HomeMy WebLinkAboutD_Admin Report_La Fortuna_191212_v3_FINALDEPARTMENT OF COMMUNITY
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Project Location Map
D_Admin Report_La Fortuna_191212_v3_FINAL
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: December 18, 2019
Project File Number: PR19-000441
Project Name: La Fortuna Phase II
Land Use File Number: LUA19-000263, S-A, ECF
Project Manager: Alex Morganroth, Senior Planner
Owner: Habitat for Humanity Seattle-King County, 560 Naches Ave SW, Ste 110, Renton,
WA 98057
Applicant/Contact: Pamela Derry, Tonkin Architecture, 2701 1st Ave, Suite 520, Seattle, WA 98121
Project Location: 17304 127th Pl SE
Project Summary: The applicant is requesting Administrative Site Plan Review and Environmental
(SEPA) Review for the construction of twelve (12) new attached townhome units. 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 196,510 square
feet (4.5 acres) in area and is located within the Residential 10 du/ac (R-10) zoning
classification. The total number of units in the development at project completion
would be 35. Access to both the existing and proposed units on site is proposed via
an existing private road that dead ends at the southern boundary of the site. The
applicant has proposed the construction of 27 surface parking stalls in order to
provide parking for the future residents. A new stormwater vault is proposed on the
site under one of the new surface lots. According to materials submitted by the
applicant, both a Category 2 and Category 3 wetlands are established on the western
portion of the project site. No trees or significant vegetation are proposed for
removal. The applicant submitted a geotechnical report, drainage report, traffic
memo, and wetlands report with the application.
Site Area: 4.51 ac
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 2 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
B. EXHIBITS:
Exhibits 1-11: As shown in the SEPA Environmental Review Report
Exhibit 12: Administrative Staff Report
Exhibit 13: Environmental “SEPA” Determination and ERC Mitigation Measures
Exhibit 14: Transportation Concurrency
C. GENERAL INFORMATION:
1. Owner(s) of Record: Habitat for Humanity Seattle-King County, 560 Naches
Ave SW, Ste 110, Renton, WA 98057
2. Zoning Classification: Residential-10 (R-10)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: 23 townhouse units
5. Critical Areas: Category 2 and Category 3 Wetlands
6. Neighborhood Characteristics:
a. North: Single-family Residential; R-6 Zoning District
b. East: Vacant; R-4 Zoning District
c. South: Single-family Residential; R-4 Zoning District
d. West: Single-family Residential; R-4 Zoning District
7. Site Area: 4.51 ac
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 5327 03/01/2008
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by Soos Creek Water and Sewer District.
b. Sewer: Sewer service will be provided by Soos Creek Water and Sewer District.
c. Surface/Storm Water: A private stormwater conveyance system is present under the road on-site.
Stormwater is piped to a detention vault located near the south property line and discharges west
into the wetland buffer.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 3 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
2. Streets: The subject property is accessed by 127th Ave SE, residential access street, from the north and
transitions to internal private streets (SE 173rd St, SE 173rd Pl, SE 174th St, and 127th Pl SE) within the
site. The private streets dead-end within the site via two hammer-head turnarounds.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 9 Permits – Specific
a. Section 4-9-200 Master Plan and Site Plan Review
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on October
31, 2019 and determined the application complete on the same day. The project complies with the 120-
day review period.
2. The project site is located at 17304 127th Pl SE.
3. The project site is currently developed with 23 townhouse units in four separate buildings.
4. Access to the site would be provided via the existing entrance off of 127th Ave SE.
5. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-10 (R-10) zoning classification.
7. There are approximately 60 trees located on-site, of which the applicant is proposing to retain all 60 trees.
8. The site is mapped with Category II and Category III wetlands on the western portion of the site.
9. Approximately 2,000 cubic yards of material would be cut on-site and no fill is proposed to be brought
into the site.
10. The applicant is proposing to begin construction in spring of 2020 and end in summer of 2021.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 4 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
11. The applicant requested a modification from the Residential Design and Open Space Standards in RMC
4-2-115 to allow for the front porches/stoops proposed on all twelve units to be at grade instead of 12
inches above grade as required by code. Staff concurs with the applicants justification (ADA access) for
allowing the deviation from code. See FOF 17 below under ‘Primary Entry’ for additional analysis.
12. Staff received no public or agency comment letters.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on December 16, 2019, the Environmental Review Committee issued a Determination of Non-
Significance - Mitigated (DNS-M) for La Fortuna Phase II. The DNS-M included three (3) mitigation
measures related to seasonal earthwork periods, geotechnical recommendations, and wetlands
mitigation. A 14-day appeal period commenced on December 17, 2019 and will end on December 31,
2019. No appeals of the threshold determination were filed as of the writing of this report (Exhibit 13).
14. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
15. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines, the
organization of roadways, sidewalks, public spaces, and the placement of community gathering places
and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum
levels for canopy, health, and diversity.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 5 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Policy L-24: Manage urban forests to maximize ecosystem services such as stormwater
management, air quality, aquifer recharge, other ecosystem services, and wildlife
habitat.
Policy L-30: Maintain or increase the quantity and quality of wetlands. Development
activities shall not decrease the net acreage of existing wetlands.
Compliance
not yet
demonstrated
Policy L-31: Protect buffers along wetlands and surface waters to facilitate infiltration
and maintain stable water temperatures, provide for biological diversity, reduce
amount and velocity of run-off, and provide for wildlife habitat.
Staff Comment: Based on the Wetlands Delineation Report submitted by the applicant,
two distinct wetlands are present on the project site. All of the proposed improvements
associated with the project would be located outside of the wetlands buffer, except for
a small portion of Building A and the adjacent surface parking lot. Both the parking and
structure would partially encroach into the buffers for both wetlands A and B. However,
the private spine road on site, a lawfully constructed improvement, bisects the buffer
and therefore impacts on the wetlands are not anticipated. See FOF 17 for additional
discussion.
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
16. Zoning Development Standard Compliance: The site is classified Residential-10 (R-10) on the City’s Zoning
Map. The Residential-10 Zone (R-10) is established for high-density residential development that will
provide a mix of residential styles including small lot detached dwellings or attached dwellings such as
townhouses and small-scale flats. Development promoted in the zone is intended to increase
opportunities for detached dwellings as a percent of the housing stock, as well as allow some small-scale
attached housing choices and to create high-quality infill development that increases density while
maintaining the single-family character of the existing neighborhood. The zone serves as a transition to
higher density multi-family zones. The proposal is compliant with the following development standards,
as outlined in RMC 4-2-110.A, if all conditions of approval are met:
Compliance R-10 Zone Develop Standards and Analysis
Density: The density range permitted in the R-10 zone is a minimum 5.0 up to a
maximum of 10.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
Staff Comment: The applicant is proposing 12 new townhouse units which would create
a total of 35 units on the site (23 existing units + 12 new units). Following deduction of
the critical areas (wetlands) on the site, the applicant is proposing a total net density of
10.1 du/ac (35 total dwelling units / 3.47 net acres = 10.1 du/ac). Density calculations
that result in a fraction that is less than one-half (0.50) shall be rounded down to the
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 6 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
nearest whole number. Therefore the proposed number of units would yield a project
density within the density range permitted in the R-10 zone.
Lot Dimensions: The minimum lot size permitted in the R-10 zone is 4,000 sq. ft. for
detached dwellings. There is no minimum lot size for attached dwellings. A minimum
lot width of 40 feet is required (50 feet for corner lots) and a minimum lot depth of 70
feet is required.
Staff Comment: The applicant is proposing attached dwellings and therefore the
minimum lot size is not applicable. The parent parcel is approximately 530 feet wide
and 350 feet deep and therefore complies with the minimum lot width and depth
requirements for the R-10 zone.
Setbacks: The required setbacks in the R-10 zone are as follows: front yard is 20 feet
except when all access is taken from an alley then 15 feet, side yard is 4 feet for
detached units, for attached dwellings the side yard is 0 feet for attached sides and 4
feet for unattached sides, secondary front yard (applies to corner lots) is 15 feet, and
the rear yard is 15 feet.
Staff Comment: The applicant has proposed a 20 foot rear yard setback along the north
and east property lines. The new buildings are at least 12 feet apart and therefore
complies with the 4 foot unattached side setback. The four townhouses in each building
have shared walls and therefore comply with the attached side yard setback
requirement. The project does not have a typical front yard due to the lack of public
ROW or access easements on the site and location of the buildings. The applicant has
proposed aligning the front facades of the new townhouse buildings with facades of the
existing buildings in order to create a consistent streetscape. Once constructed, the
buildings would located approximately 15 feet from the sidewalk along the private
road. Buildings A and B (as labeled on the site plan, Exhibit 2), would be setback
approximately 290 feet from the southern “front” property line and Building C would
setback 475 from the western “front” property line. Therefore the proposed building
comply with the setback requirements for the R-10 zone.
Building Standards: The R-10 zone has a maximum building coverage of 55% and a
maximum impervious surface coverage of 70%. In the R-10 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. 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. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall
plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from
each minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Based on the submitted elevations and building plans, the proposed
townhouses comply with the building standards of the R-10 zone.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 7 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
Maximum Number of Units per Building: No more than 4 units per building.
Staff Comment: The applicant has proposed the construction of three, four-unit
buildings and therefore complies with the requirement.
Compliant if
condition of
approval is
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator. A minimum of two
trees are to be located in the front yard prior to final inspection for the new Single
Family Residence.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Stormwater Facility Perimeter Landscaping: A landscaping strip with a minimum fifteen
feet (15') of width shall be located on the outside of the fence, unless otherwise
determined through the site plan review or subdivision review process.
Staff Comment: The applicant has submitted a conceptual landscape plan and
landscape colored display map (Exhibit 3) with the land use application. Due to the lack
of public street frontage, the applicant has proposed the installation of a 10 foot wide
landscape strip at the back of the sidewalk along the existing private road in order to
meet the intent of the landscape regulations. The proposed landscape strip would
contain a mix of shrubs, trees, and ground cover plants.
The subject property abuts single-family residential properties zoned R-4 to the north,
east, and south. The applicant has proposed a 10-foot wide landscaped visual buffer
between along the north and east sides of the site where the new structures would be
constructed. A fifteen-foot (15') wide partially sight-obscuring landscaped visual
barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 8 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
along the common property line. The plan identifies a 5-foot wide to 10-foot wide
landscaping barrier consisting of Vine maples, Green vase zelkova, and various shrubs
native to the Pacific Northwest. Without the gravel pathway within the landscaped
visual barrier, the area could be planted with a minimum 10-foot wide fully sight-
obscuring landscape barrier. Therefore, staff recommends as a condition of approval,
that the applicant submit a detailed landscape plan that provides the species, quantity,
planting notes, and plant spacing to comply with the intent and dimensions of the
required visual barriers identified in the landscape code. This may require reducing the
width of the pathway or adding additional plantings to the buffer. The plan shall be
reviewed and approved by the Current Planning Project Manager prior to building
and/or construction permit approval.
The applicant has also shown substantial perimeter landscaping around the three
surface parking lots proposed on the site. The landscaping includes a mix of trees,
shrubs, and ground cover and ranges between 8 and 10 feet in width. All three parking
lots are less than 15 stalls and therefore are not required to incorporate interior
landscape islands. The three parking lots comply with the surface parking lot perimeter
landscaping requirements as each incorporates a 10 foot wide landscape perimeter.
The remaining pervious areas contain landscaped lawns and new tree plantings.
The storm water facility, a fully below-grade vault, would be located under the surface
parking lot and would have no exposure above grade. Therefore perimeter landscaping
is not necessary to screen the facility. Modifications to the minimum 15 ft. landscape
requirement can be modified thought he site plan review process therefore, staff
recommends that no landscaping requirements apply to the vault unless the vault re-
designed results in an exposed above grade vault. The proposal is compliant with the
storm water facility perimeter landscaping requirements, as modified.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 20 percent of trees in a residential development.
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; and significant trees over sixty feet (60')
in height or greater than eighteen inches ( 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.
A minimum tree density shall be maintained on each residentially zoned lot. Lots
developed with detached single-family dwelling units in the R-10 zone are exempt from
the minimum tree density requirements. For multi-family development, the minimum
tree density is four (4) significant trees for every five thousand (5,000) square feet. The
tree density may consist of existing trees, replacement trees, trees required pursuant
to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 9 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
Staff Comment: The applicant identified a total of 60 existing trees on their project site
(Exhibit 3). The applicant has not proposed the removal of any trees as part of the
project (100% retention rate) and therefore complies with the tree retention standards
for the R-10 zone.
A total of 157 significant trees are required per the tree density requirements for the R-
10 zone ((196,510 SF /5,000 SF) * 4 trees = 157 trees). RMC 4-4-130 also allows
applicants to provide the gross equivalent of caliper inches provided by one or more
trees instead of a particular number of trees. Therefore a total of 942 caliper inches is
required on the site in order to meet the tree density requirements for multi-family
developments (157 trees * 6 caliper inches = 942 caliper inches). The applicant has
proposed a total of approximately 70 new trees ranging between 1.5 to 2 caliper inches
and has proposed the retention of 1,528 caliper inches. Therefore the proposal is
compliant with tree density for multi-family developments.
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each townhouse unit.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing
any public sidewalk.
Staff Comment: The applicant has proposed an additional 27 surface parking stalls
dispersed between three new parking lots on the site. According to the applicant, a
minimum of two parking lot spaces would be assigned per unit. The applicant should
work with both existing and new residents to ensure that the spaces are only occupied
by the intended user. Therefore the proposed project complies with the parking space
requirements for townhouse units. No new residential driveway curb cuts are proposed.
Compliant if
Condition of
Approval is
Met
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5)
bicycle parking space be provided per one attached dwelling.
Staff Comment: The applicant indicated on the submitted plans that bicycle parking
would be located in the rear yard of the units and would be detailed on the building
permit submittal. In order to evaluate the location of the bicycle parking prior to the
finalization of the building and site design, staff recommends as a condition of approval,
that the applicant submit a revised site plan with the Construction Permit application
that identifies the location of code compliant bicycle parking meeting the standards of
RMC 4-4-080F.11. The revised plans shall be reviewed and approved by the Current
Planning Project Manager at the time of Construction Permit review.
Compliance
not yet
demonstrated
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant has proposed rockery-style retaining walls along the
north property line and standard caste-in-place cement retaining walls perpendicular
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 10 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
to the centers of the new buildings. The height of the walls were not indicated on the
plans submitted by the applicant but are assumed to be under the 6-foot tall maximum
height allowed by Code based on the grading plan. A six-foot tall cedar fence is also
proposed along both the north and east property lines in order to provide additional
screening between the subject site and the adjacent properties to the north. Compliance
with the fence and retaining wall standards would verified at the time Construction
Permit review.
Compliant if
Condition of
Approval is
Met
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: The Conceptual Drainage/Utilities Plan prepared by Coterra
Engineering (Exhibit 7), does not identify any surface mounted or rooftop utility
equipment for the development. Therefore staff recommends as a condition of
approval, the applicant submit a revised Utility Plan with the civil construction permit
application and identify all surface mounted utility equipment. Surface mounted
equipment should not be located within the common open space amenity areas. Any
surface mounted equipment located between the building and street should be
located outside of the 15-foot building setback area. The screening of the equipment
shall be shown on the Detailed Landscaping Plan submitted with the civil construction
permit application for review and approval by the Current Planning Project Manager
prior to permit issuance. Additionally, staff recommends as a condition of approval,
the applicant submit a detail sheet with the building permit application that provides
screening of roof top mechanical equipment. The screening shall be integrated into
the design of the building and/or be constructed of materials consistent and
complimentary to the building’s architecture. The rooftop screening detail sheet shall
be reviewed and approved by the Current Planning Project Manager prior to permit
issuance.
Compliant if
Condition of
Approval is
Met
Refuse and Recycling: In multi-family developments, 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. There shall be a minimum of one refuse and
recyclables deposit area/collection point for each project. There shall be at least one
deposit area/collection point for every thirty (30) dwelling units. Outdoor refuse and
recyclables deposit areas and collection points shall not be located within fifty feet (50')
of a lot zoned residential, except by approval through the site development plan review
process.
Staff Comment: The existing units on the site currently utilize individual bins for both
garbage and recyclables pick-up and has proposed the same for the new units. In the
application, the applicant indicated their intent to provide a location for individual
garbage and recycling bins behind the units, but did not show the spaces on the site
plan. Therefore staff recommends as a condition of approval that the applicant provide
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 11 of 29
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detailed information on the location and screening method proposed for the individual
bins so that they are not visible from the private street. The location and screening
method shall be reviewed and approved by the Current Planning Project Manager at
the time of Construction Permit application review.
17. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-
10 zone. The Standards implement policies established in the Land Use Element of the Comprehensive
Plan. Compliance with Residential Design Standards would be verified prior to issuance of the building
permit for the new townhouse units. The proposal is consistent with the following design standards,
unless noted otherwise:
Compliance Design Standards R-10 and Analysis
Compliant
with the
guidelines
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: The applicant has proposed three, four-unit buildings. Existing buildings
on the site built during phase I of the project include two two-unit buildings, one six-
unit building, and one-four unit building. The four new buildings provide adequate
variety in size and design. No new lots are proposed as part of the project.
Building C is oriented in a manner where the side-yard of Building B faces the front yard
of Building C. Although typically not a preferred orientation, privacy would be
maintained for residents of both buildings due a grade change of approximately six feet
between the two buildings as well as the distance between the two buildings of
approximately 40 feet. Therefore although the building design/orientation does not
meet the strict Lot Configuration, it does meet the intent of the guideline for the R-10
zone by providing visual interest through variety while ensuring privacy for the future
residents.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: A detention vault is proposed to meet the flow control facility
requirement. See FOF 19: Availability of Public Services – Storm Water.
N/A
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required:
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 12 of 29
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1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or porch
at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160') from
any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight foot (8') separation from any dwellings.
Staff Comment: No garages are proposed as part of the project. The applicant has
propose on-site surface parking for residents.
N/A
Standards for Parks: For developments that are less than ten (10) net acres: No park
is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Staff Comment: The project is less than 10 acres in size and therefore is not required to
provide a park. A common open space area approximately 1,500 SF in size and for the
exclusive use of residents is proposed on the west side of the site.
Compliant if
Conditions of
Approval are
Met
Standards for Common Open Space: Developments of three (3) or fewer dwelling
units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include picnic
areas, space for recreational activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings, and shall be at least twenty feet
(20') wide.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 13 of 29
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5. A pedestrian entry easement can be used to meet the access requirements if it
has a minimum width of twenty feet (20') with a minimum five feet (5') of
sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing that
meets the standards for front yard fencing shall surround the pea-patch with a
one foot (1') landscape area on the outside of the fence. This area is to be
landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used for personal
vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in common
open spaces.
Staff Comment: Based on a total of 12 new units, the applicant would be required to
provide a minimum of 4,200 sq. ft. of common open space. The applicant has proposed
approximately 4,725 sq. ft. of common open space including a 1,540 sq. ft. semi-
programmed open space area south of Building C, a 1,500 sq. ft. pea patch garden to
the west of the existing Phase I buildings, and a 1,674 sq. ft. non-programmed open
space to the north of the proposed pea patch and directly adjacent to the wetlands on
site. The smaller open spaces spread out throughout the site provide various
opportunities for passive recreation, but does not include many structures for users to
rest or sit. In order to ensure that the spaces are able to be utilized for passive recreation
by all residents, staff recommends as a condition of approval that applicant provide two
additional benches within the open space proposed between the existing building and
wetlands. The benches shall be oriented towards the wetlands in order to maintain the
privacy of the adjacent units. The design and location of the benches, or an alternative
approved by staff, shall be reviewed and approved by the Current Planning Project
Manager at the time of Construction Permit application review.
Although significant space for passive recreation is proposed, the site plan submitted
with the application did not indicate any proposed active recreation component.
Examples of active recreational components include sport courts, climbing walls, or tot
lots with play equipment. Therefore staff recommends as a condition of approval that
the applicant provide an active recreation component within the common open space
area on the east side of the site, or in an alternative location on site approved by staff.
The design and location of the active recreation component shall be reviewed and
approved by the Current Planning Project Manager at the time of Construction Permit
application review.
Standards for Private Yards: Developments of three (3) or fewer dwelling units: Each
individual dwelling shall have a private yard that is at minimum six hundred (600)
square feet in size. Backyard patios and reciprocal use easements may be included in
the calculation of private yard.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 14 of 29
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Developments of four (4) or more dwelling units: Each ground-related dwelling shall
have a private yard that is at least two hundred fifty (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.
Staff Comment: The applicant has proposed grass-crete patios and landscaped back-
yard areas for each unit that individually total approximately 250 sq. ft. in size. The
spaces meet the minimum requirement of eight (8) feet in width. Therefore the project
complies with the standards for private yards for developments with four (4) or more
units.
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Desi n Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3')
and a maximum width of four feet (4').
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3') in width and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted joints.
Sidewalks or pathways for parks and green spaces shall be located at the edge
of the common space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty six inches
(36") on center.
5. For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are
at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided.
Staff Comment: The project site has an existing sidewalk system on one side of the
private road that is accessible to all existing and proposed units. In addition, the
applicant has proposed a crushed gravel pathway at the rear of the new units that
provides pedestrian connections between the new units, existing sidewalks, proposed
surface parking areas, and proposed open common space. The common open space
nearest the proposed new units on the east side of the site would have concrete
pathways on each side of the space to allow for easy access by residents. The applicant
has proposed four foot wide front entry walks to the front door of each unit. Although
new units would not front a public residential street, they do front the private street
that provides the same functionality as a public street. Therefore the project complies
with the standards.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 15 of 29
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Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5')
and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: The applicant has requested a modification to allow for the porch stoop
of all twelve units to be at grade in order to allow for ADA access to the units. Driveways
are not proposed, therefore access via the front door would be the only way ADA
individuals could access the units. Staff supports the modification request as it would
allow the applicant to serve a wider array of individuals and would ensure the structures
do not need to retrofitted for ADA access after construction completed.
Compliance
not yet
demonstrated
Facade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2') in
depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth
shall occur for all facades facing streets or public spaces.
Staff Comment: Based on the elevations submitted by the applicant, the three proposed
buildings meet the requirements for façade modulation and articulation. Adequate
articulation is provided for façades that face the private street, open space, and surface
parking lot. Further compliance for this standard would be verified at the time of
building permit application review.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area,
and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 1/2") minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
Staff Comment: The primary doors on all three buildings face either the private street
or the green space area between buildings B and C. In addition, all windows are
proportioned vertically and provide a moderate level of glazing along street facing
facades. Further compliance for this standard would be verified at the time of building
permit review.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 16 of 29
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Compliance
not yet
demonstrated
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
2. Primary porch plate heights shall be one story. Stacked porches are allowed,
and
3. To differentiate the same models and elevations, different colors shall be used,
and
4. For single-family dwellings, no more than two (2) of the same model and
elevation shall be built on the same block frontage and the same model and
elevation shall not be abutting.
Staff Comment: The applicant has proposed different color palettes for each of the three
buildings. The provision of porches provides an adequate level of visual interest and
character to the three buildings and the grade changes will help differentiate the
buildings even further when viewed from the private street. Further compliance for this
standard would be verified at the time of building permit review.
Compliance
not yet
demonstrated
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all roof
material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: While the three buildings generally use the same roof style, the
individual buildings each utilize multiple of roof forms that help add visual interest to
the structure. Further compliance for this standard would be verified at the time of
building permit review.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Staff Comment: Based on the elevations submitted by the applicant, the proposed
structures appear to meet the 12” eave and 5” fascia design requirement. Further
compliance for this standard would be verified at the time of building permit review.
Compliance
not yet
demonstrated
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and
details all doors, and
2. At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and shall
be at minimum two and one-half inches (2 1/2") in width and painted. If
shutters are used, they shall be proportioned to the window size to simulate
the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6" x 6") posts may be
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 17 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
allowed if chamfered and/or banded. Exposed four inches by four inches (4" x
4") and six inches by six inches (6" x 6") posts are prohibited.
Staff Comment: The proposed buildings appear to comply with the trim requirements.
While columns are proposed for the porch supports, they do not appear to comply with
the column design guidelines under criterion 3 above. In addition, staff recommends
continuing the horizontal belly-band around all areas of the structure where only one
material/color is used between both the first and second stories. Prior to building permit
application submittal, columns should be revised in order to meet the design standards.
Compliance for this standard would be verified at the time of building permit review.
Compliance
not yet
demonstrated
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five-
eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be
used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24"). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at
an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color palettes
for all new structures, coded to the home elevations, shall be submitted for
approval.
4. Gutters and downspouts shall be integrated into the color scheme of the home
and be painted, or of an integral color, to match the trim color.
Staff Comment: The applicant has proposed cement-board horizontal lap siding of
various sizes and colors. As proposed, the structures would comply with the ‘Material
and Colors’ design standards. Further compliance for this standard would be verified at
the time of building permit review.
Compliance
not yet
demonstrated
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: The applicant did not indicate if the existing mail kiosk would be utilized
by residents of the new building or if a new kiosk would be constructed. If new mailboxes
are proposed, the applicant should submit details on location and design at the time of
Building Permit application. Compliance for this standard would be verified at the time
of building permit review.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 18 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
Compliance
not yet
demonstrated
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located
in back yards and designed to minimize sight and sound impacts to adjoining property.
Pool heaters and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: See FOF 16, Zoning Development Standard: Screening for additional
analysis and recommended condition. Compliance for this standard would be verified
at the time of building permit review.
Compliance
not yet
demonstrated
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
Staff Comment: See FOF 16, Zoning Development Standard: Refuse and Recycling
additional analysis and recommended condition. Compliance for this standard would
be verified at the time of building permit review.
18. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant if
SEPA
Mitigation
Measure is
met
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 19 of 29
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Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: According to COR Maps, wetlands are located on the western portion
of the project site. The applicant submitted a Wetlands Delineation Report prepared
by The Watershed Company (Exhibit 10). In the report, the consultant describes two
individual wetlands on the site. Wetlands A (as named in the report), approximately
five (5) acres in size, is classified as a palustrine forested, depressional wetland that
drains south to a larger wetlands system and ultimately discharges into Soos Creek.
Wetland B (as named in the report), approximately 4,000 sq. ft. in size, is a palustrine
forested, depressional Category III wetland directly upslope from Wetland A. Based
on field observations that determined separate habitat, water quality, and habitat
values, the consultant assigned a rating of Category II to Wetlands A and Category III
to Wetlands A. During the first phase of construction under King County jurisdiction,
multiple mitigation projects required as part of the land use entitlement process
enhanced and improved the wetlands systems on site. The wetlands have remained
largely untouched since the first phase was completed. The report did not identify
any streams on the site.
Based on the buffer requirements in RMC 4-3-050, a Category II wetland with a
habitat score of 6 is required to maintain a standard buffer of 100 feet with an
additional 15 foot structure setback from the edge of the buffer. A Category III
wetland with a habitat score of 4 is required to maintain a standard buffer of 50 feet
with an additional 15 foot structure setback from the edge of the buffer. As
proposed, both the parking lot near the site entrance and proposed Building A are
located within the required buffers for Wetland A and Wetland B. The applicant is
requesting relief from the required buffers through the provision of RMC 4-3-050.B.g,
which grant the administrator the ability to allow development on a site that is
separated from the critical area by a pre-existing, intervening, and lawfully created
structure, road, or other substantial existing improvements. The existing 30 foot side
paved private road meets each of the criteria and clearly separates the wetlands from
the northwest portion of the site. The Wetlands Delineation Report submitted by the
applicant did not explicitly determine that the proposed development would have no
impact on the wetland due to the construction occurring on the other side of the
private road. As part of a SEPA mitigation measure recommended by staff and
approved by the Environmental Review committee, the applicant is required to
submit an updated report that makes an explicit determination of no impact on the
wetlands. If impacts are expected, the applicant would then need to provide a
mitigation plan to be reviewed and approved by the Current Planning Project
Manager at the time of Construction Permit submittal, or redesign the project in a
way that does not result in impacts to the wetlands. In addition, the report did not
discuss the potential temporary or permeant impacts to the wetlands created by
utilizing targeted basic dispersion in the wetlands buffer. If any dispersion into the
wetlands is proposed as part of the drainage plan, the applicant would be required to
submit an update an updated Wetlands Delineation Report that evaluates the
potential impacts of the dispersion. If the report finds that impacts are expected, a
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 20 of 29
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mitigation plan would be required to be submitted at the time Construction Permit
review for review and approval by the Current Planning Project Manager.
19. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the R-10
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Design District Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
Condition of
Approval
under FOF 15
is Met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Staff Comment: The three structures proposed by the applicant represent a larger
building form than the surrounding houses as they each contain four, townhome style
units. In order to decrease the perceived size of the buildings, the applicant has
proposed façade treatments such as modulation, color variation on each individual
structure, and a pitched roof (Exhibit 4). The maximum height of the three buildings is
approximately 30 feet which is the same scale as typically found in the City’s residential
zone. In addition, the adjacent R-4 zone permits taller structures (32 foot max wall
plate and three stories) than the R-10 zone (24 foot max wall plate and two stories)
where the project site is located.
Overconcentration of development is also not an issue on the site due to the presence
of wetlands that significantly decreasing the unit yield on the site. Without the
wetlands, the gross acreage of the site would allow a density of 45 units. However, after
subtracting the wetlands area from the gross acreage, the site can only support a
maximum of 35 units, which is consistent with total number of units proposed by the
applicant. Therefore with the decreased number of units allowed on the site due to
environmental constrains, the project does not result in an overconcentration of
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 21 of 29
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development on any portion of the site and the development is not over scale as
compared to other developments with similar characteristics.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The existing sidewalk on the site currently connects to a pedestrian
access route within the SE 172nd St ROW to the north of the site. Linkages to other
adjacent sites are not appropriate due the site being surrounding by single-family
homes with private rear yards.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: See FOF 16, Zoning Development Standard: Screening.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The wetlands on the western portion of the site represents a significant
natural feature on the site. The proposed layout of the new buildings ensures that the
views of the wetlands that the existing units have would not be changed. In addition,
the new units would face the wetlands and have an excellent view of the large trees and
various riparian species found in the wetlands.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 16, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was provided with the application but did not include a
photometric plan indicating light levels; therefore staff recommends as a condition of
approval that a full photometric plan be provided at the time of building permit
application for review and approval by the Current Planning Project Manager.
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: As proposed, the four-unit buildings are approximately 12 to 15 feet
apart and each unit has adequate access to light, green space, and privacy. The
buildings are oriented towards the private, which is a dead-end therefore noise is not
anticipated to be an issue for the new units. The landscape buffer and proposed fence
located between the new units and existing single-family homes to the north of the
project provides privacy for the ground floor living areas in the new units.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 22 of 29
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Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: The scale of the proposed structures is appropriate for the R-10 zone
and are smaller in both height and bulk than the existing structures built under phase I.
The new, smaller buildings would not have a negative impact on site amenities,
sunlight, or pedestrian/vehicular access currently available to the existing residents.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The entire area where the new structures are proposed to be located
was graded during the initial site preparation after land use approval by King County.
Therefore limited opportunities exist to protect the existing vegetation. However, the
proposed development would be primarily located to the north and west of the private
road (except for one surface lot) from the wetlands which are the site’s most distinct
natural feature. In addition, while moderate grading is proposed, cutting would primary
occur near the steeper northeast corner of the site and away from the wetlands and
existing vegetation on-site. Construction of the three new buildings would not result in
quantity of grading inconsistent with the amount typically found in a multifamily
residential development. Impervious surfaces are also limited on the site due to the
presence of the wetlands and the fact that the “satellite” surface parking requires less
pavement (i.e. impervious surface) than a typical driveway and garage would create.
Therefore, the proposed project protects the natural landscape and does not include an
undue amount of grading or impervious surface construction.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: The applicant has proposed the construction of three small surface
parking lots with a total of 27 spaces that would provide the required parking for the
twelve new units. The applicant has proposed bioretention facilities adjacent to all three
of the new surface parking lots. In addition, various trees and vegetation would be
installed inside of the 10 foot landscape buffer around the perimeter of each parking
area. While the proposing areas would increase the impervious surface on the site, the
applicant has designed them in a manner breaks up the parking into three separate
areas and incorporates BMPs in order to decrease their impacts on water quality.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 15, Zoning Development Standard: Landscaping.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 23 of 29
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Compliant if
Condition of
Approval is
Met
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The project site only has one access point to an existing residential
access street (127th Ave SE). No other access points are proposed.
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The site has an existing five foot-wide sidewalk along north and east
side of the private road that was constructed during Phase I in a manner that provides
direct sidewalk access to each unit on the site (both existing and proposed). In addition,
the applicant has proposed a gravel pedestrian pathway behind the three new
structures and that would serve all twelve new units. While the proposed crushed gravel
pathway has the potential to increase connectivity on the site, the retaining walls
proposed perpendicular to all three buildings prevent connectivity between the various
gravel pathway sections and decrease the functionality of the gravel trail for residents.
Therefore in order to ensure the pathway provides a functional connection between all
three new buildings, the open space, and the three surface parking lots, staff
recommends as a condition of approval that the applicant either remove the retaining
walls or propose an alternative pathway design that achieves the goal of connectivity
to the common open space and parking areas on the site. The alterative would be
reviewed and approved by the Current Planning Project Manager at the time of
Construction Permit application review.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No loading or delivery vehicles outside of those typically associated with
a residential development (i.e. UPS, Fedex, USPS trucks) would be entering the site,
therefore no dedicated delivery area is proposed.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: See FOF 16 under ‘Bicycle Parking’ for analysis and recommended
conditions.
The nearest transit stop is located approximately a ¼ miles from the project site at the
corner of SE Petrovitsky Rd and 128th Ave SE. The only route that utilizes the stop is the
King County Metro Transit Route 906 bus. To access the bus, residents would walk east
down 172nd St in the Pedestrian Access Route area, turn south down the Pedestrian
Access Route on 128th Ave SE, until they reach the bus stop at SE Petrovitsky Rd.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: As part of the Phase I, a five-foot wide sidewalk was constructed on one
side (east and north) of the spine road that connects to 127th Ave SE. The existing
sidewalk would provide safe pedestrian access to the public ROW on the north end of
the site. In addition, the applicant has also proposed a gravel walkway behind the new
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 24 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
units within the landscape buffer that connects with the existing concrete sidewalk
along the road. The gravel walkway provides additional pedestrian connections to the
rear entrances of the units. Due to the proposed location of the surface parking lot on
the west side of the private street, residents that live in the new buildings would need
to cross the street in order to access their car in the parking lot. In order to ensure a safe
pedestrian crossing is available, staff recommends as a condition of approval that the
applicant install a crosswalk across the private street that connects the sidewalk on the
east side of the street to the surface parking lot located on the west side of the street
adjacent to the wetlands. The design and location of the crosswalk shall be reviewed
and approved by the Current Planning Project Manager at the time of Construction
Permit submittal review.
Compliant if
Condition of
Approval
under FOF 17
is Met
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: The applicant has proposed an open space area between proposed
‘Building C’ and the proposed new surface parking lot. The space consists of 1,200 SF of
relatively flat, grassy area with a concrete walking pathway to both the north and
south. The proposal also includes a bench seat and multiple sitting rocks. An additional
open space approximately 1,600 sq. ft. in size is also proposed adjacent to the wetlands
and contains a concrete walkway connecting the existing buildings to one of the new
surface parking lots. See FOF 17 under ‘Standards for Common Open Space’ for
additional analysis and one condition.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: See above in the section under ‘Natural Features’ for analysis on site
design as it relates to protection of natural features.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
improvements and fees. A Fire Impact Fee, based on the City of Renton 2019/2020 Fee
Schedule would be applicable to the proposal.
Water and Sewer.
Staff Comment: A water and sewer availability certificate from Soos Creek Water and
Sewer District is required as part of the Construction Permit submittal. The applicant
has indicated that both are available on the site.
Drainage.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 25 of 29
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Staff Comment: The applicant submitted a Preliminary Drainage and Technical
Information Report prepared by Coterra Engineers PLLC (dated October 15, 2019;
Exhibit 6) with the land use application. The report analyzes on and off-site drainage
and project surface water collection and distribution and discusses all nine core
requirements and the six special requirements. According to the report, the project site
generally slopes to the west but is relatively flat with an overall elevation change of +/-
24 feet across the site. The stormwater runoff generally drains to the west into the
wetlands on the site. The wetlands on site drains into a larger wetlands system to the
south and from there into Soos Creek. The site is located in the Lower Cedar River
Drainage Basin.
As described in both drainage and geotechnical reports, infiltration is not considered
feasible due to dense and impermeable or saturated soils. However, on-site full-
dispersion may be possible in a portion of the wetlands buffer located on the site. The
applicability of basic dispersion of target impervious surfaces into the wetland buffer
should also be evaluated in the Final TIR in conjunction with full-dispersion.
The developed project site would provide flow control and Enhanced Basic Water
Quality treatment prior to discharge before continuing to drain into the wetlands which
is the site’s natural discharge location. A detention vault is proposed to meet the flow
control facility requirement. Project water quality treatment would consist of
conveyance to a bioretention facility following the proposed detention vault prior to
entering the wetlands. A Level 1 downstream analysis describing the potential impact
of stormwater discharge on wetland hydrology should be provided in the Final TIR.
Based on the City of Renton’s flow control map, the site falls within the Flow Control
Duration Standard area matching Forested Site Conditions and is within the Lower
Cedar River Drainage Basin. Appropriate onsite BMPs would be required to help
mitigate the new runoff created by this development. The development is subject to Full
Drainage Review in accordance with the 2017 Renton Surface Water Design Manual
(RSWDM).
Transportation.
Staff Comment: Access to the site is proposed via an existing public road, 127th Ave SE,
that dead ends into the north side of the site and changes into the spine road that runs
through the site.
The applicant submitted a Traffic Analysis (Exhibit 9) with the application which
concluded that the project would not generate more than 20 new peak PM trips.
Therefore increased traffic created by the development would be mitigated by payment
of transportation impact fees. Currently (2019) this fee is assessed at $4,064.56. This
fee increases each year and the applicable fee is paid at the time of building permit
issuance.
The proposed development would generate approximately 88 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate
approximately 6 net new trips (1 inbound and 5 outbound). During the weekday PM
peak hour, the project would generate approximately 7 net new trips (4 inbound and 3
outbound). The proposed project passes the City of Renton Traffic Concurrency Test per
RMC 4-6-070.D (Exhibit 14).
N/A l. Phasing: The applicant is not requesting any additional phasing.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 26 of 29
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m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: The applicant has proposed a vault under the surface parking lot west
of the private street. BMPs have been proposed in order to provide higher quality water
treatment and mitigate runoff into the wetlands on the site.
20. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: See FOF 19 above under ‘Services and Infrastructure’.
Schools: It is anticipated that the Renton School District can accommodate any additional
students generated by this proposal at the following schools: Renton Park Elementary,
Nelsen Middle School and Lindbergh High School. Any new students from the proposed
development would be bussed to the middle school and walk to the elementary and high
school. The stop is located approximately ¼ mile from the project site at Renton Park
Elementary School. In order to get to both Renton Elementary School and Lindberg High
School, which are adjacent, students would walk on the north side of SE 172nd St in the
Pedestrian Access Route until the intersection with 128th Ave SE. Students would then
turn north and walk in the Pedestrian Access Route on the west side of the 128th Ave SE
until reaching the crosswalk in front of the elementary school. After crossing the road at
the crosswalk, students would have access to Renton Park Elementary, Lindberg High
School, and bus pickup area at the school for travel to the Nelsen Middle School.
A School Impact Fee, based on new single-family lots, will be required in order to mitigate
the proposal’s potential impacts to the Renton School District. The fee is payable to the
City as specified by the Renton Municipal Code. Currently the fee is assessed at $5,643.00
per single-family residence.
Parks: A Park Impact Fee would be required for the future townhouses. The current Park
Impact Fee is $1,887.94. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: See FOF 19 above under ‘Drainage’.
Water: A water availability certificate from Soos Creek Water and Sewer District is
required to be submitted as part of the Construction Permit application.
Sanitary Sewer: A sewer availability certificate from Soos Creek Water and Sewer District
is required to be submitted as part of the Construction Permit application.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 27 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 15.
2. The subject site is located in the Residential-10 (R-10) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 16.
3. The proposed Site Plan complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 17.
4. The proposed Site Plan complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 18.
5. The proposed Site Plan complies with the Site Plan Review criteria provided the applicant complies with
City Code and conditions of approval, see FOF 19.
6. There are safe walking routes to the school bus stop, see FOF 20.
7. There are adequate public services and facilities to accommodate the proposed Site Plan, see FOF 20.
8. Key features which are integral to this project include protection of the wetlands, three specific proposed
common open space areas, and extensive pedestrian connectivity.
J. DECISION:
The La Fortuna Phase II project, File No. LUA19-000263, S-A, ECF, as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. The applicant shall submit a revised site plan with the Construction Permit application that identifies the
location of code compliant bicycle parking meeting the standards of RMC 4-4-080F.11. The revised plans
shall be reviewed and approved by the Current Planning Project Manager at the time of Construction
Permit application review.
2. The applicant shall provide detailed information on the location and screening method proposed for the
individual bins so that they are not visible from the private street. The location and screening method
shall be reviewed and approved by the Current Planning Project Manager at the time of Construction
Permit application review.
3. The applicant shall submit a revised Utility Plan with the civil construction permit application and
identify all surface mounted utility equipment. Surface mounted equipment should not be located
within the common open space amenity areas. Any surface mounted equipment located between the
building and street should be located outside of the 15-foot building setback area. The screening of the
equipment shall be shown on the Detailed Landscaping Plan submitted with the civil construction permit
application for review and approval by the Current Planning Project Manager prior to permit issuance.
4. The applicant shall submit a detail sheet with the building permit application that provides screening of
roof top mechanical equipment. The screening shall be integrated into the design of the building and/or
be constructed of materials consistent and complimentary to the building’s architecture. The rooftop
screening detail sheet shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
5. The applicant shall provide two additional benches, or an alternative option for passive recreation, in
the common open space area proposed between the existing building and wetlands. The design and
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 28 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
placement of the benches or other alternative shall be reviewed and approved by the Current Planning
Project Manager at the time of Construction Permit application review.
6. An active recreation component shall be installed within the common open space area on the east side
of the site, or in an alternative location on site approved by staff. The design and location of the active
recreation component shall be reviewed and approved by the Current Planning Project Manager at the
time of Construction Permit application review.
7. The applicant shall submit a detailed landscape plan that provides the species, quantity, planting notes,
and plant spacing to comply with the intent and dimensions of the required visual barriers identified in
the landscape code. This may require reducing the width of the pathway or adding additional plantings to
the buffer. The plan shall be reviewed and approved by the Current Planning Project Manager at the time
of Construction Permit application review.
8. The applicant shall submit a site-wide photometric plan be provided at the time of Construction Permit
application for review and approval by the Current Planning Project Manager.
9. The applicant shall either remove the retaining walls or propose an alternative pathway design that
achieves the goal of pedestrian connectivity across the site. The alterative would be reviewed and
approved by the Current Planning Project Manager at the time of Construction Permit application
review.
10. The applicant install a crosswalk across the private street that connects the sidewalk on the east side of
the street to the surface parking lot located on the west side of the street adjacent to the wetlands. The
design and location of the crosswalk shall be reviewed and approved by the Current Planning Project
Manager at the time of Construction Permit submittal review.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on December 18, 2019 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
Owner name and
Address
Applicant name and
Address
Contact name and
address
TRANSMITTED on December 18, 2019 to the Parties of Record:
Name and address
TRANSMITTED on December 18, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
12/18/2019 | 4:53 PM PST
City of Renton Department of Community & Economic Development
La Fortuna Phase II
Administrative Report & Decision
LUA19-000263, S-A, ECF
Report of December 18, 2019 Page 29 of 29
D_Admin Report_La Fortuna_191212_v3_FINAL
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on January 2, 2020. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
La Fortuna Phase II
Land Use File Number:
LUA19-000263, S-A, ECF
Date of Report
December 18, 2019
Staff Contact
Alex Morganroth
Senior Planner
Project Contact/Applicant
Pamela Derry, Tonkin
Architecture, 2701 1st Ave,
Suite 520, Seattle, WA 98121
Project Location
17304 127th Pl SE
The following exhibits are included with the ERC report:
Exhibits 1-11: As shown in the SEPA Environmental Review Report
Exhibit 12: Administrative Staff Report
Exhibit 13: Environmental “SEPA” Determination and ERC Mitigation Measures
Exhibit 14: Transportation Concurrency
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
Exhibit 2DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
IcIcIcIcIcIcIcIcIcIcIcIcIcIcIcVdVdVdVdVdVdVdVdVdVdVdVdVdVdIcIcIcVdVdVdVdVdVdVdVdVdAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgDvDvDvIcIcIcIcIcIcIcIcIcIcIcVoVoVoVoVoVoVoVoVoVoVoVoVdVdVdVdVdVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoBmBmBmBmBmBmBmBmBmBmVoVoVoVoVoVoVoVoVoVoVoVoVoVoBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxBmBmBmCxCxCxBmBmBmBmVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxIcIcIcIcIcIcIcVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoIcIcIcIcIcIcIcIcIcIcIcIcPcPcPcPcPcPcPcPcPcPcPcPcPcPcPcPcPcVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoAgAgAgAgAgVoIgIgIgIgIgIgIgIgIgIgIgIgVdVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVdVdVdVdCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxVoVoVoDvDvDvDvCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmVdVdVdCxCxCxCxCxCxCxCxLpLpLpLpLpVdVdVdVdVdVdVdVdVdVdCxCxCxCxCxCxVdVdVdVdVdPcPcPcPcPROPERTYLINEBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmIgCxCxCxPkPkPkPkPkPkPkPkPkPkCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxVdDvDv1 2 7 T H A V E S EP R I V A T E R O A DEX. BLDGEX. BLDGEX. BLDGPARKINGLOTPARKINGLOTPARKINGLOTPARKINGLOTOPENSPACECOMMUNITYGARDENP R I V A T E R O A DBLDG ABLDG BBLDG C404139383742434546484749505152535455445657585960252635363433323130292728212423222019181716159321111210136457814WETLANDBUFFER15' SETBACKEXISTING TREE TO BE RETAINED,SEE SHEET L0.2 FOR TREELEGEND AND NOTES, TYP.PROPOSED TREES AND LANDSCAPE SHOWNFOR REFERENCE ONLY, NOT INCLUDED INMINIMUM TREE DENSITY CALCULATIONS.SEE L1.1 FOR PROPOSED TREES ANDLANDSCAPE, TYP.STA
T
E
OFWASHINGTONNO.8.
K
A
RENSKIEST50EXPLICENSEDLANDSCAPEARC
HITECT .121
020
/
19
/111 west john street suite 306seattle washington 98119206 323 6032www.kk-la.comKaren KiestLandscape ArchitectsDRAWING ISSUESCALE:PROJ. MGR.:PRINCIPAL:PLOT DATE:DRAFTER:SHEET NO.DRAWING TITLETHIS DOCUMENT HAS BEEN PREPARED FORAND MODIFICATIONS BY GOVERNMMENT AGENCIESPERMIT APPLICATION AND IS SUBJECT TO REVIEWFOR PERMITNOT FORCONSTRUCTIONKKDHDHLAND USE10/15/2019LA FORTUNA PHASE II
12710-12748 SE 173RD STREET,
17210 -17324 127TH STREET SE, RENTON, WA 98058
HABITAT FOR HUMANITY SEATTLE/SOUTH KING COUNTY
560 NACHES AVENUE SW, SUITE 110, RENTON WA 9805710/14/2019AS SHOWN0scale 1" = 20' - 0"20 40Landscape Plan1L0.1Tree PlanNOTE:1. FOR EXISTING TREE LEGEND ANDNOTES, SEE SHEET L0.22. FOR PROPOSED PLANTING ANDTREES, SEE SHEET L1.1DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
1ST FLOOR A-1
392' -6"
1ST FLOOR A-2
393' -6"
2ND FLOOR A-1
401' -8"
ROOF A-1
409' -9"
ROOF A-2
410' -9"
2ND FLOOR A-2
402' -8"8' - 1 5/8"8' - 1 1/8"9' - 1 3/4"25' - 4 1/2"AVERAGE GRADE PLANE,
BLDG A = 391.88'AVERAGE GRADE PLANE TO HIGHEST POINT26' - 5"8' - 1 1/2"8' - 1"9' - 2"2x8 FASCIA BOARD
3-1/2" WINDOW TRIM
6' CEDAR FENCE
ASPHALT SHINGLE ROOFING
1ST FLOOR A-1
392' -6"
1ST FLOOR A-2
393' -6"
2ND FLOOR A-1
401' -8"
ROOF A-1
409' -9"
ROOF A-2
410' -9"
2ND FLOOR A-2
402' -8"9' - 1 3/4"8' - 1 1/8"8' - 1 5/8"9' - 1 3/4"8' - 1 1/8"8' - 1 5/8"25' - 4 1/2"25' - 4 1/2"2x8 FASCIA B0ARD
3-1/2" WINDOW TRIM
6' CEDAR FENCE
ASPHALT SHINGLE ROOFING
ASPHALT SHINGLE ROOFING -CASTLE GREY
UNIT DOORS -URBAN GOLD VAL 40002 CEMENTITIOUS HORIZONTAL LAP SIDING, 6" REVEAL -DOWNTOWN VAL 40074
CEMENTITIOUS HORIZONTAL LAP SIDING, 6" REVEAL -TURNPIKE VAL 40043
CEMENTITIOUS HORIZONTAL LAP SIDING, 7" REVEAL -CRANBERRY DARK CHOCOLATE VAL 20082
EXTERIOR MATERIALS LEGEND -BUILDING A
TRIM -WHITE
DRAWING ISSUE
SCALE:
PROJ. MGR.:
PRINCIPAL:
PLOT DATE:
DRAFTER:
SHEET NO.
DRAWING TITLE
THIS DOCUMENT HAS BEEN PREPARED FOR
AND MODIFICATIONS BY GOVERNMMENT AGENCIES
PERMIT APPLICATION AND IS SUBJECT TO REVIEW
FOR PERMIT
NOT FOR
CONSTRUCTIONPAMELA L. DERRY9918REGISTEREDARCHITECTSTATE OF WASHINGTONAs indicated
A30.1
10/15/19
PD
HJ
KS
BUILDING
ELEVATIONS -
BLDG A
LAND USE 10/15/2019LA FORTUNA PHASE II12710-12748 SE 173RD STREET,17210 -17324 127TH STREET SE, RENTON, WA 98058HABITAT FOR HUMANITY SEATTLE/SOUTH KING COUNTY560 NACHES AVENUE SW, SUITE 110, RENTON WA 980570' 2' 4'8' 12'
SCALE: 1/4" = 1'-0"
1 BLDG A - SE 173RD STREET SOUTH ELEVATION
SCALE:1/4" = 1'-0"2 BLDG A - NORTH ELEVATION
NO REV DATE
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
coterra
321 3rd Avenue South, Suite 406
Seattle, Washington 98104
206.596.7115
TECHNICAL INFORMATION REPORT
Project: Habitat For Humanity
La Fortuna Townhomes
Renton, WA 98058
Prepared For: Tonkin Architecture
2701 1st Ave #520
Seattle, WA 98121
Prepared By: Max Berde, PE
Reviewed By: Peter Apostol, PE
Date: October 15, 2019
ENGINEERING PLLC
RECEIVED
11/04/2019
amorganroth
PLANNING DIVISION
ENTIRE REPORT
AVAILABLE
UPON REQUEST
Exhibit 6
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
coterra321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.comENGINEERING PLLCNOT FORCONSTRUCTIONDRAINAGECONTROL PLANExhibit 7DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
South Sound Geotechnical Consulting
July 31, 2019
Habitat for Humanity – Seattle/King County
560 Naches Avenue SW, Suite 110
Renton, WA 98057
Attention: Mr. Brett VanSlyke
Subject: Geotechnical Engineering Report
LaFortuna Development
127th Avenue E.
Renton, Washington
SSGC Project No. 19061
Mr. VanSlyke,
South Sound Geotechnical Consulting (SSGC) has completed a geotechnical assessment for the above
referenced project. Our services have been completed in general conformance with our proposal P19056
(dated June 13, 2019) and authorized per signature of our services agreement. Our evaluation included
completion of four test pits on the property, engineering analyses, and preparation of this report.
PROJECT INFORMATION
Three town-house buildings are planned on the property, located near the looped portion of 127th Street
SE, south of SE 172nd Street. Conventional spread footing foundations will be used for support of the
structures, with concrete slab-on-grade floors.
SITE CONDITIONS
The property is characterized with west-facing sloping ground in the eastern portion, with relatively level
ground in the western portion. Overall elevation change across the site is on the order of 24 (+/-) feet.
The upper eastern site is covered with grass. The western portions are used for equipment storage and
construction offices. It appears that cuts on the east side of 127th Street SE were completed for the road
and have resulted in steeper cut slopes in this area.
SUBSURFACE CONDITIONS
Subsurface conditions were characterized by completing four test pits on the site on July 9, 2019. Test
pits were advanced to final depths between about 3.5 and 5 feet below existing ground surface.
Approximate locations of the test pits are shown on Figure 1, Exploration Plan. Logs of the test pits are
provided in Appendix A. A summary description of observed subgrade conditions is provided below.
RECEIVED
11/04/2019
amorganroth
PLANNING DIVISION
ENTIRE REPORT
AVAILABLE
UPON REQUEST
Exhibit 8
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
2813 Rockefeller Avenue Suite B Everett, WA 98201
Tel: 425-339-8266 Fax: 425-258-2922 E-mail: info@gibsontraffic.com
MEMORANDUM
To: Brett Van Slyke, Habitat for Humanity
From: Brad Lincoln, PE
Project: Habitat for Humanity Development
GTC #19-248
Subject: Traffic Analysis
Date: October 7, 2019
This memorandum summarizes the trip generation and traffic mitigation fee calculations for the
Habitat for Humanity Development. The development site is located along 127th Avenue SE, south
of SE 172nd Street, in the City of Renton. A site vicinity map in included in Figure 1.
Figure 1: Site Vicinity
SE 172nd St 128th Ave SE SITE 127th Ave SE RECEIVED
11/04/2019
amorganroth
PLANNING DIVISION
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
Habitat for Humanity Traffic Analysis
Gibson Traffic Consultants, Inc. October 2019
info@gibsontraffic.com 2 GTC #19-248
1. Trip Generation Calculations
The Habitat for Humanity development is proposed to include 12 residential units arranged three 4-
plex buildings. The trip generation calculations for the Habitat for Humanity development are based
on data contained in the Institute of Transportation Engineers’ (ITE) Trip Generation Manual, 10th
Edition (2017). The average trip generation rates for ITE Land Use Code 220, Multifamily Housing
(Low-Rise), have been used for the trip generation calculations. The new trips generated by the
proposed Habitat for Humanity development are summarized in Table 1.
Table 1: Trip Generation Summary
12 New
Residential Units
Average Daily Trips AM Peak-Hour Trips PM Peak-Hour Trips
Inbound Outbound Total Inbound Outbound Total Inbound Outbound Total
Generation Rate 7.32 trips per unit 0.46 trips per unit 0.56 trips per unit
Splits 50% 50% 100% 23% 77% 100% 63% 37% 100%
Trips 44 44 88 1 5 6 4 3 7
The Habitat for Humanity development is anticipated to generate 88 average daily trips with 6 AM
peak-hour trips and 7 PM peak-hour trips.
The City of Renton Policy Guidelines for Traffic Impact Analysis for New Development identifies
that a traffic impact analysis is only required for developments that generate 20 or more AM or PM
peak-hour trips. The Habitat for Humanity development does not exceed this threshold and, therefore,
a full traffic impact analysis is not required.
2. Transportation Impact Fees
The transportation impact fee for the Habitat for Humanity development have been determined based
on criteria identified in Renton Municipal Code (RMC) 4-1-210. The Habitat for Humanity
development meets the eligibility requirements of RMC 4-1-210.B.3 and therefore transportation
impact fees should not be required for the Habitat for Humanity development.
Exhibit 9DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
September 10, 2018
Kelly Morgan
Habitat for Humanity
560 Naches Ave SW, Ste. 110
Renton, WA 98057
Email: Kelly.morgan@habitatskc.org
Phone: (206) 456-6871
Re: Renton La Fortuna Townhome Property, Wetland Delineation
Report
The Watershed Company Reference Number: 180810
Dear Kelly:
On August 21, 2018, ecologists Sam Payne and Logan Dougherty, visited the La Fortuna
Townhome Property in Renton, Washington (parcel #3956210000) to screen for
jurisdictional wetland and streams within a defined study area. This letter summarizes
the findings of the study and details applicable federal, state, and local regulations. The
following documents are enclosed:
• Wetland Delineation Sketch
• Wetland Determination Data Forms
• Ecology Rating Forms and Figures
Methods
Public-domain information on the subject properties was reviewed for this delineation
study and include the following:
• USDA Natural Resources Conservation Service, Web Soil Survey (WSS)
application
• U.S. Fish and Wildlife Service National Wetland Inventory (NWI) maps
• Washington Department of Fish and Wildlife interactive mapping programs
(PHS on the Web, SalmonScape)
• Washington Department of Natural Resources, Forest Practices Application
Mapping Tool (FPARS)
RECEIVED
11/04/2019
amorganroth
PLANNING DIVISION
ENTIRE REPORT
AVAILABLE
UPON REQUEST
Exhibit 10
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 8 LUA**-000***
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Alex Morganroth, 425-430-7219,amorganroth@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed bet ween the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and
Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements
of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native
Growth Protection Easement, providing fencing and signage, and providing the City with a site
restoration surety device and, later, a maintenance and moni toring surety device.
6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Michael Sippo, 425-430-7293, msippo@rentonwa.gov)
1. See Attached Development Engineering Memo dated x, 2017
Fire Authority:
Exhibit 11
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
ADVISORY NOTES TO APPLICANT
Page 2 of 8 LUA19-000263
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Fire impact fees are required at the rate of $964.53 per townhome unit. This fee is paid at time of
building permit issuance.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
ADVISORY NOTES TO APPLICANT
Page 3 of 8 LUA19-000263
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 6, 2019
TO: Alex Morganroth, Planner
FROM: Michael Sippo, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for the La Fortuna Building Configuration - 12 New
Townhomes
17304 127th PL SE, Renton, WA 98058
LUA19-000263
I have reviewed the application for the La Fortuna Building Configuration - 12 New Townhomes located at 17304 127th
PL SE, Renton, WA 98058 and have the following comments.
EXISTING CONDITIONS
The subject site is located off of 127th Pl SE between SE 172 St and SE Petrovitsky Rd and includes the consists of parcel
3956210000. The project site totals approximately 196,507 square feet (4.51 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 attached
townhouse 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 but following the
construction of the internal private access roads. Building permits and Certificates of Occupancy for the existing four
buildings were issued by the City of Renton after annexation. The proposal would replace the remaining four unbuilt
buildings with three, four-unit buildings. The total number of units in the development at project completion would be 35
(23 previously constructed + 12 proposed units). 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. The applicant has proposed the construction of 26 surface
parking stalls in order to provide parking for the future residents. In addition, a new stormwater vault is proposed on the
site. According to materials submitted by the applicant, both a Category 2 and Category 3 wetland are present on the
western portion of the project site. No trees are proposed for removal.
Water Water service is provided by Soos Creek Water and Sewer District.
The site is located outside of an Aquifer Protection Area.
Sewer Wastewater service is provided by Soos Creek Water and Sewer District.
Storm There are existing storm drainage systems located in SE 173rd St, SE 173rd Pl and 127th Pl SE that were installed
during the construction of the original 23 units and as a part of the private street construction. Stormwater
from the existing site improvements is routed to a detention vault located near the south property line and
discharges west into the Wetland A buffer. The existing undeveloped portion of the property is stabilized and
graded in a manner that sheet flows surface runoff toward the private on-site drainage system, however, does
not contain any direct tight-line connections. There are also stormwater mains located offsite in SE 172nd St and
127th Ave SE that collects and conveys runoff to outfalls located near the northern site property line. The outfalls
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
ADVISORY NOTES TO APPLICANT
Page 4 of 8 LUA19-000263
discharge runoff into the Wetland A buffer and bypasses the existing onsite conveyance and detention system.
Runoff from the existing site includes 4 buildings. Runoff from the site and upstream tributary area is dispersed
into wetland A where it continues to the west and south off-property and is ultimately conveyed to the south
across SE Petrovitsky Rd via a culvert (Facility ID #400280).
Streets The subject property is accessed by 127th Ave SE from the north and transitions to internal private streets (SE
173rd St, SE 173rd Pl, SE 174th St, and 127th Pl SE) within the site. The private streets dead-end within the site via
hammer-head turnarounds. The composition of the adjacent streets and internal streets are as follows:
a. 127th Ave SE is a public Residential Street with an existing right of way (ROW) width of 60' as measured
using the King County Assessor’s Map. 127th Ave SE consists of approximately 30’ width of pavement and
contains an approximate 5-6’ wide shoulder for bike and pedestrian access separated by an extruded curb.
Where 127th intersects SE 172nd St, there is a small traffic circle that provides traffic calming. 172nd contains
2 travel lanes and a striped bike/pedestrian walking and shoulder refuge area. The public streets connecting
to the project were previously permitted and constructed under King County jurisdiction and do not match
City of Renton street standards.
b. 127th Ave SE/SE 173rd St entering the site from the north is a private Residential Street constructed in 2006
and prior to the construction of the original 23 units in 2010-2015. SE 173rd St consists of approximately 22’
width of pavement with rolled curb and gutter on both sides and a 5’ wide sidewalk on the north side.
c. 127th Pl SE is a private Residential Street constructed in 2006 and prior to the construction of the original
23 units in 2010-2015. 127th Pl SE consists of approximately 22’ width of pavement with rolled curb and
gutter on both sides and a 5’ wide sidewalk on the east side until the street crosses SE 173rd Pl and contains
5’ sidewalk on both the west and east sides of the street.
d. SE 173rd Pl is a private Residential Street constructed in 2006 and prior to the construction of the original
23 units in 2010-2015. SE 173rd Pl consists of approximately 22’ width of pavement with rolled curb and
gutter on both sides and a 5’ wide sidewalk on the south side of the street.
e. SE 174th St is a private Residential Street constructed in 2006 and prior to the construction of the original
23 units in 2010-2015. SE 174th St consists of approximately 22’ width of pavement with rolled curb and
gutter on the north side of the street. The private street contains no sidewalks and serves primarily as a
hammerhead fire-turnaround and building garage parking access to the south.
CODE REQUIREMENTS
WATER
1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the construction
permit submittal.
2. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. A copy of the
approved water plan Soos Creek Water and Sewer District shall be provided to the City prior to approval of the
Utility Construction Permit.
a. City staff confirmed with Soos Creek Water and Sewer District via telephone conversation on November
27, 2019 that water is available to the site.
3. The proposed water main improvements are required to be shown on the composite utility civil plan submitted
with the Land Use Application. Renton Fire Authority has determined that the preliminary fire flow demand for
the proposed development is 1,750 gpm. The following fire system improvements are required:
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
ADVISORY NOTES TO APPLICANT
Page 5 of 8 LUA19-000263
a. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of each
building. One hydrant shall be within 50-feet of each fire department connection for the fire sprinkler
system. Proposed fire hydrant plan appears acceptable.
b. Approved fire sprinkler and fire alarm systems are required for each building. Separate plans and
permits required by the fire department for the installation of these systems. Fully addressable and full
detection is required for the fire alarm system. All buildings require the installation of an NFPA 13R fire
sprinkler system.
c. Fire department apparatus access roadways are required within 150-feet of all points on the building.
Fire lane signage required for the onsite roadway. Required turning radius are 25-feet inside and 45-
feet outside. Roadways shall be a minimum of 20-feet wide and provide a minimum vertical clearance
of 13.5-feet. Existing fire lanes and fire apparatus turnarounds shall be maintained. Approved fire
sprinkler, standpipe and fire alarm systems are required throughout all the buildings. Dry standpipes
are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm
system is required to be fully addressable and full detection is required. Separate plans and permits
required by the fire department.
d. Fire impact fees are required at the rate of $964.53 per townhome unit. This fee is paid at time of
building permit issuance.
SEWER
1. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the construction
permit submittal.
2. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the
approved sewer plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of
the Utility Construction Permit.
a. City staff confirmed with Soos Creek Water and Sewer District via telephone conversation on November
27, 2019 that sewer is available to the site.
SURFACE WATER
1. A geotechnical report, dated July 31, 2019, completed by South Sound Geotechnical Consulting for the site has
been provided. The submitted report describes the site as a Low Erosion Hazard area. Erosion control measures
will need to be in place prior to starting grading activities on the site. The report needs to discuss the soil and
groundwater characteristics of the site including infiltration potential and provide recommendations for project
design and construction. Geotechnical recommendations presented need to be address within the project plans.
a. Based on the geotechnical report: “Infiltration to control stormwater is not considered feasible at this
site due to the presence of dense glacial till at shallow depths. Assessment of infiltration rates using
small-scale Pilot Infiltration Test (PIT) procedures in similar soils in the a rea have shown negligible
infiltration during the soak period of the test. Other detention/retention facilities will be required to
control stormwater runoff at this site”.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated October 15, 2019, was submitted by
Coterra Engineer PLLC with the Land Use Application. Based on the City of Renton’s flow control map, the site falls
within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar
River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton
Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been
discussed in the Technical Information Report. The following stormwater improvements are required and shall be
discussed within the TIR:
a. Applicant has included discussion of core requirement #6, which relates to the aquifer protection area,
in the preliminary drainage report. The 2017 RSWDM and preliminary drainage report indicate that the
project is within Zone 2 of the APA, however, updated wellhead protection boundaries have been
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
ADVISORY NOTES TO APPLICANT
Page 6 of 8 LUA19-000263
updated in the City of Renton Maps (online COR Maps) and the site is no longer within the Zone 2
protection area. Final TIR shall indicate this update.
b. Appropriate flow control BMPs are required to help mitigate the new runoff created by this
development. The preliminary drainage plan indicates that the on-site full-dispersion BMP is infeasible,
however, there is a large portion of wetland buffer located on the site where some of the new
impervious surface can be routed to via full-dispersion techniques. Specifically, section C.1.3.2(1) of the
RSWDM states: “The feasibility and applicability of full dispersion as detailed in Appendix C, Section
C.2.1 must be evaluated for all target impervious surfaces. If feasible and applicable for any such
surface, then full dispersion must be applied to that surface and implemented as part of the proposed
project”. Since the project may use unsubmerged critical areas and critical area buffers for delineation
of the ‘native vegetated surface’, the 15% ratio of dispersed area to native vegetated surface set aside
in tract or easement is feasible for some amount of target impervious surface. The applicability of basic
dispersion of target impervious surfaces into the wetland buffer should also be evaluated in conjunction
with full-dispersion.
c. Due to the infeasibility of on-site infiltration as described in the geotechnical report, for permeable
pavement to quality as on on-site BMP, it must contained an underdrain per Section C.2.7 of the 2017
RSWDM.
d. In addition to full infiltration, the feasibility and applicability of limited infiltration shall be evaluated
for all target impervious surfaces, as detailed in Section C.2.3 of the 2017 RSWDM.
e. Discussion of the applicability of BMP’s in relation to onsite impervious area per C.1.3.2 (5)(a) – Large
Lot BMP Requirements shall be provided in the TIR and analysis. Specifically: “For projects that will
result in an impervious surface coverage on the buildable portion of the site/lot of less than 45%, on -
site BMP’s must be applied to 50% of target impervious surfaces. Show how project is meeting this
requirement. If the 50% requirement cannot be met utilizing full dispersion, full infiltration, limited
infiltration, bioretention, permeable pavement, or basic dispersion then reduced impervious surface
credit, native growth retention credit or tree retention credit must be applied.
f. Alternatively, since the project is proposing a detention facility, the application of the LID flow control
development standard is also applicable (RSWDM 1.2.9.1 B and 1.2.9.2.2-1 pgs 1-75 & 1-78) and may
be utilized in lieu of determining that BMP’s are infeasible. The civil construction plans and TIR will need
to address this discrepancy and provide appropriate facilities and/or increase the size of the detention
facility.
g. Roof drains require a minimum 10-foot easement. Applicant shall provide details on how the roof drains
will be connected into the public storm drain system. Such connections shall be in accordance with City
of Renton standards and the 2017 RSWDM. Perforated pipe connections are required where roof
downspouts connect to the local drainage system without first connecting to a flow control facility,
dispersion BMP, or full infiltration BMP.
h. All stormwater facilities and on-site BMPs (including amended soils) shall be shown on the Civil Plans.
3. The development is required to provide enhanced water quality treatment prior to discharge. Project water
quality treatment will consist of conveyance to an approved water quality facility prior to discharge into the
wetlands on the western half of the site.
a. The applicant is proposing the use of bioretention facilities to provide water quality for all pollution
generating impervious surface areas (PGIS). Per the 2017 RSWDM, bioretention is an approved method
for meeting the ‘enhanced basic water quality menu’ provided that the facility contain an underdrain
due to the infeasibility of on-site infiltration as described in the geotechnical report. However,
bioretention with an underdrain does not qualify as an on-site BMP per Section C.2.6 of the 2017
RSWDM. Additionally, based on the size of contributing parking, PGIS and contributing surface areas,
presettling may be required prior to entering the bioretention facility. See section 6.8 of the 2017
RSWDM for further details.
b. The conveyance and water quality systems shall be designed in accordance with the RSWDM that is
current at the time of civil construction permit application.
c. Maintenance access to the stormwater facilities and connected structures shall be provided in
accordance with the design requirements outlined in the RSWDM.
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ADVISORY NOTES TO APPLICANT
Page 7 of 8 LUA19-000263
4. The TIR did not identify any downstream flooding or erosion issues, however, a full level 1 downstream analysis
was not performed.
a. A level 1 downstream analysis shall be provided with the civil construction submittal and will need to
include discussion of the downstream drainage basin and critical areas (onsite and offsite), including
the onsite wetlands.
b. As a part of Task 4 of the level 1 downstream analysis, describe the potential impact to wetland
hydrology (problem type 4, 1.2.2.1.1) in accordance with RSWDM reference section 5. Provide
confirmation that impact exists within the allowable tolerances or provide mitigation measures as
required. Please note per section 1.2.2.2 (Drainage Problem Impact Mitigation and Drainage Problem
Specific Mitigation Requirements section 3) that: “If it is identified through critical area review as
described under ‘Potential Impacts to Wetlands Hydrology Problem (Type 4),’ that the quantity of
surface and storm water runoff from a proposed project or threshold discharge area within a proposed
project could significantly alter the hydrology of a wetland (Type 4 problem), THEN CED shall r equire
the applicant to implement additional flow control or other measures to mitigate the adverse impacts
of this alteration in accordance with the wetland hydrology protection guidelines in Reference Section
5”.
c. The development shall not create protected slopes as defined by RMC 4-3-050.
d. Grading shall be in accordance with RMC 4-4-060.
5. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM 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.
Special inspection from the building department is required.
6. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided
to the City and a temporary construction easement prior to any permits being issued.
7. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of
the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
8. Surface water system development fee is $0.720 per square foot of new impervious surface, but not less than
$1,800.00. This is payable prior to issuance of the construction permit.
TRANSPORTATION
1. The subject property is accessed by 127th Ave SE from the north and transitions to internal private streets (SE 173rd
St, SE 173rd Pl, SE 174th St, and 127th Pl SE) within the site. The private streets dead-end within the site via hammer-
head turnarounds. Staff has determined that the private streets can continue to function as “parking lots” serving
a townhouse project and that dedication of public right-of-way is not required based on additional criteria listed
below.
a. Street lighting is required along the internal site street and along the 127 th Place SE frontage. City
preference is for street lighting to match public way standards, however, street lightin g that matches
code requirements is acceptable. This lighting will be considered “parking lot” lighting.
b. Parking lot construction shall be in accordance with City code 4-4-80G.Street lighting and street trees
are required to meet current city standards. Lighting plans are required to be submitted with the land
use application and will be reviewed during the construction utility permit review.
c. A sidewalk is not required on the west side of the on-site road. For pedestrian access to the proposed
west side parking lot, a striped crosswalk across the on-site road to the sidewalk on the east side is
recommended.
2. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall
be oriented to provide direct pedestrian crossings.
a. ADA access is shown crossing 127th Place SE to access the west parking lot and proposed open space
Area B.
3. A traffic analysis (trip generation memorandum) dated October 7, 2019, was provided by Gibson Traffic
Consultants, Inc. The site generated traffic volumes were calculated using data from the Institute of
Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on the calculations provided,
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
ADVISORY NOTES TO APPLICANT
Page 8 of 8 LUA19-000263
the proposed development would average 88 new daily vehicle trips. Weekday peak hour AM trips would generate
6 new vehicle trips, with 5 vehicles leaving and 1 vehicles entering the site. Weekday peak hour PM trips would
generate 7 new vehicle trips, with 4 vehicles entering and 3 vehicles exiting the site. The City of Renton Policy
Guidelines for Traffic Impact Analysis for New Development identifies that a traffic impact analysis is only required
for developments that generate 20 or more AM or PM peak-hour trips.
a. The project does not exceed the 20 or more AM or PM peak-hour trip threshold so a full traffic impact
analysis is not required.
4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
5. Payment of the transportation impact fee is not applicable as long as the project qualifies as an affordable housing
residential project meeting the requirements of RMC 4-1-210.
6. Transportation Concurrency is provided under separate cover.
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.
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. A civil construction permit for the site, utility and street improvements will require a separate plan submittal.
Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil Engineer shall
prepare the civil plans. Please visit the City’s website for 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 2019 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.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNSM: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED
ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
December 18, 2019
PROJECT NAME/NUMBER: PR19-000441 / La Fortuna Building Configuration /
LUA19-000263
PROJECT LOCATION: 17304 127th Pl SE (APN 3956200040)
APPLICANT/PROJECT CONTACT
PERSON:
Pamela Derry, Tonkin Architecture/2701 1st Ave, Suite 520, Seattle, WA 98121/
pam@tonkinarchitecture.com
LOCATION WHERE APPLICATION
MAY BE REVIEWED:
Applicant documents are available online through the City of Renton Document
Center website. See also http://bit.ly/2pxY9Js
PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review and Environmental
(SEPA) Review for the construction of twelve (12) new attached townhome units. 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 attached townhouse 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. The proposal would replace the remaining four unbuilt buildings with
three, four-unit buildings. The total number of units in the development at project completion would be 35 (23 previously
constructed + 12 proposed units). 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. The applicant has proposed the construction of 26 surface parking stalls in
order to provide parking for the future residents. In addition, a new stormwater vault is proposed on the site. According
to materials submitted by the applicant, both a Category 2 and Category 3 wetlands are present on the western portion
of the project site. No trees are proposed for removal. The applicant submitted a geotechnical report, drainage report,
traffic analysis, and wetlands report with the application.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on December 31, 2019,
together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057.
Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be
obtained from the Renton City Clerk’s Office, (425) 430-6510.
PUBLIC HEARING: If the Environmental Determination is appealed, a public hearing will be set and all parties notified.
NOTICE
Exhibit 12
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 16, 2019
TO: Alex Morganroth, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – La Fortuna Building Configuration;
LUA19-000263
The applicant is requesting Administrative Site Plan Review and Environmental (SEPA) Review for
the construction of twelve (12) new attached townhome units. 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 attached townhouse 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. The proposal would replace the remaining four unbuilt buildings with
three, four-unit buildings. The total number of units in the development at project completion
would be 35 (23 previously constructed + 12 proposed unit s). 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.
The applicant has proposed the construction of 26 surface parking stalls in order to provide
parking for the future residents. The applicant submitted a traffic analysis with the application.
The proposed development would generate approximately 88 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 6 net new
trips (1 inbound and 5 outbound). During the weekday PM peak hour, the project would generate
approximately 7 net new trips (4 inbound and 3 outbound). The proposed project passes the City
of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Exhibit 13
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
Transportation Concurrency Test – La Fortuna Building Configuration
Page 2 of 3
December 18, 2019
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2020.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 201 9 is
1,722 trips, which provides sufficient capacity to accommodate approximately 7 additional trips
from this project. A resulting 1,715 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit for the project.
Site specific street improvements to be completed by project: The project will be required to
complete any required frontage street improvements prior to Certificate of Occupancy. Any
additional off-site improvements identified through SEPA or land use approval will als o be
completed prior to Certificate of Occupancy.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management System
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
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Transportation Concurrency Test – La Fortuna Building Configuration
Page 3 of 3
December 18, 2019
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI -65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
DocuSign Envelope ID: E296B52E-7169-4877-BDF4-C2F4B979354A
IcIcIcIcIcIcIcIcIcIcIcIcIcIcIcVdVdVdVdVdVdVdVdVdVdVdVdVdVdIcIcIcVdVdVdVdVdVdVdVdVdAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgAgDvDvDvIcIcIcIcIcIcIcIcIcIcIcVoVoVoVoVoVoVoVoVoVoVoVoVdVdVdVdVdVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoBmBmBmBmBmBmBmBmBmBmVoVoVoVoVoVoVoVoVoVoVoVoVoVoBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxBmBmBmCxCxCxBmBmBmBmVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxIcIcIcIcIcIcIcVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoIcIcIcIcIcIcIcIcIcIcIcIcPcPcPcPcPcPcPcPcPcPcPcPcPcPcPcPcPcVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoAgAgAgAgAgVoIgIgIgIgIgIgIgIgIgIgIgIgVdVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVoVdVdVdVdCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxVoVoVoDvDvDvDvCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmVdVdVdCxCxCxCxCxCxCxCxLpLpLpLpLpVdVdVdVdVdVdVdVdVdVdCxCxCxCxCxCxVdVdVdVdVdPcPcPcPcPROPERTYLINEBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmBmIgCxCxCxPkPkPkPkPkPkPkPkPkPkCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxCxVdDvDv1 2 7 T H A V E S EP R I V A T E R O A DEX. BLDGEX. BLDGEX. BLDGPARKINGLOTPARKINGLOTPARKINGLOTPARKINGLOTOPENSPACECOMMUNITYGARDENP R I V A T E R O A DBLDG ABLDG BBLDG C404139383742434546484749505152535455445657585960252635363433323130292728212423222019181716159321111210136457814WETLANDBUFFER15' SETBACKEXISTING TREE TO BE RETAINED,SEE SHEET L0.2 FOR TREELEGEND AND NOTES, TYP.PROPOSED TREES AND LANDSCAPE SHOWNFOR REFERENCE ONLY, NOT INCLUDED INMINIMUM TREE DENSITY CALCULATIONS.SEE L1.1 FOR PROPOSED TREES ANDLANDSCAPE, TYP.STA
T
E
OFWASHINGTONNO.8.
K
A
RENSKIEST50EXPLICENSEDLANDSCAPEARC
HITECT .121
020
/
19
/111 west john street suite 306seattle washington 98119206 323 6032www.kk-la.comKaren KiestLandscape ArchitectsDRAWING ISSUESCALE:PROJ. MGR.:PRINCIPAL:PLOT DATE:DRAFTER:SHEET NO.DRAWING TITLETHIS DOCUMENT HAS BEEN PREPARED FORAND MODIFICATIONS BY GOVERNMMENT AGENCIESPERMIT APPLICATION AND IS SUBJECT TO REVIEWFOR PERMITNOT FORCONSTRUCTIONKKDHDHLAND USE10/15/2019LA FORTUNA PHASE II
12710-12748 SE 173RD STREET,
17210 -17324 127TH STREET SE, RENTON, WA 98058
HABITAT FOR HUMANITY SEATTLE/SOUTH KING COUNTY
560 NACHES AVENUE SW, SUITE 110, RENTON WA 9805710/14/2019AS SHOWN0scale 1" = 20' - 0"20 40Landscape Plan1L0.1Tree PlanNOTE:1. FOR EXISTING TREE LEGEND ANDNOTES, SEE SHEET L0.22. FOR PROPOSED PLANTING ANDTREES, SEE SHEET L1.1
1ST FLOOR A-1
392' -6"
1ST FLOOR A-2
393' -6"
2ND FLOOR A-1
401' -8"
ROOF A-1
409' -9"
ROOF A-2
410' -9"
2ND FLOOR A-2
402' -8"8' - 1 5/8"8' - 1 1/8"9' - 1 3/4"25' - 4 1/2"AVERAGE GRADE PLANE,
BLDG A = 391.88'AVERAGE GRADE PLANE TO HIGHEST POINT26' - 5"8' - 1 1/2"8' - 1"9' - 2"2x8 FASCIA BOARD
3-1/2" WINDOW TRIM
6' CEDAR FENCE
ASPHALT SHINGLE ROOFING
1ST FLOOR A-1
392' -6"
1ST FLOOR A-2
393' -6"
2ND FLOOR A-1
401' -8"
ROOF A-1
409' -9"
ROOF A-2
410' -9"
2ND FLOOR A-2
402' -8"9' - 1 3/4"8' - 1 1/8"8' - 1 5/8"9' - 1 3/4"8' - 1 1/8"8' - 1 5/8"25' - 4 1/2"25' - 4 1/2"2x8 FASCIA B0ARD
3-1/2" WINDOW TRIM
6' CEDAR FENCE
ASPHALT SHINGLE ROOFING
ASPHALT SHINGLE ROOFING -CASTLE GREY
UNIT DOORS -URBAN GOLD VAL 40002 CEMENTITIOUS HORIZONTAL LAP SIDING, 6" REVEAL -DOWNTOWN VAL 40074
CEMENTITIOUS HORIZONTAL LAP SIDING, 6" REVEAL -TURNPIKE VAL 40043
CEMENTITIOUS HORIZONTAL LAP SIDING, 7" REVEAL -CRANBERRY DARK CHOCOLATE VAL 20082
EXTERIOR MATERIALS LEGEND -BUILDING A
TRIM -WHITE
DRAWING ISSUE
SCALE:
PROJ. MGR.:
PRINCIPAL:
PLOT DATE:
DRAFTER:
SHEET NO.
DRAWING TITLE
THIS DOCUMENT HAS BEEN PREPARED FOR
AND MODIFICATIONS BY GOVERNMMENT AGENCIES
PERMIT APPLICATION AND IS SUBJECT TO REVIEW
FOR PERMIT
NOT FOR
CONSTRUCTIONPAMELA L. DERRY9918REGISTEREDARCHITECTSTATE OF WASHINGTONAs indicated
A30.1
10/15/19
PD
HJ
KS
BUILDING
ELEVATIONS -
BLDG A
LAND USE 10/15/2019LA FORTUNA PHASE II12710-12748 SE 173RD STREET,17210 -17324 127TH STREET SE, RENTON, WA 98058HABITAT FOR HUMANITY SEATTLE/SOUTH KING COUNTY560 NACHES AVENUE SW, SUITE 110, RENTON WA 980570' 2' 4'8' 12'
SCALE: 1/4" = 1'-0"
1 BLDG A - SE 173RD STREET SOUTH ELEVATION
SCALE:1/4" = 1'-0"2 BLDG A - NORTH ELEVATION
NO REV DATE
coterra
321 3rd Avenue South, Suite 406
Seattle, Washington 98104
206.596.7115
TECHNICAL INFORMATION REPORT
Project: Habitat For Humanity
La Fortuna Townhomes
Renton, WA 98058
Prepared For: Tonkin Architecture
2701 1st Ave #520
Seattle, WA 98121
Prepared By: Max Berde, PE
Reviewed By: Peter Apostol, PE
Date: October 15, 2019
ENGINEERING PLLC
RECEIVED
11/04/2019
amorganroth
PLANNING DIVISION
coterra321 3rd Ave South, Suite 406Seattle, Washington 98104ph 206.596.7115coterraengineering.comENGINEERING PLLCNOT FORCONSTRUCTIONDRAINAGECONTROL PLAN
South Sound Geotechnical Consulting
July 31, 2019
Habitat for Humanity – Seattle/King County
560 Naches Avenue SW, Suite 110
Renton, WA 98057
Attention: Mr. Brett VanSlyke
Subject: Geotechnical Engineering Report
LaFortuna Development
127th Avenue E.
Renton, Washington
SSGC Project No. 19061
Mr. VanSlyke,
South Sound Geotechnical Consulting (SSGC) has completed a geotechnical assessment for the above
referenced project. Our services have been completed in general conformance with our proposal P19056
(dated June 13, 2019) and authorized per signature of our services agreement. Our evaluation included
completion of four test pits on the property, engineering analyses, and preparation of this report.
PROJECT INFORMATION
Three town-house buildings are planned on the property, located near the looped portion of 127th Street
SE, south of SE 172nd Street. Conventional spread footing foundations will be used for support of the
structures, with concrete slab-on-grade floors.
SITE CONDITIONS
The property is characterized with west-facing sloping ground in the eastern portion, with relatively level
ground in the western portion. Overall elevation change across the site is on the order of 24 (+/-) feet.
The upper eastern site is covered with grass. The western portions are used for equipment storage and
construction offices. It appears that cuts on the east side of 127th Street SE were completed for the road
and have resulted in steeper cut slopes in this area.
SUBSURFACE CONDITIONS
Subsurface conditions were characterized by completing four test pits on the site on July 9, 2019. Test
pits were advanced to final depths between about 3.5 and 5 feet below existing ground surface.
Approximate locations of the test pits are shown on Figure 1, Exploration Plan. Logs of the test pits are
provided in Appendix A. A summary description of observed subgrade conditions is provided below.
RECEIVED
11/04/2019
amorganroth
PLANNING DIVISION
2813 Rockefeller Avenue Suite B Everett, WA 98201
Tel: 425-339-8266 Fax: 425-258-2922 E-mail: info@gibsontraffic.com
MEMORANDUM
To: Brett Van Slyke, Habitat for Humanity
From: Brad Lincoln, PE
Project: Habitat for Humanity Development
GTC #19-248
Subject: Traffic Analysis
Date: October 7, 2019
This memorandum summarizes the trip generation and traffic mitigation fee calculations for the
Habitat for Humanity Development. The development site is located along 127th Avenue SE, south
of SE 172nd Street, in the City of Renton. A site vicinity map in included in Figure 1.
Figure 1: Site Vicinity
SE 172nd St 128th Ave SE SITE 127th Ave SE RECEIVED
11/04/2019
amorganroth
PLANNING DIVISION
Habitat for Humanity Traffic Analysis
Gibson Traffic Consultants, Inc. October 2019
info@gibsontraffic.com 2 GTC #19-248
1. Trip Generation Calculations
The Habitat for Humanity development is proposed to include 12 residential units arranged three 4-
plex buildings. The trip generation calculations for the Habitat for Humanity development are based
on data contained in the Institute of Transportation Engineers’ (ITE) Trip Generation Manual, 10th
Edition (2017). The average trip generation rates for ITE Land Use Code 220, Multifamily Housing
(Low-Rise), have been used for the trip generation calculations. The new trips generated by the
proposed Habitat for Humanity development are summarized in Table 1.
Table 1: Trip Generation Summary
12 New
Residential Units
Average Daily Trips AM Peak-Hour Trips PM Peak-Hour Trips
Inbound Outbound Total Inbound Outbound Total Inbound Outbound Total
Generation Rate 7.32 trips per unit 0.46 trips per unit 0.56 trips per unit
Splits 50% 50% 100% 23% 77% 100% 63% 37% 100%
Trips 44 44 88 1 5 6 4 3 7
The Habitat for Humanity development is anticipated to generate 88 average daily trips with 6 AM
peak-hour trips and 7 PM peak-hour trips.
The City of Renton Policy Guidelines for Traffic Impact Analysis for New Development identifies
that a traffic impact analysis is only required for developments that generate 20 or more AM or PM
peak-hour trips. The Habitat for Humanity development does not exceed this threshold and, therefore,
a full traffic impact analysis is not required.
2. Transportation Impact Fees
The transportation impact fee for the Habitat for Humanity development have been determined based
on criteria identified in Renton Municipal Code (RMC) 4-1-210. The Habitat for Humanity
development meets the eligibility requirements of RMC 4-1-210.B.3 and therefore transportation
impact fees should not be required for the Habitat for Humanity development.
September 10, 2018
Kelly Morgan
Habitat for Humanity
560 Naches Ave SW, Ste. 110
Renton, WA 98057
Email: Kelly.morgan@habitatskc.org
Phone: (206) 456-6871
Re: Renton La Fortuna Townhome Property, Wetland Delineation
Report
The Watershed Company Reference Number: 180810
Dear Kelly:
On August 21, 2018, ecologists Sam Payne and Logan Dougherty, visited the La Fortuna
Townhome Property in Renton, Washington (parcel #3956210000) to screen for
jurisdictional wetland and streams within a defined study area. This letter summarizes
the findings of the study and details applicable federal, state, and local regulations. The
following documents are enclosed:
• Wetland Delineation Sketch
• Wetland Determination Data Forms
• Ecology Rating Forms and Figures
Methods
Public-domain information on the subject properties was reviewed for this delineation
study and include the following:
• USDA Natural Resources Conservation Service, Web Soil Survey (WSS)
application
• U.S. Fish and Wildlife Service National Wetland Inventory (NWI) maps
• Washington Department of Fish and Wildlife interactive mapping programs
(PHS on the Web, SalmonScape)
• Washington Department of Natural Resources, Forest Practices Application
Mapping Tool (FPARS)
RECEIVED
11/04/2019
amorganroth
PLANNING DIVISION
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 8 LUA**-000***
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Alex Morganroth, 425-430-7219,amorganroth@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed bet ween the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and
Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements
of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native
Growth Protection Easement, providing fencing and signage, and providing the City with a site
restoration surety device and, later, a maintenance and moni toring surety device.
6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Michael Sippo, 425-430-7293, msippo@rentonwa.gov)
1. See Attached Development Engineering Memo dated x, 2017
Fire Authority:
ADVISORY NOTES TO APPLICANT
Page 2 of 8 LUA19-000263
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Fire impact fees are required at the rate of $964.53 per townhome unit. This fee is paid at time of
building permit issuance.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
ADVISORY NOTES TO APPLICANT
Page 3 of 8 LUA19-000263
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 6, 2019
TO: Alex Morganroth, Planner
FROM: Michael Sippo, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for the La Fortuna Building Configuration - 12 New
Townhomes
17304 127th PL SE, Renton, WA 98058
LUA19-000263
I have reviewed the application for the La Fortuna Building Configuration - 12 New Townhomes located at 17304 127th
PL SE, Renton, WA 98058 and have the following comments.
EXISTING CONDITIONS
The subject site is located off of 127th Pl SE between SE 172 St and SE Petrovitsky Rd and includes the consists of parcel
3956210000. The project site totals approximately 196,507 square feet (4.51 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 attached
townhouse 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 but following the
construction of the internal private access roads. Building permits and Certificates of Occupancy for the existing four
buildings were issued by the City of Renton after annexation. The proposal would replace the remaining four unbuilt
buildings with three, four-unit buildings. The total number of units in the development at project completion would be 35
(23 previously constructed + 12 proposed units). 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. The applicant has proposed the construction of 26 surface
parking stalls in order to provide parking for the future residents. In addition, a new stormwater vault is proposed on the
site. According to materials submitted by the applicant, both a Category 2 and Category 3 wetland are present on the
western portion of the project site. No trees are proposed for removal.
Water Water service is provided by Soos Creek Water and Sewer District.
The site is located outside of an Aquifer Protection Area.
Sewer Wastewater service is provided by Soos Creek Water and Sewer District.
Storm There are existing storm drainage systems located in SE 173rd St, SE 173rd Pl and 127th Pl SE that were installed
during the construction of the original 23 units and as a part of the private street construction. Stormwater
from the existing site improvements is routed to a detention vault located near the south property line and
discharges west into the Wetland A buffer. The existing undeveloped portion of the property is stabilized and
graded in a manner that sheet flows surface runoff toward the private on-site drainage system, however, does
not contain any direct tight-line connections. There are also stormwater mains located offsite in SE 172nd St and
127th Ave SE that collects and conveys runoff to outfalls located near the northern site property line. The outfalls
ADVISORY NOTES TO APPLICANT
Page 4 of 8 LUA19-000263
discharge runoff into the Wetland A buffer and bypasses the existing onsite conveyance and detention system.
Runoff from the existing site includes 4 buildings. Runoff from the site and upstream tributary area is dispersed
into wetland A where it continues to the west and south off-property and is ultimately conveyed to the south
across SE Petrovitsky Rd via a culvert (Facility ID #400280).
Streets The subject property is accessed by 127th Ave SE from the north and transitions to internal private streets (SE
173rd St, SE 173rd Pl, SE 174th St, and 127th Pl SE) within the site. The private streets dead-end within the site via
hammer-head turnarounds. The composition of the adjacent streets and internal streets are as follows:
a. 127th Ave SE is a public Residential Street with an existing right of way (ROW) width of 60' as measured
using the King County Assessor’s Map. 127th Ave SE consists of approximately 30’ width of pavement and
contains an approximate 5-6’ wide shoulder for bike and pedestrian access separated by an extruded curb.
Where 127th intersects SE 172nd St, there is a small traffic circle that provides traffic calming. 172nd contains
2 travel lanes and a striped bike/pedestrian walking and shoulder refuge area. The public streets connecting
to the project were previously permitted and constructed under King County jurisdiction and do not match
City of Renton street standards.
b. 127th Ave SE/SE 173rd St entering the site from the north is a private Residential Street constructed in 2006
and prior to the construction of the original 23 units in 2010-2015. SE 173rd St consists of approximately 22’
width of pavement with rolled curb and gutter on both sides and a 5’ wide sidewalk on the north side.
c. 127th Pl SE is a private Residential Street constructed in 2006 and prior to the construction of the original
23 units in 2010-2015. 127th Pl SE consists of approximately 22’ width of pavement with rolled curb and
gutter on both sides and a 5’ wide sidewalk on the east side until the street crosses SE 173rd Pl and contains
5’ sidewalk on both the west and east sides of the street.
d. SE 173rd Pl is a private Residential Street constructed in 2006 and prior to the construction of the original
23 units in 2010-2015. SE 173rd Pl consists of approximately 22’ width of pavement with rolled curb and
gutter on both sides and a 5’ wide sidewalk on the south side of the street.
e. SE 174th St is a private Residential Street constructed in 2006 and prior to the construction of the original
23 units in 2010-2015. SE 174th St consists of approximately 22’ width of pavement with rolled curb and
gutter on the north side of the street. The private street contains no sidewalks and serves primarily as a
hammerhead fire-turnaround and building garage parking access to the south.
CODE REQUIREMENTS
WATER
1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the construction
permit submittal.
2. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. A copy of the
approved water plan Soos Creek Water and Sewer District shall be provided to the City prior to approval of the
Utility Construction Permit.
a. City staff confirmed with Soos Creek Water and Sewer District via telephone conversation on November
27, 2019 that water is available to the site.
3. The proposed water main improvements are required to be shown on the composite utility civil plan submitted
with the Land Use Application. Renton Fire Authority has determined that the preliminary fire flow demand for
the proposed development is 1,750 gpm. The following fire system improvements are required:
ADVISORY NOTES TO APPLICANT
Page 5 of 8 LUA19-000263
a. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of each
building. One hydrant shall be within 50-feet of each fire department connection for the fire sprinkler
system. Proposed fire hydrant plan appears acceptable.
b. Approved fire sprinkler and fire alarm systems are required for each building. Separate plans and
permits required by the fire department for the installation of these systems. Fully addressable and full
detection is required for the fire alarm system. All buildings require the installation of an NFPA 13R fire
sprinkler system.
c. Fire department apparatus access roadways are required within 150-feet of all points on the building.
Fire lane signage required for the onsite roadway. Required turning radius are 25-feet inside and 45-
feet outside. Roadways shall be a minimum of 20-feet wide and provide a minimum vertical clearance
of 13.5-feet. Existing fire lanes and fire apparatus turnarounds shall be maintained. Approved fire
sprinkler, standpipe and fire alarm systems are required throughout all the buildings. Dry standpipes
are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm
system is required to be fully addressable and full detection is required. Separate plans and permits
required by the fire department.
d. Fire impact fees are required at the rate of $964.53 per townhome unit. This fee is paid at time of
building permit issuance.
SEWER
1. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the construction
permit submittal.
2. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the
approved sewer plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of
the Utility Construction Permit.
a. City staff confirmed with Soos Creek Water and Sewer District via telephone conversation on November
27, 2019 that sewer is available to the site.
SURFACE WATER
1. A geotechnical report, dated July 31, 2019, completed by South Sound Geotechnical Consulting for the site has
been provided. The submitted report describes the site as a Low Erosion Hazard area. Erosion control measures
will need to be in place prior to starting grading activities on the site. The report needs to discuss the soil and
groundwater characteristics of the site including infiltration potential and provide recommendations for project
design and construction. Geotechnical recommendations presented need to be address within the project plans.
a. Based on the geotechnical report: “Infiltration to control stormwater is not considered feasible at this
site due to the presence of dense glacial till at shallow depths. Assessment of infiltration rates using
small-scale Pilot Infiltration Test (PIT) procedures in similar soils in the a rea have shown negligible
infiltration during the soak period of the test. Other detention/retention facilities will be required to
control stormwater runoff at this site”.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated October 15, 2019, was submitted by
Coterra Engineer PLLC with the Land Use Application. Based on the City of Renton’s flow control map, the site falls
within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar
River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton
Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been
discussed in the Technical Information Report. The following stormwater improvements are required and shall be
discussed within the TIR:
a. Applicant has included discussion of core requirement #6, which relates to the aquifer protection area,
in the preliminary drainage report. The 2017 RSWDM and preliminary drainage report indicate that the
project is within Zone 2 of the APA, however, updated wellhead protection boundaries have been
ADVISORY NOTES TO APPLICANT
Page 6 of 8 LUA19-000263
updated in the City of Renton Maps (online COR Maps) and the site is no longer within the Zone 2
protection area. Final TIR shall indicate this update.
b. Appropriate flow control BMPs are required to help mitigate the new runoff created by this
development. The preliminary drainage plan indicates that the on-site full-dispersion BMP is infeasible,
however, there is a large portion of wetland buffer located on the site where some of the new
impervious surface can be routed to via full-dispersion techniques. Specifically, section C.1.3.2(1) of the
RSWDM states: “The feasibility and applicability of full dispersion as detailed in Appendix C, Section
C.2.1 must be evaluated for all target impervious surfaces. If feasible and applicable for any such
surface, then full dispersion must be applied to that surface and implemented as part of the proposed
project”. Since the project may use unsubmerged critical areas and critical area buffers for delineation
of the ‘native vegetated surface’, the 15% ratio of dispersed area to native vegetated surface set aside
in tract or easement is feasible for some amount of target impervious surface. The applicability of basic
dispersion of target impervious surfaces into the wetland buffer should also be evaluated in conjunction
with full-dispersion.
c. Due to the infeasibility of on-site infiltration as described in the geotechnical report, for permeable
pavement to quality as on on-site BMP, it must contained an underdrain per Section C.2.7 of the 2017
RSWDM.
d. In addition to full infiltration, the feasibility and applicability of limited infiltration shall be evaluated
for all target impervious surfaces, as detailed in Section C.2.3 of the 2017 RSWDM.
e. Discussion of the applicability of BMP’s in relation to onsite impervious area per C.1.3.2 (5)(a) – Large
Lot BMP Requirements shall be provided in the TIR and analysis. Specifically: “For projects that will
result in an impervious surface coverage on the buildable portion of the site/lot of less than 45%, on -
site BMP’s must be applied to 50% of target impervious surfaces. Show how project is meeting this
requirement. If the 50% requirement cannot be met utilizing full dispersion, full infiltration, limited
infiltration, bioretention, permeable pavement, or basic dispersion then reduced impervious surface
credit, native growth retention credit or tree retention credit must be applied.
f. Alternatively, since the project is proposing a detention facility, the application of the LID flow control
development standard is also applicable (RSWDM 1.2.9.1 B and 1.2.9.2.2-1 pgs 1-75 & 1-78) and may
be utilized in lieu of determining that BMP’s are infeasible. The civil construction plans and TIR will need
to address this discrepancy and provide appropriate facilities and/or increase the size of the detention
facility.
g. Roof drains require a minimum 10-foot easement. Applicant shall provide details on how the roof drains
will be connected into the public storm drain system. Such connections shall be in accordance with City
of Renton standards and the 2017 RSWDM. Perforated pipe connections are required where roof
downspouts connect to the local drainage system without first connecting to a flow control facility,
dispersion BMP, or full infiltration BMP.
h. All stormwater facilities and on-site BMPs (including amended soils) shall be shown on the Civil Plans.
3. The development is required to provide enhanced water quality treatment prior to discharge. Project water
quality treatment will consist of conveyance to an approved water quality facility prior to discharge into the
wetlands on the western half of the site.
a. The applicant is proposing the use of bioretention facilities to provide water quality for all pollution
generating impervious surface areas (PGIS). Per the 2017 RSWDM, bioretention is an approved method
for meeting the ‘enhanced basic water quality menu’ provided that the facility contain an underdrain
due to the infeasibility of on-site infiltration as described in the geotechnical report. However,
bioretention with an underdrain does not qualify as an on-site BMP per Section C.2.6 of the 2017
RSWDM. Additionally, based on the size of contributing parking, PGIS and contributing surface areas,
presettling may be required prior to entering the bioretention facility. See section 6.8 of the 2017
RSWDM for further details.
b. The conveyance and water quality systems shall be designed in accordance with the RSWDM that is
current at the time of civil construction permit application.
c. Maintenance access to the stormwater facilities and connected structures shall be provided in
accordance with the design requirements outlined in the RSWDM.
ADVISORY NOTES TO APPLICANT
Page 7 of 8 LUA19-000263
4. The TIR did not identify any downstream flooding or erosion issues, however, a full level 1 downstream analysis
was not performed.
a. A level 1 downstream analysis shall be provided with the civil construction submittal and will need to
include discussion of the downstream drainage basin and critical areas (onsite and offsite), including
the onsite wetlands.
b. As a part of Task 4 of the level 1 downstream analysis, describe the potential impact to wetland
hydrology (problem type 4, 1.2.2.1.1) in accordance with RSWDM reference section 5. Provide
confirmation that impact exists within the allowable tolerances or provide mitigation measures as
required. Please note per section 1.2.2.2 (Drainage Problem Impact Mitigation and Drainage Problem
Specific Mitigation Requirements section 3) that: “If it is identified through critical area review as
described under ‘Potential Impacts to Wetlands Hydrology Problem (Type 4),’ that the quantity of
surface and storm water runoff from a proposed project or threshold discharge area within a proposed
project could significantly alter the hydrology of a wetland (Type 4 problem), THEN CED shall r equire
the applicant to implement additional flow control or other measures to mitigate the adverse impacts
of this alteration in accordance with the wetland hydrology protection guidelines in Reference Section
5”.
c. The development shall not create protected slopes as defined by RMC 4-3-050.
d. Grading shall be in accordance with RMC 4-4-060.
5. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM 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.
Special inspection from the building department is required.
6. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided
to the City and a temporary construction easement prior to any permits being issued.
7. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of
the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
8. Surface water system development fee is $0.720 per square foot of new impervious surface, but not less than
$1,800.00. This is payable prior to issuance of the construction permit.
TRANSPORTATION
1. The subject property is accessed by 127th Ave SE from the north and transitions to internal private streets (SE 173rd
St, SE 173rd Pl, SE 174th St, and 127th Pl SE) within the site. The private streets dead-end within the site via hammer-
head turnarounds. Staff has determined that the private streets can continue to function as “parking lots” serving
a townhouse project and that dedication of public right-of-way is not required based on additional criteria listed
below.
a. Street lighting is required along the internal site street and along the 127 th Place SE frontage. City
preference is for street lighting to match public way standards, however, street lightin g that matches
code requirements is acceptable. This lighting will be considered “parking lot” lighting.
b. Parking lot construction shall be in accordance with City code 4-4-80G.Street lighting and street trees
are required to meet current city standards. Lighting plans are required to be submitted with the land
use application and will be reviewed during the construction utility permit review.
c. A sidewalk is not required on the west side of the on-site road. For pedestrian access to the proposed
west side parking lot, a striped crosswalk across the on-site road to the sidewalk on the east side is
recommended.
2. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall
be oriented to provide direct pedestrian crossings.
a. ADA access is shown crossing 127th Place SE to access the west parking lot and proposed open space
Area B.
3. A traffic analysis (trip generation memorandum) dated October 7, 2019, was provided by Gibson Traffic
Consultants, Inc. The site generated traffic volumes were calculated using data from the Institute of
Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on the calculations provided,
ADVISORY NOTES TO APPLICANT
Page 8 of 8 LUA19-000263
the proposed development would average 88 new daily vehicle trips. Weekday peak hour AM trips would generate
6 new vehicle trips, with 5 vehicles leaving and 1 vehicles entering the site. Weekday peak hour PM trips would
generate 7 new vehicle trips, with 4 vehicles entering and 3 vehicles exiting the site. The City of Renton Policy
Guidelines for Traffic Impact Analysis for New Development identifies that a traffic impact analysis is only required
for developments that generate 20 or more AM or PM peak-hour trips.
a. The project does not exceed the 20 or more AM or PM peak-hour trip threshold so a full traffic impact
analysis is not required.
4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
5. Payment of the transportation impact fee is not applicable as long as the project qualifies as an affordable housing
residential project meeting the requirements of RMC 4-1-210.
6. Transportation Concurrency is provided under separate cover.
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.
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. A civil construction permit for the site, utility and street improvements will require a separate plan submittal.
Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil Engineer shall
prepare the civil plans. Please visit the City’s website for 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 2019 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.
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNSM: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED
ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
December 18, 2019
PROJECT NAME/NUMBER: PR19-000441 / La Fortuna Building Configuration /
LUA19-000263
PROJECT LOCATION: 17304 127th Pl SE (APN 3956200040)
APPLICANT/PROJECT CONTACT
PERSON:
Pamela Derry, Tonkin Architecture/2701 1st Ave, Suite 520, Seattle, WA 98121/
pam@tonkinarchitecture.com
LOCATION WHERE APPLICATION
MAY BE REVIEWED:
Applicant documents are available online through the City of Renton Document
Center website. See also http://bit.ly/2pxY9Js
PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review and Environmental
(SEPA) Review for the construction of twelve (12) new attached townhome units. 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 attached townhouse 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. The proposal would replace the remaining four unbuilt buildings with
three, four-unit buildings. The total number of units in the development at project completion would be 35 (23 previously
constructed + 12 proposed units). 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. The applicant has proposed the construction of 26 surface parking stalls in
order to provide parking for the future residents. In addition, a new stormwater vault is proposed on the site. According
to materials submitted by the applicant, both a Category 2 and Category 3 wetlands are present on the western portion
of the project site. No trees are proposed for removal. The applicant submitted a geotechnical report, drainage report,
traffic analysis, and wetlands report with the application.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on December 31, 2019,
together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057.
Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be
obtained from the Renton City Clerk’s Office, (425) 430-6510.
PUBLIC HEARING: If the Environmental Determination is appealed, a public hearing will be set and all parties notified.
NOTICE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 16, 2019
TO: Alex Morganroth, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – La Fortuna Building Configuration;
LUA19-000263
The applicant is requesting Administrative Site Plan Review and Environmental (SEPA) Review for
the construction of twelve (12) new attached townhome units. 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 attached townhouse 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. The proposal would replace the remaining four unbuilt buildings with
three, four-unit buildings. The total number of units in the development at project completion
would be 35 (23 previously constructed + 12 proposed unit s). 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.
The applicant has proposed the construction of 26 surface parking stalls in order to provide
parking for the future residents. The applicant submitted a traffic analysis with the application.
The proposed development would generate approximately 88 net new average weekday daily
trips. During the weekday AM peak hour, the project would generate approximately 6 net new
trips (1 inbound and 5 outbound). During the weekday PM peak hour, the project would generate
approximately 7 net new trips (4 inbound and 3 outbound). The proposed project passes the City
of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows:
Transportation Concurrency Test – La Fortuna Building Configuration
Page 2 of 3
December 18, 2019
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2020.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 201 9 is
1,722 trips, which provides sufficient capacity to accommodate approximately 7 additional trips
from this project. A resulting 1,715 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit for the project.
Site specific street improvements to be completed by project: The project will be required to
complete any required frontage street improvements prior to Certificate of Occupancy. Any
additional off-site improvements identified through SEPA or land use approval will als o be
completed prior to Certificate of Occupancy.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management System
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
Transportation Concurrency Test – La Fortuna Building Configuration
Page 3 of 3
December 18, 2019
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI -65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.