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HomeMy WebLinkAboutOn Hold Letter_v1_20251030 October 30, 2025 Kushal Varma 13014 156th Ave SE Renton, WA 98059 SUBJECT: "On Hold" Notice Varma 3-Lot Short Plat / LUA25-000325 Dear Mr. Varma, The Planning Division of the City of Renton accepted the above master application for review on October 1, 2025. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before December 30, 2025 (if more time is needed, please let me know) so that we may continue the review of the above subject application: Planning Landscaping: • A modification request must be submitted for the landscape strip fronting on 156th Ave SE. RMC 4 - 4-070 requires a 10-foot landscaping strip, but existing landscaping strip is approximately 8' wide. Please prepare modification request form similar to what has been applied for the driveway standards modification. Density Information: • Please update Density Information on cover sheet of plat to 4 DU/AC as reflected in R-4 Zone standards. The development has a density of 3.1 DU/AC, but 4 DU/AC are allowed in the R-4 zone. Engineering Please see attached comments from Development Engineering. Fire Please see attached comments from the Renton Fire Authority. Property Services Please see attached comments from Property Services. Kushal Varma Page 2 of 2 October 30, 2025 At this time, your project has been placed “on hold” pending receipt of the requested information. The maximum time for resubmittal shall be within ninety (90) days of this notice. Please contact me at (425) 430 - 7286 if you have any questions. Sincerely, Ian Harris Associate Planner cc: Edward Mecum / Contact Dale Fisher / Party(ies) of Record DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 14th, 2025 TO: Ian Harris, Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: Varma Short Plat 13014 156th Ave SE LUA25-000325 I have reviewed the above-referenced proposal located at parcel(s) 3664500185. The following comments are based on the Land-Use submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: The project is within the King County Water District 90 service area. SEWER: The project is within the City of Renton’s sanitary sewer service area. There is an 8-inch gravity wastewater main located in 156th Ave SE (see record drawing S-399902). STORM: There is an existing 12-in ductile iron private stormwater main, three type one CBs fronting the parcel. STREETS: The proposed development fronts 156th Ave SE on the western property line. 156th Ave SE is classified as a minor arterial street with an existing right of way width of 60-feet. Water 1. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. i. A water availability certificate from Water District 90 shall be provided at the time of civil construction permit 2. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. 3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. Sanitary Sewer 1. A new sewer main spanning the subject site western property frontage was constructed in 2018 as a portion of the 156th Ave SE Sewer Extension Project (City of Renton project WWP2703999). 2. Sewer main improvement is not anticipated with the project. 3. Individual sewer stubs from the new sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. i. Applicant proposes two sewer stubs off of the new sewer main running in SE 156th Ave SE. As part of the short plat, all lots shall be connected to sewer. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. 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 2025 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 $4,025.00 per 1-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR enton 6. The development is within the Central Plateau Interceptor SAD boundary and is subject to SAD fees. All lots are subject to the SAD fee. The SAD has reached its maximum value of $538.48 per lot. Payment of these fees is required at time of building permit issuance. Surface Water 1. A geotechnical report dated April 8, 2025, completed by The Riley Group, was provided with the Land Use Application. Geotechnical recommendations presented in this report does not support the use of infiltration. 2. A preliminary TIR dated June 13, 2025 was submitted by G2 Civil with the Land Use Application. The site falls within the Flow Control Duration Standard Matching Forested Site Conditions and falls within a flood problem flow control standard thus the report shall also meet the requirements of the Flood Problem Flow Control Standard. The site falls within the Lower Cedar River drainage basin. The report is based on a full drainage review and Core Requirements 1 through 9 and the six Special Requirements have been discussed in the Technical Information Report. a. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an offsite analysis report that assesses potential offsite drainage and water quality impacts associated with development of the project site. The preliminary TIR submittal includes a Level 1 Downstream Analysis. b. Flow Control, RSWDM Core Requirement #3: 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. The preliminary TIR claims an exemption from a flow control facility requirement as the target surfaces generate less than 0.15 cfs increase in the existing site conditions 100 years peak flow. Therefore, the project meets the basic exemption from Core Requirement #3 in the 2022 RSWDM section 1.2.3. i. Per the preliminary TIR, infiltration trenches will be utilized to fully infiltrate lot run-off, thus, reduce the total run-off of the site to less than 0.15 CFS. Per the geotechnical report, the underlying soil is silty, gravelly sand while full infiltration is only feasible under coarse sand, cobbles, and medium sand soil conditions. Additional infiltration calculation per section 5.2 of the 2022 RSWDM is required at the time of civil construction permit. c. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. The proposal indicates that an analysis will be provided with final engineering. i. A conveyance system and capacity analysis shall be provided with the TIR and submit at time of civil construction permit application. d. Construction Stormwater Pollution Prevention, Core Requirement #5 ii. A CSWPP shall be provided with the TIR and submit at the time of civil construction permit application. e. Maintenance and Operations, Core Requirement #6 iii. A maintenance and operation manual shall be provided with the TIR and submit at the time of civil construction permit application. f. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000 square feet of pollution generating impervious surface (PGIS) that is not fully dispersed and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed require water quality. The TIR indicates that all PGIS surfaces will be treated with a Contech Storm filter. i. A water quality analysis and system sizing shall be provided in the TIR and submit at time of civil construction permit application. g. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. The proposal indicates that BMP feasibilities will be evaluated with final engineering. i. A discussion of the feasibility of BMPs in section 1.2.9.2.1 Small Lot BMP requirements shall be provided at the time of civil construction permit application. 3. Erosion control measures to meet the City requirements shall be provided. i. Erosion control plans shall be submit at the time of civil construction permit application. 4. The development falls within the R-4 zone which has a maximum impervious surface area of 50% per lot, and maximum building coverage of 35% per lot. 5. 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 for a single family residence is $2,350 per lot. • The current property contains one single family home, the developer will receive a credit for the existing home if it is demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts 156th AVE SE to the west and an unimproved alley to the north. a. 156th Ave SE is classified as a Minor Arterial street. Existing right-of-way (ROW) width is approximately 60 feet according to the King County Assessors Map with an existing paved width of approximately 30 feet. To meet the City’s complete street standards for Minor Arterial streets, minimum ROW is 91 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 54 feet (27 feet from centerline), a 0.5-foot curb, an 8- foot planting strip, an 8-foot sidewalk, a 2-foot clear space at the back of walk, street trees and storm drainage improvements. i. However, the adopted Renton Trails and Bicycle Master Plan designates 156th Ave SE for use with a designated bike lane. Therefore a modified frontage along 156th Ave SE will be required and shall consist of a 44 foot paved roadway (consisting of two 11 foot travel lanes, a 12 foot turn lane, and two 5 foot bike lanes), a 0.5- foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drain improvements. A street modification will be required with the land use application. Dedication of approximately 5.5 feet will be required. 1. City staff supports using the modified street section and dedication as listed in the above paragraph, and as shown on the submitted plans. 2. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city code 4-6-060 for types of turnaround allowed. i. The applicant has proposed a hammerhead turnaround between lots 2 and 3 on the East side of the site. The location is conceptually acceptable. The final design requirements will be assessed during the civil construction permit review. 3. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 4. Undergrounding of all existing and new utilities is required on all frontages per RMC 4-6-090. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2025 transportation impact fee is $11,486 per single family home. b. The current property contains one single family home, the developer will receive a credit for the existing home if it is demoed. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR enton 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 2022 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. M E M O R A N D U M DATE: March 4, 2025 TO: Ian Harris, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Varma Short Plat Environmental Impact Comments: 1. The fire impact fees are currently applicable at the rate of $421.98 per single family unit. This fee is paid at building permit issuance. No charge/fee for the existing home that will be retained. Fire code comments: 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Water is supplied by King County Water District 90. A water availability certificate is required to be provided. 2. Fire department apparatus access roadways are required to be a minimum of 20 feet wide and fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150 feet of all points on all the buildings. 1 Ian Harris From:Stephanie Rary Sent:Thursday, October 16, 2025 3:08 PM To:Ian Harris Subject:RE: LUA25-000325 Varma 3-Lot Short Plat (BB session 434-870-249) Hello again Ian, Since today is the due date for the review, I went ahead a commented as outlined in my email below on the title report and preliminary map. I will be marking my review as “Corrections – Resubmit”. I have the following comments on the application, which I will resend after the second review (as needed): 1. ADDRESSING: a. The address for existing SFR, 13014 156th Ave SE will be required to be changed to accommodate the subdivision into 3 lots. The City will assign the new addresses for all 3 lots. b. The address for the existing SFR to the south, 13016 156th Ave SE on King County Parcel No. 3664500205, will also be required to be changed to accommodate adding new addresses at the subject parcel. The City will assign the new address. It is my understanding this parcel is owned by the applicants. c. Applicants will be responsible for notifying any tenants of address changes, in addition to google and private delivery companies, etc. The City will notify utility purveyors and government agencies. 2. APPLICATION DOCUMENTS: a. The title report does not show all encumbrances of record. Please provide and updated title report and include links to each encumbrance or copies of each encumbrance for review. b. The preliminary plat map does not show all encumbrances of record. Once title is updated, please update the preliminary plat map. Easements must be shown on the map. Please let me know if you have any questions. Thanks! Stephanie STEPHANIE RARY, Property Services Specialist City of Renton // Economic Development Virtual Permit Center // Online Applications and Inspections office 425-430-6592 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: Stephanie Rary Sent: Thursday, October 9, 2025 3:45 PM To: Ian Harris <IHarris@Rentonwa.gov> Subject: LUA25-000325 Varma 3-Lot Short Plat (BB session 434-870-249) Hi Ian, 2 I am reviewing the above-mentioned LUA. The title report has me confused. It is not showing several encumbrances to the property. I remember this property specifically because I was one of the reviewers for the building permit for the existing house on the parcel. I did a search and found there is a deed of trust, a survey, two easements, and a covenant not showing on title (and thus not showing on the preliminary short plat). There are also two deeds and a bill of sale but generally these do not show on title reports. I have attached a report from the King County Recorder’s oAice showing the public records on the property that are available to the public that should be on the report. They will need to submit a title report showing all encumbrances. Would you like me to comment on the title report and the preliminary short plat or is this email suAicient to note my concerns and mark my review as “Corrections – resubmit”? Thanks! Stephanie STEPHANIE RARY, Property Services Specialist City of Renton // Economic Development Virtual Permit Center // Online Applications and Inspections office 425-430-6592 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56