HomeMy WebLinkAboutEx17_Street_Modification_Request
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd., Cle Elum, WA 98922
Phone: (425) 392-0250 Phone: (509) 674-7433
www.EncompassES.net
Modification Request
The following modification is requested from the relevant standards to the proposed alternative indicated
below:
• RMC 4-6-060 (F) Public Street Right of Way Design Standards for Collector Arterial Streets (Half
Street) states that half streets must include 8-foot sidewalk, 8-foot planter between curb and
walk, 0.5-foot curb, pavement width of 46-feet (23-feet from centerline) and a minimum 83-foot
ROW width resulting in a 20.5-foot ROW dedication for the subject project. Street tress and storm
drainage improvements would also be required.
o Modification is requested to allow for a 6-foot wide planter strip and 5-foot wide sidewalk
resulting in a 4.5-foot ROW Dedication (pending final survey) in lieu of the full half street
standards.
Introduction
The VEK on Aberdeen project site is located at 957 Aberdeen Avenue NE and situated on 1.24 acres
(54,203 square feet). The Subject Property is identified by tax parcel number 311990-0066 see Figure 1-
Subject Property below. The Subject Property is situated within Residential Multi-Family (RM-F) zoning,
and the Applicant is proposing a unit-lot subdivision to construct 12 townhome units with private garages
(See Exhibit 1 for Proposed Preliminary Short Plat).
Renton Municipal Code Street Standards (RMC 4-6-060) for half street improvements on a Neighborhood
Collector Arterial, state a minimum design standard for pavement width of 46-feet (23-feet from
centerline), 0.5-foot curb, 8-foot planting strip between curb and walk, 8-foot sidewalk, street trees and
storm drainage improvements.
A modification is requested from this standard. The proposed alternative includes reducing the planter
strip requirement by two feet, to 6-feet in width versus 8-feet and the reducing the sidewalk requirement
by three feet, 5-feet in width versus 8-feet. Approximately 4.5-feet of the Property’s frontage will be
dedicated to Aberdeen Avenue NE’s ROW, for a total of 394 SF. All other standard requirements will be
met. The proposed alternative exceeds existing conditions and the City’s preferred street section for
Aberdeen Avenue NE by including a planter strip (See Appendix A for Pre-Application Meeting Notes
describing City’s “Preferred Alternative”).
EXHIBIT 17
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
VEK on Aberdeen
Modification Request: Half Street Frontage Improvements
12-11-2020
Page 2 of 10
Figure 1 Subject Property
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
VEK on Aberdeen
Modification Request: Half Street Frontage Improvements
12-11-2020
Page 3 of 10
Brief Project Summary
The Pre-Application Meeting was held on October 18, 2018. Preferred City Alternative (page 4 of 6
Appendix A) Transportation:
“1.a. The City has determined and will support an alternate standard to match the established
standard street section for Aberdeen Avenue NE. The City established standard street section for
Aberdeen Avenue NE, which shall be installed by the developer as part of the proposed short plat,
will allow a pavement width of 36-feet, 5-foot sidewalks, and 0.5-foot curb. No ROW dedication is
required for this alternative street section, pending final survey. Applicant will need to submit an
application to the City requesting a modification of the street frontage improvements as outline
in City code 4-9-250C5d.”
• NOA: 12-3-19 Site plan proposing City Alternative, Modification Request submitted per pre-app
instructions.
• Hold Letter #1: 1/10/20 Site plan proposing City Alternative-no comments re: frontage
• Hold Letter #2: 3/30/20 Site plan proposing City Alternative- no comments re: frontage
• “Off Hold” Letter and Notification that plat has been scheduled for ERC: 6/3/2020
• ERC Meeting: 6/29/2020
• Hold Letter: 7/9/2020 Stating that planter strip is required by reviewers for Aberdeen.
• Correspondence with Reviewers (Copy of email correspondence from August 6th, 2020 through
September 11th, 2020 available in Appendix ***): Conducted Teams meeting, shared sketches and
alternatives for consideration with Angelea Weihs and Michael Sippo, provided conceptual
grading plans, revised density calculations and other materials for review and discussion.
• Email from Angelea Weis stating opinion of support September 11th, 2020:
“Following an internal discussion we have the following feedback regarding your ROW proposal:
You are proposing a 4-foot planter; however, we anticipate that a 6-foot planter is far more likely
to be approved, we suggest that you reduce each larger unit (not including end units) by 3 inches
in order to increase the landscape strip to 6 feet. This would result in a ROW dedication of 4.5’,
but would not require the rear building to shift west and can maintain the front yard setback.
In addition, in order to help with ADA accessibility and achieve a more reasonable driveway slope,
while also achieving the desired City objectives regarding landscaping, we suggest that you start
the sidewalk transition along the south edge of the driveway, rather than along the north property
line. We do not anticipate that this change will make any visual difference regarding landscaping,
but it will help with grading issues. In addition, we recommend a reverse slope driveway at the
entrance to the property. The driveway will have a maximum reverse slope of -1.5% where it
connects to the sidewalks on the north and south sides and will require a thickened gutter lip to
help prevent drainage flow-line hopping. This may also help reduce the length of vertical curb and
allow for a reduction in wall and building heights.”
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
VEK on Aberdeen
Modification Request: Half Street Frontage Improvements
12-11-2020
Page 4 of 10
Figure 2 Existing Conditions--Vicinity Map
PLANNING DIVISION
AWEIHS 03/04/2021
RECEIVED
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
VEK on Aberdeen
Modification Request: Half Street Frontage Improvements
12-11-2020
Page 5 of 10
Justification for the Modification Request
Please provide a written justification for the modification request. The burden of proof as to the
appropriateness of the application lies with the applicant. Whenever there are practical difficulties
involved in carrying out the provisions of this Title, the Department Administrator may grant
modifications for individual cases provided he/she shall first find that a specific reason makes the strict
letter of this Code impractical, that the intent and purpose of the governing land use designation of the
Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of
this Code, and that such modification.
Please submit a written statement addressing and justifying how the modification request complies
with each of the following issues to be considered by the Administrator:
Response: Renton Municipal Code Section 4-6-060(E) provides the applicable standards related to the
design and construction of half streets. The proposed alternative is to meet the design intent of the
established standard street section for Aberdeen Avenue NE, while modifying it to address the unique and
challenging existing conditions of the subject property.
The City established a standard street section for Aberdeen Avenue NE, which includes pavement width of
36-feet, 5-foot sidewalks, and 0.5-foot curb. A planter strip is not required as is no ROW dedication. After
ERC and City input, VEK on Aberdeen is proposing a pavement width of 23-feet, a 6-foot planter strip, a 5-
foot sidewalk and a 0.5-foot curb, as well as a Landscape Tract dedication of approximately 590 square
feet. The proposed alternative meets or exceeds all half street improvement standards established by the
City for Aberdeen Ave NE excluding the 36-foot pavement width. The proposed alternative provides a 23-
foot pavement width and includes 6-foot planter strip and a Landscape Tract, thus satisfying the standard
street section with this modification.
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these policies
and objectives;
Response: The proposal implements the policy direction of the Comprehensive Plan Land Use Element and
the Community Design Element and is the minimum adjustment necessary to implement these policies and
objectives. Specifically, the proposal is consistent with the following policies and objectives:
Policy L-2: Support compact urban development to improve health outcomes, support transit use,
maximize land use efficiency, and maximize public investment in infrastructure and services.
Policy L-16 Residential High Density- Designate land for RHD where access, topography and
adjacent land uses create conditions appropriate for a variety of housing unit types, or where there
is existing multifamily development. RHD unit types are designed to incorporate features from
both single family and multifamily developments, support cost-efficient housing, facilitate infill
development, have close access to transit service, and efficiently use urban services and
infrastructure. Land designated RHD is where projects will be compatible with existing uses and
where infrastructure is adequate to handle impacts from higher density uses.
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
VEK on Aberdeen
Modification Request: Half Street Frontage Improvements
12-11-2020
Page 6 of 10
• Residential Multi-Family Zone: Zone lands RMF where there is existing multifamily
development of one-acre or greater in size. Expanded RMF zoning should only be where
access is from a street classified as a Principal arterial, Minor arterial or Collector, and
where existing multi-family is abutting at least two property sides. RMF zoning
implements the RHD land use designation.
L-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate
construction techniques and resource practices, such as low impact development.
L-34: Ensure buildings, roads and other built features are located on less sensitive portions of a
site when sensitive areas are present.
L-51: Include human-scale features such as pedestrian pathways, quality landscaping and public
spaces that have discernible edges, entries and borders to create a distinctive sense of place in
neighborhoods, commercial areas and centers.
In summary, the proposal implements the aforementioned policies by being located in an area that already
consists of multi-family residences and is served by a public transit (L-2 & L-16). The site is greater than an
acre is size and access is proposed from Aberdeen Ave NE, a street classified as Collector Arterial (L-16). All
buildings, roads and other improvements of the proposal are located in the eastern portion of the property,
as far from the steep slope and sensitive areas in the western portion of the property as possible (L-34).
No work is proposed in the sensitive areas of the property and along with appropriate construction
techniques, and BMPs, erosion and sedimentation will be minimized (L-28). The proposal includes a 5-foot
sidewalk along the frontage of Aberdeen Ave NE and landscaping is proposed throughout the project site
including within the setback fronting Aberdeen Ave NE (L-51 & L-60).
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment;
Response: The proposed frontage improvements exceed the City established standard street section for
Aberdeen Ave NE as described in the pre-application notes for the subject project (PRE18-000643):
City established design standards for Aberdeen Ave NE:
a. Roadway width: 36-feet
b. Curb: 0.5-foot
c. Landscaping Strip and Sidewalk: No landscape strip and 5-foot sidewalk
d. ROW dedication: none required (pending final survey)
Standard Requirements per RMC 4-6-060:
a. Roadway width: 46 feet
b. Curb: 0.5-foot
c. Landscaping Strip and Sidewalk: 8-foot planter strip and 8-foot sidewalk
d. ROW dedication: 20.5 feet
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
VEK on Aberdeen
Modification Request: Half Street Frontage Improvements
12-11-2020
Page 7 of 10
The proposed alternative was chosen after much consultation with City Reviewers (see Appendix B for copy
of email correspondence). It was determined that a 6-foot planter strip meets the objectives of half street
standards while fitting in with the scale and needs of Aberdeen Ave NE (see Exhibit 1 for proposed
alternative).
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
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VEK on Aberdeen
Modification Request: Half Street Frontage Improvements
12-11-2020
Page 9 of 10
In summary, the proposed frontage improvements will ensure Aberdeen Ave NE has a roadway width of
23-feet (2.a.). The proposal includes 0.5-foot curb installation along the project’s frontage on Aberdeen
Ave NE (2.b.). The proposal includes a 5-foot sidewalk installation along the project’s frontage on Aberdeen
Ave NE (2.c.). The proposal also includes a 6-foot planting strip and an approximate 590-foot ROW
dedication.
c. Will not be injurious to other property(ies) in the vicinity;
The proposal will satisfy the established standard street section for Aberdeen Ave NE. A majority of the
parcels on the western side of Aberdeen Ave NE have already been developed into multifamily units and
many of the referenced developments’ frontage improvements are lacking planting strips entirely, per
early Public Works’ preferences and recommendations to meet existing conditions with the City’s preferred
standard for Aberdeen Ave NE. The proposed modification to the frontage improvements will set a
precedent for future redevelopment of multifamily units to include some sort of a planter strip, hence
improving the standard of frontage on Aberdeen Ave NE and other properties in the vicinity. The public
interest will be served by the proposed development because it will facilitate residential development at a
density consistent with and mandated by the Washington State Growth Management Act, as well as
implementation of the City of Renton Comprehensive Plan and compliance with the Renton Municipal
Code.
d. Conforms to the intent and purpose of the Code;
Response: The intent and purpose of the Code (4-6-060 Street Standards) is:
It is the purpose of this Section to establish design standards and development requirements for
street improvements to ensure reasonable and safe access to public and private properties. These
improvements include appropriately scaled sidewalks related to the urban context, a range of
landscape buffers, curbs, gutters, street paving, monumentation, signage, and lighting, to be
developed with complete streets principles. Complete streets principles are to plan, design, and
operate streets to enable safe and convenient access and travel for all users including pedestrians,
bicyclists, transit riders, and people of all ages and abilities, as well as freight and motor vehicle
drivers, and to foster a sense of place in the public realm with attractive design amenities.
The proposal ensures reasonable and safe access to the proposed private properties. Pedestrian access,
curbs, planter strips and paving are designed to enable safe, convenient access and travel for all users
while maintaining a sense of place and attractive design within the project site. The proposed planter strips
will foster a sense of place and bolster the attractiveness of the pedestrian’s public space fronting the
project.
e. Can be shown to be justified and required for the use and situation intended; and
Response: The proposal will match the established standard street section for Aberdeen Ave NE. The
surrounding properties in the vicinity are already developed as multi-family residential, as such, the half-
street standards of RMC 4-6-060(E) would be inconsistent with existing conditions and would be unorderly,
arbitrary, and inconsistent with the City’s planning goals and policies. Thus, the proposal is justified and
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
VEK on Aberdeen
Modification Request: Half Street Frontage Improvements
12-11-2020
Page 10 of 10
required for the use and situation intended as well as consistent with the Washington State Growth
Management Act, City of Renton Comprehensive Plan and Renton Municipal Code.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Response: The proposal will match the established standard street section for Aberdeen Ave NE. As such
the proposal will exceed the performance and quality of existing street conditions in the vicinity. The
surrounding properties in the vicinity are already developed as multi-family residential, as such, the half-
street standards of RMC 4-6-060(E) would be inconsistent with existing conditions and would be unorderly
and arbitrary, inconsistent with the City’s planning goals and policies.
Drainage will be retained and treated before being discharged to the natural drainage feature within the
western portion of the property.
The amount of traffic estimated to be generated by the proposal is a net increase of 5 trips during the
weekday AM peak hour and 6 trips during the weekday PM peak hour and is thus unlikely to significantly
impact the level of service currently experienced by surrounding property(ies) residents.
If you have any questions, please feel free to email or call me directly – thank you!
Sincerely,
Encompass Engineering & Surveying, Inc.
Nicole Mecum, PE
NMecum@Encompasses.net
425-961-2168
Attachments:
Copy of City of Renton Pre-Application Meeting Notes
City Review Email Correspondence
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
PREAPPLICATION MEETING FOR
Aberdeen Townhomes
PRE18-000643
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 18, 2018
Contact Information:
Planner: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov
Public Works Plan Reviewer: Ann Fowler, 425-430-7382, afowler@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7057, cthomas@RentonRFA.org
Building Department Reviewer: Craig Burnell, 425-430-7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE:October 11, 2018
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Aberdeen Townhomes
Comments based on no fire sprinkler systems, no fire alarm systems and construction per
the International Residential Code.
1. Fire impact fees are applicable at the rate of $964.53 per unit. This fee is paid at time of
building permit issuance. Credit will be granted for removal of the existing building.
2. The preliminary required fire flow for this proposed development is 4,500 gpm. A
minimum of five fire hydrants are required. One within 150-feet and four within 300-feet
of the proposed buildings. Existing hydrants can be counted toward the requirement as
long as they meet current code, including 5-inch storz fittings. Fire flows that exceed 2,500
gpm require a looped main around/through the proposed buildings or complex of buildings
which is not in place at this time and will require water main extensions. Fire flow
reductions can be achieved through use of superior construction like 1-hour construction
throughout the buildings, fire sprinkler systems, 4-hour rated fire walls with parapets or
breaking the buildings up into smaller buildings.
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
support a minimum of a 30-ton vehicle and 75-psi point loading. Maximum grade is 15 percent.
Proposed hammerhead type turnaround appears to meet requirements.
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
k:\preapps\2018\pre18-000643_aberdeen ave ne townhomes\02.review comments\draft_pre18-000643_aberdeen
townhomes_decomments_20181015.docx
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 15, 2018
TO:Angelea Weihs, Planner
FROM:Ann Fowler, Civil Engineer III, Plan Review
SUBJECT:Aberdeen Ave Townhomes
957 Aberdeen Ave
PRE18-000643
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(s)
311990-0066. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
WATER
The project is within the City of Renton’s water service area in the 435-hydraulic zone.
The site is located outside of an Aquifer Protection Area.
There is an existing 12-inch City water main located in Aberdeen Ave NE that can deliver
a maximum capacity of 5,000 gallons per minute (gpm) - (see Water plan no. W-1865).
There is an existing 10-inch water main stub (W3303) along the north property line that
can deliver 1,900 gpm
There is an existing 8” water line within an easement within the adjacent property to the
south that can deliver 1,250 gpm.
The static water pressure is approximately 99 psi at ground elevation of 206 feet
There is existing water service(s) to the subject property:
o 3/4-inch domestic water meter(s)
Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development is 4,500 gpm excluding the use of an automatic fire sprinkler system. Per City Codes,
a looped water main around the building(s) is required when the fire flow demand exceeds 2,500
gpm.
In order to provide the required fire flow demand of 4,50 gpm, the following developer’s installed
water main improvements will be required to provide domestic and fire protection service to the
development including but not limited to:
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
Aberdeen Ave Townhomes– PRE18-000643
October 15, 2018
Page 2 of 6
1. Installation of a 12-inch on-site looped water main within the new interior roads around
the proposed building(s) because the fireflow demand exceeds 2,500 gpm. The new 12”
water main shall be connected to the following existing water mains :
The existing 12” main in Aberdeen Ave NE
The existing 10” water stub along the north property line and to
The existing 8” water main within the easement along the property adjacent to the
south
A suggested conceptual water layout sketch is attached for reference.
A 15-foot utility easement will be required for the new water main(s), hydrants and water
meters within the property.
2. Installation of off-site and on-site fire hydrants. The location and number of hydrants will
be determined by the Fire Authority based on the final fire flow demand and final site
plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
3. If applicable, installation of a fire sprinkler stub a with a detector double check valve
assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and
related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA
shall be installed on the private property in an outside underground vault per City
standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the
conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a
building. The location of the DDCVA inside the building must be pre-approved by the City
Plan Reviewer and Water Utility.
4. Installation of a domestic water meter for each townhome unit. The sizing of the meter(s)
shall be in accordance with the most recent edition of the Uniform Plumbing Code.
Domestic water meter with size 3-inch or larger shall be installed in an exterior vault per
standard plan no. 320.4. The meter vault shall be located within public right-of-way or
within an easement on private property.
5. Installation of a with a backflow prevention assembly on private property behind the
domestic water meter.
A double check valve assembly (DCVA) is required for water meters for residential water
use. DCVA’s with size 2-inch or smaller shall be installed a meter box and DCVA’s with size
3-inch and larger shall be installed in an exterior vault per City standard plan 320.4. The
location of the DCVA’s inside the building must be pre-approved by the City Plan Reviewer
and Water Utility.
6. Installation of a domestic water meter to each townhome unit with a double check valve
assembly (DCVA) behind the meter for townhomes with 3 or more stories.
7. A pressure-reducing-valve (PRV) is required behind each water meter because the water
pressure is over 80 psi.
8. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if
applicable.
9. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of
Renton General Design and Construction Standards for Water Main Extensions as shown
in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical
separations 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
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
Aberdeen Ave Townhomes– PRE18-000643
October 15, 2018
Page 3 of 6
maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
10. A conceptual utility plan will be required as part of the land use application for the subject
development.
11. The development is subject to applicable water system development charges (SDC’s) and
meter installation fees based on the number and size of the meters for domestic uses and
for fire sprinkler use. The development is also subject to fees for water connections, cut
and caps, and purity tests. Current fees can be found in the 2018 Development Fees
Document on the City’s website. Fees that are current will be charged at the time of
construction permit issuance.
12. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter install is $3,727.00 per meter.
13. The development is subject to water system redevelopment fees based on the size of the
existing meters and if the existing meters are abandoned.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 10-inch wastewater main located in Aberdeen Ave NE (see City plan
no. S-0020).
3. The developer will need to show how they propose to serve the new development with
sanitary sewer service to each of the units.
4. The lot slopes away from Aberdeen Ave NE. Gravity connections to the sewer main in
Aberdeen Ave NE may not be possible based on the site topography. A private lift station
or stations may be needed. Reference the side sewer cards for development to the north
to see how we served those two buildings. Each unit has an E-One system going into a
common force main
5. The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size of the new domestic water to serve the project. The
current sewer fee for a 1-inch meter install is $2,837.00 per meter. Each lot shall have a
separate meter.
SURFACE WATER
1. There is an existing 12-inch stormwater main located along the eastern frontage of
Aberdeen Ave NE.
2. A drainage report complying with the current Renton Surface Water Manual (RSWM) will
be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow
Control Standard area matching Existing Site Conditions and is within the East Lake
Washington - Renton Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine
the type of drainage review required in the RSWM.
3. There are regulated slope, erosion hazard, and landslide areas found within the western
side of the property. Due to the steep slopes downstream of the project, the project lies
within a flood problem flow control standard area. Therefore, unless a flow control
exemption is identified, and if stormwater will be discharged to the steep slope area, then
the project must match the Flow Duration of pre-developed rates for Existing Site
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Aberdeen Ave Townhomes– PRE18-000643
October 15, 2018
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Conditions from 50% of the 2-year up to the full 50-year flow, and match Existing Site
Conditions for the 2-, 10-, and 100-Year Peaks.
4. Any proposed detention and/or water quality vault shall be designed in accordance with
the RSWM that is current at the time of civil construction permit application. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault.
5. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of on-site BMPs, shall
be included with the land use application, as applicable to the project. The final drainage
plan and drainage report must be submitted with the utility construction permit
application.
6. All new conveyance systems constructed as part of the project must be sized to RSWDM
standards with sufficient capacity to convey and contain (at minimum) the 25-year peak
flow, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
7. Storm drainage improvements along all public street frontages are required to conform
to the City’s street standards. New storm drain shall be designed and sized in
accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water
Design Manual.
8. A Construction Stormwater Permit from Department of Ecology is required since
clearing and grading of the site exceeds one acre.
9. A geotechnical soils report for the site is required per the 2017 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(infiltration rates), with recommendations of appropriate on-site BMPs per Core
Requirement #9 and Appendix C shall be included in the report. The report should also
include information concerning the soils, geology, drainage patterns and vegetation
present shall be presented in order to evaluate the drainage, erosion control and slope
stability for site development of the proposed plat. The applicant must demonstrate the
development will not result in soil erosion and sedimentation, landslide, slippage, or
excess surface water runoff.
10. Surface water system development fee is $0.687 per square foot of new impervious
surface, but not less than $1,718.00. This is payable prior to issuance of the construction
permit.
TRANSPORTATION
1. The proposed development fronts Aberdeen Ave NE along the east property line(s).
Aberdeen Ave NE is classified as a Collector Arterial Road. Existing right-of-way (ROW)
width is approximately 60 feet. To meet the City’s complete street standards for Collector
Arterial streets, minimum ROW is 83 feet. Dedication of 20.5 feet of ROW fronting the
site will be required. Per City code 4-6-060, half street improvements shall include a
pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting
strip, an 8-foot sidewalk, street trees and storm drainage improvements.
a. The City has determined and will support an alternate standard to match the
established standard street section for Aberdeen Ave NE. The City established
standard street section for Aberdeen Ave NE, which shall be installed by the
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developer as part of the proposed short plat, will allow a pavement width of 36-
feet, 5-foot sidewalks, and 0.5-foot curb. No ROW dedication is required for this
alternate street section, pending final survey. Applicant will need to submit an
application to the City requesting a modification of the street frontage
improvements as outline in City code 4-9-250C5d.
2. The section of Aberdeen Ave NE along the development site is designated as a
Neighborhood Greenway (Bicycle Boulevard) in the current update to the Renton Trails
and Bicycle Master Plan. A Greenway would not include bike lanes but could include
traffic calming, signage, pavement marking improvements to encourage bicycle travel.
Therefore, an ultimate 36-foot width roadway is recommended to provide two travel
lanes with parking on each side.
3. The curb lines along the adjacent properties to the north and south do not align.
Therefore the new curb along the development site frontage required by City Code shall
be installed as follows:
a. If the new driveway serving the development site is located on the northern
portion of the site, it is recommended that the existing north curb line be
maintained through the driveway and then transitioned to match the existing
south curb line.
b. If the new driveway is located in the southern portion of the development site,
it is recommended that the existing south curb line be maintained through the
driveway and then transitioned to match the existing north curb line.
The preferred location is to the northern portion of the site, as far from the intersection
as possible.
4. Current City of Renton standards require a turnaround for dead-end streets greater than
150 feet. Dead-end streets up to 300 feet may utilize a hammerhead turnaround provided
it meets the requirements for emergency services access, including a 25-ft inside and 45-ft
outside turning radius. Reference RMC 4-6-060H. The hammerhead turnaround shall have
a design approved by the Administrator and Fire and Emergency Services.
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.
6. Street lighting is required from a development that includes more than 4 residential
units.
7. Payment of the transportation impact fee is applicable on the construction of the single
family houses at the time of application for the building permit. The current rate of
transportation impact fee is $2,822.61 per dwelling unit for multi-family
duplex/townhomes. The transportation impact fee that is current at the time of building
permit application will be levied, payable at building permit issue.
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.
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2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
4. 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:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014.
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2018 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
development fee schedule.
7. A demo permit is required for the demolition of the existing building. The demo permit
shall be acquired through the building department.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:October 18, 2018
TO:Pre-Application File No. PRE18-000643
FROM:Angelea Weihs, Associate Planner
SUBJECT:Aberdeen Ave NE Townhomes
957 Aberdeen Ave NE
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). 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. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are
available online at www.rentonwa.gov
Project Proposal: The subject property is located on the west side of Aberdeen Ave NE north of
the Sunset Blvd NE intersection at 957 Aberdeen Ave NE (APN 311990-0066). The property is
1.24 acres and is currently developed with a single-family residence. The applicant proposes to
remove the single-family residence and redevelop the site with 13 (3-story) townhome units,
with private garages, surface parking, and residential amenities. The applicant submitted two
different project layout proposals, one with a proposed structure within the sensitive slope area,
and another with the proposed structure within the stream buffer. High landslide hazards, high
erosion hazards, protected and sensitive slopes, and a type Ns steam (John’s Creek) are mapped
on the project site.
Current Use: The site is currently contains a single-family residence.
Zoning: The property is located within the Residential High Density (RHD) land use designation,
the Residential Multi-Family (RMF) zoning designation, and Urban Design District B. Attached
dwellings are a permitted use within the RMF zone.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations” and RMC 4-3-100 “Urban Design Regulations”
District ‘B’ overlay effective at the time of complete application.
Density- There are no minimum net density requirements for townhouse development in the
RMF zone. The maximum net density is 20 dwelling units per net acre. Density bonuses are
possible for applicants requesting additional market-rate dwelling units in exchange for the
construction of affordable dwelling units (see RMC 4-9-065 for additional information). Net
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density is calculated after the deduction of areas required for public right-of-way dedication,
private access easements, and critical areas from the gross site area. Using the gross area of
1.24 acres, a 13 dwelling proposal arrives at a gross density of roughly 10.47 du/ac (13 dwelling
units / 1.24 acres = 10.47 du/ac). 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. A Density Worksheet would be required at the
time of formal land use application. The applicant would be required to demonstrate
compliance with the net density requirements of the zone at the time of formal application.
Minimum Lot Size, Width and Depth – There is no minimum lot size required in the RMF zone.
For townhouse development, the minimum lot width is 25 feet and the minimum lot depth is 50
feet. The existing site meets these dimensional standards. The applicant has not indicated in
the pre-application submittal if subdivision is proposed.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements for townhouses are as follows: 10-foot minimum front
yard setback; a 10-foot minimum rear yard setback; and 5-foot minimum side yard. Proposal
appears to meet setback requirements.
Lot Coverage – The maximum building coverage for townhouse development is 70-percent. The
maximum impervious surface coverage is 75-percent of total lot area. The application must
provide coverage calculations with the land use application to verify conformance.
Building Height – The maximum wall plate height is 32 feet and three (3) maximum stories. An
additional ten feet (10') height and an additional story for a residential dwelling structure may
be obtained through the provision of additional amenities such as additional recreation
facilities, underground parking, and additional landscaped open space areas; as determined
through the site development plan review process and depending on the compatibility of the
proposed buildings with adjacent or abutting existing residential development. Roofs with a
pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. Building height is measured from the vertical distance from grade
plane to the highest wall plate combined with the height of any portion of the structure that
extends above the wall plate (e.g., roof, deck, etc.), excluding chimneys, ventilation stacks, and
similar elements. Elevations were not included with the pre-application materials; therefore
staff was unable to verify compliance with this requirement.
Landscaping: Except for 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. Street trees and ground cover shall be provided within ROW planter
strips. Please refer to landscape regulations (RMC 4-4-070) for further general and specific
landscape requirements. A conceptual landscape plan prepared by a qualified professional
shall be submitted at the time of formal land use application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for
alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan,
arborist report, and tree retention worksheet shall be provided with the formal land use
application as defined in RMC 4-8-120. The tree retention plan must show preservation of at
least 20% of significant trees, and indicate how proposed building footprints would be sited to
accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a).
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When the required number of protected trees cannot be retained, replacement trees, with at
least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of
twelve (12) caliper inches of new trees to replace each protected tree removed. The
Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that an insufficient number of trees can be
retained.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention plan would be
reviewed at the time of land use application.
Fences/Retaining Walls: Any proposed fences must be designated on the landscape plan.
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information.
Parking: The proposed 3 bedroom and larger townhomes require a minimum and maximum of
1.6 parking spaces per dwelling unit. Parking spaces within the garages shall be a minimum of
9’x20’. Bicycle parking based on 0.5 spaces per one dwelling unit would be required for the
project. The bicycle parking shall be provided for secure extended use and shall protect the
entire bicycle and its components and accessories from theft and weather. Acceptable examples
include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas
with weather protection. Designated bicycle parking spaces within individual garages can
count toward the minimum requirement.
Refuse and Recyclables: A minimum of one and one-half (1-1/2) square feet per dwelling unit in
multi-family residences shall be provided for recyclables deposit areas, except where the
development is participating in a City-sponsored program in which individual recycling bins are
used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be
provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be
provided for refuse and recyclables deposit areas. In addition to standard enclosure
requirements, the Urban Design District B requires garbage, recycling collection, and utility
areas be enclosed on all sides, include a roof and be screened around their perimeter by a wall
or fence and have self-closing doors.
Multi-family residences using thirty-five (35) gallon garbage carts or smaller, when allowed,
must meet all of the following requirements: Storage space for carts must be provided either
within the garage or outside. Storage within a garage must be appropriately sized to
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accommodate both vehicles and refuse and recycling carts. Storage space for carts must
measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space
must be identified on floor plans. Storage located outside must measure at least two feet by six
feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard. Outdoor
storage must be adequately screened from public view, made of wood, masonry, or ornamental
metal. See RMC 4-4-090 for refuse and recycling standards in their entirety. Compliance with
these standards will be required with the land use application.
Access: Driveways shall not be closer than five (5) feet from side property lines. The width of
the driveway shall not exceed 30-feet or 40-percent of the street frontage. Driveway widths
internal to the site shall be 24-feet in width.
Urban Design Standards: Compliance with Urban Design Regulations, District ‘B’, is required.
See Renton Municipal Code section 4-3-100. The following bullets are a few of the standards
outlined in the regulations. No building elevations were submitted for review. Design review
would be completed during the land use review process. The application shall include a
written narrative of how the project meets each of the applicable urban design standards for
District B.
1. Buildings shall be oriented to the street with clear connections to the sidewalk.
2. The front entry shall be oriented to the street or a landscaped pedestrian-only
courtyard.
3. Buildings with residential uses located at the street level shall be:
o Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building, or
o Have the ground floor residential uses raised above street level for residents’
privacy.
4. A primary entrance of each building shall be located on the facade facing a street, shall
be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human-scale elements.
5. Building entries from a street shall be clearly marked with canopies, architectural
elements, ornamental lighting, or landscaping and include weather protection at least
four and one-half feet (4-1/2') wide. Buildings that are taller than thirty feet (30') in
height shall also ensure that the weather protection is proportional to the distance
above ground level.
6. Parking shall be located so that no surface parking is located between a building and the
front property line. Parking shall be located so that it is screened from surrounding
streets by buildings, landscaping, and/or gateway features as dictated by location.
7. The number of driveways and curb cuts shall be minimized for vehicular access
purposes, so that pedestrian circulation along the sidewalk is minimally impeded.
8. Architectural elements that incorporate plants, particularly at building entrances, in
publicly accessible spaces and at facades along streets, shall be provided.
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9. Amenities such as outdoor group seating, benches, transit shelters, fountains, and
public art shall be provided.
10. Each unit shall provide at least one hundred fifty (150) square feet of private usable
space. Private space may include porches, balconies, yards, and decks.
11. All building facades shall include modulation or articulation at intervals of no more than
twenty feet (20').
12. Modulations shall be a minimum of two feet (2') deep and four feet (4') in width.
13. Buildings shall employ material variations such as colors, brick or metal banding,
patterns, or textural changes.
14. All sides of buildings visible from a street, pathway, parking area, or open space shall be
finished with the same building materials, detailing, and color scheme. A different
treatment may be used if the materials are of the same quality.
Critical Areas: The City’s mapping system, COR Maps, has identified portions of the site may
contain high landslide hazards, high erosion hazards, and protected and sensitive slopes. The
applicant would be required to submit a geotechnical report with the land use application. The
topographic survey and geotechnical report shall identify any sensitive and protected slopes on
the site. Protected slopes contain a standard 15-foot structure setback. The geotechnical
engineer may prescribe additional buffers and setbacks for the slopes and landslide hazard are if
warranted. The geotechnical engineer and applicant is encouraged to review geologically
hazardous areas regulations set forth in RMC 4-3-050. Per RMC 4-3-050G.2., critical area buffers
are not required from sensitive slopes. However, based upon the results of a geotechnical
report and/or independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers for sensitive slopes.
John’s Creek is also mapped on the western portion of the site. The watercourse is identified as
an Ns (non-fish) stream. Ns streams require a standard 50-foot buffer and 15-foot structure
setback. The applicant would be required to submit a stream study prepared by a qualified
professional that includes items listed in RMC 4-8-120D.19 Stream or Lake Study, Standard. Per
RMC 4-3-050I.1., the required critical area buffer may be reduced to no less than the minimums
shown in the following table:
Critical Area Category or Type Reduced Buffer: Minimum Widths Possible
Averaged Buffer: Minimum Widths
Possible
Streams and Lakes
Type F 90 feet2 75 feet3
Type Np 60 feet2 37.5 feet3
Type Ns 40 feet2 25 feet3
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1. Subject to approval pursuant to the criteria in RMC 4-3-050G5hii.
2. Subject to approval pursuant to the criteria in RMC 4-3-050I2a.
3. Subject to approval pursuant to the criteria in RMC 4-3-050I2b.
Criteria for Reduction of Degraded Stream Buffer Width with Enhancement: A reduced buffer
will be approved in a degraded stream buffer only if:
i. It will provide an overall improvement in water quality; and
ii. It will provide an overall enhancement to fish, wildlife, or their habitat; and
iii. It will provide a net improvement in drainage and/or stormwater detention
capabilities; and
iv. It will not be materially detrimental to any other property or the City as a whole; and
v. It will provide all exposed areas with stabilized native vegetation, as appropriate; and
vi. The request is not made in conjunction with buffer reduction, and
vii. It will provide, as part of the buffer reduction request, buffer enhancement plan
prepared by a qualified professional and fund a review of the plan by the City’s
consultant. The plan shall assess habitat, water quality, stormwater detention,
groundwater recharge, shoreline protection, and erosion protection functions of the
buffer; assess the effects of the proposed modification on those functions; and address
the six (6) criteria listed above.
Criteria for Approval of Averaged Stream Buffer: Buffer width averaging may be allowed only
where the applicant demonstrates all of the following:
i. There are existing physical improvements in or near the water body and associated
riparian area; and
ii. Buffer width averaging will result in no net loss of stream/lake/riparian ecological
function; and
iii. The total area contained within the buffer after averaging is no less than that
contained within the required standard buffer width prior to averaging; and
iv. The proposed buffer standard is based on consideration of the best available science
as described in WAC 365-195-905; and
v. Where the buffer width is reduced by averaging pursuant to this subsection, buffer
enhancement shall be required.
All critical areas are required to be set aside in a Native Growth Protection Easement (NGPE) or
a track if a subdivision is proposed.
Environmental Review: The construction of more than 9 dwelling units on a project site is
subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. An environmental
checklist must be submitted with the land use application.
Permit Requirements: The proposal is required to obtain Administrative Site Plan Approval and
SEPA review. Site plan and the SEPA checklist can be reviewed concurrently in an estimated
time frame of 6-8 weeks following acceptance of a complete application. The Site Plan Review
application fee is $2,500 and SEPA checklist fee is $1,500. Any modification requests to code
standards are $250.00 per modification. There is an additional 5% technology fee at the time of
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land use application. Detailed information regarding the land use application submittal can be
found on the City’s website by clicking “City Documents” on the home screen, then “CED
Forms”. All forms are in alphabetical order. The City now requires electronic plan submittal
for all applications. The City’s Electronic File Standards can also be found on the City’s website.
In addition to the required land use permits, separate construction and building permits would
be required.
Public Information Sign: The applicant will be required to install a public information sign on the
property. The applicant is responsible for the procurement, installation, and maintenance of the
sign. The sign must be installed prior to submitting the land use application.
Neighborhood Meeting Requirement: Subdivisions and projects estimated by the City to have a
monetary value equal to or greater than $10,000,000 requires the applicant to conduct a
neighborhood meeting. The meeting shall be held at a location open to the public within Renton
city limits, at a location no further than two (2) miles from the project site. The applicant is
required to mail a written notice announcing the neighborhood meeting to property owners
within 300-feet of the subject property. The neighborhood meeting is intended to be a
developer-neighborhood interaction. City staff members are not required to attend and/or
participate in neighborhood meetings. Please see the attached RMC 4-8-090A for the complete
neighborhood meeting requirements.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or
greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach
signs are intended to supplement information provided by public information signs by allowing
an applicant to develop a personalized promotional message for the proposed development.
The sign is also intended to provide the public with a better sense of proposed development by
displaying a colored rendering of the project and other required or discretionary information
that lends greater understanding of the project. See the attached Public Outreach sign handout
for more information and specifications.
Impact Fees: In addition to the applicable building and construction fees, the impact fees would
be required prior to the issuance of building permits. Please note these are 2018 impact fee
calculations and they typically increase each year.
Fire Impact Fee currently assessed at $964.53 per new dwelling unit;
Transportation Impact Fee assessed at $3,358.55 per new apartment unit or $2,822.61 per
condominium unit;
Renton School District Impact Fee currently assessed at $1,570.00 per new multi-family unit.
Parks Impact Fee currently assessed at $1,858.95 per new dwelling unit.
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have the application materials pre-screened. Please contact Angelea Weihs,
Associate Planner at 425-430-7312 or aweihs@rentonwa.gov to schedule an appointment.
Expiration: If approved, the site plan would be valid for two years with a possible two-year
extension.
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Frontage Improvements Correspondence With City Reviewers Between 8/6/2020 and 9/11/2020
From: Angelea Weihs <AWeihs@Rentonwa.gov>
Sent: Friday, September 11, 2020 2:56 PM
To: Mariah Gill <mgill@encompasses.net>; Michael Sippo <MSippo@Rentonwa.gov>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>
Subject: RE: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Hello Mariah,
Following an internal discussion we have the following feedback regarding your ROW proposal:
You are proposing a 4-foot planter; however, we anticipate that a 6-foot planter is far more likely to be
approved, we suggest that you reduce each larger unit (not including end units) by 3 inches in order to
increase the landscape strip to 6 feet. This would result in a ROW dedication of 4.5’, but would not
require the rear building to shift west and can maintain the front yard setback.
In addition, in order to help with ADA accessibility and achieve a more reasonable driveway slope, while
also achieving the desired City objectives regarding landscaping, we suggest that you start the sidewalk
transition along the south edge of the driveway, rather than along the north property line. We do not
anticipate that this change will make any visual difference regarding landscaping, but it will help with
grading issues. In addition, we recommend a reverse slope driveway at the entrance to the
property. The driveway will have a maximum reverse slope of -1.5% where it connects to the sidewalks
on the north and south sides and will require a thickened gutter lip to help prevent drainage flow-line
hopping. This may also help reduce the length of vertical curb and allow for a reduction in wall and
building heights.
The other issue is regarding building height. You are requesting an additional story and 10 feet per the
following code section:
An additional ten feet (10') of maximum wall plate height and an additional story for a residential
dwelling structure may be obtained through the provision of additional amenities such as additional
recreation facilities, underground parking, and additional landscaped open space areas; as determined
through the site development plan review process and depending on the compatibility of the proposed
buildings with adjacent or abutting existing residential development. The maximum wall plate height of
a residential structure shall not exceed forty two feet (42').
As I have stated previously, there is no guarantee of approval of this request. We have observed that
this proposed building is significantly closer to the street and is at least 7 feet taller than the other two
structures on either side, therefore the scale of this proposal will be significantly more as perceived from
the street. To give you fair warning, we anticipate that this request may not be supported, and therefore
wanted to provide you the option to provide additional information, if that is your objective. We believe
that a height comparison graphic will help with your justification. This is not a required submittal item,
but highly recommended. You will also want to ensure that your justification is modified to show
accurate numbers following the mentioned revisions.
Regarding the geotech report, will provide you additional comment today regarding any further steps
for secondary review.
Thank you,
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
Frontage Improvements Correspondence With City Reviewers Between 8/6/2020 and 9/11/2020
Angelea Weihs
Associate Planner, City of Renton
1055 S. Grady Way
Renton, WA 98057
(425) 430-7312
From: Mariah Gill <mgill@encompasses.net>
Sent: Friday, September 11, 2020 12:59 PM
To: Angelea Weihs <AWeihs@Rentonwa.gov>; Michael Sippo <MSippo@Rentonwa.gov>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>
Subject: Re: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Hello Angelea and Michael,
Following up on my submittal from last week of the updated geotech report for secondary
review as well as the outstanding internal review of frontage improvements for the project.
Any progress there? Do you need anything else from me to start the secondary geotechnical
review?
Thank you,
Mariah
Mariah Gill
Land Use Planner
D: (425) 961-2203
mgill@encompasses.net
www.EncompassES.net
Eastern Washington: 407 Swiftwater Blvd., Cle Elum, WA 98922 | P: (509) 674-7433
Western Washington: 165 NE Juniper St., Suite 201, Issaquah, WA 98027 | P: (425) 392-0250
A message regarding COVID-19: Over the last several years Encompass has made significant business
continuity investments to ensure our ability to operate during a local, regional or national disaster. At no
point did we envision a global pandemic. While our top priority is the safety of our employees, we want to
assure our clients that, despite some delays that are out of our control and unavoidable, we are currently
operating with minimal disruptions. Our physical offices are closed to outside visitors but employees are
transitioning back into the office, phones will be answered and your project will continue to move forward as
much as possible given the circumstances.
Encompass Engineering & Surveying accepts no liability for the content of this email, or for the consequences of
any actions taken on the basis of the information provided, unless that information is subsequently confirmed in
writing. Any views or opinions presented in this email are solely those of the author and do not necessarily
represent those of Encompass Engineering & Surveying. WARNING: Computer viruses can be transmitted via
email. The recipient should check this email and any attachments for the presence of viruses. Encompass
Engineering & Surveying accepts no liability for any damage caused by any virus transmitted by this email.
From: Mariah Gill <mgill@encompasses.net>
Sent: Friday, September 4, 2020 9:12 AM
To: Angelea Weihs <AWeihs@Rentonwa.gov>; Michael Sippo <msippo@rentonwa.gov>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>
Subject: Re: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Hello Angelea,
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
Frontage Improvements Correspondence With City Reviewers Between 8/6/2020 and 9/11/2020
Thank you for the update--I understand that this is a crazy time.
Attached is the updated Geotech Report for the project ready to go under secondary review.
Please let me know if you need any additional information or if I need to take any further action
to get this going.
Thank you for your time and assistance.
Have a great long weekend!
Best regards,
Mariah
Mariah Gill
Land Use Planner
D: (425) 961-2203
mgill@encompasses.net
www.EncompassES.net
Eastern Washington: 407 Swiftwater Blvd., Cle Elum, WA 98922 | P: (509) 674-7433
Western Washington: 165 NE Juniper St., Suite 201, Issaquah, WA 98027 | P: (425) 392-0250
A message regarding COVID-19: Over the last several years Encompass has made significant business
continuity investments to ensure our ability to operate during a local, regional or national disaster. At no
point did we envision a global pandemic. While our top priority is the safety of our employees, we want to
assure our clients that, despite some delays that are out of our control and unavoidable, we are currently
operating with minimal disruptions. Our physical offices are closed to outside visitors but employees are
transitioning back into the office, phones will be answered and your project will continue to move forward as
much as possible given the circumstances.
Encompass Engineering & Surveying accepts no liability for the content of this email, or for the consequences of
any actions taken on the basis of the information provided, unless that information is subsequently confirmed in
writing. Any views or opinions presented in this email are solely those of the author and do not necessarily
represent those of Encompass Engineering & Surveying. WARNING: Computer viruses can be transmitted via
email. The recipient should check this email and any attachments for the presence of viruses. Encompass
Engineering & Surveying accepts no liability for any damage caused by any virus transmitted by this email.
From: Angelea Weihs <AWeihs@Rentonwa.gov>
Sent: Wednesday, September 2, 2020 1:47 PM
To: Mariah Gill <mgill@encompasses.net>; Michael Sippo <MSippo@Rentonwa.gov>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>
Subject: RE: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Hello Mariah,
My apologies for the delayed response. Not long after you sent the additional information on the 18th,
there was a cybersecurity issue which prevented staff from accessing our records and emails for a week
and a half. Unfortunately, some key staff members are just now going on vacation, so we will not be
able to schedule an internal meeting to discuss your request until mid-next week. I apologize for the
inconvenience. I will keep you posted as soon as I have had the opportunity to discuss with
management.
Thank you,
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
Frontage Improvements Correspondence With City Reviewers Between 8/6/2020 and 9/11/2020
Angelea Weihs
Associate Planner, City of Renton
1055 S. Grady Way
Renton, WA 98057
(425) 430-7312
From: Mariah Gill <mgill@encompasses.net>
Sent: Friday, August 28, 2020 11:01 AM
To: Angelea Weihs <AWeihs@Rentonwa.gov>; Michael Sippo <MSippo@Rentonwa.gov>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>
Subject: Re: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
I understand.
Yes, the protected slope is included. Please see attached for break down.
Thanks,
Mariah
Mariah Gill
Land Use Planner
D: (425) 961-2203
mgill@encompasses.net
www.EncompassES.net
Eastern Washington: 407 Swiftwater Blvd., Cle Elum, WA 98922 | P: (509) 674-7433
Western Washington: 165 NE Juniper St., Suite 201, Issaquah, WA 98027 | P: (425) 392-0250
A message regarding COVID-19: Over the last several years Encompass has made significant business
continuity investments to ensure our ability to operate during a local, regional or national disaster. At no
point did we envision a global pandemic. While our top priority is the safety of our employees, we want to
assure our clients that, despite some delays that are out of our control and unavoidable, we are currently
operating with minimal disruptions. Our physical offices are closed to outside visitors but employees are
transitioning back into the office, phones will be answered and your project will continue to move forward as
much as possible given the circumstances.
Encompass Engineering & Surveying accepts no liability for the content of this email, or for the consequences of
any actions taken on the basis of the information provided, unless that information is subsequently confirmed in
writing. Any views or opinions presented in this email are solely those of the author and do not necessarily
represent those of Encompass Engineering & Surveying. WARNING: Computer viruses can be transmitted via
email. The recipient should check this email and any attachments for the presence of viruses. Encompass
Engineering & Surveying accepts no liability for any damage caused by any virus transmitted by this email.
From: Angelea Weihs <AWeihs@Rentonwa.gov>
Sent: Friday, August 28, 2020 10:59 AM
To: Mariah Gill <mgill@encompasses.net>; Michael Sippo <MSippo@Rentonwa.gov>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>
Subject: RE: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
Frontage Improvements Correspondence With City Reviewers Between 8/6/2020 and 9/11/2020
Does the most recent density worksheet include the protected slopes? Those also need to be deducted.
A break-down regarding the critical areas would very much be appreciated, as I have already discussed
these concerns with management based on the assumption that the previous worksheet was an
accurate reflection of critical area deductions without the streams. With a break-down, I will be able to
put that information in our records to help set the record straight and help me alleviate any concerns
regarding the discrepancy that may arise.
Thank you,
Angelea Weihs
Associate Planner, City of Renton
1055 S. Grady Way
Renton, WA 98057
(425) 430-7312
From: Mariah Gill <mgill@encompasses.net>
Sent: Friday, August 28, 2020 10:49 AM
To: Angelea Weihs <AWeihs@Rentonwa.gov>; Michael Sippo <MSippo@Rentonwa.gov>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>
Subject: Re: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Per our previous conversation, I only included the actual areas of the stream and wetland, not
their buffers in the most recent calculations. Previously we were including the buffer areas.
Sorry fo the confusion, I hope this clears it up for you. Density is not a concern.
Thanks,
Mariah
Mariah Gill
Land Use Planner
D: (425) 961-2203
mgill@encompasses.net
www.EncompassES.net
Eastern Washington: 407 Swiftwater Blvd., Cle Elum, WA 98922 | P: (509) 674-7433
Western Washington: 165 NE Juniper St., Suite 201, Issaquah, WA 98027 | P: (425) 392-0250
A message regarding COVID-19: Over the last several years Encompass has made significant business
continuity investments to ensure our ability to operate during a local, regional or national disaster. At no
point did we envision a global pandemic. While our top priority is the safety of our employees, we want to
assure our clients that, despite some delays that are out of our control and unavoidable, we are currently
operating with minimal disruptions. Our physical offices are closed to outside visitors but employees are
transitioning back into the office, phones will be answered and your project will continue to move forward as
much as possible given the circumstances.
Encompass Engineering & Surveying accepts no liability for the content of this email, or for the consequences of
any actions taken on the basis of the information provided, unless that information is subsequently confirmed in
writing. Any views or opinions presented in this email are solely those of the author and do not necessarily
represent those of Encompass Engineering & Surveying. WARNING: Computer viruses can be transmitted via
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
Frontage Improvements Correspondence With City Reviewers Between 8/6/2020 and 9/11/2020
email. The recipient should check this email and any attachments for the presence of viruses. Encompass
Engineering & Surveying accepts no liability for any damage caused by any virus transmitted by this email.
From: Angelea Weihs <AWeihs@Rentonwa.gov>
Sent: Friday, August 28, 2020 10:41 AM
To: Mariah Gill <mgill@encompasses.net>; Michael Sippo <MSippo@Rentonwa.gov>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>
Subject: RE: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Hello Mariah,
The density worksheets you provided regarding critical areas is not consistent with the previous
(attached) worksheet you provided with the original submittal. The critical areas square footage with
the attached worksheet is significantly more. Considering that the critical area square footage should
increase with the inclusion of the streams, this was the primary concern with density compliance. Please
provide a more thorough break down of the critical area density deductions for explanation and
comparison with your most recent density worksheets.
Thank you,
Angelea Weihs
Associate Planner, City of Renton
1055 S. Grady Way
Renton, WA 98057
(425) 430-7312
From: Mariah Gill <mgill@encompasses.net>
Sent: Tuesday, August 18, 2020 9:30 AM
To: Angelea Weihs <AWeihs@Rentonwa.gov>; Michael Sippo <MSippo@Rentonwa.gov>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>
Subject: Re: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Hello Angelea and Michael,
Attached is the density worksheet showing ROW dedication as proposed with the 4' planter and
2.5' ROW dedication as well as showing the area of dedication with 8.5' of standard ROW
dedication.
As you can see our our primary concern here is not density calcs, it is however the fact that the
reduced planter strip to 4' vs 8' reduces the right-of-way dedication footprint from 8.5' to 2.5'
eliminating additional grading and walls between the back of the standard right-of-way section
to the buildings and along the property lines.
The standard ROW dedication of 8.5' would consequentially, push our buildings west and as
such either reduce the amount of open space we could provide OR reduce the number of units
we could provide to 11 vs 12 in addition to the aforementioned additional grading and retaining
walls.
I hope this provides adequate feedback on the proposed alternative to standard frontage
improvements.
Please let me know if you need any additional information.
Thanks,
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
Frontage Improvements Correspondence With City Reviewers Between 8/6/2020 and 9/11/2020
Mariah
Mariah Gill
Land Use Planner
D: (425) 961-2203
mgill@encompasses.net
www.EncompassES.net
Eastern Washington: 407 Swiftwater Blvd., Cle Elum, WA 98922 | P: (509) 674-7433
Western Washington: 165 NE Juniper St., Suite 201, Issaquah, WA 98027 | P: (425) 392-0250
A message regarding COVID-19: Over the last several years Encompass has made significant business
continuity investments to ensure our ability to operate during a local, regional or national disaster. At no
point did we envision a global pandemic. While our top priority is the safety of our employees, we want to
assure our clients that, despite some delays that are out of our control and unavoidable, we are currently
operating with minimal disruptions. Our physical offices are closed to outside visitors but employees are
transitioning back into the office, phones will be answered and your project will continue to move forward as
much as possible given the circumstances.
Encompass Engineering & Surveying accepts no liability for the content of this email, or for the consequences of
any actions taken on the basis of the information provided, unless that information is subsequently confirmed in
writing. Any views or opinions presented in this email are solely those of the author and do not necessarily
represent those of Encompass Engineering & Surveying. WARNING: Computer viruses can be transmitted via
email. The recipient should check this email and any attachments for the presence of viruses. Encompass
Engineering & Surveying accepts no liability for any damage caused by any virus transmitted by this email.
From: Angelea Weihs <AWeihs@Rentonwa.gov>
Sent: Friday, August 14, 2020 4:28 PM
To: Mariah Gill <mgill@encompasses.net>; Michael Sippo <MSippo@Rentonwa.gov>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>
Subject: RE: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Hello Mariah,
I discussed with the Planning Director your proposal for reduced planter and your concerns regarding
ROW dedication. In order to provide adequate feedback and make an informed decision, we will want
more information regarding density calculations. We will want updated density information that shows
the total square footage of all critical areas deducted as well as ROW dedication that is required by code
vs. ROW deduction that you are requesting with the reduced planter. As the issue of ROW deduction
and its potential for impacting the number of lots is the primary concern for you, we want to fully
understand the extent of that impact, with details of square footage.
Thank you and have a wonderful weekend,
Angelea Weihs
Associate Planner, City of Renton
1055 S. Grady Way
Renton, WA 98057
(425) 430-7312
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
Frontage Improvements Correspondence With City Reviewers Between 8/6/2020 and 9/11/2020
From: Mariah Gill <mgill@encompasses.net>
Sent: Wednesday, August 12, 2020 2:00 PM
To: Michael Sippo <MSippo@Rentonwa.gov>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>;
Angelea Weihs <AWeihs@Rentonwa.gov>
Subject: Re: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Hello Mike,
Following up my voicemail.
See attached for what I see as a compromise between the standard section for collector arterial
and what the pre-app determined to be the city preferred/existing standard section for
Aberdeen.
There is precedent for the alternative to proposed herein: If you look at the length of Aberdeen,
directly south of the project site, the abutting development provided this alternative: 4' planter,
5' sidewalk etc. Further south, there is a wider planter but the sidewalk meanders onsite, and is
not located in the ROW leading me to believe it is indeed in some sort of public easement. No
planters have been provided on Aberdeen to the north of the project site (Aberdeen as
bounded by Sunset Blvd NE) and this section of the street is fully developed in either town
homes or condos.
To make the alternative I propose here work, we will need to revise the entire site plan, shifting
the buildings and hammerhead west and revise grading and potentially FFE's as well, but we
can make it work.
Thank you for you time and consideration--I hope your review concurs with my assessment that
this alternative meets the ERC's request for a complete street including a planter strip in a way
that is consistent with and appropriate to the existing and projected conditions along this
section of Aberdeen as well as feasible for this project site.
Thank you,
Mariah
Mariah Gill
Land Use Planner
D: (425) 961-2203
mgill@encompasses.net
www.EncompassES.net
Eastern Washington: 407 Swiftwater Blvd., Cle Elum, WA 98922 | P: (509) 674-7433
Western Washington: 165 NE Juniper St., Suite 201, Issaquah, WA 98027 | P: (425) 392-0250
A message regarding COVID-19: Over the last several years Encompass has made significant business
continuity investments to ensure our ability to operate during a local, regional or national disaster. At no
point did we envision a global pandemic. While our top priority is the safety of our employees, we want to
assure our clients that, despite some delays that are out of our control and unavoidable, we are currently
operating with minimal disruptions. Our physical offices are closed to outside visitors but employees are
transitioning back into the office, phones will be answered and your project will continue to move forward as
much as possible given the circumstances.
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
Frontage Improvements Correspondence With City Reviewers Between 8/6/2020 and 9/11/2020
Encompass Engineering & Surveying accepts no liability for the content of this email, or for the consequences of
any actions taken on the basis of the information provided, unless that information is subsequently confirmed in
writing. Any views or opinions presented in this email are solely those of the author and do not necessarily
represent those of Encompass Engineering & Surveying. WARNING: Computer viruses can be transmitted via
email. The recipient should check this email and any attachments for the presence of viruses. Encompass
Engineering & Surveying accepts no liability for any damage caused by any virus transmitted by this email.
From: Michael Sippo <MSippo@Rentonwa.gov>
Sent: Tuesday, August 11, 2020 2:24 PM
To: Mariah Gill <mgill@encompasses.net>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>;
Angelea Weihs <AWeihs@Rentonwa.gov>
Subject: RE: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Mariah,
Thank you for speaking with me a few minutes ago. As we discussed, the City will not accept a sidewalk
in an easement especially where the front yard setback is being essentially reduced.
I will discuss some of the options you mentioned to me with the team and if you create an additional
exhibit please send it my way at your earliest convenience.
Please let me know if you have any additional questions at this time.
MICHAEL S. SIPPO | Civil Engineer III
Community & Economic Development Department | Planning Division
City of Renton | 1055 S. Grady Way | Renton WA 98057
MSippo@Rentonwa.gov | Phone: 425.430.7298
COVID-19 UPDATE
City Hall is currently closed to the public but we are still available to assist you.
• Pay Invoice and Apply for Over-the-Counter Permit: Permitting Portal
• Schedule an Inspection: Permitting Portal -OR- Building: 425-430-7202; Civil/Site: 425-430-7203
• Contact Staff:
o Staff Hours: Monday through Friday 8 a.m. to 4 p.m.
o Building or General Permitting: permittech@rentonwa.gov or 425-430-7200
o Planning: planningcustomerservice@rentonwa.gov or 425-430-7294
o Public Works Permitting: pwpermitting@rentonwa.gov or 206-402-8626
o Code Compliance: Renton Responds or 425-430 -7373.
From: Michael Sippo
Sent: Tuesday, August 11, 2020 9:58 AM
To: Mariah Gill
Cc: Nicole Mecum, PE; Chad Allen, PE
Subject: RE: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Good morning Mariah,
I am going to discuss the frontage proposal with the team today and will have an answer back to you by
the end of the day. Please let me know if you have any other questions.
Thank you,
MICHAEL S. SIPPO | Civil Engineer III
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
Frontage Improvements Correspondence With City Reviewers Between 8/6/2020 and 9/11/2020
Community & Economic Development Department | Planning Division
City of Renton | 1055 S. Grady Way | Renton WA 98057
MSippo@Rentonwa.gov | Phone: 425.430.7298
COVID-19 UPDATE
City Hall is currently closed to the public but we are still available to assist you.
• Pay Invoice and Apply for Over-the-Counter Permit: Permitting Portal
• Schedule an Inspection: Permitting Portal -OR- Building: 425-430-7202; Civil/Site: 425-430-7203
• Contact Staff:
o Staff Hours: Monday through Friday 8 a.m. to 4 p.m.
o Building or General Permitting: permittech@rentonwa.gov or 425-430-7200
o Planning: planningcustomerservice@rentonwa.gov or 425-430-7294
o Public Works Permitting: pwpermitting@rentonwa.gov or 206-402-8626
o Code Compliance: Renton Responds or 425-430 -7373.
From: Mariah Gill [mgill@encompasses.net]
Sent: Monday, August 10, 2020 3:17 PM
To: Michael Sippo
Cc: Nicole Mecum, PE; Chad Allen, PE
Subject: Re: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Hello Michael,
I'm sorry to bug you again but we are held up until we sort out these frontage improvements.
Do you see any issue with having the sidewalk placed in a public easement? I'm pretty sure
we've done this for other projects in Renton but want to confirm before moving forward.
Thanks you for your consideration and help!
-Mariah
Mariah Gill
Land Use Planner
D: (425) 961-2203
mgill@encompasses.net
www.EncompassES.net
Eastern Washington: 407 Swiftwater Blvd., Cle Elum, WA 98922 | P: (509) 674-7433
Western Washington: 165 NE Juniper St., Suite 201, Issaquah, WA 98027 | P: (425) 392-0250
A message regarding COVID-19: Over the last several years Encompass has made significant business
continuity investments to ensure our ability to operate during a local, regional or national disaster. At no
point did we envision a global pandemic. While our top priority is the safety of our employees, we want to
assure our clients that, despite some delays that are out of our control and unavoidable, we are currently
operating with minimal disruptions. Our physical offices are closed to outside visitors but employees are
transitioning back into the office, phones will be answered and your project will continue to move forward as
much as possible given the circumstances.
Encompass Engineering & Surveying accepts no liability for the content of this email, or for the consequences of any actions taken on the basis of
the information provided, unless that information is subsequently confirmed in writing. Any views or opinions presented in this email are solely
those of the author and do not necessarily represent those of Encompass Engineering & Surveying. WARNING: Computer viruses can be
transmitted via email. The recipient should check this email and any attachments for the presence of viruses. Encompass Engineering &
Surveying accepts no liability for any damage caused by any virus transmitted by this email.
From: Mariah Gill <mgill@encompasses.net>
Sent: Thursday, August 6, 2020 1:35 PM
DocuSign Envelope ID: 69D0A746-C343-49C8-931A-17990D5283F2
Frontage Improvements Correspondence With City Reviewers Between 8/6/2020 and 9/11/2020
To: Michael Sippo <MSippo@Rentonwa.gov>
Cc: Nicole Mecum, PE <nmecum@encompasses.net>; Chad Allen, PE <callen@encompasses.net>
Subject: Re: Request for Clarification: LUA19-000280, ECF, MOD, PP, SA-H
Hello Michael,
Could we please schedule a phone call to quickly discuss the frontage alternative proposed for
the subject project. We are primarily wondering if we can place the sidewalk in a public
easement instead of dedicating that 6.5' wide area in order to accommodate the 8' planer strip
that the ERC wanted to see. This would avoid us having to shift the buildings west and change
our entire site plan to meet the 10' setback standard. See attached exhibit.
Thank you,
Mariah
Mariah Gill
Land Use Planner
D: (425) 961-2203
mgill@encompasses.net
www.EncompassES.net
Eastern Washington: 407 Swiftwater Blvd., Cle Elum, WA 98922 | P: (509) 674-7433
Western Washington: 165 NE Juniper St., Suite 201, Issaquah, WA 98027 | P: (425) 392-0250
A message regarding COVID-19: Over the last several years Encompass has made significant business
continuity investments to ensure our ability to operate during a local, regional or national disaster. At no
point did we envision a global pandemic. While our top priority is the safety of our employees, we want to
assure our clients that, despite some delays that are out of our control and unavoidable, we are currently
operating with minimal disruptions. Our physical offices are closed to outside visitors but employees are
transitioning back into the office, phones will be answered and your project will continue to move forward as
much as possible given the circumstances.
Encompass Engineering & Surveying accepts no liability for the content of this email, or for the consequences of
any actions taken on the basis of the information provided, unless that information is subsequently confirmed in
writing. Any views or opinions presented in this email are solely those of the author and do not necessarily
represent those of Encompass Engineering & Surveying. WARNING: Computer viruses can be transmitted via
email. The recipient should check this email and any attachments for the presence of viruses. Encompass
Engineering & Surveying accepts no liability for any damage caused by any virus transmitted by this email.
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