HomeMy WebLinkAboutC_VEK Aberdeen Townhomes_1-Year Extension Request_260421
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 110 South Oakes Ave. #250, Cle Elum, WA 98922
Phone: (425) 392-0250 Phone: (509) 674-7433
www.EncompassES.net
April 15, 2026
City of Renton
Jennifer Henning, Planning Director
Department of Community & Economic Development
RE: File Number: LUA19-000280
Project Name: VEK on Aberdeen Townhomes Plat
Project Address: 957 Aberdeen Avenue Northeast
Project Parcel #: 311990-0066
Request for 1-Year Extension
TO WHOM IT MAY CONCERN:
Please consider this our formal request for a 1-year extension to the Land Use decision (LUA19-
000280) that was approved on May 22, 2021. The current Land Use approval expires on May 22,
2026 (5-years from the date of approval).
The following progress has been made on obtaining the permits required to begin construction:
• C25001302 – Civil Construction Permit
o STATUS: Approved 3/27/26; Issuance pending City signatures
• B26001464 – Demolition Permit
o STATUS: Approved and Issued 4/8/2026
• LUA25-000245 – Critical Areas Exemption (CAE)
o STATUS: Approved 8/2/2025
• B26000197 – Townhome Building A Building Permit
o STATUS: Submitted for City Review on 1/12/2026 (pending 3rd party structural
review)
• B26000199 – Townhome Building B Building Permit
o STATUS: Submitted for City Review on 1/12/2026 (pending 3rd party structural
review)
VEK on Aberdeen Townhomes Plat
Request for 1-Year Extension
04/15/2026
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In addition to the status of construction permits, the current status of all conditions of approval
associated with the land use decision (LUA19-000280) are provided below:
1. The Applicant shall comply with the mitigation measures issued as part of the
Determination of Non-Significance Mitigated, dated April 5, 2021.
Response: In order to comply with the mitigation measures found in the Determination
of Non Significance, the Geotechnical Engineer of Record has reviewed the final civil
plans and provided a plan review memo with the Civil Construction Permit Submittal.
See approved Civil Construction Permit C25001302.
2. The Applicant shall submit a final detailed wetland mitigation plan, for review and
approval by the Current Planning Project Manager, prior to Civil Construction Permit
issuance.
Response: A final detailed wetland mitigation plan has been prepared by the Biologist
and provided with the Civil Construction Permit submittal. See approved Civil
Construction Permit C25001302.
3. The Applicant shall submit a final detailed landscape plan, consistent with RMC 4-8-120
and RMC 4-4-070, for review and approval by the Current Planning Project Manager, prior
to Civil Construction Permit issuance. The final detailed landscape plan shall identify all
utility box locations and any utility boxes that are visible to the public shall be screened
with berms and/ or landscaping. In addition, the final detailed landscape plan shall
demonstrate compliance with the City Approved Tree List for street trees and minimum
tree spacing standards.
Response: A final landscape plan has been submitted under the Civil Construction
Permit. See approved Civil Construction Permit C25001302.
4. The final detailed landscape plan shall indicate the location of all new or replaced fences
on the project site and demonstrate compliance with the maximum fence height
requirements. The Applicant shall identify the location of the required permanent, split
rail fencing (with required signage) for the native growth protection area containing
critical area and buffers. In addition, the Applicant shall either revise the proposed
retaining walls to comply with maximum height requirements, or the Applicant shall
submit a Modification application to request the proposed retaining walls to exceed the
maximum height requirements. The revised or modified retaining wall plans shall include
the proposed materials. The revised plans shall be reviewed and approved by the Current
Planning Project Manager, prior to Civil Construction Permit issuance. Any retaining wall
height modification shall be issued prior to Civil Construction Permit issuance.
VEK on Aberdeen Townhomes Plat
Request for 1-Year Extension
04/15/2026
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Response: The final detailed landscape plan identifies that a new split rail fence must
be placed to protect the critical areas on the western side of the parcel. All retaining
walls have been revised to comply with the maximum height requirement of 4-feet as
shown on the Civil Plan Set for the Civil Construction Permit; therefore, a Modification
is not required. Retaining walls will be landscape block walls as specified on the Civil
Plan Set. See approved Civil Construction Permit C25001302.
5. The Applicant shall submit a request for a Critical Area Letter of Exemption for the
installation of the storm drainage line within the geologic hazard area, and stream and
wetland buffers areas. The request for Critical Area Letter of Exemption shall identify how
it meets the exemption criteria for the installation of the storm drainage line within the
stream and wetland buffer areas. If it is determined the action is not exempt, the
Applicant shall receive approval via a separate critical areas permit, variance, or other
applicable permit prior to Civil Construction Permit issuance, or the Applicant shall design
an alternative method of conveyance that does not require the encroachment into the
stream and wetland buffers. The exemption request shall be reviewed and issued prior to
or concurrent with the Civil Construction Permit issuance.
Response: A Critical Area Letter of Exemption for the installation of the storm drainage
line within the geologic hazard, stream, and wetland buffer areas has been approved
by the City. See approved CAE permit LUA25-000245.
6. The Applicant shall submit revised plans with the Building Permit or Civil Construction
Permit application identifying the location of code compliant bicycle parking meeting the
standards of RMC 4-4-080. F.11. The revised plans shall be reviewed and approved by the
Current Planning Project Manager prior to Building Permit or Civil Construction Permit
approval.
Response: A bicycle parking plan is included with the Building Permits. See building
permits B26000197 and B26000199.
7. A lighting plan shall be provided at the time of Building Permit review for review and
approval by the Current Planning Project Manager. To ensure safety and avoid excessive
brightness pedestrian scale lighting should be provided on the primary entries of each
unit as well as along the pedestrian walkways as necessary to provide sufficient lighting
for pedestrian safety but shall also be designed to minimize light spill and glare onto
adjoining properties.
Response: Lighting Plans are included with the Civil Construction Permit plan set. See
approved Civil Construction Permit C25001302.
VEK on Aberdeen Townhomes Plat
Request for 1-Year Extension
04/15/2026
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8. The Applicant shall either obtain verification from Republic Services that they can drive
down the unit lot drive to pick- up each individual container, or the Applicant shall identify
a location for a refuse and recycling pick-up location in compliance with RMC 4-4-090. The
Applicant shall demonstrate compliance with the minimum container size for refuse and
recycling, and approved pick-up location(s), in compliance with RMC 4-4-090, prior to Civil
Construction Permit issuance.
Response: Republic Services has approved the bins to be picked up at the street under
the Civil Construction Permit. See approved Civil Construction Permit C25001302.
9. The Applicant shall submit a separate detailed plan set identifying the location and
screening provided for all surface and roof top utility/mechanical equipment with the
Building Permit application. The plan set shall be reviewed and approved by the Current
Planning Project Manager prior to Building Permit approval.
Response: Screening is included with the Landscaping plans in the Civil Construction
Permit plan set. See approved Civil Construction Permit C25001302.
10. The Applicant shall submit revised architectural plans at the time of Building Permit
application, for review and approval by the Current Planning Project Manager, that
demonstrate compliance with the minimum 250 square feet of private yard space for
each unit, outside of the required pedestrian easement. In addition, the Applicant shall
either submit a modification request to allow for the roof top decks to qualify as private
yard space, for review and approval by the Current Planning Project Manager, prior to
Building Permit application, or the Applicant shall revise the plan to comply with private
yard space on the ground floor.
Response: Revised Architectural Plans have been submitted with the Building Permits.
The revised architectural plans demonstrate compliance with the minimum private
open space requirements. A Modification Request will be prepared by the Architect to
qualify the private rooftop decks to meet the private open space requirement. See
building permits B26000197 and B26000199.
11. Compliance with the maximum three- story limit and maximum 32-foot wall plate height
shall be maintained for the proposed townhome development within 25 feet of the front
yard (east) property line. Outside of the first 25 feet from the front (east) property line,
the townhomes may increase to four stories, with a maximum wall plate height of 42 feet.
Response: The architectural plans reflect that a 3-story height limit and maximum wall-
plate height of 32-feet will be maintained within 25-ft of the east property line (Unit 1).
The remainder of the units will comply with the modified wall-plate height limit of 42-
ft and will not exceed 4-sotries. See building permits B26000197 and B26000199.
VEK on Aberdeen Townhomes Plat
Request for 1-Year Extension
04/15/2026
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12. The Applicant shall submit a revised primary entry proposal for Unit Lot 1 that
demonstrates clear direct connection to the public sidewalk from the front door. The
Applicant shall submit the revised architectural plans demonstrating compliance for
review and approval by the Current Planning Project Manager, prior to Building Permit
issuance.
Response: The Architectural Plans reflect a revised entry proposal for Unit 1 which
provides a clear direct connection to the public sidewalk from the front door. See
building permits B26000197 and B26000199.
13. The balcony railings for the proposed structures shall be mostly transparent. In addition,
two different roof colors and two different color pallets shall be used for the two
structures. A materials board showing the two color palettes, coded to the exterior
building elevations, shall be provided to the Current Planning Project Manager for review
and approval, prior to Building Permit issuance.
Response: Architectural Plans reflect a revised balcony railing schedule, color palettes
for the roof/structures, and material boards. See building permits B26000197 and
B26000199.
14. The Applicant shall provide details regarding the site amenities, including the design,
color, and brand for the proposed seating, barbeque and cover, picnic tables, as well as
the tinted color for the proposed chessboard, for review and approval by the Current
Planning Project Manager, prior to Building Permit issuance.
Response: Details regarding the site amenities are shown on the Landscaping plans in
the Civil Construction Permit plan set. See approved Civil Construction Permit
C25001302.
15. The Applicant shall clearly demonstrate compliance with the maximum five percent (5%)
slope for Tract C, prior to Civil Construction Permit issuance. Furthermore, the Applicant
shall revise the proposed chessboard to be level and designed with tinted concrete, rather
than painted concrete. If the concrete chessboard cannot be revised to be level, the
Applicant shall provide a different recreational amenity alternative to the Current
Planning Project Manager for review and approval, prior to Civil Construction Permit
issuance.
Response: Detailed grading with slopes and spot elevations for Tract C are provided on
the “Road, Paving, & Grading Plan (East)” in the Civil Plan Set, which has been provided
with the Civil Construction Permit. The plans illustrates that the maximum slope of 5%
is adhered to within the boundaries of Tract C. Additionally, the chessboard amenity
has been revised to be level and to include tinted concrete material, rather than painted
concrete. See approved Civil Construction Permit C25001302.
VEK on Aberdeen Townhomes Plat
Request for 1-Year Extension
04/15/2026
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16. The Applicant shall revise the concrete area within Tract C to utilize 2-foot by 2-foot 2’
x2’) scored concrete, compliant with emergency vehicle apparatus requirements, to
match the other areas of the tract and the wheel stops and curb shall be removed. The
revised common open space design stall be submitted for review and approval by the
Current Planning Project Manager, prior to Civil Construction Permit issuance.
Response: A Common Open Space design is provided in the Civil Construction Permit
plan set. The wheel stops and curb have been removed from around the emergency
vehicle turnaround in Tract C. The concrete areas within Tract C have been revised to
be 2’ x 2’ scored concrete. See approved Civil Construction Permit C25001302.
17. The Applicant shall revise the proposed pedestrian connection to the open space Tract D
to create and show clear pedestrian connection and eliminate obstructions to the tract.
The Applicant shall demonstrate compliance with the required pedestrian connection to
the common open space tracts for review and approval by the Current Planning Project
Manager prior to of Civil Construction Permit issuance.
Response: A revised pedestrian connection to Open Space Tract D is provided with the
Civil Construction Permit. A 4-foot wide sidewalk has been provided within Tract B to
allow pedestrians to get from the sidewalk in the public ROW to Tract D without
obstruction. The sidewalk in Tract B will be colored/patterned stamped concrete to
differentiate it from the adjacent asphalt unit-lot drive surfacing. See approved Civil
Construction Permit C25001302.
18. The Applicant shall include a minimum four foot (4-foot) wide sidewalk, within the 20-
foot-wide paved section flush with the unit lot drive asphalt, along the full length of the
unit lot drive. The sidewalk shall be a different color and surface material than the unit
lot drive asphalt surface and shall be differentiated by a stamped decorative pattern. The
Applicant shall provide a unit lot drive sidewalk color and pattern design proposal for
review and approval by the Current Planning Project Manager, prior to Civil Construction
Permit Issuance.
Response: A revised pedestrian connection to Open Space Tract D is provided with the
Civil Construction Permit. A 4-foot wide sidewalk has been provided within Tract B to
allow pedestrians to get from the sidewalk in the public ROW to Tract D without
obstruction. The sidewalk in Tract B will be colored/patterned stamped concrete to
differentiate it from the adjacent asphalt unit-lot drive surfacing. A unit lot drive
sidewalk color and pattern design proposal is provided with the Landscaping Plans
under the Civil Construction Permit. See approved Civil Construction Permit C25001302.
VEK on Aberdeen Townhomes Plat
Request for 1-Year Extension
04/15/2026
Page | 7
19. The Applicant shall provide a minimum five-foot wide landscape strip along the full length
of the unit lot drive (north side), as well a 0.5-foot curb between the unit lot drive and the
landscape strip. The Applicant shall show the revised unit lot drive landscape strip and
0.5-foot curb on the final detail landscape plan, for review and approval by the Current
Planning Project Manager, prior to Civil Construction Permit issuance.
Response: A 5’ landscape strip (Landscape Tract E) and a 0.5’ vertical curb have been
provided along the northern edge of the unit lot drive. This is reflected on the Civil Plan
Set for the Civil Construction Permit. A Final Detailed Landscape Plan has also been
provided under the Civil Construction Permit. See approved Civil Construction Permit
C25001302.
20. The Applicant shall record an access easement on the face of the plat to encumber the
entirety of Tract B and the hammerhead turnaround in Tract C. The easement shall
prohibit any temporary or permanent physical obstructions within the easement
including, but not limited to, the parking of non-emergency vehicles. The Applicant shall
install one “No Parking” sign on each side of the pavement within the turnaround, prior
to plat recording.
Response: A Public and Emergency Access Easement will be recorded on the face of the
Final Plat to encumber the entirety of Tract B and the hammerhead turnaround in Tract
C. The easement will prohibit any temporary or permanent physical obstructions within
the easement including, but not limited to, the parking of non-emergency vehicles. “Fire
Lane – No Parking – Tow Away Zone” Signs will be located on each side of the
hammerhead turnaround in Tract C as shown on the “Signing Plan & Details” Sheet in
the Civil Plan Set, which has been provided under the Civil Construction Permit. See
approved Civil Construction Permit C25001302.
21. The Applicant shall create a Homeowners’ Association (“HOA”) that maintains all
improvements and landscaping in the common space tracts and any and all other
common improvements. A draft of the HOA documents shall be submitted to, and
approved by, the Current Planning Project Manager prior to recording of the Unit Lot
Subdivision. Such documents shall be recorded concurrently with the Unit Lot Subdivision.
Response: HOA documents will be submitted to the Current Planning Manager for
review prior to recording of the Unit Lot Subdivision.
22. Street names, if any, shall be approved by the City and street name signs shall be installed
if required by City staff.
Response: No new street names are being requested. The proposed unit lots will be
addressed off of Aberdeen Ave NE. See approved Civil Construction Permit C25001302.
VEK on Aberdeen Townhomes Plat
Request for 1-Year Extension
04/15/2026
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23. Sanitary sewers shall be provided by the developer at no cost to the City and designed in
accordance with City standards. Side sewer lines shall be installed eight feet (8') into each
lot if sanitary sewer mains are available.
Response: Sanitary sewer connections for each unit will be provided as illustrated on
the “Overall Composite Utility Plan & Profile” in the Civil Plan Set for the Civil
Construction Permit. Grading sewer connections are not feasible for connection to the
existing sanitary sewer main in Aberdeen Avenue NE; therefore, each building will be
provided with an grinder pump system with forcemain connections to a privately
maintained manhole located along the eastern property line. A gravity draining 8”
sewer connection will be made from the private on-site sewer manhole to the existing
sewer main in Aberdeen Avenue NE. See approved Civil Construction Permit
C25001302.
24. All utilities designed to serve the subdivision shall be placed underground. Any utilities
installed in the planting strip shall be placed in such a manner and depth to permit the
planting of trees. Those utilities to be located beneath paved surfaces shall be installed,
including all service connections, as approved by the Department. Such installation shall
be completed and approved prior to the application of any surface material. Easements
may be required for the maintenance and operation of utilities as specified by the
Department.
Response: All proposed utilities are proposed to be placed underground. All utilities
proposed within the planting strip have been designed at a depth that will not inhibit
the planting of street trees or have been designed to provide adequate spacing from
proposed street trees. During construction, all utilities will be installed and approved
by the City prior to applying any surface materials above the utilities. Easements for
maintenance and operation of utilities will be provided if required by the Department.
See approved Civil Construction Permit C25001302.
25. Any cable TV conduits shall be undergrounded at the same time as other basic utilities
are installed to serve each lot. Conduit for service connections shall be laid to each lot line
by subdivider as to obviate the necessity for disturbing the street area, including
sidewalks, or alley improvements when such service connections are extended to serve
any building. The cost of trenching, conduit, pedestals and/ or vaults and laterals as well
as easements therefore required to bring service to the development shall be borne by
the developer and/ or landowner. The subdivider shall be responsible only for conduit to
serve his development. Conduit ends shall be elbowed to final ground elevation and
capped. The cable TV company shall provide maps and specifications to the subdivider
and shall inspect the conduit and certify to the City that it is properly installed.
VEK on Aberdeen Townhomes Plat
Request for 1-Year Extension
04/15/2026
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Response: Cable TV conduits will be undergrounded at the same time as the other basic
utilities that serve each unit. Conduit for services connections will be laid to each lot
line, and conduit ends shall be elbowed to final ground elevation and capped. The
Developer shall coordinate with the cable TV company to design and inspect the
installation of the conduit.
26. Lot corners shall be marked as required by RMC 4-7-210.
Response: Lot corner will be marked in accordance with RMC 4-7-210 prior to recording
of the Final Plat Map.
27. As required by RMC 4-7-090F8a, the title of the final plat shall include the term “unit lot
subdivision.”
Response: The Final Plat Map title will be “VEK on Aberdeen Unit Lot Subdivision.”
The approved Civil Construction Permit (C25001302), approved Demolition Permit (B26001464),
approved Critical Areas Exemption Permit (LUA25-000245), and submitted building permits
(B26000197 and B26000199) demonstrate compliance with the vast majority of the Land Use
decision conditions of approval as outlined above. The only remining items required to satisfy
the conditions of approval are completion of the work that was approved under the Civil
Construction Permit, preparation of the Final Plat Map, and preparation of HOA documents prior
to recording of the Final Plat Map. Construction of the plat infrastructure is able to begin as soon
as the Civil Construction Permit is issued, and the Final Plat map and HOA documents can be
submitted for City review as construction progresses.
Due to the state of our progress with the VEK on Aberdeen Unit Lot Subdivision, we would like
to request a 1-year extension, that would extend the expiration of the Land Use decision for
LUA19-000280 to May 22, 2027.
If you have questions or need additional information, please call me at 425-961-2075 or email
me at bcannon@encompasses.net
Sincerely,
Briana Cannon, PE
Encompass Engineering