HomeMy WebLinkAboutPRE_Pre-app_Meeting_Summary_170601_v1.pdfK:\Preapps\2017\PRE17000249_LaFortuna Building Configuration
PRE-APPLICATION MEETING COMMENTS FOR
LA FORTUNA BUILDING RECONFIGURATION
PRE17-000249
CITY OF RENTON
Department of Community & Economic Development
Planning Division
June 1st, 2017
Contact Information:
Planner: Alex Morganroth, 425-430-7219
Public Works Plan Reviewer: Justin Johnson, 425-430-7291
Fire Prevention Reviewer: Corey Thomas, 425-430-7024
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).
RECEIVED
11/04/2019
amorganroth
PLANNING DIVISION
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 1, 2017
TO: Alex Morganroth, Planner
FROM: Justin Johnson, Civil Plan Reviewer
SUBJECT: LaFortuna Building Configuration
PRE 17-000249
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 of the application for LaFortuna Building Configuration. The site address is
17304 127th Pl SE. The King County Parcel Number is 36956200040. The applicant is proposing to alter the
previously approved plans by King County.
WATER COMMENTS
1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and provide it with
the construction permit submittal.
2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton
Regional Fire Authority.
3. Plans approved Soos Creek Water and Sewer District shall be routed to the City for final review prior to
permit issuance.
SEWER COMMENTS
1. Please obtain a sewer availability certificate from Soos Creek Water and Sewer District and provide it with
the construction permit submittal.
2. Plans approved Soos Creek Water and Sewer District shall be routed to the City for final review prior to
permit issuance.
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STORM DRAINAGE COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design
Manual will be required.
2. There is an existing stormwater conveyance system on the project site. The site slopes from east to west.
Storm drainage enters an existing vault either disperses or infiltrates on site.
3. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site.
The site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within
the Lower Cedar River drainage basin. Drainage plans and a drainage report complying with the adopted
2017 Renton Surface Water Design Manual (RSWDM) will be required.
4. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall be
evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM.
5. A Construction Stormwater General Permit from the Washington Department of Ecology is required as
site clearing will exceed one acre.
6. 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.
7. The development is subject to stormwater system development charges (SDCs). The 2017 stormwater
SDC is $1,608.00 per lot. The SDC will be collected for each new lot. SDCs are due at the time of
construction permit issuance.
TRANSPORTATION/STREET COMMENTS
1. 127th Pl SE will need to be dedicated Right of way to the City of Renton. The new internal site street shall
be designed in accordance with the residential access street standards found in RMC 4-6-060. The
minimum right of way width for a residential access street is 53’. The minimum paved roadway width is
26’ which includes 2 – 10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, 8’ planter, and 5’ sidewalk are
required along both sides of the roadway. The required intersection turning radius is 25’ when
intersecting with another residential access street and 35’ when intersecting with an arterial street.
Street grades shall not exceed 15%.
2. Street lighting is required along the new internal site street and along the 127th Place SE frontage.
Required streetlights shall be per City standards. A street lighting analysis and plan shall be submitted
with the construction permit.
3. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
GENERAL COMMENTS
1. The fees listed are for 2017. The fees that are current at the time of the respective permit issuance will be
levied. Please see the City of Renton website for the current development fee schedule.
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2. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along the 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.
3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a
separate building permit. Structural calculations and plans prepared by a licensed engineer will be required
as part of the building permit review.
4. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting
standards can be found on the City of Renton website.
5. Please see the City of Renton Development Engineering website for the Construction Permit Application
and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a
construction permit intake meeting.
6. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more
information.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 1, 2017
TO: Pre-Application File No. 17-000249
FROM: Alex Morganroth, Associate Planner
SUBJECT: La Fortuna Site Plan Reconfiguration
Parcels 3956200010, 3956200020, 3956200030, 3956200040
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.
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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or
online at www.rentonwa.gov.
Project Proposal: The subject site is located off of 127th Pl SE between SE 172 St and SE Petrovitsky Rd and includes
the following parcels: 3956200010, 3956200020, 3956200030, 3956200040, 3956200080, and 3956200080. The
project site totals approximately 195,800 square feet (4.5 acres) in area and is located within the Residential 10
du/ac (R-10) zoning classification. The site plan for the La Fortuna development located on the site was originally
approved by King County in 2005. The approved site plan included eight (8) buildings with a total of 41 townhome-
style units. Four of the eight buildings have been completed for a total of 23 and are currently occupied. The site
was annexed to the City of Renton in March of 2008, prior to the construction of any of the units. Building permits
and Certificates of Occupancy for the existing four buildings were issued by the City of Renton after annexation.
According to the applicant, parking violations at the development have created a need for additional parking and
they are proposing a reconfiguration of the existing site plan in order to provide additional parking for residents
and guests. The proposal includes the replacing the remaining four unbuilt buildings (buildings 1, 2, 3 and 4 on site
plan) with two 9-unit buildings. The total number of units in the development at project completion would remain
at 41. Access to both the existing and proposed units on site is via a private road that dead ends at the southern
boundary of the site. Both COR maps and the site plans approved by King County indicate the presence of wetlands
on the site. No additional critical areas were mapped on the site.
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Current Use: The subject site contains 23 townhome units including a 3-unit structure, a 5-unit structure, a 6-unit
structure, and a 9-unit structure. The remaining 18 units approved as part of the original site plan have not been
constructed.
Zoning: The subject property is located in the Residential 10 du/ac (R-10) zoning classification and Residential High
Density comprehensive plan designation. Attached units are a permitted use in the R-10 zone.
R-10 Development Standards: The new structures would be subject to RMC 4-2-120A, “Development Standards for
Commercial Zoning Designations.”
Density – The minimum density requirement in the R-10 zone is five (5) dwelling units per net acre (du/ac).
The maximum density permitted in the R-10 zone is ten (10) dwelling units per net acre (du/ac). Net 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. If fully built-out, the development would very likely
exceed the maximum density allowance for the R-10 zone. If a new site plan for the two 9-unit structures
is submitted, the new area (not including the part of the development already built out) would be required
to meet current City of Renton density regulations.
Minimum Lot Size, Width and Depth – There is no minimum lot size for attached dwellings in the R-10 zone.
The minimum lot width is 40 feet (50 feet for corner lots) and the minimum lot depth is 70 feet in the R-10
lot. The existing lots do not meet current lot standards, but are considered legally established lots and
therefore considered legally non-conforming.
Lot and Impervious Surface Coverage – The R-10 zone allows a maximum building coverage of 55% of the
lot area. Building coverage requirements would be verified at the time of building permit review. The
maximum impervious surface would be limited to 70%. Impervious surface and building coverage
requirements would be verified at the time of building permit review.
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 R-10 zone are 20 feet for the front yard,
15 feet for the rear yard, and 4 feet for interior side yards on unattached side (0 feet on attached sides).
The setbacks for the new buildings would be reviewed at the time of building permit.
Building Height – The maximum wall plate height is 24 feet with 2 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. Building height would be verified at
the time of building permit review.
Refuse and Recycling Areas –Refuse and recycling areas need to meet the requirements of RMC 4-4-090,
“Refuse and Recyclables Standards.” 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.
Compliance with the refuse and recycling standards will be reviewed with the land use or building permit
application.
Landscaping: The development standards require that all pervious areas within the property boundaries be
landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios,
must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required
along all public street frontages, with the exception of areas for required walkways and driveways. In addition, two
trees are required in the front yard setback area of each lot when there are no street trees within the street right-
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of-way as referenced in the landscape regulations (RMC 4-4-070F). Any new surface parking must comply the
internal and perimeter landscaping requirements.
In addition, a fifteen-foot (15’) wide partially sight-obscuring landscaped visual barrier, or ten-foot (10’) wide fully
sight-obscuring landscaped visual barrier, is required along common property lines when a residential multi-family
use is abutting a less intense residential zone.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A
conceptual landscape plan would be required at the time of formal land use application.
Tree Preservation: If 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 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). 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.
In addition to retaining 20 percent of existing significant trees, each new lot would be required to provide a
minimum tree density of 4 trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to
a lot's required minimum tree density shall be held in perpetuity within a tree protection tract.
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.
The Administrator may require independent review of any land use application that involves tree removal and land
clearing at the City's discretion. The applicant has not indicated that the proposed project would require the
removal of any trees. However, if any trees are to be proposed for removal, a formal tree retention plan would
be reviewed at the time of site plan review or building permit application.
Parking: For attached dwelling units, a minimum and maximum of 1.6 off-street parking spaces per 3 bedroom or
larger dwelling unit; 1.4 off-street parking spaces per 2 bedroom dwelling unit; and, 1.0 off-street parking spaces
per 1 bedroom or studio dwelling unit.
Vehicle Access: Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways
shall not be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. The width of
any driveway shall not exceed 30-feet for multi-family. The existing buildings are access via 127th Pl SE, a private
road.
Critical Areas: Both the submitted materials and the City’s mapping system (COR Maps) indicate the presence of a
wetlands on the western side of the site. A wetlands categorization, delineation, and assessment shall be
submitted with the land use application if wetlands are located on the site or within 200 feet of the subject site.
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Environmental Review: Due to the presence of wetlands on-site and the number of units proposed, the proposed
project would be subject to Environmental (SEPA) Review. An Environmental Checklist would be required to be
submitted at the time of land use application. An environmental determination will be made by the Renton
Environmental Review Committee.
Permit Requirements: The proposal would require Administrative Site Plan Review and Environmental (SEPA)
Review. The Site Plan Review application and environmental checklist are reviewed concurrently in an estimated
time frame of 6-8 weeks once a complete application is accepted. The 2017 Administrative Site Plan Review
application fee is $2,500. The application fee for SEPA Review (Environmental Checklist) is $1,500. Any modification
requests to code standards (such as a parking increase over 25-percent of the maximum) are $250.00 per
modification. There is an additional 3% technology fee at the time of land use application. Please note that the
technology will increase later in 2017. Detailed information regarding the land use application submittal is provided
on the land use permit application form page on the City’s website (search land use forms in the search box). The
City has implemented electronic plan review for all land use and building permit applications.
In addition to the required land use permits, separate construction, building and sign permits would be required.
Public Information Sign: A Site Plan Review application will require the applicant to install a land use action sign on
the subject property per the specifications provided in the public information sign handout (see land use forms on
City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any
costs associated with the sign.
Impact Fees: In addition to the applicable building and construction fees, impact fees would be required for new
single family homes. Such fees would apply to all projects and would be calculated at the time of building permit
application and payable prior to building permit issuance. The 2017 application fees are as follows:
Fire Mitigation Fee currently assessed at $718.56 per new townhome unit.
A Transportation Mitigation Fee assessed at $3,358.55 per new townhome unit.
A Parks Mitigation Fee assessed at $1,858.95 per new townhome unit.
Renton School District Impact Mitigation Fee assessed at $1,448.00 per new townhome unit.
A handout listing Renton’s 2017 development-related fees is available on the City of Renton website for your review.
Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy
of the application materials pre-screened at the 6th floor front counter prior to submitting the complete
application package. Please call Alex Morganroth, Associate Planner at 425-430-7219 for an appointment.
Expiration: Site plan approval is valid for two years with a possible two-year extension.