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HomeMy WebLinkAboutPRE25-000252_Pre-App Meeting Summary_Staff CommentsDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Forestbrook Condo 1555 Union Ave NE (APN 2599850000) PRE 25-000252 September 4, 2025 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). Page 1 of 1 PRE25-000252 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 4, 2025 TO: Mariah Kerrihard, Associate Planner FROM: Nathan Janders, Development Engineering Manager SUBJECT: Forestbrook Condo Restoration 1555 Union Ave NE PRE25-000252 I have reviewed the application for the Forestbrook Condo Restoration project located at 1555 Union Ave NE, parcel No: 2599850000, and have the following comments: WATER COMMENTS: 1. The proposed project does not propose an impact to the water utility. SEWER COMMENTS: 1. The proposed project does not propose an impact to the sewer utility. STORM DRAINAGE COMMENTS: 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual may be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. Based on the City’s flow control map, this site falls within City’s Flow Control Duration Standard area (Matching Forested Conditions). The project site is located in the May Creek Drainage Basin. 2. Critical areas on site that may effect drainage review: erosion hazard, landslide hazard, regulated slopes, and a fish bearing stream. TRANSPORTATION/STREET COMMENTS: 1. The proposed project is exempt from street improvements per RMC 4-6-060. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000252 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 04, 2025 TO: Pre-Application File No. 25-000252 FROM: Mariah Kerrihard, Associate Planner SUBJECT: Forestbrook Condo– 1555 Union Ave NE - APN 2599850000 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, Development Engineering 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 https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant is proposing to repair the foundation of the existing structure, which was built in 1980 on the subject property at 1555 Union Ave NE (APN 2599850000). The project site totals approximately 267,702 square feet. The subject property is located within the Residential Multi-Family (RMF) zoning classification, Urban Design District B, and the Residential High Density (RHD) land use designation. Access to the site would remain via the existing entrance off Union Ave NE. According to City of Renton (COR) maps, high erosion hazard, moderate landslide hazard, sensitive and protected slopes and a Type F stream (Honey Creek) are mapped within this site. Current Use: The subject property is currently developed with 68 townhome units within 10 buildings. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Residential High Density (RHD) land use designation, The Residential Multi-Family (RM- F) zoning designation, and Urban Design District B. Attached dwellings – townhouses are a permitted use within the RM-F zone, provided specified use(s) shall be subject to the standards of RMC 4-2-115, Residential design and Open Space Standards, applicable to the R-10 and R-14 zones, in lieu of the overlay design district B standards of RMC 4-3-100. Pursuant to Code Interpretation 169 finalized July 5, 2023, townhouses in the RMF zone are permitted via the unit lot subdivision process. Forestbrook Condo Page 2 of 7 September 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000252 2. Development Standards: The project is subject to RMC 4-2-110B, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “RM-F standards” herein). Density – The density range allowed in the RM-F zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Public alleyways are not deducted from the gross site area. A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. Minimum Lot Size, Width and Depth – There is no minimum lot size requirement in the RM-F zone. The minimum lot depth is 50 feet for townhouse developments. The minimum lot width for townhouse developments is 25 feet for interior lots and 30 feet for corner lots. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Standards – The RM-F zone allows a maximum building coverage of 70% of the lot area for townhouse development Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the RM- F zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then it is 10-feet), 10 feet for the rear yard, 5 feet for interior side yards, and 15 feet for secondary front yards. Building Height and Impervious Surface Coverage – The maximum wall plate height is 32 feet with 3 stories. 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; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a- half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The maximum impervious surface would be limited to 75% of the parent parcel. The building height and coverage requirements would be verified at the time of formal application. Maximum Number of Units per Building – N/A for attached dwellings 3. Residential Design and Open Space Standards: All new townhouse units in the RMF zone would be subject to the Residential Design Standards outlined in RMC 4-2-115 for the R-14 zone in lieu of Urban Design District B regulations. Residential Design Review occurs as part of the Site Plan Review. For example, site design requirements for townhomes in the R-14 zones would require 350 square feet of common open space for each unit in the development. Open space may not have a slope greater than 5%. Each ground-related dwelling shall have a private yard that is at least 250 square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. An example of the residential design standard requirement includes developments of more than four structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Building entries must take Forestbrook Condo Page 3 of 7 September 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000252 access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Open space should be contiguous to the majority of the dwellings in the development, accessible to all dwellings, and shall be at least twenty feet (30') wide. All site design, open space, and residential design standards applicable to the R-14 zone would be verified at the time of formal land use application. Residential Design Standards – see RMC 4-2-115 for a complete list of standards and requirements. 4. Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts or smaller must be provided either within the garage or outside. Storage within a garage must be appropriately sized to 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. 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. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. See RMC 4-4-090 for additional information and standards. 5. 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 and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. 6. Significant Tree Retention: Application materials identify that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan 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 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Forestbrook Condo Page 4 of 7 September 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000252 TREE SIZE TREE CREDITS Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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 twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. 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. Forestbrook Condo Page 5 of 7 September 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000252 The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. Tree retention standards shall be applied to the developable area, as defined in RMC 4- 11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application if trees are proposed for removal. 7. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). 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 about fences and retaining walls. 8. Parking: Townhouse development requires a minimum and maximum of 2 onsite parking stalls per dwelling unit. Parking spaces within the garages shall be a minimum of 9’x20’. Parking stalls within garages may count toward minimum requirements. One-half (0.5) bicycle parking space is required per each dwelling unit. Spaces shall meet the requirements of RMC 4-4-080 F11c, Bicycle Parking Standards. The number of parking spaces required for attached dwellings pursuant to RMC 4-4- 080F10d, Parking Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or within the parent site; however, at least one parking space shall be provided within each unit lot. There are no proposed changes to the existing parking. 9. Access/Driveways: The existing access is shown as a driveway on the east side of the parcel off Union Ave NE. Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. Detached homes require a minimum of 2.0 per dwelling unit. Tandem parking is allowed. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Driveways shall not be closer than five feet (5') to any property line. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff entering the garage/residence or crossing any public sidewalk. If the grade exceeds 15%, a variance is required. There are no proposed changes to the existing access. 10. Urban Design Regulations: Compliance with Urban Design Regulations, District ‘B’, is required. Please refer the standards in their entirety at RMC 4-3-100. The following bullets are some, but not all, of the guidelines and standards outlined in the regulations. Forestbrook Condo Page 6 of 7 September 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000252 11. Critical Areas: According to the City of Renton (COR) maps, the subject site is mapped with high erosion hazard, moderate landslide hazard, sensitive and protected slopes and a Type F stream (Honey Creek). The critical areas and their associated buffers are located on the site. A geotechnical study shall be provided by a qualified professional with the land use application if slopes are to be worked within, where city approval would be required for work in sensitive or protected slope areas. The study shall demonstrate that the proposal would not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal would not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure stability. A Type F stream has been identified on-site to the west. Type F streams require a 115- foot buffer with a 15-foot building setback. A stream study would be required with the building permit application to demonstrate compliance with buffer requirements. If impacts are proposed to the stream or buffer area a preliminary mitigation plan and a supplemental stream study would also be required. The stream buffer and building setback should be shown on the site plan. The applicant will need to provide a stream study for the land use application and may need to submit a mitigation plan depending on the proposed disturbance to the critical area or the buffer. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 12. Environmental Review: The proposed project may not be exempt from Environmental (SEPA) review due to the stream mapped on site, Honey Creek (Type F). However, the repair, remodeling, maintenance, or minor alteration of existing private or public structures is exempt from Environmental (SEPA) review. Therefore, an environmental checklist is a submittal requirement if the scope of work goes beyond what was proposed. 13. Waiver of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 14. Permit Requirements: The proposed project would require a Critical Areas Exemption (CAE). Critical Area Exemptions may be reviewed in 2-4 weeks and require no fee. Environmental Review applications are reviewed in an estimated time frame of 6-8 weeks once a complete application is accepted. The 2025 application fee for SEPA review is $1,856. There is an additional 5% technology fee at the time of land use application. In addition to the required land use permits, separate construction, building permits may be required. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A building permit must be obtained to build buildings and structures. A Construction Permit must be obtained to install utility lines, transportation improvements and undertake work in City rights-of-ways. Building and Construction Permits are separate permits. The review of these permits may occur concurrently with the review of the land use permits but cannot be issued prior to the completion of any appeal periods. If no appeals or Forestbrook Condo Page 7 of 7 September 4, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000252 reconsideration requests are filed within 14 days of the effective date of the decision to approve the application, the applicant may obtain building and construction permits. 15. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 16. Impact Fees: In addition to any applicable building and construction fees, impact fees may be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City ofRenton 17. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Mariah Kerrihard, Associate Planner at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. 18. Expiration: The critical area exemption is valid for two (2) years from the date of approval It is the applicant’s responsibility to monitor the expiration dates.