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HomeMy WebLinkAboutPRE23-000063_May_Creek_South_Trail_Meeting_SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.govPREAPPLICATION MEETING FOR May Creek South Trail 4260 Lake Washington Blvd N, Renton, WA 98056 PRE23-000063 March 30, 2023 Contact Information: Planner: Clark H. Close, 425.430.7289, cclose@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@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 of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call or email to schedule an appointment with the assigned planner to have the documents pre- screened. 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:March 30, 2023 TO:Clark Close, Principal Planner FROM:Yong Qi, Civil Engineer III, Plan Review SUBJECT:May Creek Trail 4260 Lake Washington Blvd N PRE23-000063 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# 3224059109. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. There is no anticipated water utility impact from the proposed development. SEWER COMMENTS 1. There is no anticipated sewer utility impact from the proposed development. STORM DRAINAGE COMMENTS 1. There is a section of existing 24-inch stormwater main on the east side of Lake Washington Blvd N (Project File: SWP2703531), which is a discharge pipe from an existing water quality facility (Facility ID No. 250055) to the northwest of the project site. 2. There is an existing stream named May Creek across the project site flowing from the east to west. 3. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. The site falls within the City’s Flow Control Duration Standard Area (matching Existing Conditions). The site falls within the Lower May Creek drainage basin. 4260 Lake Washington Blvd N– PRE23-000063 Page 2 of 4 March 30, 2023 4. If the new plus replaced pollution generating impervious surface (PGIS) exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. The portion of new PGIS will be considered as non-target surface if full dispersion criteria per Section 1.2.3.2.C of 2022 RSWDM are met. 5. 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 appliable to the project. The final drainage plan and drainage report must be submitted with the civil construction permit. 6. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on the water table and soil permeability (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. 7. Critical areas on site that may affect stormwater review: wetlands, regulated shoreline, high seismic hazard areas, landslide area, regulated slopes, 100-year floodplain. 8. Erosion control measures to meet the City requirements shall be provided. 9. The current City of Renton 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. 10. Storm drainage improvements, if needed, along all public street frontages are required to conform to the City’s street standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 11. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 12. Construction Storm water General Permit from the Department of Ecology is required if land disturbance of the site exceeds one acre. 13. No SDC fees will be collected on City-owned properties per RMC 4-1-180.B.2.b. TRANSPORTATION/STREET COMMENTS 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. 2. The proposed project fronts Lake Washington Blvd N along the northwest property line. a) Lake Washington Blvd N is classified as a Collector Arterial Street with an existing right-of- way (ROW) width of approximately 60 feet . To meet the City’s complete street standards for Collector Arterial streets with 2 lanes a minimum ROW width of 83 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be 4260 Lake Washington Blvd N– PRE23-000063 Page 3 of 4 March 30, 2023 required and include a minimum 46-foot paved road (23 feet each side), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of walk, street trees and storm drainage improvements. Dedication of approximately 11.5 feet will be required pending final survey. i. However, an alternate street section has been designated for this section of Lake Washington Blvd N., minimum half street improvements shall consist of a 32-foot paved roadway (16 feet from centerline) consisting of a 11-foot travel lane and 5-foot bike lane, a 0.5-foot curb, an 8-foot planting strip, a 12-foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 6.5 feet will be required pending final survey. A street modification will be required and shall be included with the land use application. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 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. 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). 3. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE23-000063\Working Files DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:March 30, 2023 TO:Pre-Application File No. PRE23-000063 FROM:Clark H. Close Principal Planner SUBJECT:May Creek South Trail - 4260 Lake Washington Blvd N, Renton, WA 98056 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 City of Renton Parks Planning and Natural Resources Division is proposing to construct a soft surface trail, boardwalk, temporary laydown areas, bridge, and complete wetland and riparian enhancement at May Creek Park located at 4260 Lake Washington Blvd N (APN 3224059109). The proposed May Creek Trail South Trail Project would be one-quarter mile in length, consisting of an approximate 6-foot (6’) wide trail with three-foot (3’) shoulders at existing grade with two spurs (Spur 1 and Spur 2) leading to viewing areas. The surfacing of the trail would be fine bark mulch and the shoulders crushed stone and the base of the fine bark mulch would be crushed stone base course. The proposed trail extension would include boardwalk portions where the trail intersects wetlands and a clear span bridge would make the connection to the existing May Creek Trail located on the north side of the creek. The aluminum truss style bridge would be approximately 110 ft in length, approximately 8’-6” in width and would cross May Creek at the eastern portion of the 8.21-acre parcel. The boardwalk trail and bridge would have grated decking to allow drainage and the entirety of the trail would conform to ADA accessibility guidelines. The parcel is zoned as Residential-6 (R-6) and the comprehensive plan designation is Residential Medium Density (RMD). The existing land use at the project site is a city owned public park. The proposed project would include minimal work within the 100-year floodplain – an approximately 50 ft length of trail (Spur 2) would be located within the 100-year floodplain. This section would match the existing conditions and would not result in a net fill or cut and is the only proposed trail section within the 100-year floodplain, floodway, or below the ordinary high water mark (OHWM). Two trail sections would cross the existing wetland drainage areas and a boardwalk is May Creek South Trail Page 2 of 9 March 30, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE23-000063\Working Files proposed at locations. The proposed bridge is a span that is not anticipated to directly impact the waterway and the concrete bridge abutments would be positioned above the OHWM, floodway, and 100-year floodplain. Approximately 12 cubic yards of material would be excavated at the abutment areas to accommodate placement of the new concrete abutments. The abutments would be cast-in-place and would be backfilled with gravel. On-site enhancement activities are proposed to offset impacts from the temporary construction laydowns and the permanent impacts to wetlands and riparian buffers. These activities would include the removal of invasive species within approximately 2.2 acres of riparian and wetland areas and replanting of native vegetation representative of the site and their proposed hydrologic/soil conditions. The city is partnering with King County Noxious Weed Control Program through their Healthy Lands Access Project to execute this enhancement plan and the city would incorporate long-term management and maintenance of the site. An additional approximately 1.2 acres within the regulated shoreline (outside of wetlands and their buffers) is also proposed as part of the project action. The portion of work that occurs within and over the waters of the United States (i.e. the adjacent wetlands and May Creek) and the associated discharge of fill material into the adjacent wetlands for the construction of the boardwalk sections would require a Section 404 permit from the U.S. Army Corps of Engineers. It is anticipated this permit would be a Nationwide Permit No. 42 – Recreational Facilities. The anticipated permits required for this project are as follows: Section 404 Clean Water Act/Section 10 River and Harbors Act Nationwide Permit 42 for Recreational Facilities; Clean Water Act Section 401 Water Quality Certification; Hydraulic Project Approval; Endangered Species Act – Programmatic Consultation; State Environmental Protection Act; Shoreline Substantial Development Permit; Critical Areas Permit; and a Shoreline Conditional Use Permit. The project is scheduled to begin with site invasives species management work in the spring of 2023, construction is anticipated in the spring of 2024, completion in the fall of 2024, and invasive species restoration work would continue through 2025. Current Use: May Creek Park with a soft surface pedestrian trail. 1.Zoning and Land Use Designation: The parcel is zoned as Residential-6 (R-6) and the comprehensive plan designation is Residential Medium Density (RMD). The shoreline master program overlay (RMC 4-3-090) and critical areas regulations (RMC 4-3-050) apply to the project. Existing parks are a permitted use in the R-6 zone. 2.Development Standards: The underlying zoning designations’ development standards found in RMC 4-2 “Zoning Districts – Uses and Standards” are superseded by the Renton Shoreline Master Program (SMP) development standards of RMC 4-3-090. The project is located within the Shoreline Urban Conservancy Environment Overlay District which covers May Creek Reach B (MC-B). The purpose 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. Additional objectives and criteria for the Urban Conservancy Environment Overlay District are located in the Shoreline Management Element of the Comprehensive Plan. The Parks and Recreation, Parks Planning and Natural Resources Division, the Public Works Department, Transportation Systems Division and Community and Economic Development Department, Long Range Planning Division jointly have developed the Renton Trails and May Creek South Trail Page 3 of 9 March 30, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE23-000063\Working Files Bicycle Master Plan (January 2019) for a comprehensive integrated approach to the recreational and non-motorized transportation trail system. The 2020 adopted Parks, Recreation and Natural Areas Plan is the road map that guides priorities for Renton’s parks, recreation opportunities and natural areas. Per the 2020 Parks, Recreation and Natural Areas Plan, May Creek Park project improvement list includes developing the park according to design guidelines (parking, picnic, play area, hard surface court, open turf area, restrooms, trail connections) using concept plan as a reference, create/implement management plan addressing wetlands. 3.Refuse and Recycling Areas: All new developments shall provide on-site refuse and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and Recyclables Standards. The size of these areas shall be dependent on the size and number of the proposed uses. A narrative should be provided as part of the land use application that identifies refuse and recycling locations, whether existing or proposed along the trail route. 4.Significant Tree Retention: A review of COR Maps shows mature trees on the site. 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 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 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 May Creek South Trail Page 4 of 9 March 30, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE23-000063\Working Files TREE SIZE TREE CREDITS 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. 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. 5.Fences/Retaining Walls: Within residential zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within the front yard property line or 42 inches in height (42”) within any part of the clear vision area. Fences, hedges or retaining walls within the side and rear yard setback shall not exceed 72 inches (72”) in height. The maximum height of any fence, hedge or retaining wall shall be 72 inches (72”). Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If the applicant intends to install any fences and/or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan as well. The fencing, as identified in the submitted materials, would include existing fencing, installation of temporary chain link tree protection construction fencing, silt fencing, high visibility fencing, and split-rail fencing along portions of the pathway to minimize potential disturbance to sensitive area. May Creek South Trail Page 5 of 9 March 30, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE23-000063\Working Files 6.Parking: Public vehicle and bicycle parking for the proposal should be considered. Parking areas within the SMP Urban Conservancy is allowed only to serve approved or conditional uses, but should be located outside of shoreline jurisdiction if feasible (RMC 4-3-090E). The applicant would be required at the time of land use permit application to provide a parking analysis of the subject site. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. See RMC 4-4- 080 for more details. It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. Parking area landscaping requirements apply to off-street parking areas. The applicant has identified parking for access would be achieved by an existing pull off located on Lake Washington Boulevard N that provides access to the existing trail. The applicant shall identify on-street and off-street parking areas that may provide access for users as part of a parking analysis. Bicycle parking is a requirement for all non-residential zones based on the number of vehicle stalls required to be provided on site. Specific bicycle parking location, dimensions, marking, lighting, and other standards are located in the parking standards code section (RMC 4-4- 080F.11). It is unclear whether the SMP Urban Conservancy overlay allows for bicycle parking, where the applicant may want to consider bicycle parking areas along the trail for users to take a break or enjoy the natural features along the path. The applicant may want to consider identifying bicycle parking areas along the trail corridor and nearby street right- of-ways. 7.Access/Driveways: Access to the existing and proposed portions of the May Creek trail segment are provided for or planned for along Lake Washington Blvd N and Jones Ave NE. 8.Shoreline Master Program Regulations: The project site is within the Shoreline area of the May Creek and would therefore be subject the regulations within the City’s Shoreline Master Program (RMC 4-3-090). The site is designated as Urban Conservancy overlay, pursuant to the Shoreline environment overlay. May Creek is a regulated Shoreline and any development within 200-feet of the ordinary high water mark of the creek would be required to comply with the Shoreline Master Program. The regulations include any areas below within the 200- foot buffer and extend to critical areas that overlap into the SMP buffer, including: lands within two hundred feet (200'), as measured on a horizontal plane, from the OHWM, or lands within two hundred feet (200') from floodways, whichever is greater; and other critical areas listed in RMC 4-3-090B. Non-vehicular multi-use trails constructed for recreation are a permitted shoreline use provided that the use does not degrade the ecological functions or natural character of the shoreline area. Development and design criteria for both overland and overwater trails are specified in RMC 4-3-090. These criteria include: May Creek South Trail Page 6 of 9 March 30, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE23-000063\Working Files Subsection D.2.a “Environmental Effects:” Impact evaluation is required according to a mitigation sequence to first avoid and lastly compensate for impacts, where no net loss of ecological functions must be determined. Subsection D.2.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. Subsection D.2.c “Critical Areas within Shoreline Jurisdiction:” Additional regulations are applied to areas of special flood hazards, steep slopes, and fish and wildlife habitat conservation area that are associated with a regulated shoreline. Subsection D.2.d “Wetlands within Shoreline Jurisdiction:” Wetland identification, rating system, buffers, and ratios for wetland impacts. Subsection D.2.e “Development Standards for Aquatic Habitat:” Best management practices for control of erosion and sedimentation shall be implemented for all development in shorelines through approved temporary erosion and sediment control plan, or administrative conditions. Subsection D.3 “Use Compatibility and Aesthetic Effects:” Maximum stair and walkway widths, lighting requirements, and community disturbances. Subsection D.4 “Public Access:” For non-water dependent development such as a trail, uses shall provide community and/or public access consistent with the specific use standards in subsection E of this Section, Use Regulations, unless ecological restoration is provided. Public access consistent with the Public Access Requirements by Reach as identified in both the Shoreline Policies of the Comprehensive Plan and within RMC 4-3- 090D.4.f. Public access shall incorporate specific location and design criteria for access, width of trails, and resolution for different standards when City of Renton trail or transportation plans identify specific dimensions that differ from those listed. Additional public access development standards identify preferred location, public vehicle parking areas, and trails indicated in city plans be constructed. Subsection D.4.f “Public Access Requirements by Reach:” Within May Creek Reach 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. Subsection D.5 “Building and Development Location:” Location of development, minimization of site alteration, and navigation and recreation to be preserved. For example, 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 away from the most 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; minimize risk to persons and property; and preserve aesthetic values. May Creek South Trail Page 7 of 9 March 30, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE23-000063\Working Files Subsection D.7 “Standards for Setbacks and Height:” Setback, building height, and impervious coverage standards are provided. Limited activities are exempt from buffers and setbacks including essential public facilities. Subsection E.1 “Shoreline Use Table:” Expansion of Existing Over-Water Trails – requires an Administrative Conditional Use Permit. Table notes: no new over-water trails shall be allowed unless it is part of the expansion of an existing over-water trail or over-water trail system. Such expansions shall be considered a conditional use if allowed in the Public Access Requirements by Reach Table at subsection D4f and if impacts are limited. Subsection E.8 “Recreation:” Standards are established for location of overland and overwater recreation facilities are considered and no net loss of ecological functions will result. Subsection E.10.d “Transportation – Trails:” Location, width, surface materials, and other standards are provided for both overland and overwater structures. Overwater structures may be allowed for key trail links for local or regional trails, interpretive facilities, and to protect sensitive areas. Trail width and surface materials must 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. Subsection E.10.e “Public Parking:” Criteria for location and other standards. Tribes: The applicant is encouraged to work with tribal authorities in review of the proposal and mitigation measures prior to submittal of land use application. 9.Critical Areas: For all critical areas, specific report requirements are listed in RMC 4-8-120 “Submittal Requirements.” Qualified professionals and their credentials are required as part of project submittals. Geological Hazards: Regulated slopes and seismic hazards have been identified on or near the subject site. A geotechnical study shall be provided by a qualified professional with the land use application if slopes are to be worked within, where city approval would be required for work in sensitive or protected slope area. 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. If any work is planned on a “protected slope” a Variance from the Critical Areas regulations would be required. Please note, the burden would be on the applicant to demonstrate that there is no feasible alternative other than to disturb the “protected slopes.” A geotechnical report addressing the geological hazards would be required as part of the land use and environmental review process if geological hazard areas are to be worked in or where project development may impact existing geological hazards. Flood Hazard: A portion of the project is located within the floodplain (FEMA Zone – AE). Flood Hazard Data shall be submitted with formal land use application pursuant to RMC 4-8-120D. All development proposals shall not reduce the effective base flood storage volume of the floodplain. If grading would 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 May Creek South Trail Page 8 of 9 March 30, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE23-000063\Working Files 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. If development is proposed within the adopted floodplain, the applicant should address the issues raised in the Final Biological Opinion And Magnuson-Stevens Fishery Conservation and Management Act Essential Fish Habitat Consultation and propose mitigation for any anticipated impacts as it would relate to the referenced publication, in the SEPA review for the project. The SEPA checklist should be provided to the National Marine Fisheries Service (NMFS) and the Federal Emergency Management Agency (FEMA) for their review and comment. In addition, a Floodplain Biological Assessment shall be provided. Wetlands: Wetlands are identified in the City of Renton (COR) maps. A wetland delineation was provided applicant’s preapplication submittal which identifies wetland drainage areas and riparian buffers with the proposal. On the submitted materials, there are four (4) delineated wetlands (A-D) located with the parcel. The wetlands are rated as Category III with Wetlands A, B, and C located to the south of May Creek and Wetland D to the north of May Creek. Wetlands identified on the properties within the subject proposal’s area are all regulated under the regulations of the Shoreline Master Program (RMC 4-3-090D.2.d). The applicant has provided wetland reconnaissance and identification and preliminary mitigation plan to offset impacts for those wetlands and/or buffer areas that may be impacted by the proposal. 10.Environmental Review: The proposed project is not exempt from Environmental (SEPA) review due to the wetlands, shoreline jurisdiction, floodway, and regulated slopes. Therefore, an environmental checklist is a submittal requirement. 11.Permit Requirements: The proposal would require an Administrative Shoreline Conditional Use Permit, Shoreline Variance (If any work is planned on a protected slope), Shoreline Substantial Development Permit, and Environmental (SEPA) Review. The purpose of the Conditional Use Permit is to ensure quality development consistent with City goals and policies. General review criteria for shoreline conditional uses and variances can be found in RMC 4-9-190I. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Shoreline Conditional Use Permit review application fee is $3,650. The Shoreline Variance review application fee is $3,650. The Shoreline Substantial Development Permit is $3,030. The application fee for SEPA Review (Environmental Checklist) is $1,800. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Shoreline Substantial Development Permit Requirements documents. Other informational applications and handouts can be found on the City’s Digital Record Library. The city requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. May Creek South Trail Page 9 of 9 March 30, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE23-000063\Working Files In addition to the required land use permits, separate construction and building permits would be required. For example, building permits will be required for the boardwalks and bridge. 12.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. 13.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 contactClark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to submit prescreen materials and subsequent land use application. 14.Expiration: Upon conditional use approval, and variance approval if required, the conditional use approval it is valid for two years with a possible two-year extension. It is the applicant’s responsibility to monitor the expiration dates. I-405 FWYN 40th St Jones Ave NES/B I-405 RampN 42nd Pl N 41st PlLake Washington Blvd NWells Ave NWilli ams Ave NN/B I-405 RampPark Ave NAccess Rd N 40th Pl N 41 St I-405 FWYAccess RdProject Name:May Creek South Trail In: City of Renton County of: King State of: Washington 0 200 400100Feet Legend Study Area Roadways City of Renton Trails Figure 1. Vicinity Map ¯ See Inset LAKE WASHINGTON BLVD.(W E L L S A V E . ) N. 4 1 S T S T . 3224059109 CITY OF RENTON 3224059081 CITY OF RENTON 3224059109 CITY OF RENTON SR 405 (WSDOT)KING COUNTY PARKS(FORMER BNSF RR)LAKE WASHINGTON BLVD.SR 405 (WSDOT)KING COUNTY PARKS(FORMER BNSF RR)RENTON CITY OF Last Saved by: USKB699379 on: Feb 24, 2023 2:14 PM File: C:\Users\USGN675479\WSP O365\NW Maritime Projects - Projects\30902211\000\CADD\Dwgs\02_C01.dwgCopyright © WSP USA Inc. All Rights Reserved.WSP USA Inc. Suite 300 Federal Way, WA 98003-2600 TEL: (206) 431-2300 FAX: (206) 431-2250 33301 9th Avenue South XXXX-XXXXXXXXX-XXXXXXCXXXXXXXXXX-XX-XXXXEXISTING MAY CREEK TRAIL WETLAND B M A Y C R E E K FL O W NOTES CONSTRUCTION KEY NOTES 1.SEE DRAWINGS C-2 AND C-7 FOR TESC AND TREE RETENTION PLANS. PROTECT-IN-PLACE EXISTING CULVERT DURING INSTALLATION OF CONSTRUCTION ENTRANCE, SEE DETAIL 1 ON DWG C-5. DEMOLISH 75 FEET OF EXISTING TRAIL. REMOVE WOODCHIP MULCH AND BASE COURSE MATERIAL DOWN TO SUBGRADE. 1 WETLAND A WETLAND C WETLAND D 1 FL O 0 D W A Y FL O 0 D W A Y 10 0 Y E A R F L O 0 D P L A I N 100 YEAR FLO0DPLA IN 500 YEAR FLO0DPLA IN 2 2 EXISTING MAY CREEK TRAIL APPROXIMATE CLEARING LIMITS, TYP EXISTING TRAIL EXISTING CONCRETE EXISTING LIGHT POLE EXISTING UTILITY POLE EXISTING FENCE ORDINARY HIGH WATER LINE EXISTING WETLAND APPROXIMATE CLEARING LIMITS DEMO AREA OHWM LEGEND PLAN - EXISTING CONDITIONS SCALE: 1" = 40' feet 8040400 scale EXISTING CONDITIONS & SITE PREP MAY CREEK TRAIL 30% SUBMITTALSOUTH TRAIL DESIGN 3224059109 CITY OF RENTON 3224059081 CITY OF RENTON 3224059109 CITY OF RENTON SR 405 (WSDOT)LAKE WASHINGTON BLVD.SR 405 (WSDOT)KING COUNT (FORMER BNS 35 40 45 50373635343 3 33 34 35 36 37 41 42 43 40 32 35 32 3231 33403331 55 45 55 50 4 0 35 34 3 4 333145 50 40 55 60 50 353538 39 40 38 39 38 RENTON CITY OF Last Saved by: USKB699379 on: Feb 24, 2023 3:14 PM File: C:\Users\USGN675479\WSP O365\NW Maritime Projects - Projects\30902211\000\CADD\Dwgs\02_C09.dwgCopyright © WSP USA Inc. All Rights Reserved.WSP USA Inc. Suite 300 Federal Way, WA 98003-2600 TEL: (206) 431-2300 FAX: (206) 431-2250 33301 9th Avenue South XXXX-XXXXXXXXX-XXXXXXCXXXXXXXXXX-XX-XXXXfeet 6030300 scale WETLAND C WETLAND A TYPICAL TRAIL SECTION 11 -SCALE: NTS TYPICAL TRAIL SECTION 21 -SCALE: NTS GRADING LIMITS GRADING LIMITS GRADING LIMITS SPUR 1 SPUR 2 NOTES: 1.SEE DRAWINGS C-10 AND C-11 FOR TRAIL VERTICAL PROFILES. 2.TREES NOT SHOWN FOR PLAN CLARITY. SEE DRAWING C-7 FOR TREE RETENTION AND LAND CLEARING PLAN. 3.EAST TRAIL CONNECTION SHOWN IS PRELIMINARY. TRAIL DESIGN, LAYOUT, AND GRADING WILL BE DEVELOPED POST-30% SUBMITTAL. LEGEND BOARDWALK GRADING EXTENTS EXISTING TRAIL EXISTING NORTH MAY CREEK TRAIL EAST TRAIL CONNECTION, SEE NOTE 3. M A Y C R E E K WETLAND D WETLAND B 1 0 0 Y E A R F L O 0 D P L A I N F L O O DW A Y FL O O DW A Y BOARDWALK BOARDWALK TRAIL GRADING PLAN MAY CREEK TRAIL 30% SUBMITTALSOUTH TRAIL DESIGN F L OO D F L O O D F L O O D F LO O D FLOO D FLOO D FLO O D F LOOD F LOOD F L O O D F L O O D F L O O D FL O O D FL O O D FL O O D FL O O D FL O O D FL O O D FL O O D FL O O D FL O O D FL O O D FL O O D FL O O D FL O O D FLO O D FLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLOODFLO O D FLO O D FLO O D 100Y R 10 0 Y R 10 0 Y R 10 0 Y R 10 0 Y R 100 Y R 10 0 Y R 10 0 Y R 1 0 0 Y R 1 0 0 Y R 1 0 0 Y R 1 0 0 Y R 10 0 Y R 10 0 Y R 1 0 0 Y R 1 0 0 YR 100 Y R 10 0 Y R 100YR100YR100YR100YR100YR100YR100YR100YR100 YR 100YR10 0 Y R 100YR 100YR 100YR 100YR 100YR 100YR UPLAND/BUFFER RESTORATION SANDY LOAM FLOODPLAIN BENCH WETLAND RESTORATION WETLAND C SEASONALLY INUNDATED BENCH LIVE STAKES ORDINARY HIGH WATER LINE FLOODWAY LINE 100 YEAR FLOOD LINE LANDSCAPE LEGEND OHWM FLOOD FLOOD 100YR feet 6030300 scale WETLAND A WETLAND C GRADING EXTENTS WETLAND B WETLAND D500 YEAR FLO0DPLA IN EAST TRAIL CONNECTION, TBD SPUR 2 SPUR 1 NOTES: 1.SEE L-1 FOR PLANT SCHEDULE AND LANDSCAPE NOTES. 2.SEE L-3 & L-4 FOR LANDSCAPE DETAILS. 3.SEE CIVIL DRAWING TRAIL GRADING AND ALIGNMENT. EXISTING NORTH MAY CREEK TRAIL REMOVABLE BOLLARD BENCH BOARDWALK BOARDWALK PROP OSE D B RI D GE 6'-00" WIDE BARK MUCH TRAIL W/ 3'-00" GRAVEL SHOULDERS (TYP) SPLIT RAIL FENCE SPLIT RAIL FENCE BENCH RENTON CITY OF Last Saved by: USSJ675426 on: Feb 22, 2023 4:24 PM File: C:\Users\USGN675479\WSP O365\NW Maritime Projects - Projects\30902211\000\CADD\Dwgs\03_L02.dwgCopyright © WSP USA Inc. All Rights Reserved.WSP USA Inc. Suite 300 Federal Way, WA 98003-2600 TEL: (206) 431-2300 FAX: (206) 431-2250 33301 9th Avenue South XXXX-XXXXXXXXX-XXXXXXCXXXXXXXXXX-XX-XXXXLANDSCAPE PLAN MAY CREEK TRAIL 30% SUBMITTALSOUTH TRAIL DESIGN OHW EXISTING GROUND LINE @ CENTER OF BRIDGE LIMITS OF FLOOD HAZARDLIMITS OF FLOOD HAZARD℄ BRIDGEWP1 WP2 ENGINEERED PREFABRICATED ALUMINUM BRIDGE ENGINEERED PREFABRICATED ALUMINUM BRIDGE 100'-1" CLEAR SPAN PLAN - BRIDGE & ABUTMENTS1 S-2 SCALE: 1'=5'-0" PILE SUPPORTS, TYP A - CONC ABUTMENT, TYP SEE 1 S-4 SEE 2 S-4 ELEVATION - BRIDGE & ABUTMENTSA -SCALE: 1"=5'-0" PROVIDE A 1'-6"± CAMBER NORTH TRAIL SOUTH TRAIL EL 37.5 EL 39.0 NORTH TRAIL SOUTH TRAIL PROJECT NORTH RENTON CITY OF Last Saved by: USGN675479 on: Feb 20, 2023 9:52 AM File: C:\Users\USGN675479\WSP O365\NW Maritime Projects - Projects\30902211\000\CADD\Dwgs\04_S03.dwgCopyright © WSP USA Inc. All Rights Reserved.WSP USA Inc. Suite 300 Federal Way, WA 98003-2600 TEL: (206) 431-2300 FAX: (206) 431-2250 33301 9th Avenue South XXXX-XXXXXXXXX-XXXXXXCXXXXXXXXXX-XX-XXXXBRIDGE PLAN & ELEVATION MAY CREEK TRAIL 30% SUBMITTALSOUTH TRAIL DESIGN