HomeMy WebLinkAboutC_On Hold Letter_LOMR F SME
November 4, 2025
Ferose Babu
15022 135th Ave SE
Renton, WA 98058
SUBJECT: "On Hold" Notice
LOMR-F Shoreline Exemption/Minor Fill / LUA25-000345, SME
Dear Mr. Babu,
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 February 2, 2026 so that we may continue the
review of the above subject application:
1. Please address the comments in the attached memo from Michael Sippo, dated November 3, 2025.
If you have questions regarding any of these comments, please reach out to Michael at
msippo@rentonwa.gov or 425-430-7298.
The review of your project has been placed on hold until these comments are addressed and a updated
plans and reports are submitted for review. Please make sure all plans are report are formatted in
accordance with the City’s adopted Electronic File Standards. When you are ready to resubmit, please
contact me for a link to our FTP site where all submittal items will be uploaded for review.
Please contact me at jding@rentonwa.gov or at (425) 430-6598 if you have any questions.
Sincerely,
Jill Ding
Senior Planner
Enclosure
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 3, 2025
TO: Jill Ding, Senior Planner
FROM: Michael Sippo, Civil Engineer III
SUBJECT: LOMR-F Shoreline Exemption Minor Fill
15022 135th Ave SE
LUA25-000345
I have reviewed the above-referenced proposal located at parcel(s) 222305-9057. The following
comments are based on the Land-Use submittal made to the City of Renton by the applicant.
The following comments represent additional information or corrections that are required to
be made:
Comments - P_Site_Plan_Topo_15022_135thAveSE_2501019_v2:
1. Adequate drainage paths should be show to route floodwaters around structures.
2. Show approximate AO/AE zones delineation on plans.
3. Provide existing and proposed contours with callouts for top and toe of fill to be placed/that was
placed.
4. At a minimum, provide elevations in BFE Letter Harmsen attachment (page 3) on this plan.
5. For buildings and structures provide elevation of all corners and LAG.
6. Mech/Electrical equipment pads provide FFE and or corner elevations.
7. Provide elevation of bottom of the lowest structural member for deck and residence as
applicable.
8. Indicate where the compensatory storage swale will be dug on this site plan.
9. Add PIN numbers and addresses for all lots shown on this plan.
10. Show existing ground elevations at property corners.
11. Show any underground storm drainage pipes if applicable.
Comments - PN_Project_Narrative_LOMRF_15022_135thAveSE_250106_v1:
1. Paragraph 2: Note that SFHA includes AE and AO zones. Clarify if it is the intent with fill placed
to remove structures from both.
2. Paragraph 3: “A small quantity” – Note exact quantity.
3. Paragraph 3: Note that there are regulated slopes onsite.
4. Paragraph 4: “Compensatory Storage to comply with RMC 4-3-050 E 3 (g)…” – Show this work
on the site plan.
5. Note that City of Renton does not have authority to review and make a determination for a
LOMR and that the City’s regulatory mechanism is to ensure that the relevant information is
required and the permit is reviewed for conformance with applicable City Code. FEMA will
make the LOMR determination.
Comments – RS_BFE_Letter_Harmsen_15022_135thAveSE-250106_v1:
Note 1 to Applicant: The letter provided is intended for FEMA and all notes on this letter are general
feedback to the benefit of the applicant, however, can help provide information on other portions
of the permit(s) that the City will ultimately review. The City is not making the determination as to
whether the structures/property can be removed from the SHFA, however, the City will need to be
copied on all such requests and determinations to ensure there are not illicit requests for the
LOMC within the City. Renton Floodplain Administrator will ensure that City permits and
development standards and code is met.
1. Page 1 note to applicant: HAG is used when determining flood depth in the AO zone with a
FIRM. Based on LIDAR contours 76’ is the HAG, however, survey shows HAG as 78. The
discrepancy is significant and the FIS and revised FIRM from 2020 should be used to
determine topography and modeling to support BFE determination for AO zone as fill is
being placed in the AO zone and corresponding requirement for LAG to remove structures
from AO zone.
2. Page 1: Zone AE. Garage BFE = 77.9’. FFE required 1’ above BFE = 78.9’.
3. Page 1: Zone AE. Residence BFE = 77.8’. FFE required 1’ above BFE = 78.8’.
4. Page 1: Zone AO. Garage BFE = 77.9’. 1’ AO depth HAG +1’ = ???. LAG 78.3 = 0.6’ below
BFE + 1’ Freeboard.
5. Page 1: Zone AO. Residence BFE = 77.8’. 1’ AO depth HAG + 1’ = ???. LAG 78.3 = 0.5’
below BFE + 1’ Freeboard.
6. Page 1: Clarify if work to place fill is to resolve flooding concerns for AE zone or AO zone.
7. Page 2: Assuming 1-ft ponding in Zone AO, is the west face of the structure still above that?
Please demonstrate similar to the east face. The map shows 76.28 in Zone AO versus 77.8
FFE. Please mention these elevations in this justification.
8. Statement regarding nature of the Zone AO needs to be verified per FIS or other modeling
provided.
9. Note, per KC imap and COR map contours of the upstream properties have elevations
below the BFE and due to low grades west of the subject property applicant to submit
substantive evidence of flooding source if different from FIRM and FIS.
Comments – Draft Elevation Certificates:
1. Update elevation certificates accordingly to comments above.
The following comments represent additional information or corrections that should be made
when considering surface water layout and configuration:
1. 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 project proposes a detention facility to meet
the flow control requirement.
a. In the current configuration, the grading associated with the detention
facility may conflict with the critical root zone of saved tree(s) to the east in
Lot 3.
b. The vault placement is close to the southern property border at significant
depth. Applicant should show or provide narrative pertaining to planned
construction method; any offsite work will require an executed temporary
construction easement prior to construction permit issuance.