planner: Jill Ding, 425-430-6598, jding@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 pr oposal 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 22nd, 2025 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: May Creek Delta Restoration May Creek PRE25-00245 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 051850TR-A. 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 the City of Renton’s water service area however, it does not impact the water system or water needs of affected properties. SEWER 2. The project is within the City of Renton’s sewer service area however, it does not impact the sewer system or sewer needs of affected properties. SURFACE WATER 1. There is an existing 12-in public surface water main located in N 40th Pl (see record drawing R- 333065). There is an existing 12-in public surface water main located in Williams Ave N (see record drawing R-333066). 2 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 Existing Peak. The site falls within the May Creek 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. Critical areas on site that may affect stormwater review include regulated shoreline, seismic hazard areas, stream, and regulated slopes. 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, geolo gy, 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. A construction stormwater permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 11. 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 3 TRANSPORTATION 1. In accordance with City Code 4-6-060, frontage improvements are not required, as the proposed improvements do not necessitate a building permit, short plat, or full subdivision application. 2. There are no other expected transportation requirements for the scope of work shown in the submitted documents. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. 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 civil construction 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 and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2023 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 fee schedule. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 28, 2025 TO: Pre-Application File No. PRE25-000254 FROM: Jill Ding, Senior Planner SUBJECT: May Creek Delta Restoration – 40XX Williams Ave N, Renton, WA 98056 Parcel No. 051850TR-A 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 project site is located at the southeast corner of the intersection of Williams Ave N and N 40th Pl within the Barbee Mill development at the May Creek delta where May Creek enters Lake Washington (APN 051850TR-A). The Mid Sound Fisheries Enhancement Group (MSFEG) is proposing the May Creek Delta Restoration Project (Project), an approximately 1.72-acre project that would enhance conditions for juvenile Chinook salmon habitat at the delta of May Creek. The property is currently owned and maintained by the Barbee Mill homeowner’s association as a private park for the neighborhood. It contains a dirt trail and small beach. Some riprap is installed along the east and west sides of the creek. The project site and adjacent parcels are zoned Residential-10 dwelling units per acre (du/ac) (R-10). The proposed project would restore the mouth of May Creek where it enters Lake Washington to provide habitat for rearing juvenile Chinook salmon. Project actions would include placing engineered log jams (ELJs), constructing upland islands to create habitat complexity, managing invasive species, and vegetation and wetland buffer enhancement. No trees are proposed for removal. According to the City’s COR Mapping system, the site is mapped with sensitive and protected slopes, within a high seismic hazard area, and wetlands. In addition, the site includes May Creek, a shoreline of the state and is located along Lake Washington, a shoreline of the state. The site is mapped within the Urban Conservancy designation of reach A of May Creek (MC-A). May Creek Delta Restoration Page 2 of 3 August 28, 2025 Current Use: The property is currently developed as a private park for the neighborhood. It contains a dirt trail and small beach which would be redeveloped as part of the restoration project. 1. Shoreline Master Program: The project site includes May Creek and is located along Lake Washington and would be subject to the requirements of the Urban Conservancy Designation. Fish and wildlife enhancement projects are an outright permitted use within the Urban Conservancy Designation. 2. Critical Areas: According to the City’s COR Mapping system, the site is mapped with sensitive and protected slopes, within a high seismic hazard area, and wetlands. In addition, the site includes May Creek, a shoreline of the state and is located along Lake Washington, a shoreline of the state. The site is mapped within the Urban Conservancy designation of reach A of May Creek (MC-A). A lake study would be required to be submitted with the project application, the lake study must make a finding that the proposed restoration work would result in no net loss of ecological functions. The applicant would be required to submit a wetland assessment with the land use application. The wetland assessment would include a map and a wetland report/delineation prepared by a qualified professional. If any alteration to the wetland or wetland buffer are proposed, a wetland mitigation plan would also be required for land use submittal. The wetland categorization would determine the size of the wetland buffer. The critical area buffer widths and structure setbacks beyond the buffer for wetlands is subject to RMC 4-3-050G.2. A wetland buffers range from N/A to 200 feet with a structure setback of 15 feet beyond the buffer. City staff would likely require secondary review of the wetland report, at the expense of the applicant. The City is currently in the process of updating its Critical Areas Regulations, it is anticipated that the new regulations would be adopted in November. 3. Environmental Review: The proposal would require Environmental (SEPA) Review, as the proposal is undertaken on lands covered by water. 4. Shoreline Permit Requirements: Shoreline Substantial Development Permits ensure proposed shoreline development is consistent with the goals and policies of the Shoreline Master Program. The proposal would be subject to a Shoreline Substantial Development Permit in accordance with WAC 173-27. 5. Permit Requirements: A Shoreline Substantial Development Permit, and Environmental (SEPA) Review would be reviewed within an estimated time frame of 8 weeks. The 2025 permit fees would total $5,229 ($3,124 Shoreline Substantial Development Permit + $1,856 SEPA + $249 Technology Fee = $5,229). A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website (www.Rentonwa.gov). The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits may be required. 6. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is May Creek Delta Restoration Page 3 of 3 August 28, 2025 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. 7. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 8. Impact Fees: There are no impact fees associated with the proposed restoration project. The city’s 2025-2026 fee schedule is available for your review on the City’s website. 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 Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 10. Expiration: A permit authorizing construction shall extend for a term of no more than five (5) years after the effective date of a shoreline permit, unless a longer period has been specified pursuant to RCW 90.58.143 and subsection RMC 4-9-190J.2 or J.3. If an applicant files a request for an extension prior to expiration of the shoreline permit the Planning Division shall review the permit and upon a showing of good cause may authorize a single extension of the shoreline permit for a period of up to one year. It is the applicant’s responsibility to monitor the expiration dates.