HomeMy WebLinkAboutSTAFF COMMENTS_PRE21-000347PREAPPLICATION MEETING FOR
Taco Bell Restaurant
4526 NE 4th St
PRE21-000347
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 7, 2021
Contact Information:
Planner: Angelea Weihs, 425.430.7312, aweihs@rentonwa.gov
Public Works Plan Reviewers: Nathan Janders, 425.430.7382, njanders@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org
Building Department Reviewer: Rob Shuey, 425.430.7235, 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 and
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,
Community & Economic Development Administrator, Public Works Administrator, and
City Council).
M E M O R A N D U M
DATE:September 23, 2021
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Taco Bell Restaurant
1. The preliminary fire flow requirement is 2,000 gpm. Two fire hydrants are required.
One fire hydrant is required within 150-feet of the proposed building and one hydrant is
required within 300-feet. Existing hydrants can be counted toward the requirements
and look like they will be sufficient without adding any new hydrants.
2. The fire impact fees are applicable at the rate of $5.92 per square foot of building area.
These fees are paid at time of building permit issuance. Credit will be granted for the
removal of the one existing single-family home.
3. The threshold for fire alarm systems in Renton is 3,000 square feet. The threshold for
fire sprinkler systems in Renton is 5,000 square feet or an occupant load of 100 or more
persons. It appears that this proposal is well below both thresholds.
4. A Type I kitchen hood is required with approved fire suppression system. Separate
plans and permits are required through the fire department for the suppression system.
Fire department permits are required for installation of carbon dioxide systems used for
beverage dispensing more than 100 pounds.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 4, 2021
TO:Angelea Weihs, Planner
FROM:Nathan Janders, Plan Reviewer
SUBJECT:Taco Bell
4526 NE 4th St
PRE21-000347
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)
1023059037. 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 in the Highlands 565 Pressure Zone.
2. The static water pressure is approximately 68 psi at ground elevation of 406 feet.
3. There is an existing 8-inch water main located on the south side of NE 4
th St that can deliver a
maximum flow capacity of 2,500 GPM (see record drawing W-024005).
4. There are two existing fire hydrants within 300 feet of the property along NE 4
th St.
5. There is an existing ¾-inch water service for the property.
6. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development is 2,000 gpm. Per City code a looped water main is required around the development
when the fire flow demand exceeds 2,500 gpm.
7. Based on the information provided with the pre-application submittal documents, the following
developer’s installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to the items that follow.
Installation of a minimum 1-inch service and meter for the building. All commercial domestic
water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the
meter on private property per City Standards. The RPBA shall be installed inside an above
ground, heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the
building if a drainage outlet for the relief valve is provided and the location is pre-approved
by the City Plan Reviewer and City Water Utility Department. The backflow prevention
assembly must be located adjacent to and behind a building exterior wall.
The existing ¾-inch service shall be cut and capped by City forces.
A 15 feet wide public water easement is required for any public water main, hydrants and
water meters located outside City right-of-way. A minimum 10-foot setback is required from
the building foundation to the new water main.
Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if
applicable.
Installation of off-site and on-site fire hydrants. The location and number of hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is
required within 50 feet of the building’s fire sprinkler system fire department connection
(FDC) if installed.
8. Civil plans for the water main improvements will be required and must be prepared by a professional
engineer registered in the State of Washington. Please refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water
System Plan. Adequate horizontal and vertical separations between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
9. A conceptual utility plan will be required as part of the land use application for the subject
development.
10. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire sprinkler
use. The development is also subject to fees for water connections, cut and caps, and purity tests.
Current fees can be found in the 2020 Development Fees Document on the City’s website. Fees will
be charged based on the rate at the time of construction permit issuance.
The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,450.00 per 1-inch meter.
Water service installation charges for each proposed domestic water service may be
applicable. Water Service installation is $2,875.00 per 1-inch service line.
Drop-in meter fee is $460.00 per 1-inch meter.
An SDC credit will be applied when the existing meter is demoed.
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 24-inch sewer main in NE 4
th St (see record drawing S-05031B).
3. There is an existing 6-inch PVC sewer stub near the southeast corner of the property. The stub shall
be cut/capped at the property line prior to building demo and may be re-used if found to be in a
suitable location for the project.
4. All new sewer stubs and side sewers shall conform to the standards in RMC 4-6-040 and City of Renton
Standard Details.
5. A grease interceptor is required if there is a commercial kitchen.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer
is based on the size of the new domestic water to serve the project. Current fees can be found in the
2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
The current sewer fee for is $3,450.00 per 1-inch meter.
A credit will be applied if the existing stub is used or demoed.
Final determination of applicable fees will be made after the water meter size has been
determined.
Surface Water
1. There is an existing private surface water ditch conveying east to west through the parcel (there is no
record drawing available).
2. Critical areas on site that may effect stormwater review: regulated slopes.
3. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design
Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 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 Area - Matching Forested. The site falls within the
Lower Cedar River drainage basin.
4. 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
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will
be required to provide enhanced basic water quality treatment. 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.
6. 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 2017 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.
7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual
Section C.1.3.
8. Erosion control measures to meet the City requirements shall be provided.
9. A Construction Stormwater General Permit is required from the Department of Ecology if clearing and
grading of the site disturbs more than 1 acre.
10. 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 $0.80 per square foot of new impervious surface but not less than
$2,000.
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000.
The proposed project fronts NE 4th St to the south and private property on all other sides.
NE 4th St is classified as a Principal Arterial street with an existing right-of-way (ROW) width
of approximately 84 feet per the King County Assessors map. To meet the City’s complete
street standards for Principal Arterial streets with 5 lanes a minimum ROW width of 103 feet
is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline
shall be required and include a minimum 66 foot paved road (33 feet from centerline), a 0.5
foot curb, an 8 foot planting strip, an 8 foot sidewalk, a 2 foot clear space at back of walk,
street trees and storm drainage improvements. Dedication of approximately 9.5 feet would
be required pending final survey.
i. However, there is a corridor improvement plan for NE 4
th St that consists of a 66 foot
paved road, a 0.5 foot curb, a 5 foot planting strip, a 5 foot sidewalk, street trees and
storm drainage improvements. Dedication of approximately 1.5 feet is required for
the modified street frontage. A modification is required to be submit to the City.
2. Refer to City code 4-4-080 regarding driveway regulations.
A minimum separation of 5 feet is required between driveway and the property line.
Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns
or the taper section.
3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
4. Street lighting is required for a project that consists of more than 5,000 square feet commercial use.
See RMC 4-6-060 for street lighting requirements.
5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the
current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis
for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak,
then applicant should contact the City to get information of the locations where traffic analysis is
required.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
7. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
The 2021 transportation impact fee for fast food with drive-up is $180.72 per square foot.
The property contains an existing single family residence and a credit will be applied upon
demo.
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as outlined
in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All construction utility permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer
shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-
to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed
based on the fee that is current at the time of the permit application or issuance, as applicable to the
permit type. Please visit www.rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 7, 2021
TO:Pre-Application File No. 21-000347
FROM:Angelea Weihs, Associate Planner
SUBJECT:Taco Bell Restaurant
4526 NE 4th St
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 subject property is located at 4526 NE 4th St (Parcel number 1023059037).
The project site totals 37,260 square feet (.085 acres) in area and is located within the Commercial
Arterial (CA) zoning classification and Urban Design District D. There is an existing single-family
home onsite which is proposed for removal. The pre-application packet indicates that the
proposal is for a new 2087 square foot Taco Bell fast food restaurant, with a drive-through lane
and associated parking. The pre-application materials include 3 site plan proposals. Site plan
option 1 and 2 include between 15 and 16 parking spaces, with a drive-through lane that wraps
around the proposed building on the north, west, and south (between the building and the public
street). Proposed option 1 and 2 access via one 40-foot wide curb cut off of NE 4th ST. Site plan
option 3 includes a total of 24 parking spaces, with a drive-through lane that wraps around the
proposed building on the north and west sides. Proposed option 3 is accessed via 2 curb cuts (25-
foot wide and 30-foot wide) off of NE 4th ST. COR maps indicates an Ns rated stream is located on
the northern portion of the property and a wetland is located on the abutting northeastern
property. Regulated slopes up to 25-percent and are also mapped on the project site.
Current Use: The subject parcel contains a single-family residence, which is proposed to be
removed.
Zoning: Fast food restaurants are a permitted use in the CA zoning classification. The drive-
through component of the restaurant is permitted as an accessory use provided it’s located on
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the same lot with another building/use; or structurally integrated into another building/use; or
located on its own lot with some amount of indoor customer seating to qualify the drive-through
as “accessory” to the eating/drinking establishment. The use is permitted in the CA zone and it
appears the drive through component meets the accessory requirements of the zone.
Development Standards: The project would be subject to RMC 4-2-120A, “Development
Standards for Commercial Zoning Designations” and District ‘D’ overlay area subject to “RMC 4-
3-100 “Urban Design Regulations” effective at the time of complete application.
Minimum Lot Size, Width and Depth – For lots created after November 10, 2004 the minimum lot
size is 5,000 square feet. There are no minimum requirements for lot width or depth. The existing
site area totals 37,260 square feet, which exceeds the minimum lot size requirement. No
changes are proposed to the existing lot size, width, or depth as a result of this proposal.
Lot Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if
parking is provided within a building or within an on-site parking garage. The building coverage
appears to meet the 65-percent maximum.
Setbacks – Setbacks are the minimum and maximum required distance between the building
footprint and the property line and any private access easement or tract.
Minimum Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the
site plan review process, provided blank walls are not located
within the reduced setback.
Maximum Front Yard 20 ft.
Minimum Secondary
Front Yard
15 ft. The minimum setback may be reduced to 0 ft. through the
site plan review process, provided blank walls are not located
within the reduced setback.
Maximum Secondary
Front Yard
20 ft.
Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential.
Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned
residential
The pre-application materials included 3 site plan proposals. Both site plan options 1 and 2
include a drive-through lane between the proposed building and the public street and have a
proposed front yard setback of approximately 34.5 feet, which exceeds the maximum front yard
setback. Site plan option 3 has a front yard setback of 15.1 feet, which complies with the
minimum and maximum front yard setback requirements. Compliance with the minimum and
maximum setback requirements would be reviewed with the land use application.
Gross Floor Area – There is no maximum gross floor area for commercial uses within the CA zone.
Building Height – The maximum building height permitted in the CA zone is 50 feet for standalone
commercial. No building elevations were provided. Maximum height compliance would be
required prior to land use approval.
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Screening – Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The land use application will need to include elevations and details for
the proposed methods of screening.
Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC
4-4-090, “Refuse and Recyclables Standards.” In retail developments, a minimum of five (5) square
feet per every one thousand (1,000) square feet of building gross floor area shall be provided for
recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square
feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area
of one hundred (100) square feet shall be provided for recycling and refuse deposit areas.
Architectural design of the enclosure shall be consistent with the design of the primary building.
The site plan indicates approximately 280 square feet of enclosure area, which exceeds the
minimum requirement. The Urban Design Regulations also require additional treatments noted
later in this memo. Compliance with the refuse and recycling standards (general and Urban
Design) will be reviewed with the land use application.
Landscaping: Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with native,
drought-resistant vegetative cover.
Street Frontage Landscaping - The minimum onsite landscape width required along street
frontages is 10 feet, with the exception of areas for required walkways and driveways, and shall
contain trees, shrubs, and landscaping.
Internal Lot Landscaping - Surface parking lots with 15 to 50 stalls shall provide 15 square feet of
internal lot landscaping for each parking stall. There shall also be no more than 50 feet between
parking stalls and an interior parking lot landscape area and the interior parking lot landscaping
dimensions must be at least eight feet (8’) by twelve feet (12’) not including the curb. Perimeter
landscaping may not substitute for interior landscaping.
Perimeter Parking Lot Landscaping - Surface parking lots shall contain a perimeter landscaping
screen at least 10 feet in width measured from the right-of-way (ROW). Within this perimeter
screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of
street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in
quantities that will provide at least 90 percent (90%) coverage within 3 years.
Street Trees - Minimum planting strip widths between the curb and sidewalk are established
according to the street development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover are to be located in this area when present. Street trees shall be planted in the center
of the planting strip between the curb and the sidewalk at the following intervals; provided, that,
where right-of-way is constrained, irregular intervals and slight increases or decreases may be
permitted or required. Additionally, trees shall be planted in locations that meet required spacing
distances from facilities located in the right-of-way including, but not limited to, underground
utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing
standards are identified in the City’s Approved Tree List. Generally, the following spacing is
required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees:
forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape
requirements. A conceptual landscape plan and landscape analysis meeting the requirements
in RMC 4-8-120D.12, shall be submitted at the time of Land Use Permit application submittal.
Taco Bell Restaurant
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Tree Preservation: A tree inventory and a tree retention plan along with a tree retention
worksheet shall be provided with the formal land use application. According to the proposed
regulations, the tree retention plan must show preservation of at least 10 percent (10 %) of
significant trees and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained. The Administrator may authorize the
planting of replacement trees on the site if it can be demonstrated to the Administrator’s
satisfaction that an insufficient number of trees can be retained.
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; and Significant trees over sixty feet (60') in height or greater than eighteen
inches ( 18") caliper.
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. A tree retention plan is required at the time of
formal land use application.
Parking and Drive-Through: A minimum and maximum of one (1) space per 75 square feet of
dining area for Drive through restaurants with sit down service. The drive-through facility shall
be so located that sufficient on-site vehicle stacking space is provided for the handling of motor
vehicles using such facility during peak business hours. Stacking spaces cannot obstruct required
parking spaces or ingress/egress within the site or extend into the public right-of-way. Site plan
option 1 and 2 include between 15 and 16 parking spaces. Site plan option 3 includes a total of
24 parking spaces. The dining area contains approximately 789 square feet of dining space and
therefore requires 11 parking spaces. All proposals exceed the maximum number of allowed
spaces. An increase can be requested as noted below. The drive-through facility provides
stacking for between 7 and 8 vehicles. Due to offsite traffic impacts that have occurred in other
jurisdictions, the applicant may be required to provide traffic control to ensure vehicles to do
not extend onto the right-of-way. Peak traffic data, queue lengths, and effective traffic control
efforts for other Taco Bell restaurants in the region should be included in the traffic impact
analysis.
A 25 percent reduction or increase from the minimum or maximum number of parking spaces
may be granted for nonresidential uses through site plan review process if the applicant can justify
the modification to the satisfaction of the Administrator. Justification might include, but is not
limited to, quantitative information such as sales receipts, documentation of customer frequency,
and parking standards of nearby cities. Modifications beyond 25 percent must be requested via
the formal modification process (RMC 4-9-250D).
Refer to RMC 4-4-080F for standard stall and aisle dimensions. Surface parking stalls must be a
minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions
of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of
the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width
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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 per RMC 4-4-80F.8.g. The applicant will be required to provide detailed parking
information (i.e. stall and drive aisle dimensions) and calculations of the subject site with the
land use application.
The proposal would be required to provide bicycle parking based on 10-percent of the required
number of parking spaces. Bicycle parking facilities shall include a rack that is permanently affixed
to the ground and supports the bicycle at two (2) or more points, including at least one point on
the frame. Bicycle parking shall not impede or create a hazard to pedestrians or vehicles. Bicycle
parking shall be conveniently located with respect to the street right-of-way and must be within
fifty feet (50') of at least one main building entrance, as measured along the most direct
pedestrian access route. Please review RMC 4-4-080F.11 for further general and specific bicycle
parking requirements.
Vehicle Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-
4080I. Driveways shall not be closer than 5-feet to any property line and not exceed 40 percent
of the street frontage. The width of any driveway shall not exceed 30-feet. Proposed site plan
option 1 and 2 exceed the maximum driveway width.
There shall be no more than one driveway for each one hundred sixty five feet (165') of street
frontage serving any one property or among properties under unified ownership or control; for
each one hundred sixty five feet (165') of additional street frontage another driveway may be
permitted. Proposed site plan option 3 exceeds the maximum number of driveways.
A connection shall be provided for site-to-site vehicle access ways, where topographically feasible,
to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access
may comprise the aisle between rows of parking stalls, but is not allowed between a building and
a public street.
Urban Design Regulations: Compliance with Urban Design Regulations, District ‘D’, is required.
See RMC 4-3-100 for a menu of options and requirements. The land use application shall include
a written narrative of how the project meets each of the applicable urban design regulations. No
building elevations were provided; therefore, the following comments are general and a
thorough review of the regulations by the applicant’s architect will be needed. Based on the
provided site plans, option 3 most closely complies with the urban design regulations as it does
not include a drive-through lane between the public street and building; however, additional
changes would be needed to comply with all design requirements.
Buildings shall be oriented to the street with clear connections to the sidewalk.
The primary entrance of the building shall be located on the facade facing the street,
shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human-scale elements. The primary entrance shall be made visibly
prominent by incorporating architectural features such as a facade overhang, trellis, large
entry doors, and/or ornamental lighting
Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather protection at least
four and one-half feet (4-1/2') wide.
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In addition to standard enclosure requirements, garbage, recycling collection, and utility
areas shall be enclosed on all sides, include a roof and be screened around their perimeter
by a wall or fence and have self-closing doors. Service enclosures shall be made of
masonry, ornamental metal or wood, or some combination of the three.
Building entries from a parking lot shall be subordinate to those related to the street.
Parking shall be located so that no surface parking is located between a building and
the front property line. Parking shall be located so that it is screened from surrounding
streets by buildings, landscaping, and/or gateway features as dictated by location.
A pedestrian circulation system of pathways that are clearly delineated and connect the
buildings and parking area with the city sidewalk system. Pathways within parking areas
shall be provided and differentiated by material or texture (i.e., raised walkway, stamped
concrete, or pavers) from abutting paving materials.
Architectural elements that incorporate plants, outdoor seating, and weather protection
in publicly accessible spaces and at facades along streets shall be provided.
Roof lines, roof pitches, and roof shapes shall be varied and include architectural
elements to add visual interest to the building. At least one of the following elements is
required: extended parapets, feature elements projecting above parapets, projected
cornices, and/or pitched or sloped roofs.
All building facades shall include modulation or articulation at intervals of no more than
forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16')
in height, and eight feet (8') in width.
On any facade visible to the public, transparent windows and/or doors are required to
comprise at least fifty percent (50%) of the portion of the ground floor facade that is
between four feet (4') and eight feet (8') above ground (as measured on the true
elevation).
High quality exterior building materials shall be used. Materials shall be durable and
consistent with more traditional urban development, such as brick, integrally colored
concrete masonry, pre-finished metal, stone, steel, glass and cast-in-place concrete. All
buildings shall use material variations such as colors, brick or metal banding, patterns or
textural changes.
Pedestrian-scale lighting shall be provided at primary and secondary building entrances.
Examples include sconces on building facades, awnings with down-lighting and decorative
street lighting.
Fence: The fence standards for commercial, industrial, and other uses can be found in Section
4-4-040(E).
Location and Maximum Height: The maximum height of any fence, hedge or retaining wall
is eight feet (8'), provided the fences, hedges, or retaining walls do not exceed forty-eight
inches (48") in height within fifteen feet (15’) of the front or secondary front yard property
line. In no case shall a fence, hedge, or retaining wall exceed forty-two inches (42") in
height in any part of the clear vision area.
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
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Material Limitations in Commercial Zones: Chain-link fencing within commercial zones
(outside of the Center Downtown Zone) shall be coated with black, brown, grey, or green
bonded vinyl.
Landscaping: Fences, hedges, and retaining walls shall not stand in or in front of any
required landscaping. If a new or replaced fence is proposed within fifteen feet (15’) of a
public street on a site that is nonconforming with regard to street frontage landscaping
requirements per RMC 4-4-070F.1., the site shall be brought into compliance with street
frontage landscaping requirements prior to fence installation.
Electric and barbed wire fences may be permitted by special administrative fence permit
in all commercial zones.
Critical Areas: The City’s mapping system (COR Maps) indicates the site contains regulated slopes
between 15 and 25 percent, and has a Ns (non-fish and seasonal) stream course traversing the
northern area of the property. Additionally, a wetland is shown along the border of the
northeastern abutting property. A stream report (see attached) prepared for the property in
February 2016 verifies the Ns rating and provides a delineation and required 50-foot buffer. The
report also indicates the neighboring wetland buffer extends nominally onto the east side of the
subject property, however it is also within the required 50-foot stream buffer. An updated critical
area study that complies with current critical area regulations, per RMC 4-3-050, will be required
at the time of land use application. Encroachments into the stream buffer area are limited to a
modified 40-foot buffer with enhancement or an averaged buffer of 25-feet, also with
enhancement. A mitigation plan will be required with the land use application for any proposed
buffer reduction. Maintenance and monitoring for five-years would be required for any stream
buffer encroachment. The City may seek secondary review of stream reports and/or mitigation
plan with those review costs the responsibility of the applicant.
The required geotechnical report shall provide an assessment of the regulated slopes on the
property and determine whether they meet the City’s definition of geologically hazardous areas
and if any buffer or if any additional engineering design specifications are needed for the
proposed improvements.
Environmental Review: The proposed development contains a stream; therefore, the proposal is
subject to Environmental Review in accordance with the State Environmental Policy Act WAC 197-
11-800. An environmental checklist must be submitted with the land use application.
Permit Requirements: The proposal will require Administrative Site Plan Review and
Environmental (SEPA) Review. The Site Plan Review application and environmental checklist are
reviewed concurrently in an estimated time frame of 6-8 weeks once a complete application is
accepted. The 2021 Administrative Site Plan Review application fee is $2,700. The application fee
for SEPA Review (Environmental Checklist) is $1,600. There is an additional 5% technology fee at
the time of land use application.
In addition to the required land use permits, separate construction, building and sign permits
would be required.
Detailed information regarding the land use application submittal can be found on the Site Plan
Review submittal checklist and 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.
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2021\PRE21-000347
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.
Impact Mitigation Fees: In addition to the applicable building and construction fees, impact
mitigation fees are required for the construction of new building areas or changes of use to a
more intensive use. If any building expansions or new buildings are proposed or a change in use
to a more intense use, fire and transportation impact fees may be assessed. The City of Renton
Fee Schedule is available on the City of Renton website for your review.
Next Steps: When the formal application materials are complete, the applicant shall have the
application materials pre-screened prior to submitting the complete application package. Please
contact Angelea Weihs, Associate Planner at aweihs@rentonwa.gov or 425-430-7312 for an
appointment.
Expiration: Site plan approval is valid for two years with a possible two-year extension. It is the
responsibility of the applicant to monitor the expiration date(s).
LaureenM.NkolayFrom:LaureenM.NicolaySent:Tuesday,August23,201611:53AMTo:‘TrieuLe’Subject:RE:CriticalAreasInformationfor451DuvallAveNEand4526NE4thStreetAttachments:Wetlandstudyfor451DuvallAveNE.pdfHiTrieu,Asyourequested,attachedisarecentstudyforthepropertynextdoor,butitdoesnotidentifythestreamasa“stream”.Inadditiontothe2016SewellReportwhichyoualreadyhavethatdoesclassifythiswatercourseasastream,thereisalsoa2002studythatclassifiesthestreamandthis2002studyisonmicroficheintheRentonCityClerk’sOfficeinfilenumberLUA02-003.So,twoofthreereportsindicatethatastream,ratherthanaditch,islocatedontheproperty.TheattachedstudydidnotreallyanalyzethestreamandonlymentionedthattheCity’smapsdidnotindicateitwasastream.EveniftheCityhasnotmappedastream,thisdoesnotmeantheCity’scriticalareasregulationsdonotapply.Typicallywetlandstudiesmustbesubmittedbya“qualifiedwetlandspecialist”orbiologistratherthanageologist.Ireallydorecommendthatyouhireyourownwetlandspecialisttohelpyoureconcilethevariousconflictingreportssoyoumoreclearlyknowthesite’sdevelopmentpotential.Thankyou,Laureen%aazee.SeniorPlannerCityofRentonCommunityandEconomicDevelopment10555.GradyWay,RentonWA98057lnicolay@Rentonwa.gov425-430-7294From:TrieuLe[mailto:trieu@uw.eduJSent:Monday,August22,201610:57PMTo:LaureenM.Nicolay<Lnicolay@Rentonwa.gov>Subject:Re:ZoningandCriticalAreasInformationfor4526NE4thStreetHiLaureen,Canyousendmeacopyoftheprevious2002surveyofthewetlandandbufferzoneontheproperty?Apparentlymysisterbestfriend’shusbandisageologistandcantakealookatitforus?Thankssomuch!Appreciateallthatyoudosowecansavemoney:)Tinaps.Ifwebuythepropertynowanddonotplantomodifyit,canweputanybusinessinit?Forexample,Ihaveafriendthatdoescarrepair,canhejustparkthecarsintheexistinglands?Canweexpandforwardorfixupthecurrentoldhouseordoesthatneedpermitaswell?1
February29,2016SewallWetlandConsulting,Inc.K)Box880Phone:253-859-0515FaIlCliy,WA024Jerry&EuniceMontgomery4526NE4thStreetRenton,Washington98059RE:Parcel#1023059037-CriticalAreaReportCityofRenton,WashingtonSWCJob#16-112DearJerry&Eunice,Thisreportdescribesourobservationsjurisdictionalwetlands,streamsand/orbuffersonorwithin100’of4526NE4thStreet(Parcel#1023059037),intheCityofRenton,Washington.ii
Montgornery/#16-112SewallWetlandConsulting,Inc.February29,2016Page2Thesiteconsistsofarectangularshapedpropertycontainingasinglefamilyhomes,outbuildingsandlandscapedandlawnareas.Thesiteis0.86acresinsizeandlocatedwithintheSW1/4ofSection10,Township23North,Range5EastoftheW.M.METHODOLOGYEdSewallofSewallWetlandConsulting,Inc.inspectedthesiteonFebruary26,2016.ThesitewasreviewedusingmethodologydescribedintheWashingtonStateWetlandsIdentificationManual(WADOE,March1997).ThisisthemethodologycurrentlyrecognizedbytheCityofRentonandtheStateofWashingtonforwetlanddeterminationsanddelineations.ThesitewasalsoinspectedusingthemethodologydescribedintheCorpsofEngineersWetlandsDelineationManual(EnvironmentalLaboratory,1987),andtheWesternMountains,ValleysandCoastregionSupplement(Version2.0)datedJune24,2010,asrequiredbytheUSArmyCorpsofEngineers.Soilcolorswereidentifiedusingthe1990EditedandRevisedEditionoftheMunsellSoilColorCharts(KolimorgenInstrumentsCorp.1990).OBSERVATIONSThesiteconsistsofasinglefamilyhomealongthesouthsideofthesitewithassociateddrivewayandlandscapedareas.Thesitethenslopestoalownearthecenterofthepropertyandthenslopesbackupslightlytothenorthpropertyline.ThesiteisabuttedbyNE4thStreettothesouth,acommercialbuildingandpavedparkingareatotheeastaswellasastormwaterpond,undevelopedlandtothenorth,andasinglefamilyresidentialareatothewest.Scattered30-40yearolddouglasfirandcedararefoundonthepropertyalongwithornamentalplantingsandmowedlawn.Asmallstreamflowsthroughthesitefromeasttowest.Asmallwoodenbridgecrossingpassesoverthestreamnearthecenterofthesite.Soilpitsexcavatedonthesiterevealeddensegravellyloamwhichappearstohavebeengradedandfilledmanyyearsagowhenthesitewasfirstdevelopedresultinginadensecompactsoils.
Montgornery/#16-112SewallWetlandConsulting,Inc.Februaiy29,2016Page3ExistingSiteDocumentation.Priortovisitingthesite,areviewofseveralnaturalresourceinventorymapswasconducted.ResourcesreviewedincludedtheNationalWetlandInventoryMapandtheNRCSSoilSurveyonlinemappingandData,theKingCountyiMapwebsitewithwetlandandstreamlayersactivated,andtheWDNRFparswatertypemappingwebsiteandwetlandinventorydatafromtheCityofRenton.KingCountyiMapwebsiteAccordingtotheKingCountyiMapwebsite(seeVicinitymappage1ofthisreport),therearenowetlandsorstreamsonornearthesite.NationalWetlandsInventory(NWI)TherearenowetlandsmappedonornearthesiteontheNationalWetlandInventoryMapoftheareaofthesite.SoilSurveyAccordingtotheNRCSSoilMapperwebsite,thesiteismappedasAlderwoodgravellyloam(mapunitAgC)andEverettverygravellysandyloam(EvB).AlderwoodandEverettsoilsaremoderatelywelldrainedandsomewhatexcessivelydrained,respectively.NeitherofthesesoilsareconsideredawetlandorhydricsoilsaccordingtothepublicationHydricSoilsoftheUnitedStates(USDANTCHSPubNo.1491,1991).
Montgornery/#16-112SewallWetlandConsulting,Inc.February29,2016Page4Above:NWImapoftheareaofthesite
WADNEFparsStreamMappingMontgornery/#16-112SewallWetlandConsulting,Inc.February29,2016Page5TheWashingtonDepartmentofNaturalResourcesFparsmappingwebsitedepictsnostreamsonornearthesite.locatedatadrainagebasinbreak(purpledashedline).streamislocatedover1,000’eastofthesite(redline).CityofRentonWetlandInventorystreamtypeThesiteisTheclosestTheCityofRentonhasawetlandmappedapproximately40’eastofthesite.ThemappingofthewetlandonthismapappearstobeshiftedtothesouthandeastasitisshownoverlappingexistingdevelopedareasandDuvallAvenueNE.AboveWDNRFparswatertypemappingofthesite
OnsiteStreamMontgorne;y/#16-112SewallWetlandConsultmg,Inc.february29,2016Page6Asmall,seasonaldrainagepassesthroughthesitefromeasttowestinaswalelikefeature.Thisappearstooriginateinthestormwaterfacilitiestothenortheastaswellasthesmallwetlandtotheeast.Thestreampassesintoaculvertatthewestsideofthesiteandthentravelssubsurfaceinaculvertapproximately850’untilitdaylightsastormwaterfacilityatashoppingcentertothewestofthesite.Thisstreamonlyflowsduringthewinterfollowingraineventssuggestingthatstormwateroutfallsfromdevelopmentseastandnorthofthesiteplayastrongroleinitshydrology.TheordinaryhighwatermarkofthestreamwasflaggedwithorangewireflagslabeledNl-N6and81-86(seepage9).AsdefinedinRMC4.50.G7.a,thisstreambestmeetsthecriteriaofaTypeNswaterduetoitsintermittentflowandlackoffishuse.PerRentonCodesection4.50.G.2,TypeNsstreamshavea50’buffermeasuredfromtheOHWMaswellasa15’BSBLmeasuredfromtheedgeofthebuffertoanystructure.Above:CityofRentonWet/andMapping
Montgornery/#16-112SewallWetlandConsulting,Inc.february29,2016Page7Off-siteWetlandAsmalloff-sitewetlanddominatedbyblackcottonwoodwithanunderstorycomprisedofsmallwillows,dogwoodandblackberryislocatedeastofthesiteapproximately40’-50’.Usingthe2014WADOEWetlandRatingsystemandratingthewetlandasadepressionalwetland,thiswetlandscoredatotalof14pointswith3forhabitat.ThisindicatesaCategoryIVwetland.AccordingtoCityofRentonMunicipalCode,thiswetlandwouldhavea40’bufferforlowimpactuses,anda50’bufferforhighimpactuses.Thisbufferextendsslightlyontotheeastsideofthesitebutiscontainedwithinthe50’streambufferon-site.ConclusionAtypeNsstreamanditsassociatedbufferexistsonthenorthernportionofthesite.Thisbuffercouldbeaveragedtogainsomeareaonthesouthsideoftheexisting50’bufferusingthecriteriaintheCityofRentonCodeandmovingsomebuffertothenorthinareathatisnotcurrentlybuffer.Ifyouhaveanyquestionsinregardstothisreportorneedadditionalinformation,pleasefeelfreetocontactmeat(253)859-0515oratesewall(,sewallwc.corn.Sincerely,SewallWetlandConsulting,Inc.•-L7EdSewallSeniorWetlandsEcologistAttached:DataSheets
Montgornery/#16-112SewallWetlandConsulting,Inc.february29,2016Page8REFERENCESCowardin,L.,V.Carter,F.Golet,andE.LaRoe.1979.ClassificationofWetlandsandDeepwaterHabitatsoftheUnitedStates.U.S.FishandWildlifeService,FWS/OBS-79-31,Washington,D.C.EnvironmentalLaboratory.1987.CorpsofEngineersWetlandsDelineationManual,TechnicalReportY-87-1.U.S.ArmyCorpsofEngineersWaterwaysExperimentStation,Vicksburg,Mississippi.Muller-Dombois,D.andH.Ellenberg.1974.AimsandMethodsofVegetationEcology.JohnWiley&Sons,Inc.NewYork,NewYork.MunsellColor.1988.MunsellSoilColorCharts.KolimorgenInstrumentsCorp.,Baltimore,Maryland.NationalTechnicalCommitteeforHydricSoils.1991.HydricSoilsoftheUnitedStates.USDAMisc.Publ.No.1491.Reed,P.,Jr.1988.NationalListofPlantSpeciesthatOccurinWetlands:Northwest(Region9).1988.U.S.FishandWildlifeService,InlandfreshwaterEcologySection,St.Petersburg,Florida.Reed,P.B.Jr.1993.1993Supplementtothelistofplantspeciesthatoccurinwetlands:Northwest(Region9).USFWSsupplementtoBiol.Rpt.88(26.9)May1988.USDANRCS&NationalTechnicalCommitteeforHydricSoils,September1995.fieldIndicatorsofHydricSoilsintheUnitedStates-Version2.1WashingtonStateWetlandRatingSystemforWesternWashington,WashingtonStateDepartmentofEcologyPublicationNo.14-06-029,publishedOctober2014
Montgomery/#16-112SewallWetlandConsulting,Inc.February29,2016Page91:‘
RATINGSUMMARY—WesternWashingtonNameofwetiandorlD#:(“y1O’4-°’1..DateofsftevIsIt:._.2Z6IL.RatedbyaTraied/t,yEcology?_Yes_NoDateoftraining1-1GMClassusedforratingWetlandhasmultipleHGMclasses?_Y_NNOTE:Formisnotcompletewithoutthefiguresrequested(figurescanbecombined).Sourceofbaseaerialphoto/mapOVERALLWETLANDCATEGORY.tbasedonfunctions_orspecialcharacteristics_]1.CategoryofwetlandbasedonFUNCTIONS_______CategoryI—Totalscore23-27_______Categoryli—Totalscore=20-22,,JategoryIii—Totalscore=16-19La”CategorylV—Totalscore=9-15EstuarineIIIWetlandofHighConservationValueBogIMatureForestIOldGrowthForestICoastalLagoonII]InterdunsiIIIIIINoneoftheaboveMopof:toanuwerquestiens:Pigurall01.3,H1.1,H1.401.4,H1.2Locationoloutlet(canbeaddedtomapofhydraperiads)01.1,04.1BoundaryofareawIthin150ftofthewetland(canbeaddedtoanatherfigure)02.2,0Mapofthecontributingbasin04.3,05.31kmPolygon:Areathatextends;kmfromentirewetlandedge-includingH2.1,H2.2,H2.3polygonsforaccessiblehabitatandundisturbedhabitatScreencaptureofmapof3Oid)listedwatersinbasin(fromEcologywebsitsi03.1,03.2ScreencaptureoflistofTMDLsforWRIAInwhichunitisfoundIfromweb)03,3RiverlnnWetlandsMapoftToaeswerquestioeeFigureRCoejardinpiar’H1.1,H1.4Hydropedods1.2Pondeddepressions51.1Boundaryofareawithin150ftofthewetland(canbeaddedisonetherfigure)2.4Plantcoveroftrees,shrubs,andherbaceousplants1.2,ft4.2Widthofunitvs.widthofstream(canbeaddedtoanotherfigure)4.5MapofthecontributingbasIn2.2,R2.3,111.21kmPolygon:Areathatextends;kmfromentirewetlandedge-IncladingH2.1,H2.2,H2.3nolveons‘“—‘-“‘-—-“‘“habitat--______________13LakeFringeWetlandsMapofTonswsrquestionsFigure$CowardinplantclassesLii,L4i,H1.1,H1.4Plantcoveroftrees,shrubs,andherbaceousplantsL1.2Boundaryofareawithin150ftofthewetland(conbeaddedtoanotherfigure)L2.21kmPolygon:Aresthatextends1kmfromentirewetlandedge-includingH2.1,H2.2,H2.3polygonsforaccessiblehabitatandundisturbedhabitatScreencaptureofmapof303(d(listedwatersinbasinifromEcologywebsitelL3.1,L3.2ScreencaptureoflIstofTMOL4forWRIAinwhichunitisfoundifromweb)L3.3SlppeWetlandsMaffof:-----Tosnuwerquebtiunx:FigureRcowardinplantclasses—H1.1,H1.4Hydroperic”—H1.2PlantcovercFdgesetrees,shrubs,andherbuceoasplants—S1.3Plantcoverofdense,rigidtrees,shrubs,andherbacuousplantsS4.1(canbeaddedtofigureabove)Boundaryof150ftbuffer(canbeaddedtoanotherflgare)S2.1,S5.11kmPolygon:Areathatextends;kmfromentirewetlandedge-IncludingH2.1,H1.2,H23polygonsforaccessiblehabitatandundisturbedhabitatScreencaptureofmapof303(d)listedwaterainbasin(fromEcologywebslte)53.2.S3.2ScreencaptureoflistofTMDLSforWRlAinwhichunitisfound(fromweb)S3.3WetlandnameornumberWetlandnameornumber.,_MapsandfiguresrequiredtoanswerquestionscorrectlyforWesternWashingtonpepreusionaiWetlandsScoreforeachfunctionbasedonthreeratings(orderofrotlngsIsnotimportant)9=H,H,HB=H,H,M7=H,H,L7)1,M,M6=H,M,L6=M,M,M=H,C,L5M,M,L4=M,L,L3L,L,L2.CategorybasedonSPECIALCKARACTERISTICSofwetlandWetlandRatingSystemforWesternWA:2014UpdateRatingForm—ErrectiveJanuary1,2015WetlandRatingSystemforWnsternWA:2014UpdateRatingForm—BffecttvnJanuaty1,20151
Wetlandnameornumber__.HGMClassificationofWetlandsinWesternWashingtonForquestions1-,thecriteriadescribedmustapplytotheentireunitbeingrated.-ifthehydrologiccritOrialistedineachquestiondonotapplytotheentireunitbeingratd,youprobablybaveaunitwithmultipleHGMclasses.litthiscase,Identifywhidbhydrologiccriteriainquestions1-7apply,andgotoQuestion8.1.Arethewaterlevelsintheentireunitusuallycontrolledbytidesexceptduringfloods?fto2YES—thewetlandclassisTidalFringe—goto1.11.1Isthesalinityofthewaterduringperiodsofannuallowflowbelow0.5ppt(partsperthousand)?NO—SaltwaterTidalFringe(Estuarine)YES—FreshwaterTidalFringeIfyourwetlandcanbeclassWedasaFreshwaterTidalFringeusetheformsforRiverinewetlands,IfitisSaltwaterTidalFringeitisonRstuacinewetlandandisnotscared.Thismethodcannotbeusedtoscorefunctionrforestuarinewetlands.2.Theentirewetlandunitisflatandprecipitationistheonlysource(>90%)ofwatertoitGroundwaterandsurfacewaterrunoffareNOTsourcesofwatertotheunit.NO—YES—ThewetlandclassisFlatstlofidcanbeciassfiedasaFlatswetland,usetheformforDepresstonalwetlands.3,Doestheentirewetlandunitmeetallofthefollowingcriteria?_Thevegetatedpartofthewetlandisontheshoresofabodyofpermanentopenwater(withoutanyplantsonthesurfaceatanytimeoftheyear)atleast20ac(8ha)insize;30%oftheopenwaterareaisdeeperthan6.6ft(2m).YES-ThewetlandclassisLalseFringeacustrmneFringe)4,Doestheentirewetlandunitmeetallofthefollowingcriteria?_Thewetlandisonaslope(slopecanbeveiygradual],..Thewaterflowsthroughthewetlandinonedirection(unidirectional)andusuallycomesfromseeps.Itmayflowsubsurface,assheemow,orinaswalewithoutdistinctbanks,T.hewatesJyavesthewetlandwithoutbeingimpounded.NO—goto5YES—ThewetlandclassIsSlopeNOTE:Surfacewaterdoesnotpondinthosetypeofwetlandsexceptoccasionallyinverysmallandshallowdepressionsorbehindhummocks(depressionsareusually<3ftdiameterandlessthan1ftdeep).5.Doestheentirewetlandunitmeetallofthefollowingcriteria?.Theunitisinavalley,orstreamchannel,whereitgetsinundatedbyoverbankfloodingfromthatstreamorriver,...Theoverbankfloodingoccursatleastonceevery2years.WetlandRatingSystemforWesternWA:2014UpdateRatingForm—EffectiveJanuaey1,2015WetlandnameornumberNO—gotoYES—ThewetlandclassisRiverineIverineunitcancontaindepressionsthatarefilledwithwaterwhentheriverisnotflooding6.Istheentirewetlandunitinatopographicdepressioninwhichwaterponds,orissaturatedtothesurface,atsometimeduringtheyear?Thismeansthatanyoutlet,ifpresent,ishigherthentheinteriorofthewetland.NO—goto77.Istheentirewetlandunitlocatedinaveryflatareawithnoobviousdepressionandnooverbankflooding?Theunitdoesnotpondsurfacewatermorethanafewinches.Theunitseemstobemaintainedbyhighgroundwaterinthearea.Thewetlandmaybeditched,buthasnoobviousnaturaloutletNO—goto8YES—ThewetlandclassisDeprcssional8.YourwetlandunitseemstobedifficulttoclassifyandprobablycontainsseveraldifferentHGMclasses.Forexample,seepsatthebaseofaslopemaygradeintoariverinefloodplain,orasmallstreamwithinaDepressionalwetlandhasazoneoffloodingalongitssides.GOBACKANDIDENTIFYWHICHOFTHEHYDROLOGICREGIMESDESCRIBEDINQUESTIONS1-7APPLYTODIFFERENTAREASINTHEUNIT(makearoughsketchtohelpyoudecide).UsethefollowingtabletoidentifytheappropriateclasstousefortheratingsystemifyouhaveseveralHGMclassespresentwithinthewetlandunitbeingscored.NOTE:Usethistableonlylftheclassthatisrecommendedinthesecondcolumnrepresents10%orsnoreofthetotalareaofthewetlandunitbeingrated,IftheareaoftheHGMclasslistedincolumn2islessthan10%oftheunit;classifythewetlandusingtheclassthatrepresentsmorethan90%ofthetotalarea.HGMclasseswjthinthèwetlandunltHGMclassto’.beingrated:useinratlngSlope+RTverlneRlverlneSlope+DepresnlonalOeprennlonalSlope+LakeFringeLakeFringeDepresslonal.1-RiverinealongstreamDepresnionalwithin_boundary_ofdepressionDepresslonal+LakeFringeDeprensionalRlverine+CakeFringeRiverlneSaltWaterTidalFringeandanyotherTreatasclassoffreshwaterwetlandESTUARINEIfyouarestillunabletodeterminewhichoftheabovecriteriaapplytoyourwetland,orfyouhavemorethan2HGMclasseswithinawetlandboundary,classfythewetlandasDepressianalfortherating.WetlandRatingSystemforWesternWA:2014UpdateRatingFerm—EffectiveJanuary1,201534
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Wetlandnameornumber_......Wetlandnameornumber_WDFWPriorityHabitatscompletedescriptionsofWDFWpriorityhabitats,befoundin:WashingtonDepartmentofFishandWildlife.2000,PriorityHabitatandSpeciesList.Olympia,Washington.177pp.hctp://wdfw.waeov/nubilcations/00165/wdfwflfll65,udtoraccesstheilstfromhere:http://wdfw.wu.ov/ronservntlnn/phr/ll’rt/)Counthowmanyofthefollowingpriorityhahitatsarewithin330ft(100m)ofthewetlandunit:NOTE:Thisquestiontaindependentofthelandseebetsveenthewetlandunitandthepriorityhabitat—AspenStands:Pureornflxedstandsofaspengreaterthan1ac(0.4ha),—fllodlversityAreasandCorridors:Areasofhabitatthatarerelativelyimportanttovariousspeciesofnativefishandwildlife(fulldescriptionsInIVDFWPHSreport),BarbaceousBalds:Variablesizepatchesofgrassaedforbsonshallowsoilsoverbedrock.—Old-growth/Matureforests:Old-growthwestofCascadecrest—StandsofatleantZn-nespecies,formingamultilayeredcanopywtthoccasionalsmallopenings:withatleastBtrees/ac(20trees/ha)>33in(01cm]dbhor>200yearsafage..Mat,ticolorsats—StandswithaveragediametersexceedIng21in(53cm]dbh;crowncovermaybelesstltnn100%;decay,decadence,numbersofsnags,andquantityoflargedownedmaterialIsgenerallyieanthanthatfoundinaId-growth;00-200yearsoldwestoftheCascadecrest—OregonWhiteOakWondlandstandsofpureoakoroak/coniferassaciatiooswherecanopycoverageoftheoakcompanentisimportant(fulldescrIptionsinWDFWPflSreparcp.158—soeweblinkabove).—mparlan:Theareaadjacenttoaquaticsystemswithflowingwaterthatcontainselementsofbothaquaticandterrestrialecosystemswhichmutuallyinfluenceeachother.—WestaidePrairies:Herbaceoes,non-forestedplantcommunitiesthatcaneithertaketheformofadryprairienrawetprairie(fulldescriptionsinWDFWPHSreportp.161—seeweblinkabove).—lnsb-eam:Thecombinationofphysical,biologIcal,andthendcalprocessesandconditionsthatinteracttoprovidefunctioeallifehistozyrequirementsforinstreontfishandwildliferesources.—Nearshore:Reiauvolyundisturbednearshorehabitats,TheseIncludeCoastalNearshore,OpenCoastNearshore,andPugntSoundNearshore.(fulldescriptionsofhabitatsandthedefinitionofrelativelyundisturbedareinWDFWreport—see,veblinkonpreviouspage).—Caves:Anaturallyoccurringcavity,recess,void,orsystemofInterconnectedpassagesundertheearthinsoils,rock,ice,orothergeologicalfsrmatlsnsandislargeenoughtocontainahuman,—Cliffs;Greaterthan25ft(7.6m)hIghandoccurringbelow5000ftelevation.—‘O’shea:Homogenousareasofrockrubbleranginginaveragosizo0.5-0.5ft(0.15-2,0m),cemposedofbasalt,andesite,and/orsedimentaryrock,includingriprapslidesandminetailings,hiaybeassociatedwithcliifs.—SnagsandLoga:Treesareconsideredsnagsiftheyaredeadordyingandexhibitsufficientdecaycharacteristicstoenablecavitynxcavation/usnbywildlife.Prioritysnagshaveadiameteratbreasthnightof>20in(51tIn)inwesternWashingtonandare>65ft(2.m)inheightPrioritylngaare>12in(30cm)indiameteratthelargestend,and>20ft(6m]long.Note:AllvegetatedwetlandsarebydefinitionspriorityhabitatbutorenotIncludedinthislistbecausetheyareaddressedelsewhere.WetlandRatingSystemforWesternWA:2014UpdateRatingfornt—Effectivelanoary1,2015CATEGORIZTInNONSPECIALCHARACTERIS11CSWetlandTypeCategoryCheckoffdnycrttertathatopi1ttothewetland,circie,therateamywheotheappropriaticriteriaaremet.SC1.0.EstuarlnewetlandsDonsthewetlandmeetthefoilowingcriteriatorEstuarinewetlands?—Thedomieaetwaterregimeistidal,—Vegetated,and—Withasalinitygreaterthan_0.5_pptYes—Go_toSC1,10_Notan_estuarlne_wetlySChi.isthewetiaedwIthinaNationalWildlifeRefuge,NationalPark,NationalEstu’’gPmeatiAresPreserve,StainParkorEducational,Environmental,orScientificReservedesignatedunderWAC3a2-30-1S1?Yeu=CategoryiNo-GotoOCY.2Cat.ISC2.2.Inthewetlandunitatleast1ariasizeandmeetsatleasttwoofthefollowingthreeconditions?—Thewetlandinrelativelyundisturbed(hasnodlklng,ditching,filling,cultivation,grazlsg,andhaslessthan10%canerofnon’natlveplantspecies.(Ifnon-nativespeciesareSpartina,seepage25)Cat.I—AtleastY.oftheiandwatdedgeofthewetlandhasa100ftbufferofshrub,foreot,orus-grazedorunmowedgrassland.Cat.H—Thewetlandbanatleasttwoofthefollowingfeatures:tidalchannels,depressionswithopenwater,orcontiguousfreshwaterwetlands.Yes=CategoryINo=CategoryiiSC2.0.WetlandsofHighConservationValue(WHCV)SC2.2.HastheWADepartmentofNaturalResourcesupdatedtheirwebsitetoincludethelistofWgtIgng(fihiv.ConservationValue?Yes—GotoSCZ,2(No—GotaSCaSCZ,CatISC2.2.IsthewetlandlistedontheWDNRdatabaseasaWetlandofHighConservationValue?YesCategoryiNo=NotaWHCVSC2.3.isthewetlandInaSection/Township/RangethatcontainsaNaturalHeritagewetland?bttrv/fwwwi.dnr.wa.gov/nhpfrefdesk/darusearch/wehpwetlands.pdtYes—ContactWNHP/WDNRendgotoSC2.4NoSNotaWNSC2.4.HasWDNRidentifiedthewetlandwithintheSf1/flasaWetlandofHighConservationValueansetontheirwebslte?Yes=CategoryINo=NotaWHCVSC3.0.BogsDoesthewetland(oranypartoftheunit)meetboththecriteriaforsailsandvegetationInbogs?Usethekeybelow,IfyouanswerV8SyouwlilstWneedtoweethewetlandbasedenitsfunctianc.SC3.2.DoesanareawithinthewetlandonithaveorganicsoIlhorizons,eitherpeatsormacks,itompote-15Jmoreofthefirst32inofthesoilproflle?Yes—GotoSC3,3‘a—GotoSC3.2SC3.2.Doesanareawithinthewetlandunithaveorganicsoils,eitherpeatsormucks,thatarelessthanncopoverbedrock,oranImpermeablehurdpansuchasclayorvolcanicnsh,orthatorefloating.onwap-taf’e-Iakespand?Yes—GotoSCO.3(No>InnotabogISC3.3.Onesanareawithpestsormuckohavemorethan70%coverofmossesatgroundlevel,APDat.leasLa.3O%—’coverofplantspecieslistedinTable47Ves=IsaCategoryIhogNo—GotoSC3.4NOTftIfyouareuncertainabouttheextentofmossesIntheunderstory,youmaysubstitutethatcriterionbymeasuringthpHofthedaterthatseepsintoaholedugatleastletsdeep.IfthepHislessthanS.CandtheplantspecleoinTable4arepresent,thewetlandisabog.CatISC3.4.isanareawIthpoutsormucksforested(>30%covvr)withSltkaspruce,subalpinefir,westernredcedar,westernhemlock,todgepolepine,quakIngaspen,rngelmannspruce,orwesternwhitepine,ANDanyofthespecIes(orcombinatIonofspecies)listedinTable4providemorethan30%ofthecoverunderthecanopy?Yes=isaCanegoryIbogNo>InnotabogWetlandRatingSystemforWesternWA:2014UpdateRatingForm—Effectivelanaazy1,20151516
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