HomeMy WebLinkAboutSR_HEX_Drofiak_Apartments_100316PUBLIC City of Renton
Department of Community & Economic Development
HEARING
PRELIMINARY REPORT TO THE HEARING EXAMINER
A.
SUMMARY AND PURPOSE OF REQUEST
PUBLIC HEARING DATE.
March 16, 2010
Project Name:
Drofiak Apartments
Owner/Applicant:
Vlad Drofiak; V.Y. Properties LLC; 15012 SE 253rd Place; Covington, WA 98042
Contact.
Ruslan Levandovsky; Precision and Design; PO Box 8081; Kent, WA 98031
File Number.
LUA09-112, ECF, SA -H
Project Manager:
Rocale Timmons, Associate Planner
Project Summary:
The applicant is requesting Hearing Examiner Site Plan Review and Environmental
(SEPA) Review for the construction of a 3 -story, approximately 33 -foot tall multi-
family apartment building. The 19,889 square foot site is located within the
Residential Multi -Family (RMF) zoning designation. The proposed building would
include 10,879 square feet of residential space within 8 residential units and an
apartment leasing office. The applicant is proposing 16 parking stalls which would
be located within a surface parking lot located north and west of the proposed
building. Access to the site would be provided from SE Petrovitsky Rd via one
existing curb cut. There are no critical areas located on site.
Project Location:
12228 SE Petrovitsky Rd
Site Area:
19,889 5F Proposed New Bldg. Area (gross): 10,879 SF
Project Location Map
City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner
DROFIAK APARTMENTS LUA09-111, ECF, SA -H
Hearing Date March 16, 2010 Page 2 of 10
8. EXHIBITS.
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
C. GENERAL INFORMATION:
1. Owner(s) of Record:
2. Zoning Designation:
3. Comprehensive Plan Land Use Designation:
4. Existing Site Use:
S. Neighborhood Characteristics:
Vlad Drofiak
V.Y. Properties LLC
15012 SE 253rd Place
Covington, WA 98042
Residential Multi -Family (RM -F)
Residential Multi -Family (RMF)
Vacant
North: Multi -Family Residential (RM -F zone)
East: Vacant (RM -F zone)
South: Single Family Residential (R-4 zone)
West. Multi -Family Residential (RM -F zone)
6. Access: Via existing curb cut along SE Petrovitsky Rd
7. Site Area: 19,889 SF (0.456 ac)
D. HISTORICAL/BACKGROUND:
Action Description Land Use File No. Ordinance No. Date
Comprehensive Plan N/A N/A 4924 12/5/2001
Zoning N/A N/A 5099 11/1/2004
Annexation N/A N/A 5327 3/1/2008
E. PUBLIC SERVICES:
1. Utilities
a. Water: This project is located in the Soos Creek Water District service area.
b. Sewer: This project is located in the Soos Creek Sanitary Sewer District service area.
c. Surface/Storm Water: There are no City of Renton storm drainage facilities in this area.
2. Streets: There are curb, gutters, and sidewalks for the frontage of the project site.
3. Fire Protection: City of Renton Fire Department
HEX Report
material pertinent to the review of the project.
Exhibit 2:
Zoning and Neighborhood Detail Map
Exhibit 3:
Site Plan
Exhibit 4:
Landscape Plan
Exhibit 5:
North and South Elevations
Exhibit 6:
East and West Elevations
Exhibit 7:
Aerial Photo of Project Site
C. GENERAL INFORMATION:
1. Owner(s) of Record:
2. Zoning Designation:
3. Comprehensive Plan Land Use Designation:
4. Existing Site Use:
S. Neighborhood Characteristics:
Vlad Drofiak
V.Y. Properties LLC
15012 SE 253rd Place
Covington, WA 98042
Residential Multi -Family (RM -F)
Residential Multi -Family (RMF)
Vacant
North: Multi -Family Residential (RM -F zone)
East: Vacant (RM -F zone)
South: Single Family Residential (R-4 zone)
West. Multi -Family Residential (RM -F zone)
6. Access: Via existing curb cut along SE Petrovitsky Rd
7. Site Area: 19,889 SF (0.456 ac)
D. HISTORICAL/BACKGROUND:
Action Description Land Use File No. Ordinance No. Date
Comprehensive Plan N/A N/A 4924 12/5/2001
Zoning N/A N/A 5099 11/1/2004
Annexation N/A N/A 5327 3/1/2008
E. PUBLIC SERVICES:
1. Utilities
a. Water: This project is located in the Soos Creek Water District service area.
b. Sewer: This project is located in the Soos Creek Sanitary Sewer District service area.
c. Surface/Storm Water: There are no City of Renton storm drainage facilities in this area.
2. Streets: There are curb, gutters, and sidewalks for the frontage of the project site.
3. Fire Protection: City of Renton Fire Department
HEX Report
City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner
DROFIAK APARTMENTS LUA09-112, ECF, SA -H
Hearing Date March 16, 2010 Page 3 of 10
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 4-2-070: Zoning Use Table
c. Section 4-2-11OA: Development Standards for Residential Zoning Designations
2. Chapter 4 Property Development Standards
a. Section 4-4-030: Development Guidelines and Regulations
b. Section 4-4-070: Landscaping Regulations
Section 4-4-080: Parking, Loading, and Driveway Regulations
Section 4-4-090: Refuse and Recyclables Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 9 Procedures and Review Criteria
a. Section 4-9-200: Site Plan Review
S. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Policies
H. DEPARTMENT ANALYSIS:
1. Pra ect Descri tion Back round
The applicant, Precision and Design, is requesting Hearing Examiner Site Plan approval for the future
construction of a three-story multi -family apartment building. The subject property is located on the
north side of SE Petrovitsky Rd just east of 122nd Ave SE at 12228 SE Petrovitsky Rd. The multi -family
apartment building would be sited on a vacant 0.456 acre site.
The completed project would provide 10,879 square feet of residential space within 8 multi -family
dwelling units and an apartment leasing office area. The fist floor would contain 2 residential units and
the apartment office. The remaining floors would each consist of 3 residential units. The residential
units would be accessed by- a ground -level entry on the western elevation of the building, with open
corridors leading to staircases on the northern elevation. The building exterior would have a
combination of materials including vinyl horizontal and vertical siding, trim and aluminum railings. The
roof would consist of asphalt shingles.
The building would be located on the eastern half of the project site with surface parking areas located
north and west of the building. A total of 16 parking stalls are proposed, of which all would be located
within the surface parking lot. Landscaping is proposed around the perimeter of the site.
Access to the site would be provided from SE Petrovitsky Rd via one existing curb cut. The proposed
building would result in a lot coverage of approximately 20 percent. The building would have a height of
32 feet and 6 inches.
There is 1 tree onsite which is proposed for removal. It appears no critical areas are located on site.
2. Environmental Review
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on October 26, 2009, the Environmental Review Committee issued a Determination of Non -Significance
HEX Report
City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner
AROFIAKAPARTMENTS LUA09-112, ECF, SA -H
Hearing Date March 1G, 2010 Page 4 of 10
- Mitigated (DNS -M) for Drofiak Apartment Building. The DNS -M included 5 mitigation measures. A 14 -
day appeal period commenced on October 30, 2009 and ended on November 13, 2009. No appeals of
the threshold determination were filed.
3. Compliance with ERC Conditions
Based on an analysis of probable impacts from the proposal, the Environmental Review Committee
(ERC) issued the following mitigation measures with the Determination of Non -Significance — Mitigated:
1. The applicant will be required to submit a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the State Department of Ecology's Erosion and Sediment Control
Requirements, outlined in Volume II of the 2001 Stormwater Management Manual. The plan must
be submitted to and approved by the Development Services Division Plan Review staff prior to
issuance of the utility construction and building permits and during construction.
2. The applicant will be required to comply with the recommendations found in the geotechnical
report prepared by Geo Group Northwest, Inc. dated April 20, 2009, during site clearing, grading,
and building construction.
3. The applicant shall pay a Parks Mitigation Fee of $354.51 for each new multi -family unit. This fee is
estimated at $2,836.08 and shall be payable prior to issuance of a building permit.
4. The applicant shall pay a Traffic Mitigation Fee in the amount of $75.00 for each new net daily trip
prior to issuance of a building permit. The fee is estimated to be $4,032.00.
5. The applicant shall pay a Fire Mitigation Fee of $388.00 for each new multi -family residential unit.
This fee is estimated to be $3,104.00 which would be payable prior to the issuance of a building
permit.
4. Staff Review Comments
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.
S. Consistency with Site Pian Criteria
The Site Development Plan Review Criteria set forth in Section 4-9-200 and Development Standards set
forth in Section 4-2-110A of the Renton Municipal Code forms the basis of the Site Plan Review, as
follows:
of Compliance with the Comprehensive Plan Designation
The site is designated Residential Multi -Family (RMF) on the Comprehensive Plan Land Use Map. The
multi -family residential land use designation is intended to encourage a range of multi -family living
environments that provide shelter for a wide variety of people in differing living situations, from all
income levels, and in all stages of life. The proposal is consistent with the following Comprehensive
Plan Land Use policies:
Policy LU -185. Development density in the Residential Multi family designation should be within a
range of ten (10) dwelling units per acre as a minimum to twenty (20) dwelling units per acre as a
maximum.
® Policy Objective Met ❑ Not Met
Policy LU -191. Residential Multi family projects in the RMF zone should have a maximum site coverage
by buildings of thirty-five (35) percent, or forty-five (45) percent if greater coverage can be
HEX Report
City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner
DROFlAKAPARTMENTS LUA09-112, ECF, SA -H
Hearing Date March 16, 2010 Page 5 of 10
demonstrated to be both mitigated on site with amenities and compatible with existing buildings on
abutting and adjacent lots.
® Policy Objective Met ❑ Not Met
Policy LU -192. Residential Multi family projects should have maximum site coverage by impervious
materials of seventy-five (75) percent.
® Policy Objective Met, ❑ Not Met
bj Compliance with the Underlying Zoning Designation
Density: The subject site is designated Residential Multi -Family (RM -F) on the City's Zoning Map. The
allowed density range in the RM -F zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per
acre. After deducting 1,969 square feet from the 19,889 square foot site, for the shared access
easement, the net square footage of the site would be 17,920 square feet (0.411 net acres). The 8 unit
proposal would arrive at a net density of 19.5 dwelling units per acre (8 units / 0.411 acres = 19.5
du/ac), which falls within the permitted density range for the RM -F zone.
Lot Coverage: The RMF zone allows a building coverage at a maximum of 35% of the lot area. The total
building footprint is proposed to be 3,910 square feet. The footprint generates a total building
coverage of 19.69 which is well below the maximum building lot coverage permitted in the zone.
Setbacks: The required setbacks in the RM -F zone are as follows: front yard is 20 feet; the rear yard is
15 feet; and interior side yard setbacks are based upon lot width. For lots with a width more than 110.1
feet a 12 foot interior side yard setback would be required. Since the lot is more than 110.1 feet wide
the applicant would be required to provide 12 -foot side yard setbacks. Additional setbacks for
structures greater than 30 feet shall be set back an additional foot, in the side yard setback, for each 10
feet in excess of 30 feet. The applicant is proposing a 32 -foot and 6 -inch tall structure therefore the
required interior side yard setbacks would be 13 feet. The building elevations submitted by the
applicant propose a setback of 20 feet at the closest point in the front yard, 13 feet at the closest point
along the eastern property line, 102 feet from the western property line at the closest point and 15 feet
from the rear property line. As proposed, the project complies with the required RM -F zoning setbacks
prescribed by City Code.
Height: The RM -F zone allows a maximum building height of 35 feet. The height of the proposed
building would be the average height of the 5:12 hip roof, at 32 feet and 6 inches from existing grade.
The applicant has proposed three gabled roof elements on the southern elevation in order to provide a
distinctive roofing profile and interest along the street. The roof consists of asphalt shingles.
Landscaping: The applicant submitted a tree inventory plan as part of the site plan application. There is
one tree, a cedar with an 18 -inch caliper, located on site which is proposed to be removed. The
remainder of the site is covered with native grasses. Renton Municipal Code requires that 10 % of the
trees on the site be retained. Due to rounding provisions of the code the applicant would not be
required to retain the tree on site.
All setback areas are required to be landscaped. A conceptual landscape plan was submitted with the
project application. The proposed landscaping includes a variety of deciduous trees, shrubs, and
groundcover. Vegetation includes Japanese maple, October Glory maple, Paper birch and Oregon blue
Lawson's cypress trees; white rock rose, Kramers rote heath, gulf stream nandina and creeping mahonia
shrubs; and groundcover consist of barren strawberry, Japanese spurge and lawn.
Additional landscaping elements are required to be included in the landscape plan in order to reinforce
the architecture of the structure, create diversity within the planting plan, and buffer/screen the
parking and refuse/recycle areas. In addition, the landscape plan was not designed by a certified
landscape professional. Due to these necessary changes staff recommends, as a condition of approval,
the applicant submit a detailed landscape plan designed by a certified landscape architect or other
HEX Report
City of Renton Deportment of Community & Economic Development Preliminary Report to the Hearing Examiner
DROFIAK APARTMENTS LUA09-111, ECF, SA -H
Hearing Date March 16, 2010 Page 6 of 10
landscape professional. The plan shall include; native evergreen and deciduous trees, shrubs and
groundcovers; and appropriate screening vegetation for the northern and western portions of the site.
The revised detailed landscape plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
Underground sprinkler systems are required to be installed and maintained for all landscaped areas.
The sprinkler system shall provide full water coverage of the planted areas specified on the plan. An
irrigation plan will need to be submitted and approved prior to building permit approval.
Access: Access to the site would be provided via one existing curb cut along SE Petrovitsky Rd, located
at the western property line. The ingress and egress is located within an easement which is shared with
abutting multi -family residential use to the west. The curb cut located on the eastern portion of the site
would be abandoned.
Parkin&. The parking regulations require a specific number of off-street parking stalls be provided based
on the number of residential units. The following ratio would be applicable to the site:
Use
g _of Units
Ratio
Required 5pjLces
Residential
8 units
1 2 spaces/unit
16
Based on these use requirements, a minimum of 16 parking spaces would be required in order to meet
code. The applicant proposed to provide a total of 16 parking spaces (5 compact and 11 standard
stalls). There were no ADA accessible parking spaces provided on site. Staff recommends, as a
condition of approval, the applicant revise the site plan to include at least one ADA accessible parking
stall. The revised site plan shall be submitted to the Current Planning Project Manager prior to
construction permit approval. The applicant has proposed a combination of 60 and 90 degree parking
stalls which use a combination of 20 and 24 -foot wide two-way circulation drive aisles. The parking
conforms to the minimum requirements for drive aisle and parking stall dimensions.
Within the proposed surface parking lot, 15 square feet of landscaping per parking space would be
required for parking lots with 15-50 parking stalls. Based on the proposal for 16 surface parking stalls, a
minimum of 120 square feet of landscaping would be required within the surface parking areas. The
submitted landscape analysis indicates that a total of 195 square feet of landscaping would be provided
on the interior of the site and 2,966 square feet on the perimeter that would be used to buffer the
proposed parking area. As proposed the landscaping would exceed the minimum requirement.
Refuse and Recyclable Deposit Areas: Multi -family residential developments require a minimum of 1%
square feet per dwelling unit for recyclable deposit areas and minimum of 3 square feet per dwelling
unit for refuse deposit areas. A total minimum area of 80 square feet shall be provided for refuse and
recyclables deposit areas. Based on 8 dwelling units the proposal would require the minimum 80 square
feet for refuse and recyclable deposit areas. The applicant has dedicated a 266 square -foot area to the
refuse and recyclables; thereby exceeding the requirement for square footage.
The refuse and recyclable deposit areas for the facility would be located on the northwestern portion of
the site approximately 30 feet from the multi -family residential development to the north. Outdoor
refuse and recyclables deposit areas and collection points are not to be located within 50 feet of
residential zoned properties, except by approval by the Reviewing Official through the site plan review
process. The applicant is proposing to exceed the square footage for the Refuse and Recyclable area
required by code. In order to approve the location of the refuse and recyclable area, through the site
plan review, the applicant would be required to reduce the area proposed in order to have less of an
impact on the abutting residential property to the north. Therefore staff recommends, as a condition of
approval, the applicant would be required to reduce the square footage of the area dedicated to refuse
and recyclables and relocate the area within the proposed footprint as far south as possible. The
remainder of the area proposed shall include enhanced vegetation; including evergreen and deciduous
HEX Report
City of Renton Deportment of Community & Economic Development Preliminary Report to the Hearing Examiner
DROFlAKAPARTMEIM LUA09-112, ECF, SA -H
Hearing pate March 16, 2010 Page 7 of 10
trees. A revised site plan shall be submitted to and approved by the Current Planning Project Manager
prior to building permit approval. The refuse and recyclable deposit area is proposed to be screened by
an 6 -foot high enclosure which consists split -face CMU block and a double -swing gate with chain link
fence material.
c) Mitigation of impacts to surrounding properties and uses;
City staff does not anticipate any adverse impacts on surrounding properties and uses as long as the
conditions of approval are complied with. Parcels surrounding the subject property to the north east
and west are zoned Residential Multi -Family (RM -F). Parcels to the south are zoned Residential -4 (R-4).
The parcels to the north and the west contain existing large multi -family developments. The property
to the south contains a single-family residence and the parcel to the east is currently vacant. The
proposed structure is smaller in scale in contrast to the larger multi -family developments in the
immediate vicinity and is anticipated to be compatible with existing and future surrounding uses as
permitted in the RM -F zone. In addition the smaller scale building would provide a transition to the
lower intensity residential zoned properties to the south.
The scale, height and bulk of the proposed building are appropriate for the site and are anticipated to
be architecturally compatible with development in the project vicinity. The proposed building footprint
of 3,910 square feet on the 19,889 square foot site results in a building lot coverage of 19.6 percent.
The height of the proposed building would be the average height of the 5:12 hip roof, at 32 feet and 6
inches from existing grade. The applicant has proposed three gabled roof elements on the southern
elevation in order to provide a distinctive roofing profile and interest along the street. The roof consists
of dark brown asphalt shingles.
The scale and bulk of the building is reduced through the use of differing materials on the building
facades and the use of vinyl bands at breaks in stories. Vertical barn red vinyl siding is being provided on
the base 1/3 of the building with vertical bands which ground the building. The upper two stories
consist of 6 -inch light beige vinyl lap siding, dark beige trim and aluminum railing.
The refuse and recyclable deposit areas for the facility would be located on the northwestern portion of
the site. The refuse and recyclable deposit area is proposed to be screened by an 6 -foot high enclosure
which consists of split -face CMU block and a double swing gate with chain link fence material. The
proposal meets the minimum requirements for refuse and recyclable deposit areas. A condition of
approval requiring the applicant to revise the planting plan was recommended above, in order to better
screen the refuse and recyclables area from the property to the north in a addition to relocating the
area as far south within the proposed footprint.
Roof top equipment is not proposed as part of the project.
d) Mitigation of impacts of the proposed site plan to the site,
The scale, height and bulk of the proposed building are appropriate for the site and would be
architecturally compatible with the surrounding property owners. The proposed building would be
located in the southeast portion of the project site with surface parking areas located along the north,
and west sides of the building. Prevailing winds in the area are from the southwest during most of the
year (fall, winter and spring) as well as the direction of sunlight which is compatible with the site layout.
Landscaping is proposed around the perimeter of the site providing a buffer -to adjacent properties and
avoids an over concentration of the structures in the immediate vicinity. The residential units would be
accessed by a ground -level entry on the western elevation of the building, with open corridors leading
to internal staircases on the northern facade. Staff has recommended below, as a condition of
approval, the applicant provide a pedestrian connection to the adjacent street sidewalk which will
protect planting areas from pedestrian traffic.
HEX Report
City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner
DROFIAK APARTMENTS LLIA09-112, ECF, SA -H
Hearing Date March 16, 2010 Page 8 of 10
The proposed project site is relatively flat, with an overall grade of less than 2 percent. There is an
approximate 3-4 foot rockery along the northern property line and another rockery of similar height
along the southern property line. The applicant has stated that approximately 450 cubic yards will be
graded for the construction of the proposed parking lot, building pads and utilities. The excavated
material would be balanced on-site. The impervious surfaces would be limited to 47 percent after
project construction resulting in the prevention of erosion and unnecessary stormwater runoff.
e) Conservation of area -wide property values;
The proposed development is expected to conserve and possibly increase property values in the vicinity
of the site. The development of the site provides an investment in an under-utilized property wutg
improvements to infrastructure, landscaping and lighting.
f) Safety and efficiency of vehicle and pedestrian circulation;
The applicant has provided adequate and safe access to the property for vehicles. Access would be
provided via an existing curb cut along SE Petrovitsky Rd at the western edge of the property. Surface
parking would be located on the western and northern portions of the structure in the amount of 16
stalls (5 compact and 11 standard stalls). A condition was provided in the parking analysis above
requiring the applicant to provide adequate ADA parking stalls. Although vehicular access is adequate,
there were no pedestrian connections provided from the building to street. Therefore staff
recommends, as a condition of approval, the applicant provide an integrated pedestrian circulation
system that connects the building and parking areas with the adjacent street sidewalk. This connection
should be visibly different from the asphalt of the driveway, and function like an internal sidewalk. A
revised site plan, depicting the pedestrian connection shall be submitted to and approved by the
Current Planning Project Manager prior to building permit approval.
g) Provision of adequate light and air;
The proposed building is designed appropriately to allow adequate light and air circulation to the
building and the site. The design of the building will not result in excessive shading of the property. In
addition, there is ample area surrounding the building to provide for normal airflow.
Landscaping has been proposed around the perimeter of the site along with an existing rockery on the
northern property line that would mitigate the light impacts to the abutting and adjacent properties as
long as conditions of approval related to the planting plan are met.
A lighting plan was not submitted with the application materials. Staff recommends, as a condition of
approval, the applicant be required to provide a lighting plan that will adequately provide for public
safety without casting excessive glare on adjacent properties at the time of construction permit review.
Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular
movement, unless alternative pedestrian scale lighting has been approved administratively or is
specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site.
h) Mitigation of noise, odors and other harmful or unhealthy conditions;
It is anticipated that the most significant noise, odor, and other potentially harmful impacts would occur
during the construction phase of the project. The applicant has submitted Construction Mitigation Plan
that provides measures to reduce construction impacts such as noise control, control of dust and traffic
controls.
The proposed development would not generate any harmful or unhealthy conditions. There would be
traffic impacts that are normally associated with an increase in residential population.
i) Availability of public services and facilitles to accommodate the proposed use,
Fire and Police Department staff have indicated that existing facilities are adequate to accommodate
the subject proposal, subject to the applicant's payment of the necessary impact fees. As imposed by
HEX Report
City of Renton Department of Community & Economk Development Preliminary Report to the Nearing Examiner
DROFIAKAPARTMENTS LUA09-111, ECF, SA -H
Hearing Date March 15, 2010 Page 9 of 10
the Environmental Review Committee. The applicant will be required to pay a Fire Mitigation Fee prior
to the issuance of building permits.
The project is located in the Soos Creek Water and Sewer District service area. Therefore staff
recommends, as a condition of approval, the applicant submit a Certificate of Water & Sewer
Availability, to the Development Services Project Manager, in order to verify that the District can
provide adequate fire flow and domestic water to service the site prior to construction permit approval.
The site lies within the Green River drainage basin. Currently, runoff from the project site flows south
crossing SE Petrovitsky Road to the south side of the street. Runoff then flows to the east through a
well vegetated channel to join Soos Creek and eventually the Green River. The current downstream
flow pattern would not be modified by this project.
There are no City of Renton storm drainage facilities in this area. A drainage narrative, prepared by
Benjamin P. Anstey, P.E., was submitted with the land use application. However, a drainage report was
not submitted with the project application. The report and conceptual plan submitted by the applicant
are not approved at this time as they did not comply with the King County Surface Water Drainage
Manual. Staff recommends as a condition of approval, the applicant submit a drainage report as
outlined by the 1990 King County Surface Water Drainage Manual, The report shall to include: a sketch
of the downstream discharge along with the downstream analysis; existing imperious area and the new
impervious area; runoff controls to limit the developer conditions peak rates of runoff to the
predevelopment peak rates. The drainage report and plan shall be submitted to the Development
Services Project Manager prior to construction permit approval.
Jj Prevention of neighborhood deterioration and blight,
The proposal would redevelop a site that is currently underutilized with attached residential; which
would be compatible with existing residential uses in the surrounding neighborhood. The investment in
the area and the added presence of a residential population would serve to prevent neighborhood
deterioration and blight. Coordinated site improvements including landscaping, parking and lighting
would be included as part of this development.
I. RECOMMENDATION:
Staff recommends approval of the Drofiak Apartments, Project File No. LUA09-112, SA -H, ECF subject to the
following conditions:
1. The applicant shall comply with the five mitigation measures issued as part of the Determination of
Non -Significance Mitigated, dated October 26, 2009.
2. The applicant shall submit a detailed landscape plan designed by a certified landscape architect or
other landscape professional. The plan shall include; native evergreen and deciduous trees, shrubs and
groundcovers; and appropriate screening vegetation for the northern and western portions of the site.
The revised detailed landscape plan shall be submitted to and approved by the Current Planning Project
Manager prior to building permit approval.
3. The applicant shall revise the site plan to include at least one ADA accessible parking stall. The revised
site plan shall be submitted to the Current Planning Project Manager prior to construction permit
approval.
a. The applicant shall reduce the square footage of the area dedicated to refuse and recyclables, by 100
square feet, and relocate the area within the proposed footprint as far south as possible. The
remainder of the area proposed shall include enhanced vegetation; including evergreen and deciduous
trees. A revised site plan shall be submitted to and approved by the Current Planning Project Manager
prior to building permit approval.
HEX Report
City of Renton Department of Community & Economic Development Preliminary Report to the Hearing Examiner
DROFIAK APARTMENTS LUA09-112, ECF, SA -H
Hearing Date March 16, 2010 Page 10 of 10
5. The applicant shall provide an integrated pedestrian circulation system that connects the building and
parking areas with the adjacent street sidewalk. This connection should be visibly different from the
asphalt of the driveway, and function like an internal sidewalk. A revised site plan, depicting the
pedestrian connection shall be submitted to and approved by the Current Planning Project Manager
prior to building permit approval.
6. The applicant shall be required to provide a lighting plan that will adequately provide for public safety
without casting excessive glare on adjacent properties at the time of construction permit review.
Pedestrian scale and downlighting shall be used in all cases to assure safe pedestrian and vehicular
movement, unless alternative pedestrian scale lighting has been approved administratively or is
specifically listed as exempt from provisions located in RMC 4-4-075 Lighting, Exterior On -Site.
7. The applicant shall submit a Certificate of Water & Sewer Availability, to the Development Services
Project Manager, in order to verify that the Soos Creek Water and Sewer District can provide adequate
fire flow and domestic water to service the site prior to construction permit approval.
8. The applicant shall submit a drainage report as outlined by the 1990 King County Surface Water
Drainage Manual. The report shall to include: a sketch of the downstream discharge along with the
downstream analysis; existing imperious area and the new impervious area; runoff controls to limit the
developer conditions peak rates of runoff to the predevelopment peak rates. The drainage report and
plan shall be submitted to the Development Services Project Manager prior to construction permit
approval.
EXPIRATION PERIODS:
Site Plan Approval typically expires two (2) years from the date of approval. An extension may be requested pursuant to
RMC section 4-7-080.M. Staff is recommending approval of the phasing of the project and extension of the site plan
approval to expire six years from the date of approval.
HEX Report
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