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March 31, 2025 Job No. 2328-001-022
Planning Division
City of Renton
1055 South Grady Way, 6th Floor
Renton, WA 98057
RE: Preliminary Plat Application
Windsor Court Subdivision
19411/19505 108th Ave SE, Renton
To Whom it May Concern:
ESM is pleased to provide City Renton Planning Division with a preliminary plat application
which proposes subdividing two parcels into 20 single-family lots to be developed with new
homes, a new road, an emergency vehicle access (EVA) tract, and associated stormwater
& utility infrastructure. The subject property is approximately 2.56 acres (111,381 SF) and
is located at 19411/19505 108th Avenue SE. The tax parcel numbers of the two existing
parcels are 662340-0233 and 662340-0232.
The following is a general project narrative that outlines the proposal as well as known
issues and constraints that are relevant to this project. Please refer to the enclosed plan
set and supporting documentation for more details.
Existing Land Use
The subject property is located within the Talbot Neighborhood. Zoning and
Comprehensive plan designations are R-14 and Residential High Density, respectively.
One subject parcel contains a single-family residence, while two detached residences and
a warehouse are present on the other. The property is bordered by SR 515 (108 th Ave SE)
on the east and 107th Ave SE (a private road) on the west.
Surrounding Uses
North – Single-Family Residential (R-14) | Single-family Residences
South - Single-Family Residential (R-14 / R-8)
East - Single-Family Residential (City of Kent)
West - Single-Family Residential (R-8)
Land Use and Density
Lots created for Windsor Court will ultimately be developed with single family homes, an
approved use in the R-14 zone. Allowable densities are between 7 and 14 dwelling units
per net acre. Windsor Court as proposed results in 11.4 units per net acre.
Access
Planning Division Director
February 6, 2025
Page 2
Winsor Court will create two new public roads that will connect to SR 515 / 108 th Ave SE,
a state highway. While the subject property is fronted by two roads, 107 th Ave SE is a
private road and the subject property does not have legal access. Additionally, the SR505
/ 108th Ave SE ROW is within City of Kent City limits, and therefore, coordination with Kent
is required for frontage improvements. The new roads are 53’ public Residential Assess
streets. An EVA access tract is also planned on the north end of the site which will be
restricted per City requirements.
Water and Sewer
Water and sewer services are provided by Soos Creek Water and Sewer district.
Certificates of availability for both were obtained on June 27, 2024. Adequate capacity and
fire flow (1,000 GPM for 2 hours) are in place to accommodate both. An existing water
main will be extended from SR 515 / 108th Ave SE under the new plat roads and looped
back into the system via the EVA tract. Sewer pipes will likewise be extended from the
existing stub present on the property to the north.
Stormwater
The stormwater management network includes catch basins, varying sized pipes, and a
stormwater vault. An underground water quality and detention pond is proposed to
maintain current site hydrology. Treated runoff will ultimately drain into City of Kent
infrastructure located under SR 515 / 108th. The tank will be designed to meet the
requirements of the King County Surface Water Design Manual (KCSWDM) currently in
effect. The preliminary stormwater design is documented in the provided Technical
Information Report (TIR) and geotechnical report.
Critical Areas
Panther Creek, a Type F stream (115’ required buffer), is located directly east of the
subject property. Per the enclosed critical area report from Wetland Resources, Inc., any
potential buffer is interrupted by an existing road which would substantially inhibit any
buffer function on the subject property. Terra Associates, Inc. prepared a geotechnical
report that found no evidence of landslide hazards onsite.
Tree Retention
The proposal will result in 1.87 acres net developable area for which minimum tree density
equals 56 credits. There are currently 57 viable significant trees on site. All but three
existing viable trees are proposed for removal to accommodate roads, utilities, and
building pads. An assortment of supplemental tree plantings is proposed to meet the
minimum tree density. However, protecting just three trees fails to meet the requirement
that 30% of healthy existing trees be retained. Mitigation to offset the existing tree credit
shortfall is a combination of supplemental plantings and fee-in-lieu (see Tree Retention
Plan).
Planning Division Director
February 6, 2025
Page 3
Submittal
In addition to this narrative, the following items are included in this submittal:
Preapplication Summary
Waiver Form
Land Use Master Application
Narrative
SEPA Checklist
Density Worksheet
Construction Mitigation Description
Title Report
Sign Affidavits
Proof of Neighborhood Meeting
Plan Set
Arborist Report/Tree Retention Plan
Critical Area Report
Geotechnical Report
Drainage Report
Traffic Study
Easements and Covenants
Plat Name Reservation
Certificates of Water/Sewer Availability
We understand that these materials constitute a complete submittal for a Preliminary Plat
application. Please do not hesitate to call or email if you have questions about or issues
with the materials submitted. Thank you for your attention to this project, and we look
forward to working with City of Renton.
Sincerely,
ESM CONSULTING ENGINEERS, LLC
DAVID ALDRIDGE III
SENIOR PLANNER
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