HomeMy WebLinkAboutEX_18_C_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA25-000148
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land
use action. Because these notes are provided as information only, they are not subject to the appeal
process for the land use action.
Planning:
(Contact: Jill Ding, 425-430-6598, jding@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday
unless otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall
be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday
through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m.
and eight o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and
where no further construction work will occur within ninety (90) days. Alternative measures such
as mulch, sodding, or plastic covering as specified in the current King County Surface Water
Management Design Manual as adopted by the City of Renton may be proposed between the dates
of November 1st and March 31st of each year. The Development Services Division’s approval of this
work is required prior to final inspection and approval of the permit.
4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials,
supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any
way within the area defined by the drip line of any tree to be retained.
5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing
around the drip lines of all retained trees, or along the perimeter of a stand of retained trees.
Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING –
Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually
protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on
four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks
are moving near trees.
Development Engineering:
(Contact: Yong Qi, 425-430-7439, yqi@rentonwa.gov)
1. See Development Engineering Memo dated November 20, 2025.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. The fire impact fees are applicable at the rate of $421.98 per single-family unit. This fee is paid at
building permit issuance. Credit is granted for the removal of existing homes.
2. The preliminary fire flow is 1,000 gpm. A minimum of one fire hydrants is required. One hydrant is
required within 300 feet of each building. Water is provided by Soos Creek Water District. A water
availability certificate will be required.
3. Fire department apparatus access roadways are required within 150 feet of all points on all
buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet
inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall EXHIBIT 18
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA25-000148
support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is
13-feet, 6-inches. The maximum access roadway slope is 15 percent.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Jason Lederer, 425-430-6547, jlederer@rentonwa.gov)
1. No comments at this time.
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
1. No comments at this time.
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. No comments at this time.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 20th, 2025
June 20, 2011
TO: Jill Ding, Senior Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Windsor Court
19411/19505 108th Ave SE, Renton, WA
LUA25-000148
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official city decision-
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel #
6623400232 & 6623400233. The following comments are based on the land use submittal made to
the City of Renton by the applicant.
“EXISTING CONDITIONS
Water and Sewer: The project is within Soos Creek Water and Sewer District.
Storm: There is an existing storm drainage ditch and piped conveyance system in 107th Ave SE along
the west side of the street (fronting the subject development site) that conveys runoff from
the south to north (Upper Springbrook Creek sub-basin). There is also an existing storm
drainage conveyance system located on the east flowline of 108th Ave SE that is owned and
operated by the City of Kent (Panther Creek sub-basin). The existing property does not
contain stormwater facilities. Runoff from the existing site includes three homes and 2
outbuildings where no stormwater infrastructure currently exists on-site.
Transportation:
The project fronts 108th Ave SE to the east, and 107th Ave Se to the west:
• 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
Ave SE.
• King County Assessor’s maps show 107th Ave SE is a Private Street with a property
width of 30 feet and paved lane width of 16 feet and owned by the property located at
10625 SE 194th St (parcel no. 662340-0218) as a contiguous portion of the property.
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WATER
1. A water availability certificate from Soos Creek Water and Sewer District is required as part
of the land use Application.
a. A water availability certificate was provided at time of land use which is
conceptually acceptable.
2. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the
City prior to civil construction permit approval. Soos Creek Water and Sewer District contact:
http://www.sooscreek.com, phone number 253-630-9900.
3. Adequate horizontal and vertical separation between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for
the operation and maintenance of the City mains.
a. At the time of land use, utility separation was less than the required minimum of
7-feet from storm to other utilities. 7-foot minimum horizontal clearance from
outside edge to outside edge of pipe shall be provided at time of Civil
Construction Permit application.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
a. A conceptual utility plan was provided at time of land use. Utility separation was
less than the required minimum of 7-feet from storm to other utilities. 7-foot
minimum horizontal clearance from outside edge to outside edge of pipe shall
be provided at time of Civil Construction Permit application.
SEWER
1. A sewer availability certificate from Soos Creek Water and Sewer District is required as part
of the land use Application.
a. A sewer availability certificate was provided at time of land use which is
conceptually acceptable.
2. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the
City prior to civil construction permit approval. Soos Creek Water and Sewer District contact:
http://www.sooscreek.com, phone number 253-630-9900.
3. Adequate horizontal and vertical separation between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for
the operation and maintenance of the City mains.
a. At the time of land use, utility separation was less than the required minimum of
7-feet from storm to other utilities. 7-foot minimum horizontal clearance from
outside edge to outside edge of pipe shall be provided at time of Civil
Construction Permit application.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
a. A conceptual utility plan was provided at time of land use. Utility separation was
less than the required minimum of 7-feet from storm to other utilities. 7-foot
minimum horizontal clearance from outside edge to outside edge of pipe shall
be provided at time of Civil Construction Permit application.
SURFACE WATER
1. A geotechnical report dated December 30th, 2024, completed by Terra Associates, inc., was
provided with the Land Use Application. The report discusses the soil and groundwater
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characteristics of the site and provides recommendations for project design and
construction.
a. Geotechnical recommendations presented in this report state that infiltration
is not recommended due to a shallow presence of impermeable till and till-like
soils.
2. A Preliminary Technical Information Report (TIR) dated November 11th, 2025, was submitted
with the Land Use Application. Based on the City of Renton’s flow control map, the site falls
within the Flow Control Duration Standard- Matching forested site conditions and is
within the Black River basin and bisected by the Upper Springbrook Creek and Panther
Creek sub-basins. The report is based on a Full drainage review and Core Requirements #1
thru 9 and the six Special Requirements have been discussed in the Technical Information
Report.
a. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit
an offsite analysis report that assesses potential offsite drainage and water quality
impacts associated with development of the project site. The preliminary TIR
submittal includes a Level 1 Downstream Analysis.
i. The TIR depicts that the project receives no upstream run-on from
adjacent properties based on the topography conditions. A level 1
Downstream Analysis was provided at time of land use which identifies
two threshold discharge areas, Upper Springbrook Creek and Panther
Creek, and there are no known or observed conveyance system
nuisance problems, severe erosion, or flooding problems. Staff concurs
with this preliminary analysis and conclusion, and will further review
during the civil construction permit application.
b. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the
time of civil construction permit application. The project proposes more than 5,000
SF of new plus replaced impervious, therefore, Core Requirement #3 applies.
i. At the time of land use, a TIR was provided that proposes a basin
diversion from Upper Springbrook Creek to Panther Creek via a
detention vault that outlets to a conveyance system in 108th Ave SE
which is conceptually acceptable.
1. The applicant will need to provide a drainage adjustment request
per Section 1.4 of the 2022 RSWDM prior to Civil Construction
Permit application.
2. The drainage basin diversion request shall be approved by City of
Renton, which shall be added as a condition of approval of this
land use permit. The proposed site plan and drainage plan will
need to be revised if the drainage basin diversion request is not
approved by City of Renton.
ii. As a condition of approval of this land use permit, all applicable
approvals from the City of Kent must be obtained for storm drainage. The
following approvals shall be obtained:
1. Approval of a Deviation Request to Construction Standards
Permit (REDR) from the City of Kent Construction Standards for
storm drainage, in accordance with the 2022 Kent Surface Water
Design Manual (KSWDM), must be obtained. A copy of the
approved deviation shall be provided to the City of Renton
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development engineering project manager prior to submission of
a Civil Construction Permit application to the City of Renton.
2. A copy of the issued City of Kent Civil Construction Permit (RECC)
shall be provided to the City of Renton development engineering
project manager prior to start of construction of the plat
improvements permitted by the City of Renton.
3. All civil construction improvements within the City of Kent (under
the RECC Civil Construction Permit) shall be constructed by the
developer and accepted by the City of Kent prior to final plat
recording. Proof of acceptance shall be provided to the City of
Renton development engineering project manager.
4. If storm drainage improvements are required by City of Kent, no
work under City of Renton Civil Construction Permit shall start
until all required storm drainage improvements under City of Kent
Civil Construction Permit (RECC) have been constructed by the
developer and accepted by City of Kent. Proof of acceptance of
these storm drainage improvements by City of Kent shall be
provided to the City of Renton development engineering manager
prior to the start of construction of the plat improvements
permitted by the City of Renton.
c. Conveyance, RSWDM Core Requirement #4: All new conveyance systems
constructed as part of the project must be sized to RSWDM standards for the total
tributary area (onsite and offsite) that the storm systems serve.
i. The applicant has deferred conveyance calculations to final engineering
review process which is conceptually acceptable. The applicant will
need to provide the calculations at Civil Construction Permit
application.
ii. Backwater analysis per Section 4.2.1 of RSWDM shall be provided and
will be reviewed as part of civil construction permit application.
d. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal
indicates that a plan will be addressed during final design.
i. The applicant has deferred the Construction Stormwater Pollution
Prevention Plan to final engineering review process which is
conceptually acceptable. The applicant will need to provide the plan at
Civil Construction Permit application.
e. Maintenance and Operations, Core Requirement #6: The proposal indicates that a
maintenance and operation manual will be addressed during final design.
i. The applicant has deferred the Operations and Maintenance manual to
final engineering review process which is conceptually acceptable. The
applicant will need to provide the manual at Civil Construction Permit
application.
f. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000
square feet of pollution generating impervious surface that is not fully dispersed
and less than 0.75 acre of pollution generating pervious surface that is not fully
dispersed require water quality. According to the TIR, this project will be creating
more than 5,000 square feet of pollution generating surface.
i. At time of land use application, A BioClean Modular Wetlands treatment
unit is proposed which is not an approved unit for meeting Enhanced
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Basic Water Quality at a general use level by the Washington State
Department of Ecology. The applicant will need to provide a proprietary
facility per Table 6.1.2.B of the 2022 RSDWM or another facility with
General Use Level Designation such as Contech Modular Wetlands for
enhanced treatment (or alternative WQ facility) at time of Civil
Construction Permit application.
g. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be
required to help mitigate the new runoff created by this development.
i. At the time of land use application, the project does not propose any
BMPs for mitigation of the target surfaces. The project shall implement
BMPs per Section 1.2.9.2.1 of the 2022 RSWDM at time of Civil
Construction Permit application.
1. If the project is unable to achieve minimum BMP requirements,
the project shall explore feasibility of Reduced Impervious
Surface Credit, Native Growth Retention Credit, or Tree
Retention Credit.
h. Aquifer Protection Area, RSWDM Special Requirement #6: The proposed project is
located in Modified Zone 1 of the Aquifer Protection Area.
i. At the time of land use submittal, the project proposes to tightline storm
drainage runoff which is conceptually acceptable.
2. A Construction Stormwater General Permit from the Washington Department of Ecology
is required since land disturbance of the site will exceed one acre.
3. The development is subject to a surface water system development charge (SDC) fees.
Fees will be charged based on the rate at the time of construction permit issuance.
a. The current SDC fee is $0.94 per square foot of new impervious surface but not less
than $2,350.00.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=
CityofRenton.
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.
a. As a condition of approval of this land use permit, all applicable approvals from
the City of Kent must be obtained for roadway access to 108th Ave SE. If the
applicant obtains legal rights for roadway access via 107th Ave SE through an
agreement with the adjacent property owner, this change shall be considered a
major modification to the approved plan. The following approvals shall be
obtained:
i. Approval of a Deviation Request to Construction Standards Permit
(REDR) from the 2021 City of Kent Construction Standards, specifically
related to roadway access from 108th Ave SE, must be obtained. A copy
of the approved deviation shall be provided to the City of Renton
development engineering project manager prior to submission of a Civil
Construction Permit application to the City of Renton.
ii. A City of Kent Civil Construction Permit (RECC) shall be issued prior to
the construction of the plat improvements. A copy of the issued permit
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shall be provided to the City of Renton development engineering project
manager prior to start of construction of the plat improvements
permitted by the City of Renton.
iii. All civil construction improvements within the City of Kent (under the
RECC Civil Construction Permit) shall be constructed by the developer
and accepted by the City of Kent prior final plat recording. Proof of
acceptance shall be provided to the City of Renton development
engineering manager.
b. The proposed new curb line along 108th Ave SE fronting the project site does not
align with the existing curb line on 108th Ave SE. There is approximately a 6-inch
misalignment on both the south and north ends fronting the project site. If this is
not acceptable to the City of Kent or WSDOT. The applicant will need to update
the ROW dedication, frontage improvements, and proposed site plan to
accommodate this revision.
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.
a. 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.
i. At the time of land use submittal, access is proposed from 108th Ave SE
which is conceptually acceptable.
b. 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.
i. At the time of land use submittal, access is proposed from 108th Ave SE
which is conceptually acceptable.
3. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53 feet;
23 feet 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.
a. A 3-foot dedication has been provided in the land use submittal package along
108th Ave SE which is conceptually acceptable.
b. 53-foot-wide right-of-way dedication have been provided in the land use
submittal package for Road A and Road B consistent with the required street
section above which is conceptually acceptable.
4. 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.
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a. At the time of land use submittal, street frontage improvements along private
street of 107th Ave SE are not proposed by the applicant, which is conceptually
acceptable.
5. 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').
6. Paving and trench restoration within the City of Renton right of way shall comply with the
City’s Restoration and Overlay requirements.
7. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-
6-090.
8. Road A & B shall be designed to meet the minimum curve requirements per RMC 4-6-
060.F.7, or provide a sight distance analysis for review as part of the civil construction
permit application.
9. 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.
10. 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.
a. Street lighting was not provided at time of land use. Street lighting and
photometrics analysis shall be provided at time of Civil Construction Permit
application. The street lighting along 108th Ave SE shall be reviewed and
approved by City of Kent prior to the construction of the plat improvements.
11. A traffic impact analysis is required when estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00
–6:00) peak periods. If the number of proposed trips estimated by the applicant engineer
using the current ITE Trip Generation book is more than 20 trips in either morning peak or
evening peak, then level of service study is required. The applicant engineer can contact the
City to determine the extent of the traffic study that will be required for the project. If the peak
trips exceed 20, a traffic impact study will be required to be included with the land use
application.
a. A Traffic Memorandum by Kimley-Horn and Associates, Inc. dated November
18th, 2024 was provided at land use application. The report states that the project
will increase the AM peak-hour trips by 11 and the PM peak-hour trips by 15, and
no TIA is required, which is conceptually acceptable.
12. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of building permit issuance.
a. Unless otherwise noted on the fee schedule, the 2025 transportation impact fee for
each new single-family dwelling is $11,485.67.
b. Credit will be applied for each structure that will be demolished.
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GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft horizontal
and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall
or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of
the building.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page
for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each
plan shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule.
7. A demo permit is required for the demolition of each of the existing buildings. Demo permits
shall be acquired through the building department.
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