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Home My WebLink AboutPRE_StaffComments_230802_v1DEPARTMENT 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 Stream Detention Pond Conversation 18826 – 102nd Ave SE (APN 3223059308) PRE23-000193 August 3, 2023 Contact Information: Planner: Andrew Van Gordon, 425-430-7286, bburroughs@rentonwa.gov Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@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 and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. 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, 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 3, 2023 TO: Andrew Van Gordon, Planner FROM: Sam Morman, Civil Engineer SUBJECT: Stream Detention Pond 18826 102nd Ave SE PRE23-000193 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) 3223059308. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Surface Water 1. There is an existing 15-foot drainage easement running north and south inside the property (see attached Short Plat No. 383067 document). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 3, 2023 TO: Pre-Application File No. 23-000193 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Stream Detention Pond Conversation – 18826 – 102nd Ave SE (Parcel number 3223059308) 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, 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 proposes to make alterations to an existing on-site stream and concrete detention pond. The applicant would like to coordinate with the City of Renton and adjacent property owners to install a ditch and culvert system that would connect to the current culvert and stream system and convey the water to a City of Renton storm water detention pond off-site. Current Use: The project area is currently developed with a detached dwelling and associated detached accessory structures. Access is from 102nd Ave SE. All existing residential structures are proposed for retention. Per COR Maps Panther Creek, a Type NS – Non-Fish Seasonal stream, is located on the property. Zoning/Land Use: The subject property is located within the Residential-4 (R-4) zoning classification. The Residential Low Density Land Use designation is intended to implement the R- 4 zone. The R-4 zone is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities. It is intended to implement the Residential Low Density Comprehensive Plan designation. The Residential-4 (R-4) allows a maximum density of four (4) dwelling units per net acre. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Critical Areas: Per COR Maps Panther Creek, a Type NS – Non-Fish Seasonal stream is located on the property. A Type NS stream is classified as Waters that do not contain fish or fish habitat and have intermittent flows. These are seasonal, non-fish habitat streams in which surface flow is not Stream Detention Pond Conversation Page 2 of 4 August 2, 2023 present for at least some portion of a year of normal rainfall and are not located downstream from any stream reach that is a Type Np Water. Ns Waters must be physically connected by an above-ground channel system to Type S, F, or Np Waters. Stream relocation may be allowed when analyzed in an accepted stream or lake assessment, and when the following criteria and conditions are met: i. Stream relocation may only be permitted if associated with: a) A public flood hazard areas reduction/habitat enhancement project approved by appropriate state and/or federal agencies; or b) Expansion of public road or other public facility improvements where no feasible alternatives exists; or c) A public or private proposal restoring a water body and resulting in a net benefit to on- or off-site habitat and species. ii. The following conditions also apply to any stream relocation proposal meeting or more of the above criteria: a) Buffer widths shall be based upon the new stream location; provided, that the buffer widths may be reduced or averaged if meeting criteria of subsection I or J of RMC 4-3-050, Critical Area Regulations. Where minimum required buffer widths are not feasible for stream relocation proposals that are the result of activities pursuant to criteria in subsection J, other equivalent on- or off-site compensation to achieve no net loss of riparian function is provided. b) When Type Ns streams, as defined in RMC 4-3-050G7, are proposed for relocation due to expansions of public roads or other public facility improvements pursuant to subsection J, the buffer area between the facility and the relocated stream shall not be less than the width prior to the relocation. The provided buffer between the facility and the relocated stream shall be enhanced or improved to provide appropriate functions given the class and condition of the stream; or if there is no buffer currently, other equivalent on- or off-site compensation to achieve no net loss of riparian functions is provided. c) Applicable mitigation criteria of RMC 4-3-050L, Mitigation, Maintenance and Monitoring must be met. d) Proper notification to the City must be made and records provided to the City of stream relocations, pursuant to RMC 4-3-050D, Administration and Interpretation, in cases where the stream/lake is subject to the flood hazard area regulations of RMC 4-3-050. Based on preliminary research, Panther Creek is located within a 15-foot (15’) wide drainage easement. Please see the attached recorded short plat drawing for Short Plat No 383067; 18826 – 102nd Ave SE is Lot 1. The easement leads from what is today APN 322305TRCT, a storm water retention pond. Please see the attached recorded short plat drawing for Short Plat No 979061. Panther Creek drains towards the north and appears to have been straightened for the benefit of storm water drainage from the south. Alteration/removal of the easement and updating of the stormwater systems benefitted by it would be required to revise the current infrastructure. With regards to alterations to Panther Creek itself, the only potential allowance that would be applicable would be related to a public or private proposal restoring a water body and resulting in a net benefit to on- or off-site habitat and species. Additional culverting/ditching/piping for the benefit of stormwater flow without restoration of Panther Creek would not be supported. Stream Detention Pond Conversation Page 3 of 4 August 2, 2023 General Requirements Related to Alterations of Critical Areas: The City also evaluates critical area alteration proposals using the following criteria, in the order below. The development plan will: a. Avoid any disturbances to the critical area or buffer; b. Minimize any critical area or buffer impacts; c. Compensate for any critical area or buffer impacts; d. Restore any critical area or buffer temporarily impacted or lost; e. Create new critical areas and buffers for those lost; and f. Enhance an existing degraded buffer to compensate for lost functions and values in addition to restoring or creating a critical area. Public Notice: For applications that are not otherwise subject to notices of application pursuant to chapter 4-8 RMC, notice of the critical area and/or buffer alteration shall be given by posting the site and notifying abutting or adjacent property owners with the potential to be impacted, in accordance with chapter 4-8 RMC. Upon determination by the Administrator to allow or disallow an alteration, notification of parties of record, if any, shall be made. Studies: The applicant will be required to submit a stream study and mitigation plan prepared by a qualified professional. The City will also contract for secondary review of the applicant’s stream study/mitigation plan. The applicant is responsible for all secondary review fees. The applicant’s qualified professional is encouraged to review the City’s Critical Areas Regulations related to items that are to be included in a stream study and mitigation plan. Mitigation: Projects that result in mitigation will require a surety device to ensure survival of the mitigation. Mitigation projects require a minimum maintenance and monitoring period of five (5) years. Environmental Review: The proposal would require environmental review pursuant to RMC 4-9- 070, Environmental Review Procedures. The project would include work on lands covered by water. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. Permit Requirements: The proposal would require civil/construction permits and Environmental Review. Civil/construction permits fees are based on the value of the project. The 2023 fees would total $1,890.00 ($1,800.00 Environmental Review + $90.00 Technology Fee (5%) = $1,890.00). Each modification request is $290.00. 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. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Stream Detention Pond Conversation Page 4 of 4 August 2, 2023 Expiration: It is the responsibility of the owner to monitor the expiration date. 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