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Home My WebLink AboutEX_08_C_Kent_Correspondence1 Jill Ding From:Park, Sang <SPark@kentwa.gov> Sent:Friday, October 31, 2025 11:05 AM To:Heather Bray Cc:Yong Qi; Jill Ding; Taylor, Brennan Subject:RE: Resbumittal - Windsor Court - LUA25-000148 Hello Heather, Probably not? Road A as proposed (public Renton road) would not meet 2600 ft intersection/intersection spacing requirement, so (with the deviation) it needs to be at a location as far as feasible from 196th. Problem is – the location as shown on their plan *also* does not meet 300 ft driveway/intersection requirement (it’s about 213 ft from the driveway to the north). I’m currently awaiting to see if PW/Transportation would weigh in with comments prior to shipping the correction letter over. So… TBD. Sang Sang W Park, PE, CESCL, Civil Engineer 4 Development Engineering | Economic & Community Development 400 West Gowe, Kent, WA 98032 Main 253-856-5490 spark@kentwa.gov CITY OF KENT, WASHINGTON KentWA.gov Facebook X YouTube Instagram PLEASE CONSIDER THE ENVIRONMENT BEFORE PRINTING THIS E-MAIL From: Heather Bray <HBray@rentonwa.gov> Sent: Friday, October 31, 2025 10:54 AM To: Park, Sang <SPark@kentwa.gov> Cc: Yong Qi <yqi@rentonwa.gov>; Jill Ding <JDing@Rentonwa.gov>; Taylor, Brennan <BTaylor@kentwa.gov> Subject: RE: Resbumittal - Windsor Court - LUA25-000148 This message originated outside the City of Kent. Use caution when following links or opening attachments as they can be malicious. Please contact IT Security at ISP@KentWA.gov with any questions. Thank you for such a quick reply! Do you know if the transportation comments will affect the current intersection location of Road A with 108th Ave SE? HEATHER BRAY, Civil Engineer III City of Renton // Development Engineering Virtual Permit Center // Online Applications and Inspections CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. EXHIBIT 8 RECEIVED 11/13/2025 jding PLANNING DIVISION Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 2 o*ice 425-430-7383 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: Park, Sang <SPark@kentwa.gov> Sent: Friday, October 31, 2025 10:50 AM To: Heather Bray <HBray@rentonwa.gov> Cc: Yong Qi <yqi@rentonwa.gov>; Jill Ding <JDing@Rentonwa.gov>; Taylor, Brennan <BTaylor@kentwa.gov> Subject: RE: Resbumittal - Windsor Court - LUA25-000148 Hello Heather, We have received the deviation requests for the stormwater and transportation. Transportation – initial review is being wrapped up and will be sent back with comments for revision/resubmittal. Once revised per comments, I anticipate it would be approved with condition to provide the required frontage improvement per City std (minor civil permit). Stormwater – deviation request is on my workload. Plan on reviewing and then routed to the City stormwater subject experts in the City for additional comments. I *think* this would be approved as well? But will know for sure once we go through the documents. Sang Sang W Park, PE, CESCL, Civil Engineer 4 Development Engineering | Economic & Community Development 400 West Gowe, Kent, WA 98032 Main 253-856-5490 spark@kentwa.gov CITY OF KENT, WASHINGTON KentWA.gov Facebook X YouTube Instagram PLEASE CONSIDER THE ENVIRONMENT BEFORE PRINTING THIS E-MAIL From: Heather Bray <HBray@rentonwa.gov> Sent: Friday, October 31, 2025 10:40 AM To: Park, Sang <SPark@kentwa.gov> Cc: Yong Qi <yqi@rentonwa.gov>; Jill Ding <JDing@Rentonwa.gov> Subject: RE: Resbumittal - Windsor Court - LUA25-000148 This message originated outside the City of Kent. Use caution when following links or opening attachments as they can be malicious. Please contact IT Security at ISP@KentWA.gov with any questions. Good Morning Sang, We have received an updated site plan from the applicant for our Windsor Court land use application. When we last spoke, the applicant had not yet submitted the stormwater deviation request. I would like to ask you a few follow up questions: CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 3 • Has the applicant submitted that request yet, and is it processing? • Do you think the City of Kent is going to support the stormwater deviation? • Has Kent transportation weighed in on the transportation deviation request yet? Let me know, thanks! HEATHER BRAY, Civil Engineer III City of Renton // Development Engineering Virtual Permit Center // Online Applications and Inspections o*ice 425-430-7383 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: Jill Ding <JDing@Rentonwa.gov> Sent: Friday, October 31, 2025 10:17 AM To: Heather Bray <HBray@rentonwa.gov>; Corey Thomas <cthomas@rentonrfa.org> Cc: Yong Qi <yqi@rentonwa.gov> Subject: FW: Resbumittal - Windsor Court - LUA25-000148 Good Morning, I’ve received the attached revised layout for Windsor Court, could you take a look and let me know if you have any comments or concerns with the revised layout? Thanks, JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: Laura Bartenhagen <laura.bartenhagen@esmcivil.com> Sent: Thursday, October 30, 2025 2:57 PM To: Jill Ding <JDing@Rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com>; John Everett <John.Everett@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Heather Bray <HBray@rentonwa.gov> Subject: RE: Resbumittal - Windsor Court - LUA25-000148 Good afternoon Jill, We have updated the Windsor Court site plan per your comments below. Please review and let me know if this works for you and if so, we can update the remaining sheets in the plan set as well as the storm report and re-submit. Thank you, CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 4 LAURA BARTENHAGEN, PE, LEED AP ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Thursday, October 9, 2025 10:37 AM To: Laura Bartenhagen <laura.bartenhagen@esmcivil.com>; Tom DeDonato <tomdedonato1@gmail.com>; John Everett <John.Everett@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Heather Bray <HBray@rentonwa.gov> Subject: RE: Resbumittal - Windsor Court - LUA25-000148 Laura, I was able to discuss the proposed alley loaded layout with the Current Planning Manager this morning. He really liked the alley layout proposed to access proposed Lots 1-3 over Lot 20. This would result in the removal of 3 curb cuts from the public street frontage. The alley standard would be 16’ of right-of-way with 12’ of paving, however there have been instances where we have reduced the row width to 12’ to match the paved width, you may want to look into whether or not this would be feasible for your project. For the alley proposed between Lots 7 and 8, we believe that the access width could be reduced to allow for the retention of both lots. Bot lots could access off the hammerhead turnaround via side loaded garages, which would be acceptable. For Lots 10-19, it would be difficult to provide an alley loaded access for these lots. Instead, these lots would be required to be accessed via joint-use driveways to reduce the number of curb cuts (out joint- use driveway standards are copied below). 9. Joint Use Driveways: a. Benefits: Joint use driveways reduce the number of curb cuts along individual streets and thereby improve safety and reduce congestion while providing for additional on-street parking opportunities. Joint use driveways should be encouraged when feasible and appropriate, particularly when there is existing underutilized parking proximate to a subject site. (Ord. 4517, 5-8-1995) b. Where Permitted: Adjoining lots may utilize a joint use driveway accessed from a public street where such joint use driveway reduces the total number of driveways entering the street network, subject to the approval of the Department of Community and Economic Development. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent access easement when said driveway does not exist upon a common property line. If the adjoining lots are residential, the joint use driveway shall provide access to no more than two (2) lots and each lot shall abut a public street. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City. JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 5 From: Laura Bartenhagen <laura.bartenhagen@esmcivil.com> Sent: Wednesday, October 8, 2025 8:58 AM To: Jill Ding <JDing@Rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com>; John Everett <John.Everett@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Heather Bray <HBray@rentonwa.gov> Subject: RE: Resbumittal - Windsor Court - LUA25-000148 Good morning Jill, We have been working on trying to fit alley loaded products into this project, and we cannot figure out how to orient access and lots in order to make it work. When you were looking at this recently, did you see a way to fit alley loaded products? The reason I ask is because this general layout was previously submitted to the City in April 2025 and ready to go to hearing in the summer, before finding out we have to address Kent deviations, so we assumed the layout was acceptable. We then also made some minor revisions for Soos Creek water and sewer connections. Attached is an exhibit showing how alley loading could be done, although it does not quite meet the typical alley designs, where they tie into 2 roads. We are not able to tie into 107th because it is a private road and we are only allowed one access with a deviation into 108th. With this somewhat rough design of what I think an alley loading could look like (although alleys are not typically dead ends, so this is more joint use drive type of design) the project would lose 2 lots which I don’t think is to the client or City’s benefit. Typically alley loaded products fit in properties that have sufficient depth to accommodate roads on 3-4 sides and alleys in the middle, which this project does not (see example screenshot below). CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 6 Please review and let us know your thoughts on how this may be able to work on the property. We are also available to meet if preferred to discuss over Teams or in person. Thank you, LAURA BARTENHAGEN, PE, LEED AP ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Thursday, October 2, 2025 8:55 AM To: Laura Bartenhagen <laura.bartenhagen@esmcivil.com>; Tom DeDonato <tomdedonato1@gmail.com>; John Everett <John.Everett@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Heather Bray <HBray@rentonwa.gov> Subject: RE: Resbumittal - Windsor Court - LUA25-000148 Laura, We have discussed the layout and the proposed driveways internally. Our subdivision regulations include language regarding access, specifically alley loaded access. Alley access is our preferred street pattern for residential development (see RMC 4-7-150), in order to deviate from the requirement to provide an alley loaded layout, the applicant would need to be demonstrate, to the City’s satisfaction, that alleys are not feasible. The purpose of an alley loaded layout is the elimination of curb cuts along the street frontage and the reduction in potential conflicts between vehicular traffic and pedestrians, it also allows for an uninterrupted landscape strip with more street trees. As this point we would not be able to support the proposed layout, including individual curb cuts for each lot. The City would consider granting an exception from the requirement for an alley loaded layout for this proposed project, if the project incorporated joint use driveways. In order for the project to be taken off hold, please update the layout in either include an alley loaded access or joint use driveways. 5. Alley Access: Alley access is the preferred street pattern for all new residential development. All new residential development in an area that has existing alley(s) shall utilize alley access. New residential development in areas without existing alleys shall utilize alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the use of alley(s) may not be required. The City will consider the following factors in determining whether the use of alley(s) is not practical: a. Size: The new development is a short plat. b. Topography: The topography of the site proposed for development is not conducive for an alley configuration. c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys. d. If site characteristics allow for the effective use of alleys. Thanks, JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 7 office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: Laura Bartenhagen <laura.bartenhagen@esmcivil.com> Sent: Wednesday, October 1, 2025 9:04 AM To: Jill Ding <JDing@Rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com>; John Everett <John.Everett@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Heather Bray <HBray@rentonwa.gov> Subject: RE: Resbumittal - Windsor Court - LUA25-000148 Good morning Jill, Attached is the email correspondence that the transportation and stormwater deviation requests will be acceptable to the City of Kent. We are currently going through the formal deviation process, but we have received positive confirmation that these will be approved, so I am hoping that addresses items 1 and 2 below. Regarding the driveways, they are currently proposed as 16’ wide for a double garage and at least 5’ from the property line. I think the error we made is that we did not show the ramps, see screenshot below with the lines in red. Regarding doing joint use drives, at this time, the project does not have planned home footprints, so not knowing how the house is oriented, we do not know which would work for joint use drives, so we would prefer to have each home have a separate driveway. Please review and let me know if the missing red lines were the concern or if you had specific locations where the driveways do not meet the required standards. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 8 Thank you, LAURA BARTENHAGEN, PE, LEED AP ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Wednesday, October 1, 2025 7:30 AM To: Tom DeDonato <tomdedonato1@gmail.com>; John Everett <John.Everett@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Heather Bray <HBray@rentonwa.gov>; Laura Bartenhagen <laura.bartenhagen@esmcivil.com> Subject: RE: Resbumittal - Windsor Court - LUA25-000148 Good Morning, We have reviewed the documents, there are a couple of items that a needed for us to be able to take the project off hold, please provide the following: 1. Documentation/email from the City of Kent that the intersection location of Road A is acceptable (Deviation request to 2021 Kent Design and Construction Standards); and 2. Documentation/email from the City of Kent that they will support an adjustment to their stormwater regulations (Deviation request to 2022 Kent Surface Water Design Manual). In addition, we also have some concerns with the individual curb cuts that are proposed to provide access to the new lots. There appear to be some curb cuts that are wider than are permitted by code and Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 9 do not comply with the minimum setback requirements from the property line. It appears there are some opportunities to incorporate some joint use driveways within the proposed design. We would also recommend reducing the width of the individual driveway access points to as narrow as 9’. Would you like to revise the layout at this time to incorporate these changes or would you prefer to move forward with the design as proposed and have the City recommend alternatives as a condition of approval? For your convenience I have copied the driveway standards below (RMC 4-4-080I): I. DRIVEWAY DESIGN STANDARDS: 1. Driveway Location – Hazard Prohibited: No driveway shall be constructed in such a manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating device, fire hydrant, abutting street traffic, or similar devices or conditions. The cost of relocating any such street structure when necessary to do so shall be borne by the abutting property owner. Said relocation of any street structure shall be performed only through the Department and person holding authority for the particular structure involved. (Ord. 4517, 5-8-1995; Ord. 5676, 12-3-2012) 2. Driveway Spacing Based Upon Land Use: a. Industrial, Warehouse and Shopping Center Uses: i. The location of ingress and egress driveways shall be subject to approval of the City under curb cut permit procedures. ii. There shall be a minimum of forty feet (40') between driveway curb returns where there is more than one (1) driveway on property under unified ownership or control and used as one (1) premises. iii. Driveways shall not be closer than five feet (5') to any property line (except as allowed under subsection I9 of this Section, Joint Use Driveways). b. All Other Uses: i. The location of ingress and egress driveways shall be subject to approval of the Department under curb cut permit procedures. ii. Driveways shall not be closer than five feet (5') to any property line (except as allowed under subsection I9 of this Section, Joint Use Driveways). (Ord. 4517, 5-8-1995) iii. There shall be a minimum of eighteen feet (18') between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one (1) premises. (Ord. 3988, 4-28-1986; Ord. 5729, 10-20-2014; Ord. 6160, 6-16-2025) 3. Driveway Width Maximums Based Upon Land Use: a. Industrial, Warehouse and Shopping Center Uses: i. Driveway width (aggregate width if more than one (1) driveway exists) shall not exceed forty percent (40%) of the street frontage. ii. The width of any driveway shall not exceed fifty feet (50') exclusive of the radii of the returns or taper section, the measurement being made parallel to the centerline of the street roadway. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 10 iii. The Administrator may grant an exception upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. (Ord. 5156, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012) b. Single-Family and Middle Housing Uses: Along the street frontage, the maximum width of single- loaded garage driveways shall not exceed nine feet (9'), and the maximum width of double-loaded garage driveways shall not exceed sixteen feet (16'). Within the property boundary, the driveway may expand beyond the maximum allowed width; provided, that the maximum driveway angle is met in conformance with subsection I5 of this Section, and the driveway width does not exceed forty percent (40%) of the street frontage. (Ord. 5517, 12-14-2009) c. All Other Uses: i. Driveway width (aggregate width if more than one (1) driveway exists) shall not exceed forty percent (40%) of the street frontage. ii. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway. (Ord. 5729, 10-20-2014; Ord. 6160, 6-16-2025) 4. Maximum Number of Driveways Based Upon Land Use: a. Industrial, Warehouse and Shopping Center Uses: There shall be no more than two (2) driveways for each three hundred thirty feet (330') of street frontage serving any one (1) property or among abutting properties under unified ownership or control. For each additional one hundred sixty-five feet (165') of street frontage an additional driveway may be allowed. b. All Other Uses: There shall be no more than one (1) driveway for each one hundred sixty-five feet (165') of street frontage serving any one (1) 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 subject to the other requirements of this Section. (Ord. 3988, 4-28-1986; Ord. 5729, 10-20- 2014) 5. Driveway Angle – Minimum: The angle between any driveway and the street roadway or curb line shall not be less than forty-five degrees (45°). 6. Driveway Grades – Maximum Based Upon Land Use: a. Single-Family and Middle Housing Uses: Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence entering public or private streets, alleys, sidewalks, and/or pedestrian pathways. To exceed fifteen percent (15%), a variance from the Administrator is required. (Ord. 6160, 6-16-2025) b. All Other Uses: Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. (Ord. 5157, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012) 7. Surfacing Requirements for Driveways and Driveway Encroachments: Driveways and driveway approaches in the public right-of-way shall be paved with asphaltic concrete, cement, or equivalent alternative materials of a permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used where feasible and consistent with the Surface Water Design Manual. 8. Two (2) Track Driveway Design: For single-family and middle housing lots, driveways may provide a pervious strip in the center in order to reduce the impervious surface of driveways. A two (2) track driveway does not allow for an increase in allowed driveway width. (Ord. 6160, 6-16-2025) 9. Joint Use Driveways: Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 11 a. Benefits: Joint use driveways reduce the number of curb cuts along individual streets and thereby improve safety and reduce congestion while providing for additional on-street parking opportunities. Joint use driveways should be encouraged when feasible and appropriate, particularly when there is existing underutilized parking proximate to a subject site. (Ord. 4517, 5-8-1995) b. Where Permitted: Adjoining lots may utilize a joint use driveway accessed from a public street where such joint use driveway reduces the total number of driveways entering the street network, subject to the approval of the Department of Community and Economic Development. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent access easement when said driveway does not exist upon a common property line. If the adjoining lots are residential, the joint use driveway shall provide access to no more than two (2) lots and each lot shall abut a public street. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City. (Ord. 3988, 4-28-1986; Ord. 4517, 5-8-1995; Ord. 5450, 3-2-2009; Ord. 5727, 10- 20-2014; Ord. 5867, 12-11-2017) 10. Driveways Providing Access or Connection To and From the State Highway System: Any driveway providing access or connection to or from the state highway system shall be designed and installed pursuant to RMC 4-6-060F10. JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: Tom DeDonato <tomdedonato1@gmail.com> Sent: Monday, September 29, 2025 10:17 AM To: Jill Ding <JDing@Rentonwa.gov>; 'John Everett' <John.Everett@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Heather Bray <HBray@rentonwa.gov>; 'Laura Bartenhagen' <laura.bartenhagen@esmcivil.com> Subject: RE: Resbumittal - Windsor Court - LUA25-000148 Thanks Jill. We’re anxious to get back under review. Please let us know if the submitted docs will be sufficient for that purpose. Tom Thomas J. DeDonato (425) 417-3455 From: Jill Ding [mailto:JDing@Rentonwa.gov] Sent: Monday, September 29, 2025 9:30 AM To: John Everett Cc: Tom DeDonato; Yong Qi; Heather Bray; Laura Bartenhagen Subject: RE: Resbumittal - Windsor Court - LUA25-000148 CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 12 Hello John, I will sent you an FTP link in a separate email, please upload the documents to the link in that email. Thanks, JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: John Everett <John.Everett@esmcivil.com> Sent: Monday, September 29, 2025 9:25 AM To: Jill Ding <JDing@Rentonwa.gov> Cc: Tom DeDonato <tomdedonato1@gmail.com>; Yong Qi <yqi@rentonwa.gov>; Heather Bray <HBray@rentonwa.gov>; Laura Bartenhagen <laura.bartenhagen@esmcivil.com> Subject: Resbumittal - Windsor Court - LUA25-000148 Hi Jill, We’d like to submit a revised preliminary plat reflecting revisions to comply with Kent requirements (108th access, etc). Do we just email you the materials? Thanks, JOHN EVERETT ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Monday, September 8, 2025 12:20 PM To: John Everett <John.Everett@esmcivil.com>; David Aldridge <David.Aldridge@esmcivil.com> Cc: Tom DeDonato <tomdedonato1@gmail.com>; Yong Qi <yqi@rentonwa.gov>; Heather Bray <HBray@rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hello John, You may reach out to Corey at the RFA directly. Please cc myself, Yong and Heather on your email. I’m also happy to set up a meeting to discuss if that would be beneficial. Thanks, JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 13 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: John Everett <John.Everett@esmcivil.com> Sent: Monday, September 8, 2025 12:12 PM To: Jill Ding <JDing@Rentonwa.gov>; David Aldridge <David.Aldridge@esmcivil.com> Cc: Tom DeDonato <tomdedonato1@gmail.com>; Yong Qi <yqi@rentonwa.gov>; Heather Bray <HBray@rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hi Jill, I’ve taken over for David Aldrige on this project for ESM. I’m forwarding the attached email chain to you in hopes it’s reaching the right personnel. Can you please advise how/who best to approve the revision in fire access turnaround described therein. Thanks so much! From: Jill Ding <JDing@Rentonwa.gov> Sent: Wednesday, May 21, 2025 2:00 PM To: David Aldridge <David.Aldridge@esmcivil.com> Cc: Tom DeDonato <tomdedonato1@gmail.com>; Yong Qi <yqi@rentonwa.gov>; Heather Bray <HBray@rentonwa.gov> Subject: RE: Pre-Application: Windsor Court David, We have been working on processing the application materials and preparing the application for acceptance. You should be receiving an acceptance letter by the end of the week. However, during the course of our initial review, it has become clear that additional information is needed to complete our review of this application. Please see the attached memo prepared by Yong Qi, which identifies the issues that need to be resolved. Please feel free to reach out to Yong directly if you have any questions. If the comments in this memo can be addressed, which may include the resubmittal of a TIR and updated plan set, by the end of the day on Friday, May 30th, we will continue reviewing this application. If the comments cannot be addressed by the end of the day on Friday, May 30th, the project review will be placed “On Hold” and the public hearing date will need to be rescheduled. Thanks, CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. JOHN EVERETT Principal | Director of Planning john.everett@esmcivil.com ESM CONSULTING ENGINEERS www.esmcivil.com Federal Way | Lynnwood 32001 32nd Ave S, Ste 200 Federal Way, WA 98001 253.838.6113 office Civil Engineering | Surveying | Land Planning | Landscape Architecture | GIS Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 14 JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Tuesday, May 20, 2025 10:15 AM To: Jill Ding <JDing@Rentonwa.gov> Cc: Tom DeDonato <tomdedonato1@gmail.com>; Yong Qi <yqi@rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hi Jill, Checking back in on this. Please let me know what is required to get a letter of complete application. Thank you. -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Tom DeDonato <tomdedonato1@gmail.com> Sent: Friday, May 16, 2025 4:07 PM To: 'Jill Ding' <JDing@Rentonwa.gov>; 'Yong Qi' <yqi@rentonwa.gov> Cc: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court Proof of payment attached. Jill/Yong, can you confirm that this gets us to complete application? Thanks. Tom Thomas J. DeDonato (425) 417-3455 From: David Aldridge [mailto:David.Aldridge@esmcivil.com] Sent: Friday, May 16, 2025 10:53 AM To: Jill Ding Cc: Yong Qi; Tom DeDonato Subject: RE: Pre-Application: Windsor Court The fees are the only remaining requirement to find the application complete, correct? DAVID ALDRIDGE III CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 15 ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Friday, May 16, 2025 10:42 AM To: David Aldridge <David.Aldridge@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court We anticipate these changes becoming effective by the end of June or early July. JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Friday, May 16, 2025 10:12 AM To: Jill Ding <JDing@Rentonwa.gov> Cc: Yong Qi <yqi@rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court Hi Jill, When are those code changes increasing ROW widths officially in effect? -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Monday, May 12, 2025 9:04 AM To: David Aldridge <David.Aldridge@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court David, Please find attached the invoice for the Windsor Court Subdivision. In invoice can be paid online via the “Online Applications and Inspections” link in my signature line below. Please let me know when the invoice has been paid and I will begin processing the application. All fees must be paid before the City will consider your land use permit application received. Until the application is received, the City cannot determine whether the application is complete or incomplete. Thanks, CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 16 JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Friday, May 9, 2025 8:37 AM To: Jill Ding <JDing@Rentonwa.gov> Cc: Yong Qi <yqi@rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court Uploaded yesterday. DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Friday, May 09, 2025 7:31 AM To: David Aldridge <David.Aldridge@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court David, Please upload all files as all files were required to be renamed. Thanks, JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Thursday, May 8, 2025 9:22 AM To: Jill Ding <JDing@Rentonwa.gov> Cc: Yong Qi <yqi@rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court Jill, Do you want all the files again, or just the files that have been revised? CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 17 DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Thursday, May 08, 2025 9:20 AM To: David Aldridge <David.Aldridge@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court David, A link to our FTP site has been sent in a separate email, please let me know when all files have been uploaded for review. Thanks, JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Wednesday, May 7, 2025 3:04 PM To: Jill Ding <JDing@Rentonwa.gov> Cc: Yong Qi <yqi@rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court Hi Jill, Please find the attached response letter and relevant files. Please take a look and let me know if we are OK to formally to apply. Thanks. -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Thursday, April 24, 2025 7:39 AM To: David Aldridge <David.Aldridge@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court David, CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 18 The City can certainly dictate to you how you will comply with the tree retention regulations. Most applicants prefer to come up with their own proposal, that they believe meets code, and have the City review the proposal. Thanks, JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Wednesday, April 23, 2025 4:09 PM To: Jill Ding <JDing@Rentonwa.gov> Cc: Yong Qi <yqi@rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court Hi Jill, Looks like there were not tree protection easements proposed with the approved preliminary plat for Sophie Jo. Your comment from the staff report says to show those easements at engineering/final plat. Does that mean we can identify the easement area with later with the final tree retention plan (perhaps include a note in the pplat set saying “tree protection easements to be included with final plat” or something similar?)? DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Wednesday, April 23, 2025 3:56 PM To: David Aldridge <David.Aldridge@esmcivil.com> Cc: Yong Qi <yqi@rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court David, CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 19 I would take a look at the Sophie Jo Short Plat, as ESM also worked on the design for this project. The Sophie Jo Short Plat included a tree retention easement at the rear of the lots and would provide an example for you to follow. Thanks, JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Wednesday, April 23, 2025 12:37 PM To: Jill Ding <JDing@Rentonwa.gov> Cc: Yong Qi <yqi@rentonwa.gov>; Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court Hi Jill, Renton’s spacing requirements make it so that most the replacement trees are essentially isolated with one per lot. So I have a couple questions regarding the replacement tree easements: • Do you have any preferences for the dimensions of the easements (e.g., large enough to fit the typical CRZ of the mature tree?) • Do you have pro forma language for the easement plat notes? Thanks. -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Thursday, April 17, 2025 10:14 AM To: Tom DeDonato <tomdedonato1@gmail.com> Cc: David Aldridge <David.Aldridge@esmcivil.com>; Yong Qi <yqi@rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Good Morning Tom, We have prescreened the application submittal items and have the following comments that need to be addressed before the application can be formally accepted for review: 1. All files shall be formatted and named in accordance with the City’s Electronic File Standards (see attached. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 20 2. The Master Application shall be signed and notarized by all current property owners listed on the Title Report. 3. There is a 10’ landscape buffer shown on the south side of Lot 19, what is the purpose of this landscape buffer? 4. A 10’ onsite landscape strip is required along all public street frontages (108th Ave SE and the new interior public street), this landscape strip shall be comprised of a mix of trees, shrubs, and ground cover. Please update the landscape plan to include this landscape strip. 5. Please update the Tree Retention and Credit Worksheet to include the required 53 tree credits in addition to the 157 tree credits require to mitigate for not complying with the 30% retention requirement. 6. Replacement trees shall be planted within tree tracts and/or tree protection easements. Please update the tree planting plan to include the replacement trees within tracts and/or easements. Thanks, JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: Tom DeDonato <tomdedonato1@gmail.com> Sent: Tuesday, April 15, 2025 11:03 AM To: Jill Ding <JDing@Rentonwa.gov> Cc: 'David Aldridge' <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court Thank you, Jill. Tom Thomas J. DeDonato (425) 417-3455 From: Jill Ding [mailto:JDing@Rentonwa.gov] Sent: Tuesday, April 15, 2025 11:02 AM To: Tom DeDonato Cc: 'David Aldridge' Subject: RE: Pre-Application: Windsor Court Tom, The documents have been received and are currently being pre-screened. We will let you know by the end of the week what comments we have that need to be addressed. Thanks, CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 21 JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: Tom DeDonato <tomdedonato1@gmail.com> Sent: Tuesday, April 15, 2025 10:59 AM To: Jill Ding <JDing@Rentonwa.gov> Cc: 'David Aldridge' <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court Jill - Checking back in on this. Thanks. Tom Thomas J. DeDonato (425) 417-3455 From: Tom DeDonato [mailto:tomdedonato1@gmail.com] Sent: Friday, April 11, 2025 10:23 AM To: 'Jill Ding' Cc: 'David Aldridge' Subject: RE: Pre-Application: Windsor Court Jill - My mistake. I understand that David submitted the files to you via a separate sharefile link. Please let us know of questions or additional needs. Thank you. Tom Thomas J. DeDonato (425) 417-3455 From: Tom DeDonato [mailto:tomdedonato1@gmail.com] Sent: Wednesday, April 09, 2025 11:35 AM To: 'Jill Ding' Cc: 'David Aldridge' Subject: RE: Pre-Application: Windsor Court CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 22 Jill - I understand from David that he uploaded all of the submittal documents to the permit portal. I have an account in the portal but don’t have access to this permit yet. Please let us know how the review is going and if you need more info. Thanks. Tom Thomas J. DeDonato (425) 417-3455 From: Tom DeDonato [mailto:tomdedonato1@gmail.com] Sent: Friday, April 04, 2025 3:26 PM To: 'David Aldridge'; 'Jill Ding' Subject: RE: Pre-Application: Windsor Court David/Jill - Attached are the Affidavits, maps and photos of the sign installations. Please let me know of questions or anything else needed. Thanks. Tom Thomas J. DeDonato (425) 417-3455 From: Tom DeDonato [mailto:tomdedonato1@gmail.com] Sent: Wednesday, April 02, 2025 5:23 PM To: 'David Aldridge'; 'Jill Ding' Subject: RE: Pre-Application: Windsor Court Jill - Signs will be up by end of day tomorrow, so I will take pictures and complete the affidavits right afterward. I can email to you, add to David’s file share, or…. Thanks. Tom Thomas J. DeDonato (425) 417-3455 Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 23 From: David Aldridge [mailto:David.Aldridge@esmcivil.com] Sent: Wednesday, April 02, 2025 4:15 PM To: Jill Ding Cc: Tom DeDonato Subject: RE: Pre-Application: Windsor Court Adding Tom to THE CORRECT email. Long day. -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: David Aldridge Sent: Wednesday, April 02, 2025 3:57 PM To: Jill Ding <JDing@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hi Jill, We are ready to submit the draft application package for prescreening. I have a couple of questions: • What is the process for submittal (I could provide a file share link if that works)? • What is the timing for the sign? The code says it should be up no more than 5 days before submittal of complete application. The prescreen cannot find the application Complete, but I noticed prescreen comments on another project that required affidavit to pass the prescreen. Please let me know how best to proceed. Thank you. -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Thursday, March 13, 2025 9:58 AM To: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court David, The code section that you cited below is the only section of code that allows for lot size and width variation. We do not have provisions that permit a deviation beyond 10%. If you take advantage of this code section, you would need to demonstrate that the average of the lot sizes and widths would comply with the minimum requirements of the zone. In addition, you should be aware that there is a proposed ordinance that is being drafted that would increase the width of residential streets from 53 feet to 60 feet. As we are looking to increase our residential street widths, we would not support a modification to reduce the street tree planting strip. If you want to be vested to the current 53- foot requirement, you will want to get your application vested before the new regulations take effect (we anticipate that the earliest these standards could be adopted would be by the end of June). Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 24 Thanks, JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Wednesday, March 12, 2025 10:22 AM To: Jill Ding <JDing@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hi Jill, We are working on implementation of full 8’ landscape strips to avoid disagreements with the City come Hearing time. However, this change is creating substandard lots below the minimum 3,000 sf requirement. Does Renton have a lot size flexibility code (10% max) when the average of all lot sizes exceeds minimum lot size. There is a code that allows averaging to accommodate variation-related open space requirements (see below), but I could not find one for subdivision design. Let me know. It would also be helpful to know if the City is more open to lot size averaging of modified landscape strips, because the alternative is losing lots/ Thanks for the help. -DLA -- DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Tom DeDonato <tomdedonato1@gmail.com> Sent: Friday, March 07, 2025 10:47 AM To: 'Jill Ding' <JDing@Rentonwa.gov>; David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court Jill - We were prepared for that and have both signs ready, so just needed to confirm location, so that is just what we need. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 25 Once we determine when we will be able to submit, we will install them within 5 days before submittal. Thanks for the quick response. Tom Thomas J. DeDonato (425) 417-3455 From: Jill Ding [mailto:JDing@Rentonwa.gov] Sent: Friday, March 07, 2025 10:40 AM To: David Aldridge Cc: Tom DeDonato Subject: RE: Pre-Application: Windsor Court David, Unfortunately, according to code (RMC 4-8-090), both a Public Information Sign and Public Outreach Sign would be required. Since you have two street frontages, I recommend installing the Public Information Sign on one street frontage and the Public Outreach Sign on the other street frontage. Thanks, JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Friday, March 7, 2025 9:17 AM To: Jill Ding <JDing@Rentonwa.gov> Cc: Tom DeDonato <tomdedonato1@gmail.com> Subject: RE: Pre-Application: Windsor Court Hi Jill, Thanks for joining us at the neighborhood meeting. Can you confirm that only one public not and one public outreach sign will be required along the 108th Ave S frontage? -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Jill Ding <JDing@Rentonwa.gov> Sent: Wednesday, February 26, 2025 2:18 PM CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 26 To: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court David, Yes, I will waive the requirement for a colored rendering. An image of the plat map in lieu of the colored rendering would be acceptable. Thanks, JILL DING, Senior Planner City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-6598 NOTICE OF PUBLIC DISCLOSURE: This message complies with Washington State’s Public Records Act – RCW 42.56 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Wednesday, February 26, 2025 2:03 PM To: Jill Ding <JDing@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Jill, We are currently commissioning a public outreach sign. One sign requirement is a color rendering of the project. This proposal is for a subdivision that the owner is not ultimately developing. Therefore, there are no housing products or other elements for which color would be useful. Theres just a plat. Could you waive the color rendering requirement for the public outreach sign? Thanks. -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Clark Close <CClose@Rentonwa.gov> Sent: Wednesday, February 05, 2025 3:34 PM To: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court David, Nice! Please follow our neighborhood meeting requirements (RMC 4-8-090) to ensure the neighborhood meeting only needs to take place once. Some common requirements that trip up developers is the city must be notified a minimum of seven (7) calendar days prior to the scheduled date of the meeting and inconsistencies with the notice section. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 27 Public outreach signs are a submittal requirement for preliminary plats. If after a pre-screen/review of the other submittal documents, and assuming this sign would not lead to a greater understanding of the project, we may determine that this is not needed and thus waive the sign. Thanks, CLARK CLOSE, Current Planning Manager City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-7289 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Wednesday, February 5, 2025 1:45 PM To: Clark Close <CClose@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hi Clark, We have our neighborhood meeting scheduled for this one and it’s finally getting there! I super quick question for you. Public Outreach signs: I definitely see the utility of this for a developer-initiated project with spec home products and fancy color palates. However, this project is just a plat by a property owner to make the land more valuable to an actual developer. They don’t really have a personalized message to convey. So my question is, do you ever waive the Public Outreach sign or at least defer it to the permitting stage where there’s actually imminent plans to build something? Thanks again for all the help. Hope all is well. -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Clark Close <CClose@Rentonwa.gov> Sent: Wednesday, November 06, 2024 2:57 PM To: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court David, Thanks! No, you don’t need multiple pre-application for the same project. It was just a suggestion to give your new planner (along with RRFA and DE) an opportunity to sit with the current proposal. If you are ready to go to prescreen, I could sit-in on a pre-screen intake meeting for a potentially smoother transition. Normally, the assigned planner would just email you the file share link and then spends the next few days going over the material and preparing any correction comments that lead to a complete application. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 28 Let me know your preferred path and I’ll work with staff on my end to get you a file share link to upload the submittal documents. Regards, CLARK CLOSE, Current Planning Manager City of Renton // Planning Virtual Permit Center // Online Applications and Inspections office 425-430-7289 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Wednesday, November 6, 2024 1:58 PM To: Clark Close <CClose@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hi Clark, Thanks again for all the great info in suggestions. Also, late congrats on the promotion! I did not notice until you mentioned passing off the review. As for the additional pre-submittal, is there an actual code requiring a new one or is this merely a suggestion? We certainly appreciate that there will be a new reviewer on Renton’s end. However, this one has been kicking around for some time and the owner is quite anxious to get the process started as quickly as possible. The submittal package is nearly complete and have countless email threads and a pre-submittal conference with the new PM to get in sync. I also think there has been like 3 pre-app meetings already for this one, so we do not think another will yield much new information. Let me know. Thanks again. -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Clark Close <CClose@Rentonwa.gov> Sent: Friday, October 25, 2024 1:53 PM To: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court David, Thanks for your email. I’m doing well. I’m glad to hear you are getting closer to submitting a land use permit. Based on where we are at, it will be best if you submit for a new pre-application meeting. The primary reason being that I will need to assign this to a new planning project manager and it would be good for them and you to have a clean start. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 29 Yes, there will be a few changes now that this project is a plat. For example, Road A and Road B will both be public streets and shared driveways are not allowed for subdivisions with 10 or more lots. See below for one potential draft layout that pushes you closer to code compliance without dropping any of the 18 proposed lots. The building encroachment along the south property line and the proposed 4’ wall along the north property line will need a clear plan. Regarding submittal waivers, you will need to submit a construction mitigation plan, but the other items are typically waived at pre-screen if there are no critical areas. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 30 Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 31 Let me know if you have any other questions. Thanks, CLARK CLOSE, Current Planning Manager City of Renton // Community and Economic Development 1055 S Grady Way, Renton, WA 98057 // office 425-430-7289 From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Friday, October 25, 2024 9:42 AM To: Clark Close <CClose@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hi Clark, Long time no talk! Hope you are doing well. We are still gearing up to submit this proposal. The project hit the skids briefly, but, after several market considerations, the owner has decided to convert this project to a standard subdivision. I have attached a draft plan set for you review and comment. Please give it a once let me know what you think. Given the change in approach, I want to make sure we don’t have any fatal flaws. Additionally, can you answer a few questions: • From Renton’s point of view, what if anything changes now that this project is a plat? • Please confirm another presub is not required • Please confirm these items can be waived: o Construction Mitigation (no construction with preliminary plat) o Floor Plans (no construction with preliminary plat) o Hazardous Material Management statement (no materials/construction with preliminary plat) o Flood Hazard Data (not in a flood zone) o Habitat data report (no habitats) o Affordable housing documentation (100% market rate) Any feedback you have will be extremely helpful. We are hoping to submit soon. Thanks again! -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Clark Close <CClose@Rentonwa.gov> Sent: Thursday, July 18, 2024 10:26 AM To: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 32 David, Please see responses below in blue. Thanks, CLARK CLOSE, Current Planning Manager City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Thursday, July 18, 2024 8:43 AM To: Clark Close <CClose@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hi Clark, We are fully underway with getting an application together for this project. I have a few of very easy questions for you: • Do you have any suggestions for a neighborhood meeting location? (any local places that have been frequently used for these meetings?) Per RMC 4-8-090A.4, Location: The meeting shall be held at a location open to the public and that is in compliance with the Americans with Disabilities Act and can accommodate a reasonable number of neighbors within the notification boundary. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site, unless an alternate meeting location is approved by the Administrator. The most common locations are libraries, schools, or churches. It looks like the closest library is the Fairwood Library on 140th Ave SE, Springbrook or Glenridge Elementary Schools, and there are a few churches in the area. • A “personalized” public outreach sign is required but can be waived. What do we need to do to get this requirement waived (or at least deferred until building permit stage)? Are you subject to the applicability section under RMC 4-8-090B.2? If so, the public outreach sign will need to be installed prior to submittal of a complete application. • What is the timing of the neighborhood meeting? (i.e., can we get through the prescreening process before conducting the meeting?) Per RMC 4-8-090A.3, Timing: A required neighborhood meeting shall occur after a pre- application meeting and before submittal of applicable permit applications. The meeting shall occur during a weekday evening, excluding Friday and federally recognized holidays. The meeting shall last a minimum of one hour, start no earlier than 5:00 p.m., and conclude no later than 9:00 p.m. As part of the pre-screen process, the neighborhood meeting submittal requirements will be part of the review. There is no added value to delay the neighborhood meeting until after the prescreen process. The purpose of the prescreen is to review the submittal requirements. For example, that RMC 4-8-090A.7 has been followed. • There aren’t any affordability requirements, right? Correct, not outright. Density bonus with affordable housing is available in the R-14 zone, subject to RMC 4-9-065. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 33 Thanks again for all the help. Hope you’re doing well. -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Clark Close <CClose@Rentonwa.gov> Sent: Wednesday, May 29, 2024 5:38 PM To: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court David, No, not that I’m aware of. Let me know if you find something related in our code or if you have any examples. Thanks, CLARK CLOSE, Current Planning Manager City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Wednesday, May 29, 2024 4:10 PM To: Clark Close <CClose@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hi Clark, Are there minimum separation distances driveways and other paved surfaces? It is often 18”-36” but I could not find anything in the driveway code. Perhaps there is a landscaping requirement? Thanks again. -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: David Aldridge Sent: Friday, May 17, 2024 1:43 PM To: Clark Close <CClose@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Roger. No property lines for the condo. Have a great weekend. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 34 -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Clark Close <CClose@Rentonwa.gov> Sent: Friday, May 17, 2024 12:08 PM To: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court David, In addition to parking standards, the front yard setback footnote for the garage is also worth noting: RMC 4-4-080F.8.a.i i. Minimum Length in All Zones Except UC Zone: A parking stall shall be a minimum of twenty feet (20') in length, except for parallel stalls, measured along both sides of the usable portion of the stall. Each parallel stall shall be twenty three feet by nine feet (23' x 9') in size. RMC 4-2-110E 11. Except for alley-accessed garages conforming to subsection D39 of this Section, the vehicle entry for a garage or carport shall be set back twenty feet (20') from the property line where vehicle access is provided; all other facades of a garage shall be subject to the applicable zone’s minimum setback. Thanks, CLARK CLOSE, Current Planning Manager City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Friday, May 17, 2024 10:54 AM To: Clark Close <CClose@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hi Clark, The fight against vanishing depth wages on as we will surely need to dedicate at least 3’ of ROW to City of Kent. We are now considering 2 car garages and slightly shorter driveways to gain a couple feet. While you previously stated driveways must be 20’ long to count toward off street required parking, there does not appear to be a minimum driveway length provided cars do not encroach walkways and roads. Can you confirm this is the case? If so, we can do 18’ driveways serving two car garages for parking for the duplexes and capture another couple precious feet for walkways and curb. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 35 Thanks again. -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Clark Close <CClose@Rentonwa.gov> Sent: Wednesday, May 08, 2024 8:56 AM To: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court David, Good question. Probably not unit lot drives (see applicability below). “Drives” seems somewhat ambiguous and would require more information. So, subtraction from the gross area would be applicable if a legally recorded private access easements is used over the condo road. RMC 4-6-060K.1 1. Applicability: Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street. Thanks, CLARK CLOSE, Current Planning Manager City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Wednesday, May 8, 2024 8:38 AM To: Clark Close <CClose@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Clark, Thanks for the definitions. Super helpful. Are you treating these condo roads as “drives”/ “unit lot drives” or as “private access easements”? -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Clark Close <CClose@Rentonwa.gov> Sent: Wednesday, May 08, 2024 8:25 AM CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 36 To: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court David, See RMC 4-2-110A and RMC 4-11-250 Definition Y, Front Yard and Secondary Front Yard. See RMC 4-11-040 Density, Net: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas, i.e., very high landslide hazard areas, protected slopes (except evaluate on a case-by-case basis those protected slopes created by previous development), wetlands, Class 1 to 4 streams and lakes, or floodways, and public rights-of-way and legally recorded private access easements, are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). Developments meeting the definition of a shopping center are not required to deduct areas within access easements from the gross site area for the purpose of calculating net density. Required critical area buffers, streams that have been daylighted including restored riparian and aquatic areas, public and private alleys, unit lot drives, drives, joint use driveways (and the access easements upon them), and trails shall not be subtracted from gross acres for the purpose of net density calculations. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. Thanks, CLARK CLOSE, Current Planning Manager City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Tuesday, May 7, 2024 4:45 PM To: Clark Close <CClose@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court All right, last two questions… • Can you point me to the private street setback code (I see no mention in the dev. standards nor conditions pages)? • Must the private drive aisles be subtracted from lot area to determine “net” density even for a condo (if so, we would have to remove several units)? I recall us discussing treating these condo roads like driveways, but we have had so many exchanges it has become difficult to follow! Thanks! -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 37 From: Clark Close <CClose@Rentonwa.gov> Sent: Tuesday, May 07, 2024 3:55 PM To: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court David, Please see responses below in blue. Thanks, CLARK CLOSE, Current Planning Manager City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Tuesday, May 7, 2024 2:50 PM To: Clark Close <CClose@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hi Clark, Thanks for the quick reply. I attached the site plan we used at the preapp for reference. A few last questions so that we can be realistic about what is possible: • Is there a minimum building setback from the internal drive aisles? Yes, there are minimum building setback requirements from a private street or private access easement. • Are sidewalks only required on one side of the drive aisle? This can be determined through site plan review. • Are there variances/modifications to sidewalk width (these walkways are only going to be serving the residents of the 35 units and not be connected to the greater community; I don’t think the public sidewalk on 108th is 4’ wide!) The public sidewalk requirements on 108th Ave SE are outside city limits. Sidewalks within the development are subject to site plan review and street standards if part of a public street. A street modification request is the application used to modify the public street design standards. • Would Renton accept 18’ driveways as an off-street parking stall? No, in the R-14 zone the minimum length of a standard parking stall is 20’. • Could the eastern (top) drive aisle be reduced to 20’ or less since it will serve far fewer units? No, RRFA will require 20’. The planning conversation starts at 16’ serving four (4) or fewer lots as part of a shared driveway, but always subject to fire dept. approval. • Can rolled curb fully or partially count toward minimum pavement width? No, the paved surface for fire does not include the curb. Really appreciate the help. The site is already pretty tight with the two front setbacks, so adding another 10’+ for sidewalks could really limit things if they want to build realistically marketable units. Especially if Kent requires any ROW dedication. -DLA DAVID ALDRIDGE III CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 38 ESM CONSULTING ENGINEERS 253.838.6113 From: Clark Close <CClose@Rentonwa.gov> Sent: Tuesday, May 07, 2024 10:48 AM To: David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court David, Yes, internal pedestrian sidewalks connections will be required. For example, RMC requires pathway connections from common areas to residential access streets or other pedestrian connections. A minimum five foot (5') wide sidewalk is standard for lower volume areas. Higher volume areas are typically around seven feet (7’) in width. A trail like sidewalk could reach widths of 10 feet (10’). Thanks, CLARK CLOSE, Current Planning Manager City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: David Aldridge <David.Aldridge@esmcivil.com> Sent: Monday, May 6, 2024 4:47 PM To: Clark Close <CClose@Rentonwa.gov> Subject: RE: Pre-Application: Windsor Court Hi Clark, We are gearing up on this project so I wanted to clarify a few items before we finalize the site plan. The preapp notes mention internal sidewalks but do not reference a code or standards. Are the sidewalks required given we are going the condo route with private drive aisles? If so, what are the standards? The site is a bit tight, so we need to know what we have to work with. Hope all is well. Thanks again! -DLA DAVID ALDRIDGE III ESM CONSULTING ENGINEERS 253.838.6113 From: Tom DeDonato <tomdedonato1@gmail.com> Sent: Wednesday, February 07, 2024 10:50 AM To: 'Clark Close' <CClose@Rentonwa.gov> Cc: 'Yong Qi' <yqi@rentonwa.gov>; John Everett <John.Everett@esmcivil.com>; David Aldridge <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 39 Thanks again, Clark. We’ll march forward and likely have more questions along the way. Tom Thomas J. DeDonato (425) 417-3455 P.S. I am moving my email from dedonatogroup to gmail, so please use gmail from now on. From: Clark Close [mailto:CClose@Rentonwa.gov] Sent: Wednesday, February 07, 2024 10:08 AM To: Tom DeDonato Cc: Yong Qi; 'John Everett'; 'David Aldridge' Subject: RE: Pre-Application: Windsor Court Tom, Please see responses below in blue. Thanks, CLARK CLOSE, Principal Planner City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: Tom DeDonato <tomdedonato1@gmail.com> Sent: Tuesday, February 6, 2024 2:16 PM To: Clark Close <CClose@Rentonwa.gov> Cc: Yong Qi <yqi@rentonwa.gov>; 'John Everett' <John.Everett@esmcivil.com>; 'David Aldridge' <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court Clark - A few more questions (red) as we move forward. Thanks! Tom Thomas J. DeDonato (425) 417-3455 P.S. I am moving my email from dedonatogroup to gmail, so please use gmail from now on. From: Clark Close [mailto:CClose@Rentonwa.gov] Sent: Thursday, February 01, 2024 11:22 AM To: Tom DeDonato CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 40 Cc: Yong Qi; John Everett; David Aldridge Subject: RE: Pre-Application: Windsor Court Tom, Please see responses below in blue. Thanks, CLARK CLOSE, Principal Planner City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: Tom DeDonato <tomdedonato1@gmail.com> Sent: Thursday, February 1, 2024 10:09 AM To: Clark Close <CClose@Rentonwa.gov> Cc: Yong Qi <yqi@rentonwa.gov>; John Everett <John.Everett@esmcivil.com>; David Aldridge <David.Aldridge@esmcivil.com> Subject: FW: Pre-Application: Windsor Court Clark - Here we go….more questions (numbers relate to checklist): 2. Waivers - assume N/A, but please confirm A completed waiver form is required for project acceptance. I will complete the waiver form during the pre-screen process. 4. Is the fee for the Site Plan Review process $3,030 per below? Yes, plus the 5% technology surcharge. 7. Variance/Modification Justification - assume N/A, but do we need to do anything special given the 2 drainage basins? The pre-app notes reference the “adjustment” option, and the process is laid out pretty well in the stormwater manual. Would a stormwater adjustment need a separate application outside of the site plan review, and are there any other modifications/separate applications required for the proposal? A modification or variance will depend on how many development standards the project will modify or vary from municipal code. Yong indicated in his pre-application comments that combining the sub-basins to a single threshold discharge area would require a storm drainage adjustment meeting the requirements set forth in Section 1.4 of the 2022 RSWDM. Can the storm adjustment simply be a request rolled into the stormwater review and not a separate formal “variance or modification” request. Can you confirm that there’s not a separate formal request for the anticipated storm adjustment? We will need a separate formal modification request during the land use process. The modification request will also need to be reviewed and approved by City of Kent, since the eastern sub-basin (i.e., Panther Creek) will discharge to the CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 41 conveyance system on 108th Ave SE in Kent. Please note that combining the sub-basins to be a single threshold discharge area (TDA) is not recommended since this will impacts downstream properties of western sub-basin (i.e., Upper Springbrook Creek) that rely on runoff water to replenish wells or wetlands. Lastly, there are some other options available to address the flow control and water quality control requirements for both basins. For example, a) combining the detention facilities for both basins into one structure with two separate chambers and outlet structures; or b) dividing the developed sub-basins so that the western sub-basin is exempt from flow control or water quality control. If further explanations are needed on this item, please feel free to reach out to Yong Q. by phone (425-430-7439). 14. Proof of Neighborhood Meeting - What do you require to justify “value less than $10M”? The projected cost to construct is about $9.9M according to outside sources. Will the application be accepted without a neighborhood meeting? Per code, a neighborhood meeting is required when the project is estimated by the City to have a monetary value equal to or greater than ten million dollars. Since there is a lot of individual interpretation to words like “estimated” and “monetary value,” I would plan on holding a neighborhood meeting. It’s always best to be above board. Especially, since your project would round up to ten million dollars. Good suggestion. We’ll plan accordingly. Okay, sounds good. 38. Screening Detail, Refuse… - This is planned to be per individual unit, with no common elements. Do we need to account for any common elements on the site plan? The pre-app notes do not say that shared refuse containers are required, just that they were not provided with sufficient info to comment. However, the code does use the phrase “when allowed” when referring to multi-family residences using individual carts. So, can you confirm that curbside pick-up is allowed for this project? Yes, new dwelling units are subject to residential design and open space standards. There are a few ways to satisfy refuse and recycling requirements for multi-family. For example, thirty-five (35) gallon garbage carts or smaller, when allowed, would still require storage space, a pick-up location for carts, and appropriate screening. Each unit has an enclosed garage and the ability to pull their bins to the curb, so there should be no need for separate enclosures. Any way to eliminate those? I will review for compliance with deposit and collection area requirements. See RMC 4-4-090 for refuse and recyclables standards. 39. Do you have an example of this Colored Rendering, and minimum standards? We are pulling an architect into the team and he is asking, as that can get pretty expensive. Please find attached examples of colored renderings. We want to get all of this right from the outset so that our submittal meets with the requirements and your expectations, and that we limit the rounds of review as much as possible. Looking forward to your feedback. Thanks! Tom Thomas J. DeDonato (425) 417-3455 P.S. I am moving my email from dedonatogroup to gmail, so please use gmail from now on. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 42 From: Clark Close [mailto:CClose@Rentonwa.gov] Sent: Wednesday, January 24, 2024 8:44 AM To: Tom DeDonato Cc: John Everett; David Aldridge; Yong Qi Subject: RE: Pre-Application: Windsor Court Tom, Thanks for your email. The city agrees with the summary provided by Cindy Flood. The parcels do not have access/easement from 107th Ave SE as this is private property. In addition, the city suggests that the private property dedicate the 30’ strip that is being used/treated as right-of-way to the city. If it would be helpful, the city would be willing to prepare the dedication and REETA to help facilitate this in future discussions with the owner of 10625 SE 194th St. Secondary emergency fire access will be required. Access configuration will depend on the outcome of your coordination with City of Kent and WSDOT for 108th Ave SE. For example, 108th Ave SE/State Route 515 is a principal arterial street and we are unsure if WSDOT will allow two (2) access roads/driveways within a ~400 ft of street frontage. See additional comment below in dark red. Please feel free to reach out again with any additional questions. Regards, CLARK CLOSE, Principal Planner City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: Tom DeDonato <tomdedonato1@gmail.com> Sent: Monday, January 22, 2024 5:31 PM To: Clark Close <CClose@Rentonwa.gov> Cc: John Everett <John.Everett@esmcivil.com>; David Aldridge <David.Aldridge@esmcivil.com> Subject: Pre-Application: Windsor Court Clark - Before we start formal design of the site plan, we wanted the City to acknowledge the fact that we have no ownership or easement rights on the west (107th), therefore any improvements or actions with respect to that roadway are not required. I’ve attached the email correspondence from Cindy Flood of ESM to prove that point, which includes title company research and documentation. Our goal is to be confident of the “box” we have to work with for the site plan. The meeting summary is also attached, with the relevant City comments highlighted. They are also below, with our comments in blue. TRANSPORTATION 1. 108th Avenue SE is located in the City of Kent. The applicant should contact the City of Kent and WSDOT to determine frontage improvement requirements along the 108th Avenue SE frontage. We have been in contact with the City of Kent and will confirm improvement requirements. See comments above. CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 43 2. King County Assessor’s maps show 107th Ave SE is a Private Street with a property width of 30’ and paved lane width of 16’ and owned by the property located at 10625 SE 194th St (parcel no. 662340-0218) as a contiguous portion of the property. Property records suggest that the 5 properties to the south (19415, 19423, 19431, 19439 and 10620) are beneficiaries of an access easement and utilize 107th to access their homes. City of Renton COR Maps and initial review of the parcel legal description (#6623400218) show 107th Ave SE as a 30’ wide public right-of-way. The applicant will need to determine whether or not 107th Ave SE is private or public by coordinating with King County Department of Assessment’s and the neighboring property owner. We have confirmed that 107th Ave SE is private property, with proof in the attached email. No further confirmation necessary. See comments above. 3. If it is determined that 107th is a private street, then access is infeasible at this location and access will be required solely from 108th Ave SE at the discretion of the City of Kent. Confirmed private. See comments above. 4. In the event that 107th is determined to be a public street, the applicant and the nearby property owners may be able to reach an agreement to provide access. If this agreement is made, then 107th Ave SE and the southern half of SE 194th Street will be required to be deeded to the City of Renton as public right-of-way. Not applicable See comments above. 5. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53’; 23’ of additional ROW dedication will be required along the project frontage. Half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. The portions of 107th Ave SE not fronting the development property will need to be widened to 20’ minimum to provide fire access between SE 194th and SE 196th Streets. Not applicable/no improvements required. See comments above. 6. In the event 107th is determined to be private street and remains so and the project gains full access from 108th Ave SE, the 23. ROW dedication and frontage improvements along the 107th corridor may still be required at the City’s discretion. ROW dedication and frontage improvements along the 107th corridor will not be required by the City of Renton. See comments above. 7. 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’). As provided with pre-application meeting summary comments. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. As provided with pre-application meeting summary comments. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 44 9. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. As provided with pre-application meeting summary comments. 10. On and off-site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. As provided with pre-application meeting summary comments. 11. Street lighting is required along all public street frontages for projects with more than four residential units. For this project street lighting could be required along the 107th Avenue SE frontage and the frontage of any new public street. Street lighting may be required by the City of Kent and/or WSDOT along the 108th Avenue SE frontage. Required streetlights along City of Renton streets shall be per City standards. A street lighting analysis and plan shall be submitted with the construction permit. Street lighting will not be required along the 107th Avenue SE frontage. Renton lighting standards will be required on-site and along public street frontages. City of Kent standards would apply to 108th Ave SE. Setbacks . Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-14 zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then it is 10 feet), 10 feet for the rear yard, 4 feet for unattached sides and zero feet for attached side(s) for interior side yards, and 15 feet for secondary front yards. The subject property is a through lot and therefore front yard setbacks shall be taken from both 107th Ave SE and 108th Ave SE. It is the applicant’s responsibility to demonstrate compliance with the setbacks for the parent site(s) at the time of formal land use application. Given the fact that the subject property has no legal rights of access via 107th and that 107th is private property and not a “public street”, it should not be considered “frontage” and therefore the 15’ “front yard setback required along 107th referred to above should not be required. Please confirm. Required setbacks from private streets is included in yard requirement definitions. The most restrictive would be applied. Both the front yard and secondary front yard setback here is 15’. 5. Landscaping: With the exception of 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. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Given the fact that the subject property has no legal rights of access via 107th and that 107th is private property and not a “public street”, it should not be considered “frontage” and therefore the 10’ “frontage” landscape buffer required along 107th referred to above should not be required. Please confirm. The landscape code requires ten feet (10') of on-site landscaping along all public street frontages. We will obviously have more questions and communications with you as we move forward, but are hoping for your review and thumbs up on our comments above so that we can get a good start. Happy to meet and discuss any time. Thank you! Tom Thomas J. DeDonato (425) 417-3455 Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 45 P.S. I am moving my email from dedonatogroup to gmail, so please use gmail from now on. From: Clark Close [mailto:CClose@Rentonwa.gov] Sent: Thursday, January 18, 2024 10:49 AM To: Tom DeDonato Cc: 'David Aldridge'; John.Everett@esmcivil.com Subject: RE: Pre-Application: Windsor Court Tom, Any additional notes or comments, above and beyond the pre-application meeting summary, will come in the form of email correspondence. Thanks, CLARK CLOSE, Principal Planner City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: Tom DeDonato <tomdedonato1@gmail.com> Sent: Thursday, January 18, 2024 10:45 AM To: Clark Close <CClose@Rentonwa.gov> Cc: 'David Aldridge' <David.Aldridge@esmcivil.com>; John.Everett@esmcivil.com Subject: RE: Pre-Application: Windsor Court Clark - Are we going to get any more City notes/comments from the meeting? I was under the impression that further comments were coming, but if not we will launch with what we have. Thanks! Tom Thomas J. DeDonato (425) 417-3455 P.S. I am moving my email from dedonatogroup to gmail, so please use gmail from now on. From: Clark Close [mailto:CClose@Rentonwa.gov] Sent: Thursday, January 18, 2024 10:29 AM To: Tom DeDonato Cc: 'David Aldridge'; John.Everett@esmcivil.com Subject: RE: Pre-Application: Windsor Court Tom, Sounds good. Here is the link to your pre-application documents (PRE23-000415). CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 46 Thanks, CLARK CLOSE, Principal Planner City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: Tom DeDonato <tomdedonato1@gmail.com> Sent: Thursday, January 18, 2024 10:07 AM To: 'John Everett' <John.Everett@esmcivil.com>; Clark Close <CClose@Rentonwa.gov> Cc: 'David Aldridge' <David.Aldridge@esmcivil.com> Subject: RE: Pre-Application: Windsor Court Yes, thank you Clark for your direction on this. John, David and I will be meeting once we receive the City pre-app notes so that we can organize for the site plan review. Tom Thomas J. DeDonato (425) 417-3455 P.S. I am moving my email from dedonatogroup to gmail, so please use gmail from now on. From: John Everett [mailto:John.Everett@esmcivil.com] Sent: Thursday, January 18, 2024 9:44 AM To: Clark Close; Tom DeDonato Cc: David Aldridge Subject: RE: Pre-Application: Windsor Court Hi Clark, Thanks for the deep dive on Renton condo process. Can you elaborate more on this statement from your email, “Condominium recording documents can be submitted to confirm compliance with City requirements before they are filed with King County.” Where can we find the city requirements that we should be planning to comply with for condo map? Are they simply survey-related mapping standards or are there additional landuse requirements we need to be mindful of? If there’s an applicable RMC section, please refer us to the tasty bits. Many thanks, JOHN EVERETT ESM CONSULTING ENGINEERS 253.838.6113 From: Clark Close <CClose@Rentonwa.gov> Sent: Thursday, January 18, 2024 9:22 AM To: Tom DeDonato <tomdedonato1@gmail.com> Cc: David Aldridge <David.Aldridge@esmcivil.com>; John Everett <John.Everett@esmcivil.com> Subject: RE: Pre-Application: Windsor Court Tom, CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open attachments unless you know the content is safe. Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 47 I’m getting back to your team regarding how to get to a condominium. Based on the proposed number of units and R-14 zoning, the land use entitlement path includes site plan review and SEPA review. Like Earlington Village you could record the condominium in phases as authorized in Chapter 64.34 RCW. Condominium recording documents can be submitted to confirm compliance with City requirements before they are filed with King County. As far as the binding site plan process is concerned, the binding site plan is an optional process for the division of land classified for industrial, commercial, or mixed use zones CN, CV, CA, CD, CO, COR, UC-1, UC-2, IL, IM, and IH (RMC 4-7- 230). I’m happy to explore any other paths that you might find to fit your proposed project. Thanks, CLARK CLOSE, Principal Planner City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwa.gov From: Clark Close Sent: Thursday, January 11, 2024 9:58 AM To: Tom DeDonato <tomdedonato1@gmail.com> Cc: David Aldridge <David.Aldridge@esmcivil.com>; John Everett <John.Everett@esmcivil.com> Subject: Pre-Application: Windsor Court Good morning, Please find attached pre-application meeting summary for today’s pre-application meeting. We’ll see you soon via MS Teams. Topic: Windsor Court Date: January 11, 2024 Time: 11:00 AM ________________________________________________________________________________ Microsoft Teams meeting Join on your computer, mobile app or room device Click here to join the meeting Meeting ID: 298 490 069 902 Passcode: 7eXVFj Download Teams | Join on the web Or call in (audio only) +1 425-655-2231,,227389071# United States, Seattle Phone Conference ID: 227 389 071# Find a local number | Reset PIN Learn More | Meeting options ________________________________________________________________________________ Thanks, CLARK CLOSE, Principal Planner Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2 48 City of Renton | CED | Planning Division 1055 S Grady Way | 6th Floor | Renton, WA 98057 Virtual Permit Center | Online Applications and Inspections (425) 430-7289 | cclose@rentonwag.gov Docusign Envelope ID: DF429B06-CA80-4493-87D6-C67576B95CF2