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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 Eagle Cove Maintenance Dredging Program 3905, 3907, 3909, 3979 Lake Washington Blvd N, Renton, WA 98056 PRE 26-000037 March 19, 2026 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: Hugo Sotelo, 425.276.9587, hsotelo@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 are existing private stormwater conveyance system and control structures on the parcel. 2. The project is within the City of Renton’s surface water service area; however, it does not impact the storm water system or stormwater needs of the affected properties. 2 TRANSPORTATION 1. The location of the staging lot will need to be submitted and the following conditions shall apply to the lot as well as the project. 2. The Project will need and Erosion and Sediment Control (ESC) Plan and Storm Water Pollution Prevention Plan for the project that complies with the City of Renton Amendments to 2009 County Surface Water Design Manual. The ESC Plan will need to include measures to control dust and tracking of sediments on to streets during construction. 3. A traffic control plan will need to be submitted and approved prior to the start of construction. Construction hours be in accordance with City standards (Monday – Friday 7:00 AM – 8:00 PM, hauling: Monday - Friday 8:30 AM – 3:00 PM) or as established in the approved traffic control plan. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 19, 2026 TO: Pre-Application File No. PRE26-000037 FROM: Jill Ding, Senior Planner SUBJECT: Eagle Cove Maintenance Dredging Program – 3905, 3907, 3909, 3979 Lake Washington Blvd N, Renton, WA 98056 APNs 0518501150, 3342700011, 3342700007, 3342700009, 3342700005 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 continue periodic dredging of Lake Washington near the May Creek Delta as a result of soil and sediment accumulation to maintain access to the Eagle Cove boathouse. The project site is comprised of five parcels located to the south of the May Creek Delta (3905-3979 Lake Washington Blvd N), and the boat house parcel (40XX Wells Ave N). The proposal would include multiple dredging events over a ten (10) year period. Typically dredging occurs on a three (3) to nine (9) year cycle, but may occur more frequently in response to large storm events. Based on past dredging projects, each dredging event is estimated to include the removal of up to 5,000 cubic yards of material for a not to exceed volume of 20,000 cu. yds. over a 10-year period. All work would be conducted below the Ordinary High Water Line. Dredging would be conducted primarily with a small clamshell bucket. A suction dredge may also be used to remove sediment from inside the boathouse, as needed. Dredging is proposed to occur during the same in-water work window previously approved by the Corps and NOAA Fisheries; July 16 through September 15. Project duration is anticipated to be between 7 and 10 days for each dredging event. The initial dredging event is proposed to occur in 2027 or as soon as all necessary permits and approvals can been obtained. According to the City’s COR Mapping system, the site is mapped with sensitive and protected slopes, a high landslide hazard area and within Eagle Cove Maintenance Dredging Program Page 2 of 5 March 19, 2026 a high seismic hazard area. 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), the Aquatic and Shoreline Residential designations of reach D of Lake Washington (LW-D). Current Use: The property site includes four (4) single family parcels (APNs 334270-0005, - 0007, -0009, and -0011) and one (1) boathouse parcel (APNs 0518501150). The existing shoreline is largely built up and hardened with a rockery to protect the lots from shoreline erosion. Zoning: The residential properties are located within the Residential Medium Density (RMD) land use designation and the Residential-6 (R-6) zoning designation. The boathouse is located within the Residential High Density (RHD) land use designation and the Residen tial- 10 (R-10) zoning designation. 1. Development Standards: The project would be subject to RMC 4-2-110A and RMC 4-2- 110B, “Development Standards for Residential Low Density and Medium Density Zones – Primary Structures and Development Standards for Residential High Density Zones – Primary Structures” effective at the time of complete application. In addition, the project would also be subject to the City of Renton’s Shoreline Master Program (SMP), such as RMC 4-3-090, “Shoreline Master Program Regulations,” and RMC 4-9-190, “Shoreline Permits” because the subject project is located within Lake Washington. Many of the R - 6 and R-10 development standards would not be applicable because of the nature of the subject project. As such, the following report only addresses the applicable development standards and/or shoreline regulations. 2. Shoreline Master Program: The project area is within reach A of May Creek Reach (MC- A) near the May Creek Delta and is within reach D of Lake Washington (LW-D). The project area has a shoreline environment designation of Shoreline Urban Conservancy, Aquatic and Shoreline Residential. In compliance with RMC 4-3-090F.3 dredging and dredge material disposal, when permitted, shall be done in a manner which avoids or minimizes significant ecological impacts. Impacts which cannot be avoided should be mitigated in a manner that assures no net loss of shoreline ecological functions. Dredging is permitted only in cases where the proposal, including any necessary mitigation, will result in no net loss of shoreline ecological functions and is limited to the following: Establishing, expanding, relocating or reconfiguring navigation channels and basins where necessary to assure safe and efficient accommodation of existing navigational uses. Maintenance dredging of established navigation channels and basins shall be restricted to maintaining previously dredged and/or existing authorized location, depth, and width. Dredging shall not be performed within the delta of May Creek except for purposes of ecological restoration, for public flood control projects, for water -dependent public facilities, or for limited maintenance dredging in conformance with RMC 4-3-090F.3.c. The subject project would result in impacts to Lake Washington and the May Creek Delta, as such a Biological Assessment and Lake Study would be required to be submitted with the Shoreline Substantial Development Permit application. Eagle Cove Maintenance Dredging Program Page 3 of 5 March 19, 2026 Regulations on Permitted Dredging, RMC 4-3-090F.3.d Review Criteria: The applicant is responsible to ensure that the following regulations are complied with before and during a permitted dredging operation: ii. All proposed dredging operations shall be designed by an appropriate State -licensed professional engineer. A stamped engineering report and an assessment of potential impacts on ecological functions shall be prepared by qualified consultants and shall be submitted to the Renton Planning Division as part of the application for a shoreline permit. iii. The responsibility rests solely with the applicant to demonstrate the necessity of the proposed dredging operation. iv. The responsibility rests solely with the applicant to demonstrate that: (a) There will be no net loss of ecological functions including but not limited to adverse effect on aquatic species including fish migration. (b) There will be no adverse impact on recreational areas or public recreation enjoyment of the water. v. Adjacent Bank Protection: (a) When dredging bottom material of a body of water, the banks shall not be disturbed unless absolutely necessary. The responsibility rests with the applicant to propose and carry out practices to protect the banks. (b) If it is absolutely necessary to disturb the adjacent banks for access to the dredging area, the responsibility rests with the applicant to propose and carry out a method of restoration of the disturbed area to a condition minimizing erosion and siltat ion. vi. Avoidance of Adverse Effects: The responsibility rests with the applicant to demonstrate the proposed dredging will avoid conditions that may adversely affect adjacent properties including: (a) Creating a nuisance to the public or nearby activity. (b) Damaging property in or near the area. (c) Causing substantial adverse effect to plant, animal, aquatic or human life in or near the area. (d) Endangering public safety in or near the area. vii. The applicant shall demonstrate control of contamination and pollution to water, air, and ground through specific operation and mitigation plans. viii. Disposal of Dredge Material: The applicant shall demonstrate that the disposal of dredged material will not result in net loss of ecological functions or adverse impacts to properties adjacent to the disposal site. (a) The applicant shall provide plans for the location and method of disposing of all dredged material. (b) Dredged material shall not be deposited in a lake, stream, or marine water except if approved as habitat enhancement or other beneficial environmental mitigation as part of ecological restoration, a contamination remediation project approved by appropr iate State and/or Federal agencies, or is approved in accordance with the Puget Sound Eagle Cove Maintenance Dredging Program Page 4 of 5 March 19, 2026 Dredged Disposal Analysis evaluation procedures for managing in-water-disposal of dredged material by applicable agencies, which may include the U.S. Army Corps of Engineers pursuant to Section 10 (Rivers and Harbors Act) and Section 404 (Clean Water Act) permits, and Washington State Department of Fish and Wildlife hydraulic project approval. (c) In no instance shall dredged material be stockpiled in a shoreland area that would result in the clearing of native vegetation. Temporary stockpiling of dredged material is limited to one hundred eighty (180) days. (d) If the dredged material is contaminant or pollutant in nature, the applicant shall propose and carry out a method of disposal that complies with all regulatory requirements. (e) Permanent land disposal shall demonstrate that: (1) Shoreline ecological functions will be preserved, including protection of surface water and groundwater. (2) Erosion, sedimentation, flood waters or runoff will not increase adverse impacts to shoreline ecological functions or property. (3) Sites will be adequately screened from view of local residents or passersby on public rights-of-way. (4) The site is not located within a channel migration zone. 3. Additional Notes to the Applicant: Dredging shall require a shoreline conditional use unless associated with existing water-dependent uses, habitat enhancement, a remedial action plan approved under the authority of the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) or the Model Toxics Control Act, or public recreation facilities or uses. For excavation or grading in excess of five hundred (500) cubic yards, the Hearing Examiner shall review, approve, disapprove, or approve with conditions the location of the site and its effect on the surrounding area via a Hearing Examiner Special Fill an d Grade Permit after a public hearing per RMC 4-9-080. 4. Critical Areas: According to the City’s COR Mapping system, the site is mapped with sensitive slopes, a high landslide hazard area and within a high seismic hazard area. A geotechnical report evaluating the geological hazard areas would be required if the proposed dredging would impact the geological hazard areas. 5. Environmental Review: The proposal would require Environmental (SEPA) Review, as the proposal is undertaken on lands covered by water. 6. 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. 7. Permit Requirements: A Shoreline Substantial Development Permit, Hearing Examiner Special Fil and Grade Permit, and Environmental (SEPA) Review would be reviewed within an estimated time frame of 12 weeks. The 2026 Shoreline Substantial Development permit fee would be $3,221, the Special Grade and Fill Permit would be $6,462 and the Eagle Cove Maintenance Dredging Program Page 5 of 5 March 19, 2026 SEPA Review fee would be $1,914 SEPA. 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. 8. 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 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. 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. 10. Impact Fees: There are no impact fees associated with the proposed maintenance dredging project. The city’s 2025-2026 fee schedule is available for your review on the City’s website. 11. 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. 12. 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.