HomeMy WebLinkAboutC_On Hold Letter_Vision House
January 5, 2026
Amy Donlan
Encompass Engineering & Surveying
165 NE Juniper St, Suite 201
Issaquah, WA 98027
SUBJECT: "On Hold" Notice
Vision House Phase IV / LUA25-000418, SA-H, ECF, MOD, MOD
Dear Ms. Donlan,
During our review, staff has determined that additional information is necessary in order to proceed further.
The following information will need to be submitted before April 6, 2026 so that we may continue the review
of the above subject application:
1. Please address the following comments from Heather Bray. If you have questions regarding any of
these comments, please reach out to Heather at hbray@rentonwa.gov or 425-430-7383.
a. The civil plans depict an 8-inch watermain that loops around the building on the north, east,
and south sides of the building, connecting to the existing 10-inch main on the westerly
property at two points. The applicant shall upsize the watermain to a 10 -inch and revise the
alignment of the watermain and relocate within the drive aisle a minimum of 4-feet from the
edge of the curbline. The applicant shall also revise the watermain loop to connect to the 12-
inch watermain stub at the NW corner of the adjacent property to the east (tax parcel
1023059012).
b. Project shall show watermain connections at existing stubs at the southern portion of the
site per Water plan no. W-310704 and W-302906 at time of Civil Construction Permit
Application. The northern stub shall be cut and capped at the tee and valve.
c. Please address the comments in the attached markup from the water utility . A few notes that
will impact the site plan: City of Renton watermains shall be at least 10-feet away from
building footings/foundations; and Mains shall be within a paved surface and 4-feet off the
curbline at minimum.
a. An updated TIA study shall be provided that includes a signal warrant analysis as well as all
of the information provided in the “Guidelines for a Traffic Impact Analysis” (attached). In
addition, it was noticed that the submitted TIA did not account for any pipeline projects. Please
include an analysis of the following pipeline project: LUA25-000193 (4th Dimension).
Page 2 of 2
January 5, 2026
The review of your project has been placed on hold until these comments are addressed and updated plans
and a TIA are submitted for review. Please make sure all plans and reports are formatted in accordance with
the City’s adopted Electronic File Standards. When you are ready to resubmit, please contact me for a link
to our FTP site where all submittal items will be uploaded for review. The Environmental Review Committee
meeting scheduled for January 26th and the Public Hearing scheduled for February 24th have been cancelled
and will be rescheduled when the above comments are addressed.
Please contact me at jding@rentonwa.gov or at (425) 430-6598 if you have any questions.
Sincerely,
Jill Ding
Senior Planner
cc: Vision House / Owner(s)
Party(ies) of Record
Enclosures
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
Know what's
Call
below.
before you dig.
R
Encompass
Eastern Washington Division
407 Swiftwater Blvd. ▪ Cle Elum, WA 98922 ▪ Phone: (509) 674-7433
Western Washington Division
165 NE Juniper Street, Suite 201 ▪ Issaquah, WA 98027 ▪ Phone: (425) 392-0250
ENGINEERING & SURVEYING
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OVERALL WATER PLAN
VISION HOUSE
VISION HOUSE PHASE IV
BREMERTON AVE NE
NORTH
SURVEY LEGEND:
WATER KEYNOTES:
NEW WATER MAIN MUST BE
LOCATED WITHIN THE
PROPOSED DRIVE AISLES
AND 4' FROM CURB PER
APPENDIX K 3-03.1
4.00 ft
PROVIDE 10' MIN SPACING
BETWEEN WATER MAIN
AND STORM (TYP)
EX 10" WM
EX
1
0
"
W
M
EX FH
HYD-NE-01096
10
.
0
0
f
t
WATER MAIN MUST BE A MINIMUM OF
10' SEPARATION FROM THE
PROPOSED BUILDING
6.
2
1
f
t
REMOVE EX CAP AND CONNECT TO
EX 10" WATER MAIN . SEE WATER
PROJECT REF W-3107
15
.
0
0
f
t
4.00 ft
NEW WATER MAIN MUST BE
LOCATED WITHIN THE PROPOSED
DRIVE AISLES AND 4' FROM CURB
PER APPENDIX K 3-03.1
NE
W
1
0
"
W
M
EX FH
HYD-NE-01095
EX 10" CAP W/ CONC BLOCK
AND EX SHACKLE END CAP
TO GATE VALVE WITH 4-3/4"
RODS CONNECTING TO EX
10" WM TO BE CUT/CAPPED
AT TEE AND VALVE
NEW WATER MAIN ON-SITE
SHALL BE 10" MINIMUM
NEW FIRE HYDRANT (TYP)
FIRE SERVICE AND DCDA
RESIDENTIAL DOMESTIC
METER & SERVICE.
DCVA REQUIRED
COMMERCIAL DOMESTIC
METER AND SERVICE.
RPBA REQUIRED
IRRIGATION METER,
SERVICE, AND DCVA IF
APPLICABLE
NE
W
1
2
"
W
M
CONNECT TO EX 12" WATER MAIN
SEE WATER PROJECT REF W-02906
PROVIDE STEEL
ENCASEMENT FOR WATER
MAIN TO BE INSTALLED
BELOW PROPOSED WALL
rentonwa.gov/permitservices | developmentengineering@rentonwa.gov | 425-430-7240 2/24/2023 | Page 1 of 2
CITY OF RENTON Ι PERMIT SERVICES
POLICY GUIDELINES FOR TRAFFIC IMPACT
ANALYSIS FOR NEW DEVELOPMENT
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. A peak hour volume of 20 vehicles
per hour would relate to daily volume of approximately 200 vehicles per day. Generally this includes residential plats
of 20 lots or more and commercial sites that generate 20 vehicles per hour. The developer shall select a registered
professional engineer with adequate experience in transportation planning and traffic engineering. Upon request, the
Public Works Department will offer potential candidates. The analysis shall incorporate the following elements in the
suggested format:
1.Introduction: The introduction should, in a narrative fashion with graphics where appropriate to enhance the text,
describe the proposed development (including proposed time frame), establish study area boundaries (study area
should include all roadways and intersections that would experience a 5% increase in peak hour traffic volumes as
a result of the proposed development), describe existing and proposed land uses within the study area, and
describe the existing transportation system to include transit routes, roadway and intersection conditions and
configuration as well as currently proposed improvements. Roadways and intersections to be analyzed will be
determined through coordination with the Public Works Department and Community Development staff.
2.Site Generated Traffic Volumes: The analysis should present a tabular summary of traffic generated from the
proposed development listing each type of proposed land use, the units involved, trip generation rates used (to
include total daily traffic, AM peak hour and PM peak hour) and resultant trip generation for the time periods
listed. The trip generation information provided in the traffic impact study must be based on the current edition of
the ITE Trip Generation book. Site Generated Traffic Distribution: The distribution of site‐generated traffic should
be presented by direction as a percentage of the total site generated traffic in a graphic format. The basis for the
distribution should be appropriately defined.
3.Site Generated Traffic Assignment: A graphic presentation should be provided illustrating the allocation of site ‐
generated traffic to the existing street network. The presentation should include Average Daily Traffic (ADT) and
AM‐PM peak hour directional volumes as well as turning movements at all intersections, driveways, and roadways
within the study area. Existing and Projected Horizon Year Traffic Volumes With and Without the Proposed
Development: The report should include graphics, which illustrate existing traffic volumes as well as forecasted
volumes for the horizon year of the proposed development. Forecasted volumes should include a projected
growth rate and volumes anticipated by pending and approved developments adjacent to the proposed
development. If the development is multi‐phased, forecasted volumes should be projected for the horizon year of
each phase. The site‐generated traffic should then be added to the horizon year background traffic to provide a
composite of horizon year traffic conditions.
4.Condition Analysis: Based upon the horizon year traffic forecasts with the proposed development, a level of
service (LOS) analysis should be conducted at all intersections (including driveways serving the site). Based upon
this analysis, a determination should be made as to the ability of the existing and proposed facilities to handle the
proposed development. The level of service (LOS) analysis technique may include any of the commonly accepted
methods. An analysis should be made of the proposed project in light of safety. Accident histories in close
proximity to the site should be evaluated to determine the impact of proposed driveways and turning movements
on existing problems.
5.Mitigating Measures: Based upon the results of the previous analysis, if it is determined that specific roadway
improvements are necessary, the analysis should determine what improvements are needed. If the developer can
reduce vehicular traffic by means of promoting transit and ridesharing usage, these methods are acceptable. Any
proposed traffic signals should be documented with an appropriate warrant analysis of conditions in the horizon
year with the development. Traffic signals should not be contemplated unless they meet warrants as prescribed in
the Federal Highways “Manual on Uniform Traffic Control Devices”. Proposed traffic signals shall provide
rentonwa.gov/permitservices | developmentengineering@rentonwa.gov | 425-430-7240 2/24/2023 | Page 2 of 2
TRANSPORTATION IMPACT ANALYSIS GUIDELINES
coordination programs to compliment the system. Any modifications necessary to insure safe and efficient
circulation around the proposed site should be noted.
6.Conclusions: This section should serve as an executive summary for the report. It should specifically define the
problems related directly to the proposed developments and the improvements necessary to accommodate the
development in a safe and efficient manner. A draft report shall be presented to the Development Engineering
Division so that a review might be made of study dates, sources, methods, and findings. City Staff will then provide
in writing all comments to the developer. The developer will then make all necessary changes prior to submitting
the final report.