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321 3rd Avenue South, Suite 406 Seattle, Washington 98104 206.596.7115 coterraengineering.com
ENGINEERING PLLC
July 16, 2025
Nathan Janders
Community and Economic Development Department | Planning Division
City of Renton
1055 S. Grady Way
Renton, WA 98057
Njanders@Rentonwa.gov
Re: Willowcrest Townhomes Phase II
Project Number: LUA25-000073/PR25-000021
Project Address: 1132 Edmonds Ave NE
Response to Land Use Comments #1
Dear Nathan:
We are providing you with this letter to respond to your land use submittal #1 comments, dated
5/01/25, for the Willowcrest Townhomes Phase II referenced above. Provided below are
responses to the redline comments on the civil engineering plans.
Page 2:
1. Maintenance access to the detention system shall be provided in accordance with
RSWDM section 5.1.2.1. Applicant shall revise both TIR and construction plans to
demonstrate how maintenance access will be provided.
Vactor truck will park on public access drive in NW corner of the site, and walk hose south to
vault access lid. Maintainability access letter from Bravo Environmental included with this
resubmittal.
2. The proposed shoring wall must be set back at minimum 3-feet from the public right-
of-way per RMC 4-4-040(C)2.d. The applicant shall revise the plans to demonstrate a 3-
foot setback is provided.
All comments accepted and plans revised per comments.
3. Conceptual plans depict a typical roadway section consisting of 21.67-feet of paved
width, a 0.5-foot curb, a 9-foot bio-swale, an 8-foot sidewalk, and 2.75-feet of clear
space. Plans shall be revised to provide the following half street: 24-foot paved road,
0.5-foot curb, 9 foot bio-swale, 8-foot sidewalk, street trees and storm drainage
improvements.
All comments accepted and roadway, sidewalk, and bioretention design revised on plan.
4. Applicant’s submitted conceptual water plan depicts approximately 327 linear feet of
12-inch watermain from the existing 16-inch Highlands 435 (low) pressure zone in
Edmonds Ave NE to the eastern most property line servicing all units within the site.
The low-pressure water main in Edmonds cannot provide adequate pressure for the
fire sprinkler system. The new watermain shall be connected to the 12-inch Highlands
565 pressure zone watermain within Tract-B/Tract-A (in Willowcrest I) and extend to
east margin of Edmonds Ave NE with a 12-inch stub in Edmonds Ave NE to the north
property line.
Mr. Nathan Janders
July 16, 2025
Page 2 of 3
321 3rd Avenue South, Suite 406 Seattle, Washington 98104 | 206-596-7115 | www.coterraengineering.com
Comments accepted and watermain redesigned to connect to Highlands 565 pressure zone
on plans.
5. Conceptual utility plans depict the sewer easement, however, building F is shown
within the easement area. No retaining walls, structures, or footings shall encroach
within the public easement. Plans shall be updated to relocate the structure or utility
such that the structure does not encroach within the easement.
All comments accepted and plans revised per comments.
Page 3:
1. There shall be 10-feet horizontal separation between the new watermain and any
building per Appendix K of the City’s 2019 Water System Plan.
Comment accepted and factored into watermain redesign per comments.
2. A pressure reducing valve (PRV) is required downstream of each domestic water
meter because the pressure is over 80 psi.
PRVs for each domestic water meter will be located in the respective unit.
3. Conceptual plans depict a 15-ft wide public water easement. Easement shall be revised
to include all water services and hydrants.
Comment accepted and water Easement revised per comments.
4. No retaining walls or structures shall encroach within the public easement. A retaining
wall along the northern property line is depicted within the easement area. Applicant
shall relocate either the wall or utility such that the wall is outside of the easement
area.
Comment accepted and factored into watermain redesign per comment.
5. Applicant proposes a 1-inch service and meter per unit. Each water meter shall front
the unit it serves, and no grouping of meters shall occur. Plans shall be revised to
depict meters fronting each unit.
Comment accepted and factored into watermain redesign per comments.
6. Applicant proposes two fire hydrants along the private drive. One hydrant shall be
located near the entrance from Edmonds Ave NE. The second hydrant can be installed
near the connection to the water main in Willowcrest I
Noted, plan revised per comment.
7. If existing hydrants are used to meet the hydrant requirement and are not equipped
with a 5-inch STORZ fitting, then they shall be modified to be equipped with one.
Noted.
8. If existing sewer stub is no longer in use, applicant shall cut and cap at the main.
Noted.
9. The conceptual plans depict the proposed detention tank near a retaining wall and
proposed structures. Applicant shall demonstrate that the retaining wall can support
the load of the tank when in a state of overflow. Additionally, applicant shall
demonstrate that the tank is outside the zone of influence of the townhome footings or
provide calculations demonstrating that the tank can withstand the added loading.
Detention tank is now shown on downhill side of shoring wall. Face of detention tank will also
serve as face of retaining wall.
Mr. Nathan Janders
July 16, 2025
Page 3 of 3
321 3rd Avenue South, Suite 406 Seattle, Washington 98104 | 206-596-7115 | www.coterraengineering.com
10. Staff concurs with the use of a bioretention planter for water quality, however, it shall
be designed per RSWDM Section 6.4.3.2.
Bioretention planter will be designed per RSWDM Section 6.8.
11. The proposal does not depict installation of streetlights. Applicant shall revise the
plans to depict street lighting and provide a photometric analysis in accordance with
RMC 4-6-060.
Refer to electrical site plan for street lighting and photometric analysis.
Call me if you have questions or need additional information at this time.
Sincerely,
Peter Apostol, PE
Principal
Henry Stefan, PE
Project Manager
Z:\2021 Project Documents\21011 Willowcrest II\Permitting\2025-07-15 Land Use Comment Response\Willowcrest Landuse Comments #1 Responses.doc