HomeMy WebLinkAboutLUA 07-119_Misc,
DATE:
TO:
FROM:
SUBJECT:
CITY OF RENTON
PLANNING/BUILDING/PUBLIC WORKS
MEMORANDUM
December 13, 2007
A,0rt<"-Fetz:cl
Sonja J. Fesser J:>1
Dalpay Plat Phase III, LUA-07-119, PP
Format and Legal Description Review
Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the
following comments:
Comments for the Applicant:
The current submittal language/format shown is applicable for a short plat, not a long plat,
which is what this subdivision is. The "CERTIFICATION" block that is shown should be
replaced with one that is appropriate for a long plat. Make other changes as needed, such
as removing all references to "SHORT" from the title block, "Aquifer Protection Notice"
block, and other places.
Information needed for final plat approval includes the following:
Note the City of Renton land use action number and land record number, LUA-08-XXX-FP and
LND-10-0464, respectively, on the drawing. The type size used for the land record number
should be smaller than that used for the land use action number. Please note that the land use
action number for the final plat will be different from the preliminary plat and is unknown as of
this date.
Provide final plat and lot closure calculations.
Indicate what has been, or is to be, set at the corners of the proposed lots.
Note discrepancies between bearings and distances of record and those measured or calculated, if
any.
Note all easements, covenants and agreements of record on the drawing.
\H:\File Sys\LND -Land Subdivision & Surveying Records\LND-10-Plnts\0464\RV0712I4.doc
January 7, 2008
Page 2
Note the plat names and lot numbers of the properties adjoining on all sides of the subject parcel,
or if not platted, use "UNPLATTED".
The city will provide addresses for the proposed lots after the preliminary plat is approved. Note
said addresses on the final plat drawing.
On the final plat submittal, remove all references to trees (including the "TREE LEGEND"),
topog lines and other items not directly impacting the subdivision. These items are provided only
for preliminary plat approval.
Remove the "CONTOUR INTERVAL" block (Sheet 2 of 2).
The City of Renton Administrator of Planning/Building/Public Works, the Mayor and the City
Clerk sign the final plat submittal. Also needed is an approval block for the City of Renton
Finance Director. Provide appropriate approval blocks and signature lines.
Pertinent King County approval blocks (for a long plat) are also needed on the drawing submittal.
Note the dimension for the west line of proposed Lot 3 on the drawing sheet (Sheet 2 of 2).
All vested owner(s) of the subject final plat need to sign the final plat drawing. Include notary
blocks as needed.
Note that if there are easements, agreements or restrictive covenants to, and/or by others
(neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently
with the plat. The plat drawing and the associated document(s) are to be given to the Project
Manager as a package. The recording number(s) for the associated document(s) (said documents
recorded concurrently with, but following the plat) need to be referenced on the plat drawings.
The following language concerning ownership of "Tract A" (sensitive area) applies to this plat
and should be noted on the final plat drawing as shown, ![there is to be a Homeowners'
Association (HOA):
Upon the recording of this plat, Tract A is hereby granted and conveyed to the
Dalpay Phase fl! Plat Homeowners' Association (HOA) for a sensitive area. All
necessary maintenance activities for said Tract will be the responsibility of the HOA.
In the event that the HOA is dissolved or otherwise fails to meet its property tax
obligations, as evidenced by non-payment of property taxes for a period of eighteen
( 18) months, then each lot in this plat shall assume and have an equal and undivided
ownership interest in the tract previously owned by the HOA and have the attendant
financial and maintenance responsibilities.
If no HOA is established, then use the following language on the final plat drawing:
Lots 1 through 4, inclusive, shall have an equal and undivided ownership interest in
"Tract A".
H:\File Sys\LND -Land Sub<livision & Surveying Records\LND-10 -Plats\0464\RV0712 l4.doc\cor
January 7, 2008
Page 3
The foregoing statement is to be accompanied by language defining the maintenance
responsibilities for any infrastructure located on the Tract serving the plat, or
reference a separate recording instrument detailing the same.
The new 26'X20' wide casement, for ingress, egress and utilities, is shown for the benefit of
future owners of proposed Lots 2, 3 ('') and 4. Note on the drawing the following statement:
"Area for private 26'X20' ingress, egress and utility easement". Since the new lots created via
this plat are under common ownership at the time of recording, there can be no new easement
established until such time as ownership of the lots is conveyed to others, together with and/or
subject to specific easement rights.
Add the following Declaration of Covenant language on the face of the subject drawing, if the
previous paragraph applies:
DECLARATION OF COVENANT:
The owners of the land embraced within this plat, in return for the benefit to accrue
from this subdivision, by signing hereon covenant and agree to convey the beneficial
interest in the new easement( s) shown on this plat to any and all future purchasers of
the lots, or of any subdivisions thereof: This covenant shall run with rhe land as
shown on this plat.
The private ingress, egress and utility easement requires a "New Private Easement for
Ingress, Egress and Utilities Maintenance Agreement" statement. Note the attachment on
the drawing.
Is the 20' wide easement shown over property to the east of proposed Lot 3 recorded? If
so, add the recording number to the plat drawing. Need an additional specific easement
document (on a city form) be recorded over said easement strip for Lots 2, 3 and 4?
Sheet I of 2 references a Declaration of Covenants and Restrictions document. Said
document was not included in the plat package we received for review.
Fee Review Comments:
The Fee Review Sheet for this review of the preliminary long plat is provided for your use
and information.
H:\File Sys\LND -Land Subdivision & Surveying Records\LND-10 -Plats\0464\RV0712 l 4.doc\cor
Title for both o(the following paragraphs:
NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES
MAINTENANCE AGREEMENT
Use the following paragraph if there are two or more lots participating in the agreement:
NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND
UTILITlES IS TO BE CREA TED UPON THE SALE OF LOTS SHOWN ON THIS
PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND
UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR
MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES.
THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITlES INCLUDE
THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD,
DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION
FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER
INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER
UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY.
PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED,
UNLESS PAVEMENT WIDTH IS OREA TER THAN 20 FEET.
Use the following paragraph if there is one lot subject to the agreement:
NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND
UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS
PLAT. THE OWNER OF LOT SHALL HA VE OWNERSHIP AND
RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT
APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE
RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE
PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY
AND/OR DETENTION FACILITlES WITHIN THIS EASEMENT, PRIVATE
SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF
RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE
SHARED EQUALLY. PARKING ON THE PA YING IN THE ACCESS EASEMENT
IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET.
_,
£
PROPERTY SERVICES FEE REVIEW FOR SUBDIVISIONS No. 2007 -_5..,,Q...,__ __
•• APPLICANT: -,~A I +..~' , "l, --~--r_~ -----------------RECEIVED FROM
(date)
JOB ADDRESS:__J_e,_Ql_Bf;:..ot'lOb.lb 1?~E.: \....LE.____ _ __ ______ WO# _ 7.7Bf:.tp ----------
NATURE OF WORK: :4-1..crf: 1 0~ 'f?I -, (™-f'A-'( :e.tAf PH.b.BE l 11) LND # ___JQ_.,.~,4_ X PRELIMINARY REVIEW OF SUBDIISION y LONG PLAT, NEED MORE INFORMATION: ·· LEGAL DESCRIPTION
SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP
·· FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE .. OTHER
PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE
SUBJECT PROPERTY PARENT PID# _Q4e905-~J: X NEW KING CO. TAX ACCT.#(s) are required when
assigned by King County.
Jt is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon
development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on~site and
off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechalllsms for the SDC fees will be based on current City ordinances and
determined by the applicable Utility Section.
Please note that these fees are subject to change without notice. Final fees will be based on rates in cffec1 at rime of Buildlng Permit/Construction Permlt
application.
The existing house on SP Lot # ___ , addressed as has not previously paid
____ SDC fees, due to connection to Cit_y utilities prior to existance of SDC fee Ord. SP Lot# will be
subject to future SDC fees if triggering mechanisms are touched within current City Ordinances.
We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation.
The followin.e: Quoted fees do NOT include insoection fees, side sewer nPrmits, r/w nf'nnit fees or the cost of water meters.
SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT
DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE
Latecomer A ureement , nvt) WATER
Latecomer Aereement (nvt) WASTEWATER
Latecomer Aereernent rovt) OTHER -
Special Assessment District/WATER If .. -,,._ -' ' . ' ' ' I) \ ( ~ I~ ·i~ -'1:1,e. :, ' ' ',• ~; i..'
."',!(-( '... '" " ... _ ' ."-'t,..\ ~~ "\ '. '_; : ., 'x -'
Soecial Askessment District/WASTEWATER
Joint Use Aereement (METRO)
Local Improvement District •
Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION
FUTURE OBLIGATIONS
SYSTEM DEVEl-,QPMENT CHARGE -WATER ·· Estimated #OF UNITS/ SDCFEE
·· Pd Prev. I. ·Partially Pd (Ltd Exemption) -Never Pd SQ. FTG.
Sine;le familv l"esidential $1,956/unit x '1) ,., Vi
~) ; • ~i .
Mobile home dwelline; unit $1,956/unit in uark
,
Apartment, Condo $1,174/unit not in CD or COR zones x
Commercial/Industrial, $0.273/sq. ft. of property (not less than $1,956.00) x
Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold)
SYSTEM DEVF;Ll)PMENT CHARGE , WASTEWATER .. Estimated
Pd Prev. -\. Partiallv Pd (Ltd Exenmtion) .. Never Pd
Sinele familv residential $1,017/unit x '), 4· :.; : ·:>. . --.
Mobile home dwelline-unit $1,017/unit x
Apartment, Condo $610/unit not in CD or COR zones x
Commercial/Industrial $0.142/sg. ft. of nro=rtv x(not less than $1,017.00)
SYSTEM DEVELOPMENT CHARGE, SURFACEWATER .. Estimated
" Pd Prev. <.· ·Partially Pd (Ltd Exemption) Never Pd
Simde familv 'residential and mobile home dwelline unit $759/unit x ', ~ ,.,:::. .. I ·l .. (
All other properties $0.265/sq ft of new impenious area of property x
(not less than $759.00)
I PRELIMINARY TOTAL $ \! .. ~~:-'..l~· ,-;··
I ,, C
c..' ,-'\· '•).( ____ , ,.; \\ .. I ,_-·-, ,· ', ~./1J· .. ~~--L-;·(,,·-r,-~)gh~ture 1
~f Re~i~wir-,g~,~~u-· .. t_h~or-it~y~~-~--·~---------__ _,_=-DA TE
·· *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status.
~quare footage figures are taken from the King County Assessor's map and are subject to change.
Current City SDC fee charges apply to--------------------
EFFECTIVE January 2, 2006
"' 0
0
--J
,
PUBLIC
HEARING
City of Renton
Department of Planning I Building I Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date:
Project Name:
Applicant/Owner:
Contact:
File Number:
Project Description:
Project Location:
December 4, 2007
Dalpay Preliminary Plat Phase Ill
Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436, Renton, WA
98059
Aleanna Kondel is, Cramer NW, Inc., 945 N Central #104, Kent, WA 98032
LUA-07-119, PP, ECF Project Manager: Jill K. Ding, Senior Planner
The applicant is requesting Preliminary Plat approval and Environmental (SEPA)
Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the
Dalpay Estates Div II short plat (LUA03-125), which was recorded in September of
2005 (recording# 20050927900007). As the site was previously part of a subdivision
that was recorded less than 5 years ago, the current subdivision is required to be
reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot 1 is 8,140
square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is
7,462 square feet. Access to Lot 1 would be provided via an existing 20-foot wide
private access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE. Steep slopes and an
unnamed stream are located on the project site and would be protected in a sensitive
area tract.
1801 Redmond Place NE
City of Renton P!B!PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page 2of9
B. HEARING EXHIBITS:
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2: Neighborhood Detail Map (dated 9/5/2007)
Exhibit 3: Preliminary Plat Map (dated 9/27/2007)
Exhibit 4: Tree Retention and Planting Plan (dated 8/28/2007)
Exhibit 5: Road lmprovemenVDrainage/Grading Plan (dated 817/2007)
Exhibit 6: Zoning Map sheet D5 East 1/2 (dated 2/28/2007)
Exhibit 7: ERC Mitigation Measures
C. GENERAL INFORMATION:
1. Owner of Record: Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436,
Renton, WA 98059
2. Zoning Designation: Residential -8 (R-8) Dwelling Units per Acre
3. Comprehensive Plan Land Use Residential Single Family (RSF)
Designation:
4. Existing Site Use: Vacant
5. Neighborhood Characteristics:
North: Single family residential; R-8 zoning
East: Single family residential; R-8 zoning
South: Commercial Arterial (CA) zoning
West: Single family residential; R-8 zoning
6. Access: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE.
7. Site Area: 72,332 square feet (1.66 acres)
8. Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
Area
N/A
N/A
N/A
D. HISTORICAUBACKGROUND:
Action
Annexation
Comprehensive Plan
Zoning
Dalpay Estates Division
2 Short Plat
Hexrpt 07-119.doc
Land Use File No.
NIA
N/A
N/A
LUA03-125
Ordinance No.
4070
5099
5100
N/A
Comments
N/A
N/A
NIA
Date
6/1/1987
11/01/2004
11/01/2004
9/27/2005
•
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-11 O: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Areas Regulations
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-060: Grading, Excavation and Mining Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
Page 3 of 9
Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures
Section 4-7-080: Detailed Procedures for Subdivision
Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and
Minimum Standards
Section 4-7-150: Streets -General Requirements and Minimum Standards
Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards
Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Single Family objectives and policies.
2. Community Design Element.
G. DEPARTMENT ANALYSIS:
1. PROJECT DESCRIPTION/BACKGROUND
The proposal would result in the creation of 4 lots and one open Native Growth Protection Tract (NGPE). The
project site is located south of NE 19th Street and west of Redmond Court NE and is zoned Residential -8 (R-8)
dwelling units per acre. The proposed lot sizes are as follows: Lot 1 is 8,140 square feet, Lot 2 is 12,985 square
feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462 square feet.
Protected slopes and an unnamed stream are located on the central portion of the project Ji\!' and would be
protected within an NGPE. No development is proposed on the protected slopes or within .wfeet of the stream.
The grading would be limited to the construction of the proposed private street and utilities. Approximately 200-
300 cubic yards of grading is proposed.
Access to Lot 1 would be provided via an existing 20-foot wide private access easement off of NE 19th Street and
access to lots 2-4 would be provided via a private street off of Redmond Court NE.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on
November 5, 2007, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated
Hexrpt 07-119.doc
City of Renton P!B!PW Department
DALPA Y PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 4 of9
(DNS-M) for the Dalpay Preliminary Plat Phase Ill. The DNS-M included 6 mitigation measures. A 14-day appeal
period commenced on November 13, 2007 and ends on November 27, 2007. As of the composition of this report
no appeals of the threshold determination have been filed.
3. COMPLIANCE WITH ERC MITIGATION MEASURES
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in
Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation Plan
prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the
Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530. 76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of $2,871.00.
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording
of the final plat. The fee is estimated at $1,952.
4. STAFF REVIEW COMMENTS
Representatives from various City departments have reviewed the application materials to identify and address
site plan issues from 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 the report.
5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA:
Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to
assist decision makers in the review of the subdivision:
A. Compliance with the Comprehensive Plan Designation. The site is designated Residential Single Family
(RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended to be used for
quality residential detached development organized into neighborhoods at urban densities. It is intended that
larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and
improve the quality of single-family living environments. The proposal is consistent with the following
Comprehensive Plan Land Use and Community Design Element policies:
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in
Residential Single Family neighborhoods.
The proposal project for four lots would arrive at a net density of 4.25 dwelling units per net acre on the project
site, which is within the density range required. The proposal to re-subdivide the Dalpay Estates Division 2 parent
parcel into a total of 8 lots would arrive at a net density of 4.5 dwelling units per net acre, which is within the
density range required. ' ' "). , : ,:,. // i-) \._ /~-·"'·-
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of fess than one acre
(43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater
than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the
standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate
development within the allowed density range.
Hexrpt 07-119.doc
City of Renton PIBIPW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page 5of9
All of the proposed lots equal or exceed the minimum lot size of 5,000 square feet.
Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow
private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for
maintenance activities.
The proposed new lots would meet the required lot size, width, and setbacks area.
Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating
street locations, lot configurations, and building envelopes that address privacy and quality of life for existing
residents.
The proposed lots are oriented such that all of the lots would have access to a public right-of-way. Approval of
this application would not decrease the quality of life for residents in the immediate vicinity.
Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order
to add variety, updated housing stock, and new vitality to neighborhoods.
The proposed short plat would subdivide one existing parcel into four lots. Four new residences would be
constructed on the new lots, updating the housing stock in the existing neighborhood.
B. Compliance with the Underlying Zoning Designation. The 1.66-acre site is designated Residential -8
Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the
future construction of 4 new single-family residential units.
Density-The R-8 zone requires a minimum density of 4.0 dwelling units per net acre (du/ac) and permits
a maximum density of 8.0 dwelling units per net acre. Net density is calculated after public rights-of-way,
private access easements, and critical areas are deducted from the gross acreage of the site. After the
deduction of 520 square feet of private streets, and 30,866 square feet of critical areas, the proposal for 4
lots would result in a net density of 4.25 dwelling units per acre (4 lots / 0.94 acres = 4.25 dulac). In
addition, staff reviewed the proposed subdivision in the context of the previously approved Dalpay
Estates Division 2 Short Plat. The proposal to subdivide the parent Dalpay Estates Division 2 parcel into
8 lots would result in a density of 4.5 dwelling units per acre. The proposed subdivision would comply
with density requirements for the R-8 zoning designation.
Lot Dimensions and Size -The minimum lot size required in the R-8 zone is 5,000 sq ft for parcels that
total less than 1 acre in net area. The minimum lot width required is 50 ft for interior lots and 60 feet for
corner lots, and a minimum lot depth of 65 feet is required. The proposed plat would create four lots, Lot
1 would have a lot area of 8,140 square feet, Lot 2 would have a lot area of 12,985 square feet, Lot 3
would have a lot area of 10,929 square feet, and Lot 4 would have a lot area of 7,462 square feet. All of
the lots would be interior lots as none of the lots abut a public street. The proposed lots would have lot
widths ranging from 67 feet to 90 feet. The proposed lots would have lot depths ranging from 84 feet to
223 feet. As proposed the new lots would comply with the City's minimum lot size, width and depth
requirements.
Setbacks -In the R-8 zone, the minimum front and side yard along street setbacks are 15 feet for the
primary residence and 20 feet for an attached garage, the minimum interior side yard setback is 5 feet
and the minimum rear yard setback is 20 feet. The proposed lots appear to contain adequate area to
provide for the construction of single family residences after the consideration of the setback
requirements. Compliance with these setback standards will be verified prior to the issuance of individual
building permits.
Building Standards -The R-8 zone permits one single family residential structure per lot. Each of the
proposed lots would support the construction of one detached unit. Accessory structures are permitted at
a maximum number of two per lot at 720 sq ft each, or one per lot at 1,000 sq ft in size. Accessory
structures are permitted only when associated with a primary structure located on the same parcel.
Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for
detached accessory structures. Maximum building coverage is 35% or 2,500 square feet, whichever is
greater.
Hexrpt 07-119.doc
City of Renton PIBIPW Department
DALPA Y PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DATE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 6 of 9
The proposal's compliance with these building standards would be verified prior to the issuance of
individual building permits.
Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The
proposed building pads appear to be adequately sized for the provision of the required parking.
Landscaping -The City's landscaping regulations require the installation of landscaping within the public
right-of-way. The minimum amount of landscaping required for sites abutting a non-arterial public street
is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be
landscaped. A determination has been made that if no additional area is available within the public right-
of-way due to required improvements, the 5-foot landscaped strip may be located within private property
abutting the public right-of-way. The project site does not abut any public street frontages; therefore the 5-
foot landscape strip is not required.
Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer) are
required to be planted within the 15-foot front yard setback area for the proposed lots.
A conceptual landscape plan was submitted with the project application. The landscape plan proposes to
plant two Autumn Brilliance Serviceberry trees within the front yard areas of Lot 3 and 4. A total of 4
evergreen trees are proposed to be retained and one 6-7-foot tall Shore Pine is proposed to be planted
within the 15-foot front yard area of proposed Lot 2. The submitted plan did not include any trees within
the front yard area of proposed Lot 1. The landscape plan shall be revised to include two trees within the
front yard area of proposed Lot 1. Staff recommends as a condition of approval that a revised landscape
plan be submitted prior to the approval of the final plat showing two trees within the 15-foot front yard
area of proposed Lot 1. The revised landscape plan shall be submitted to the Development Services
Division project manager for review and approval.
The applicant will be required to submit a detailed landscaping plan to the Development Services Division
for review and approval prior to the issuance of a building permit.
C. Compliance with Subdivision Regulations
Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to
a public street or road. Access may be by private access easement per the requirements of the Street
Improvement Ordinance. As proposed, the lots appear to comply with arrangement and access
requirements of the Subdivision Regulations.
Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the
applicable zoning classification and shall be appropriate for the type of development and use
contemplated. Proposed Lot 1 would be oriented to provide its front yard facing to the north, Lot 2 would
be oriented to provide its front yard facing to the south, and Lots 3 and 4 would be oriented to provide
their front yards facing to the north. Staff recommends as a condition of approval that a note be placed on
the face of the final plat map identifying the orientation of the front yards of each of the new lots. Each of
the lots would satisfy the minimum lot area and dimension requirements of the R-8 zone. When
considering the required setbacks, as well as access points for each lot, the proposed lots appear to have
sufficient building area for the development of detached single family homes.
Property Corners at Intersections: There are no property corners at intersections.
Access and Street Improvements: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 is proposed via a 20-foot wide private
access street off of Redmond Court NE. Private streets are permitted to serve a maximum of 6 lots
provided a minimum of two lots abut a public right-of-way. A joint use driveway is permitted to provide
access to a maximum of two lots and is required to have a minimum easement width of 20 feet. The
existing 20-foot wide access easement off of NE 1 g'h Street currently is approved to provide access to
Lots 1-5 of the Dal pay Estates Division 2 Short Plat that was previously approved. The current project is a
re-subdivision of Lot 5 of the Dalpay Estates Division 2 Short Plat. The proposal to provide access to Lot
1 of the proposed subdivision would result in a total of 5 lots accessing off of the easement, which would
not exceed the maximum number of 5 lots that were permitted to access off the easement permitted
under the Dal pay Estates Division 2 Short Plat.
Hexrpl 07-119.doc
,
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 7 of 9
The existing 20-foot wide access easement off of Redmond Court NE was approved as a part of the
Veldyke/Webber Short Plat (LUA05-065) to provide access to a maximum of two lots (one of which being
Lot 5 of the Veldyke/Webber Short Plat). Therefore, the proposal to provide access to three additional lots
(Lots 2-4) proposed to be created under the current subdivision would exceed the maximum number of
lots approved to take access off of the existing 20-foot wide easement. In order to provide access to three
additional lots, the easement would need to be widened to 26 feet with 20 feet of paving or a Modification
to the City's Street Standards would need to be granted. Staff recommends as a condition of approval
that a revised plat map be submitted prior to final plat approval widening the existing access easement
proposed to provide access to Lots 2-4 to 26 feet with 20 feet of paving or that a Modification to the City's
Street Standards be requested and granted by the Development Engineering Supervisor.
To mitigate impacts to the local street system, the Environmental Review Committee imposed mitigation
on the project in the form of the requirement for payment of a Traffic Mitigation Fee. The Traffic
Mitigation Fee is based on $75 per net new average daily trip attributed to the proposed subdivision.
The proposed 4 new residential lots would be expected to generate approximately 38.28 new average
weekday trips ( 4 new homes x 9.57 trips per home = 38.28). The fee for the proposed plat is estimated
to be $2,871 (38.28 total trips x $75.00 = $2,871) and is payable prior to the recording of the plat.
Topography and Vegetation: The topography across proposed Lot 1 is relatively flat with a gradual
slope towards the protected slope areas located within the proposed NGPE. The topography across Lots
2-4 slopes to the southwest at an average grade of 11 percent. In addition, the topography across the
central portion of the site slopes down to a ravine with grades in excess of 40 percent. With the project
application, the applicant submitted a Geotechnical Report prepared by Dennis Joule, dated January 16,
2004. The Environmental Review Committee adopted the recommendations found in the submitted
geotechnical report as mitigation.
A Stream Study prepared by Alder NW, dated November 19, 2007 was submitted for the proposed
project. A stream was identified within the ravine located on the central portion of the project site. The
stream was classified as an intermittent Class 4 stream. A Class 4 stream requires a 35-foot stream
buffer; however the City's Critical Areas Regulations require that when a stream buffer falls within a
protected slope, the buffer shall extend to the top of the slope. According to the submitted stream study,
portions of the 35-foot required stream buffer falls within the protected slope; therefore where the stream
buffer falls within the protected slope area, the buffer extends to the top of the protected slope. No
development is proposed within the protected slope or the stream buffer area.
To protect the critical areas located on the project site, staff recommends as a condition of approval that
a Native Growth Protection Easement shall be recorded over the protected slopes, Class 4 stream, and
associated buffer area (Tract A) prior to or concurrent with the recording of the final plat map. To notify
future residents of the Dalpay Preliminary Plat Phase Ill of the presence of the critical areas, staff
recommends as a condition of approval that the edge of the protected slopes, Class 4 stream, and
associated buffer be delineated with a split rail fence and identified with signage as approved by the
Development Services Division Project Manager. A fencing and signage detail shall be submitted to the
Development Services Division project manager at the time of Utility Construction Permit Application for
review and approval. The fencing and signage shall be installed prior to the recording of the final plat.
The project site is currently forested with a variety of trees, shrubs, and ground cover. RMC 4-4-070
indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping
where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing
trees. A Determination was made by the Director of Development Services that the retention or
replacement of 25% of the existing trees would achieve these requirements. A significant tree retention
plan was submitted with the project application. According to a tree retention plan that was submitted by
the applicant, a total of 96 significant trees are located on-site outside of the NGPE, of those 24 would be
required to be retained or replaced. The tree retention plan identifies 44 significant trees that are
proposed to be retained, which would comply with the retention requirements. To ensure that none of the
trees proposed to be retained are damaged during construction, staff recommends as a condition of
approval that the trees proposed to be retained are shown on each of the plans submitted as a part of
the Utility Construction Permit Application and that protection measures for the trees to ensure survival
during construction of the project be submitted for review and approval by the Development Services
Division project manager.
Hexrpt 07-119.doc
City of Renton P/B/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 8of9
Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices
would serve to mitigate potential erosion and off-site sedimentation impacts. The project application
includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of
construction permits for the project. Due to the potential for erosion to occur from the project site during
construction, the Environmental Review Committee adopted a mitigation measure requiring that erosion
control be installed in accordance with the 2005 Department of Ecology Stormwater Management
Manual.
Relationship to Existing Uses: Single family residential homes surround the subject site. The proposed
detached single family residences would be compatible with the surrounding development.
D. Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services
to the proposed development, subject to the applicant's provision of Code required improvements and
fees. These fees paid would help offset any additional impacts to emergency services generated from this
development. To mitigate impacts to the local street system, the Environmental Review Committee
imposed mitigation on the project in the form of the requirement for payment of a Fire Mitigation Fee. The
Fire Mitigation Fee is based on a rate of $488.00 per new single family lot. The fee is estimated at
$1,952.00 ($488 x 4 = $1,952.00) and is payable prior to the recording of the plat.
Schools: The site is located within the boundaries of the Renton School District No. 403. According to
the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992),
the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling.
Based on the student generation factor, the proposed plat would potentially result in 2 additional students
(0.44 X 4 = 1.76).
Storm Drainage/Surface Water: A Technical Information Report prepared by Cramer Northwest, Inc.,
dated August 13 2007 was submitted with the application materials. According to the report the existing
drainage currently sheet flows to the ravine located on the central portion of the project site, where it
becomes a small stream, which flows towards NE Sunset Blvd.
The submitted report concludes that the proposed project is exempt from detention and water quality
improvements per the 1990 King County Surface Water Design Manual. Due to potential downstream
drainage problems, the City's Environmental Review Committee imposed a SEPA mitigation measure
that requires the project to comply with the 2005 King County Surface Water Design Manual.
Applicant will be required to tightline all roof downspout systems and footing drains to a storm system. A
geotechnical report dated January 16, 2004 was submitted. A revised report shall be required with the
Utility Construction Permit submitted as the report recommends that the roof and footing drains be tied
into the neighboring storm vault being built by the Veldyke/Webber Short Plat. It is not clear if this in
option or if both parties have agreed to this.
The Surface Water System Development Charges are based on a rate of $759.00 x 4 single-family
homes. The estimated fees based on the proposed plat are $3,036.00. Payment of these fees will be
required prior to issuance of utility construction permit.
Water and Sanitary Sewer Utilities: The subject site is located within the City of Renton water service
area. An 8-inch water main will be extended to the east property line within a 26-foot utility and access
easement provided by the Veldyke/Webber Short Plat. An 8-inch sewer main is being extended from NE
19th internally into the short plat. Available fire flow from the dead end main will be 1,250 gpm. The
proposed project is located in the 300 Water Pressure Zone and is outside an Aquifer Protection Zone.
Static pressure in the area is approximately 80 psi.
Fire flow requirement for single-family residences under 3,600 square feet, including garage is 1,000
gpm. Hydrants are required within 300 feet of all structures. Existing hydrants to be counted as fire
protection will be required to be retrofitted with a 5-inch storz quick disconnect fitting. Additional fire flow
and hydrants are required if the total square footage of the new single-family structures are greater than
3600 square feet. Lots 2, 3, and 4 will require residential fire sprinkler systems. A minimum of a one inch
domestic water meter will be required.
Hexrpt 07-119.doc
'
City of Renton P/8/PW Department
DALPA Y PRELIMINARY PLAT PHASE 111
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 9of9
A water main extension may be required on site. All short plats shall provide separate water services to
each building lot prior to recording of the short plat. Separate permits and fees for water meters will be
required.
Water System Development Charges are based on a rate of $1,956.00 x 4 new single-family homes. The
estimated fees based on the proposed plat layout are $7,824.00. Payment of these fees will be required
prior to issuance of utility construction permit.
The subject property is served by City of Renton sewer service. An 8-inch sewer main will be extended to
the east property line within a utility and access easement provided by the Veldyke/Webber Short Plat.
The Veldyke/Webber Short Plat is extending an 8-inch sewer main from NE 19th internally into the short
plat. A separate side sewer stub to each new lot is required prior to the recording of the plat, the
minimum slope shall be 2 percent.
Sanitary Sewer System Development Charges are based on a rate of $1,017.00 x 4 new single-family
homes. The estimated fees based on the proposed plat layout are $4,068.00. Credit is given to the
existing homes connected to sewer. Payment of these fees will be required prior to issuance of utility
construction permit.
This site is subject to the Honey Creek Special Assessment District. Charges are based on a rate of
$250.00 x 4. Fees based on the site plan are $1,000.00. Payment of these fees will be required prior to
issuance of issuance of the utility construction permit.
H. RECOMMENDATION:
Staff recommends APPROVAL of the Dalpay Estates Preliminary Plat Phase Ill, Project File No. LUA-07-
119, PP, ERC subject to the following conditions:
1. A revised landscape plan shall be submitted prior to the approval of the final plat showing two trees
within the 15-foot front yard area of proposed Lot 1. The revised landscape plan shall be submitted to
the Development Services Division project manager for review and approval.
2. A note shall be placed on the face of the final plat map, which states that the front yard of Lot 1 would
be oriented to the north, the front yard of Lot 2 would be oriented to south, and the front yards of Lots
3 and 4 would be oriented to the north.
3. Either a revised plat map shall be submitted prior to final plat approval which widens the existing
access easement (over Tract A of the abutting Veldyke/Webber Short Plat to the east of the project
site) proposed to provide to Lots 2-4 to 26 feet with 20 feet of paving, or a Modification to the City's
Street Standards shall be requested by the applicant and granted by the Development Engineering
Supervisor to allow a total of four lots to access off of the existing 20-foot wide private access
easement.
4. A Native Growth Protection Easement (NGPE) shall be recorded over the protected slopes, Class 4
stream, and associated buffer area (Tract A) prior to or concurrent with the recording of the final plat
map.
5. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as
approved by the Development Services Division Project Manager. A fencing and signage detail shall
be submitted to the Development Services Division project manager at the time of Utility Construction
Permit Application for review and approval. The fencing and signage shall be installed prior to the
recording of the final plat.
6. The significant trees required to be retained shall be shown on each of the civil plans submitted as a
part of the Utility Construction Permit Application and protection measures for the trees to ensure
survival during construction of the project shall be submitted for review and approval by the
Development Services Division project manager.
EXPIRATION PERIODS:
Preliminary Plats (PP): Five (5) years from final approval (signature) date.
Hexrpt 07-119.doc
I
I
'!
I
I
I
'~--..+~~~~",:-~-,~~~~ ,f---y~==--=i=-~~=,::. t. . . ' '
:[
' i"'-'r'"ac--''"1
OCT· 3 2007
SE 04-23-05
.(..
~~~~BASU) OH IIE CASr
wn'~sa£J&T~ :.:~~
ID, (M1fR 11fl(ll\JK2Q CNfN<rlit'.CQ'lt)
n,r; ro:.WJ)'~ ~~'rt
~CE SURVEYS·
z. tMLl'AY PL1?"1'°'{/' l(ltJ.W£ J. (Rn'. 1'().. ~ I, lQ'.JIM["~IAA:::( 10.
NOTES:. r,,:,;,o,:,7J l«.IM"·,~~1-149
,.~ .
LAST ~ 9-111-0J NlfJ z-,-~,. -.;•p==~1 t~"..·=-~--;;--'-•----
~tt,om:-------~ ----
ff=«-i:Wl: ' f;t~; : i I
-, '
' :
~-
' '
i
l
---:
.,.
,,.
J ,,
'' ' ' , '
OCT -3 2007
r> Cz
)> 0
le o~
Ol ~
I ,,.
XO X:,
X l;i
z
C
"' ~
'z > oz I o
~"' I ~
X Cl X 0
X »
X 0
~
0
0 ,,
S! z
" z p
< 0 r
' ~ ,,.
" ~
•
lv'ld l~OHS ..lt"dl'v"cJ
N\1ld ")NllN\1ld 33~1 ON\1 NOl1N313~ 33~1
• w
~
! I
I
\
I
! • !
I • l • i
! I
I
I
I
i _J
' .
I Im
HI
! i' h 11 h !1
!
1·~
..,
u z ..,vi
-0 -'o: a...,
::>lo Oz U..,:
"'1-o v, ... ,_
l-o-..,u
"'o tl>-
:r u
111 i ~ .! r"--''--1,6,J
ca~
I
I
•
I
;
s
~
~ r'"r--~-~*=':::!..,\--·
~~ N ·'2 ~ .9:
• ( 7 .R-1
Blvd:,
R-8
1th L
g.2.s' . SL ' · NE 22nd ·pJ
NEJ 22nd Slf · .· fHB ·· · ·
:;::~R;:-s=-·· .. [NE,21sf~t~8 ~,
R-:-B Rc8
···] / .. ~ ... ':?
······c;A
. ' 1th ipj_
. '
iR+8
R
ES • 9 T23N R5E E 1/2 o 200 "'oo D5 ~ ZONING
~ = Tl!CIINlCAL Sl!llVICl!S
----Reutan dit,y Umlt, 1~00
4 T23N R5E E 1/2
5304
f
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA07-119, PP, ECF
Jim Dalpay, Jr. -Dalpay & Associates Construction, Inc.
Dalpay Phase 3 Preliminary Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8 dwelling units per
acre (R-8) into 4 lots. Steep slopes are located on the project site and would be protected in a sensitive area tract.
The project site was previously part of the Dalpay Estates Div II short plat (LUA03-125), which was recorded in
September of 2005 (recording # 20050927900007). As the site was previously part of a subdivision that was
recorded less than 5 years ago, the current subdivision is required to be reviewed as a preliminary plat.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
1801 Redmond Place NE
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined
in Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation
Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval
of the Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530. 76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of
$2,871.00.
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the
recording of the final plat. The fee is estimated at $1,952.
ERC Mitigation Measures Page 1 of 1
December 10, 2007
VelDyke Realty, lnc.
5500 Rainier Avenue South
Seattle, WA 98118
Re; Dalpay Preliminary Plat Phase 111
LUA07-119,PP,ECF
Dear Chief Daniels,
I am writing with regards to the pending short plat and December 4, 2007
Hearing Examiner's meeting.
My name is Cheryl Webber-Veldwyk (Webber-VelDyke Plat) and I am currently
developing the plat adjacent (to the west of) the Dalpay Plat.
I testified to the Hearing Examiner on December 4, 2007 and the pending Dalpay short
plat has been put on hold. Dalpay has been requested to negotiate with Webber-
Ve!Dyke in acquiring an additional 6' to the 20' easement road for the access to the
Dalpay plat. This would now serve 5 homes. (1 serving Webber-Ve!Dyke, 4 serving
Dalpay)
When the City of Renton approved the Webber-Ve!Dyke plat on August 17, 2005 its
conditions were to provide 20' easement road for the future developing of the Dalpay Plat
this was written to serve TWO LOTS ( I Dalpay and I Webber-Ve!Dyke) and the
stubbing out for water and sewer to serve the Dalpay's lot. I have been developing
this since August 17, 2005 at my expense, as written and with no communications from
Dalpay of their changing intentions. The overall project is now 70% from completion
and approximately $500,000.00 for its improvement.
I have recently been notified of Dalpay's intention to increase his plat to 4 lots. The result
ofDalpay's increase in building lots will compromise safety and could be a liability to
the City of Renton, because emergency vehicle access will be limited if a modification
be granted by Public Works and the Fire Department in lieu of taking the
recommendations of the City ofRenton's to negotiate a 6' easement from Webber-
Ve!Dyke. This would then comply with City Street Standards for emergency vehicles
access.
The primary reason for writing this email is that I respectfully ask that the City of Renton
Fire Department make a recommendation to the Public Works not to grant this
modification due to compromising the safety of his future homeowners.
j
1 have no problem granting a 6' easement to the Da!Pay's through negotiations. But in the
event a modification is granted the safety would be compromised for emergency vehicles
access to future home owner's and potentially could become a liability to the City of
Renton.
Ms. Kayren Kittrich from the Public Works Department agreed I was l 00% correct in my
testimony with safety. Ms. Kittrich was generally surprised no conditions and comments
were made by the Fire Department.
I respectfully ask you, should this modification be presented to the City of Renton Fire
Department or The Public Work Department to deny it as The Dalpay's and Webber-
VelDyke can make all these reasonable conditions happen with out compromising the
safety of the future home owners.
Sincerely Yours,
Cheryl Webber
Ve!Dyke Realty, Inc.
206.6504645
Cc Ms. Kayren Kittrick City of Renton Public Works
PUBLIC
HEARING
City of Renton
Department of Planning I Building I Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Heering Date:
Project Name:
Applicant/Owner:
Contact:
File Number:
Project Description:
Project Location:
December 4, 2007
Dalpay Preliminary Plat Phase Ill
Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436, Renton, WA
98059
Aleanna Kondelis, Cramer NW, Inc., 945 N Central #104, Kent, WA 98032
LUA-07-119, PP, ECF Project Manager: Jill K. Ding, Senior Planner
The applicant is requesting Preliminary Plat approval and Environmental (SEPA)
Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the
Dalpay Estates Div II short plat (LUA03-125), which was recorded in September of
2005 (recording # 20050927900007). As the site was previously part of a subdivision
that was recorded less than 5 years ago, the current subdivision is required to be
reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot 1 is 8,140
square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is
7,462 square feet. Access to Lot 1 would be provided via an existing 20-foot wide
private access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE. Steep slopes and an
unnamed stream are located on the project site and would be protected in a sensitive
area tract.
1801 Redmond Place NE
City of Renton P/BIPW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page 2o/9
B. HEARING EXHIBITS:
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2: Neighborhood Detail Map (dated 91512007)
Exhibit 3: Preliminary Plat Map (dated 9/2712007)
Exhibit 4: Tree Retention and Planting Plan (dated 8/2812007)
Exhibit 5: Road Improvement/Drainage/Grading Plan (dated 8/7/2007)
Exhibit 6: Zoning Map sheet D5 East 112 (dated 2/2812007)
Exhibit 7: ERG Mitigation Measures
C. GENERAL INFORMATION:
1. Owner of Record: Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436,
Renton, WA 98059
2. Zoning Designation:
3. Comprehensive Plan Land Use
Designation:
Residential -8 (R-8) Dwelling Units per Acre
Residential Single Family (RSF)
4. Existing Site Use: Vacant
5. Neighborhood Characteristics:
North: Single family residential; R-8 zoning
East: Single family residential; R-8 zoning
South: Commercial Arterial (CA) zoning
West: Single family residential; R-8 zoning
6. Access: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE.
7. Site Area: 72,332 square feet (1.66 acres)
8. Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
Area
N/A
N/A
N/A
D. HISTORICAUBACKGROUND:
Action
Annexation
Comprehensive Plan
Zoning
Dalpay Estates Division
2 Short Plat
Hexrpt 07-119.doc
Land Use File No.
NIA
NIA
NIA
LUA03-125
Ordinance No.
4070
5099
5100
N/A
Comments
NIA
NIA
NIA
Date
61111987
1110112004
11101/2004
9/2712005
City of Renton P/B/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminaf'/ Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-11 O: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Areas Regulations
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-060: Grading, Excavation and Mining Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
Page 3 of 9
Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures
Section 4-7-080: Detailed Procedures for Subdivision
Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and
Minimum Standards
Section 4-7-150: Streets -General Requirements and Minimum Standards
Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards
Section 4-7-170: Residential Lots-General Requirements and Minimum Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Single Family objectives and policies.
2. Community Design Element.
G. DEPARTMENT ANALYSIS:
1. PROJECT DESCRIPTION/BACKGROUND
The proposal would result in the creation of 4 lots and one open Native Growth Protection Tract (NGPE). The
project site is located south of NE 19th Street and west of Redmond Court NE and is zoned Residential -8 (R-8)
dwelling units per acre. The proposed lot sizes are as follows: Lot 1 is 8,140 square feet, Lot 2 is 12,985 square
feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462 square feet.
Protected slopes and an unnamed stream are located on the central portion of the project site and would be
protected within an NGPE. No development is proposed on the protected slopes or within 30 feet of the stream.
The grading would be limited to the construction of the proposed private street and utilities. Approximately 200-
300 cubic yards of grading is proposed.
Access to Lot 1 would be provided via an existing 20-foot wide private access easement off of NE 19th Street and
access to lots 2-4 would be provided via a private street off of Redmond Court NE.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on
November 5, 2007, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated
Hexrpt 07-119.doc
City of Renton PIB/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 4 of9
(DNS-M) for the Dalpay Preliminary Plat Phase Ill. The DNS-M included 6 mitigation measures. A 14-day appeal
period commenced on November 13, 2007 and ends on November 27, 2007. As of the composition of this report
no appeals of the threshold determination have been filed.
3. COMPLIANCE WITH ERC MITIGATION MEASURES
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in
Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation Plan
prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the
Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of $2,871.00.
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording
of the final plat. The fee is estimated at $1,952.
4. STAFF REVIEW COMMENTS
Representatives from various City departments have reviewed the application materials to identify and address
site plan issues from 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 the report.
5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA:
Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to
assist decision makers in the review of the subdivision:
A. Compliance with the Comprehensive Plan Designation. The site is designated Residential Single Family
(RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended to be used for
quality residential detached development organized into neighborhoods at urban densities. It is intended that
larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and
improve the quality of single-family living environments. The proposal is consistent with the following
Comprehensive Plan Land Use and Community Design Element policies:
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in
Residential Single Family neighborhoods.
The proposal project for four lots would arrive at a net density of 4.25 dwelling units per net acre on the project
site, which is within the density range required. The proposal to re-subdivide the Dalpay Estates Division 2 parent
parcel into a total of 8 lots would arrive at a net density of 4.5 dwelling units per net acre, which is within the
density range required.
Policy LU-148. A minimum Jot size of 5,000 square feet should be allowed on in-fill parcels of Jess than one acre
(43,560 sq. ft.) in single-family designations. Allow a reduction on Jot size to 4,500 square feet on parcels greater
than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the
standard for density in the designation. but to provide flexibility in subdivision/plat design and facilitate
development within the allowed density range.
Hexrpt 07-119.doc
City of Renton PIBIPW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page 5 of 9
All of the proposed lots equal or exceed the minimum lot size of 5,000 square feet.
Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow
private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for
maintenance activities.
The proposed new lots would meet the required lot size, width, and setbacks area.
Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating
street locations, lot configurations, and building envelopes that address privacy and quality of life for existing
residents.
The proposed lots are oriented such that all of the lots would have access to a public right-of-way. Approval of
this application would not decrease the quality of life for residents in the immediate vicinity.
Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order
to add variety, updated housing stock, and new vitality to neighborhoods.
The proposed short plat would subdivide one existing parcel into four lots. Four new residences would be
constructed on the new lots, updating the housing stock in the existing neighborhood.
B. Compliance with the Underlying Zoning Designation. The 1.66-acre site is designated Residential -8
Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the
future construction of 4 new single-family residential units.
Density-The R-8 zone requires a minimum density of 4.0 dwelling units per net acre (du/ac) and permits
a maximum density of 8.0 dwelling units per net acre. Net density is calculated after public rights-of-way,
private access easements, and critical areas are deducted from the gross acreage of the site. After the
deduction of 520 square feet of private streets, and 30,866 square feet of critical areas, the proposal for 4
lots would result in a net density of 4.25 dwelling units per acre (4 lots / 0.94 acres = 4.25 du/ac). In
addition, staff reviewed the proposed subdivision in the context of the previously approved Dalpay
Estates Division 2 Short Plat. The proposal to subdivide the parent Dalpay Estates Division 2 parcel into
8 lots would result in a density of 4.5 dwelling units per acre. The proposed subdivision would comply
with density requirements for the R-8 zoning designation.
Lot Dimensions and Size -The minimum lot size required in the R-8 zone is 5,000 sq ft for parcels that
total less than 1 acre in net area. The minimum lot width required is 50 ft for interior lots and 60 feet for
corner lots, and a minimum lot depth of 65 feet is required. The proposed plat would create four lots, Lot
1 would have a lot area of 8,140 square feet, Lot 2 would have a lot area of 12,985 square feet, Lot 3
would have a lot area of 10,929 square feet, and Lot 4 would have a lot area of 7,462 square feet. All of
the lots would be interior lots as none of the lots abut a public street. The proposed lots would have lot
widths ranging from 67 feet to 90 feet. The proposed lots would have lot depths ranging from 84 feet to
223 feet. As proposed the new lots would comply with the City's minimum lot size, width and depth
requirements.
Setbacks -In the R-8 zone, the minimum front and side yard along street setbacks are 15 feet for the
primary residence and 20 feet for an attached garage, the minimum interior side yard setback is 5 feet
and the minimum rear yard setback is 20 feet. The proposed lots appear to contain adequate area to
provide for the construction of single family residences after the consideration of the setback
requirements. Compliance with these setback standards will be verified prior to the issuance of individual
building permits.
Building Standards -The R-8 zone permits one single family residential structure per lot. Each of the
proposed lots would support the construction of one detached unit. Accessory structures are permitted at
a maximum number of two per lot at 720 sq ft each, or one per lot at 1,000 sq ft in size. Accessory
structures are permitted only when associated with a primary structure located on the same parcel.
Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for
detached accessory structures. Maximum building coverage is 35% or 2,500 square feet, whichever is
greater.
Hexrpt 07-119.doc
City of Renton PIBIPW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 6019
The proposal's compliance with these building standards would be verified prior to the issuance of
individual building permits.
Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The
proposed building pads appear to be adequately sized for the provision of the required parking.
Landscaping The City's landscaping regulations require the installation of landscaping within the public
right-of-way. The minimum amount of landscaping required for sites abutting a non-arterial public street
is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be
landscaped. A determination has been made that if no additional area is available within the public right-
of-way due to required improvements, the 5-foot landscaped strip may be located within private property
abutting the public right-of-way. The project site does not abut any public street frontages; therefore the 5-
foot landscape strip is not required.
Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer) are
required to be planted within the 15-foot front yard setback area for the proposed lots.
A conceptual landscape plan was submitted with the project application. The landscape plan proposes to
plant two Autumn Brilliance Serviceberry trees within the front yard areas of Lot 3 and 4. A total of 4
evergreen trees are proposed to be retained and one 6-7-foot tall Shore Pine is proposed to be planted
within the 15-foot front yard area of proposed Lot 2. The submitted plan did not include any trees within
the front yard area of proposed Lot 1. The landscape plan shall be revised to include two trees within the
front yard area of proposed Lot 1. Staff recommends as a condition of approval that a revised landscape
plan be submitted prior to the approval of the final plat showing two trees within the 15-foot front yard
area of proposed Lot 1. The revised landscape plan shall be submitted to the Development Services
Division project manager for review and approval.
The applicant will be required to submit a detailed landscaping plan to the Development Services Division
for review and approval prior to the issuance of a building permit.
C. Compliance with Subdivision Regulations
Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to
a public street or road. Access may be by private access easement per the requirements of the Street
Improvement Ordinance. As proposed, the lots appear to comply with arrangement and access
requirements of the Subdivision Regulations.
Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the
applicable zoning classification and shall be appropriate for the type of development and use
contemplated. Proposed Lot 1 would be oriented to provide its front yard facing to the north, Lot 2 would
be oriented to provide its front yard facing to the south, and Lots 3 and 4 would be oriented to provide
their front yards facing to the north. Staff recommends as a condition of approval that a note be placed on
the face of the final plat map identifying the orientation of the front yards of each of the new lots. Each of
the lots would satisfy the minimum lot area and dimension requirements of the R-8 zone. When
considering the required setbacks, as well as access points for each lot, the proposed lots appear to have
sufficient building area for the development of detached single family homes.
Property Corners at Intersections: There are no property corners at intersections.
Access and Street Improvements: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 is proposed via a 20-foot wide private
access street off of Redmond Court NE. Private streets are permitted to serve a maximum of 6 lots
provided a minimum of two lots abut a public right-of-way. A joint use driveway is permitted to provide
access to a maximum of two lots and is required to have a minimum easement width of 20 feet. The
existing 20-foot wide access easement off of NE 191" Street currently is approved to provide access to
Lots 1-5 of the Dal pay Estates Division 2 Short Plat that was previously approved. The current project is a
re-subdivision of Lot 5 of the Dalpay Estates Division 2 Short Plat. The proposal to provide access to Lot
1 of the proposed subdivision would result in a total of 5 lots accessing off of the easement, which would
not exceed the maximum number of 5 lots that were permitted to access off the easement permitted
under the Dal pay Estates Division 2 Short Plat.
Hexrpt 07~119.doc
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 7 of 9
The existing 20-foot wide access easement off of Redmond Court NE was approved as a part of the
Veldyke/Webber Short Plat (LUA05-065) to provide access to a maximum of two lots (one of which being
Lot 5 of the Veldyke/Webber Short Plat), Therefore, the proposal to provide access to three additional lots
(Lots 2-4) proposed to be created under the current subdivision would exceed the maximum number of
lots approved to take access off of the existing 20-foot wide easement. In order to provide access to three
additional lots, the easement would need to be widened to 26 feet with 20 feet of paving or a Modification
to the City's Street Standards would need to be granted. Staff recommends as a condition of approval
that a revised plat map be submitted prior to final plat approval widening the existing access easement
proposed to provide access to Lots 2-4 to 26 feet with 20 feet of paving or that a Modification to the City's
Street Standards be requested and granted by the Development Engineering Supervisor,
To mitigate impacts to the local street system, the Environmental Review Committee imposed mitigation
on the project in the form of the requirement for payment of a Traffic Mitigation Fee. The Traffic
Mitigation Fee is based on $75 per net new average daily trip attributed to the proposed subdivision,
The proposed 4 new residential lots would be expected to generate approximately 38.28 new average
weekday trips (4 new homes x 9.57 trips per home= 38,28), The fee for the proposed plat is estimated
to be $2,871 (38.28 total trips x $75.00 = $2,871) and is payable prior to the recording of the plat.
Topography and Vegetation: The topography across proposed Lot 1 is relatively flat with a gradual
slope towards the protected slope areas located within the proposed NGPE. The topography across Lots
2-4 slopes to the southwest at an average grade of 11 percent. In addition, the topography across the
central portion of the site slopes down to a ravine with grades in excess of 40 percent. With the project
application, the applicant submitted a Geotechnical Report prepared by Dennis Joule, dated January 16,
2004. The Environmental Review Committee adopted the recommendations found in the submitted
geotechnical report as mitigation.
A Stream Study prepared by Alder NW, dated November 19, 2007 was submitted for the proposed
project. A stream was identified within the ravine located on the central portion of the project site. The
stream was classified as an intermittent Class 4 stream. A Class 4 stream requires a 35-foot stream
buffer; however the City's Critical Areas Regulations require that when a stream buffer falls within a
protected slope, the buffer shall extend to the top of the slope. According to the submitted stream study,
portions of the 35-foot required stream buffer falls within the protected slope; therefore where the stream
buffer falls within the protected slope area, the buffer extends to the top of the protected slope. No
development is proposed within the protected slope or the stream buffer area.
To protect the critical areas located on the project site, staff recommends as a condition of approval that
a Native Growth Protection Easement shall be recorded over the protected slopes, Class 4 stream, and
associated buffer area (Tract A) prior to or concurrent with the recording of the final plat map. To notify
future residents of the Dalpay Preliminary Plat Phase Ill of the presence of the critical areas, staff
recommends as a condition of approval that the edge of the protected slopes, Class 4 stream, and
associated buffer be delineated with a split rail fence and identified with signage as approved by the
Development Services Division Project Manager. A fencing and signage detail shall be submitted to the
Development Services Division project manager at the time of Utility Construction Permit Application for
review and approval. The fencing and signage shall be installed prior to the recording of the final plat.
The project site is currently forested with a variety of trees, shrubs, and ground cover. RMC 4-4-070
indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping
where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing
trees. A Determination was made by the Director of Development Services that the retention or
replacement of 25% of the existing trees would achieve these requirements. A significant tree retention
plan was submitted with the project application. According to a tree retention plan that was submitted by
the applicant, a total of 96 significant trees are located on-site outside of the NGPE, of those 24 would be
required to be retained or replaced. The tree retention plan identifies 44 significant trees that are
proposed to be retained, which would comply with the retention requirements. To ensure that none of the
trees proposed to be retained are damaged during construction, staff recommends as a condition of
approval that the trees proposed to be retained are shown on each of the plans submitted as a part of
the Utility Construction Permit Application and that protection measures for the trees to ensure survival
during construction of the project be submitted for review and approval by the Development Services
Division project manager.
Hexrpt 07-119.doc
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page Bo/9
Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices
would serve to mitigate potential erosion and off-site sedimentation impacts. The project application
includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of
construction permits for the project. Due to the potential for erosion to occur from the project site during
construction, the Environmental Review Committee adopted a mitigation measure requiring that erosion
control be installed in accordance with the 2005 Department of Ecology Stormwater Management
Manual.
Relationship to Existing Uses: Single family residential homes surround the subject site. The proposed
detached single family residences would be compatible with the surrounding development.
D. Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services
to the proposed development, subject to the applicant's provision of Code required improvements and
fees. These fees paid would help offset any additional impacts to emergency services generated from this
development. To mitigate impacts to the local street system, the Environmental Review Committee
imposed mitigation on the project in the form of the requirement for payment of a Fire Mitigation Fee. The
Fire Mitigation Fee is based on a rate of $488.00 per new single family lot. The fee is estimated at
$1,952.00 ($488 x 4 = $1,952.00) and is payable prior to the recording of the plat.
Schools: The site is located within the boundaries of the Renton School District No. 403. According to
the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992),
the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling.
Based on the student generation factor, the proposed plat would potentially result in 2 additional students
(0.44 X 4 = 1.76).
Storm Drainage/Surface Water: A Technical Information Report prepared by Cramer Northwest, Inc.,
dated August 13 2007 was submitted with the application materials. According to the report the existing
drainage currently sheet flows to the ravine located on the central portion of the project site, where it
becomes a small stream, which flows towards NE Sunset Blvd.
The submitted report concludes that the proposed project is exempt from detention and water quality
improvements per the 1990 King County Surface Water Design Manual. Due to potential downstream
drainage problems, the City's Environmental Review Committee imposed a SEPA mitigation measure
that requires the project to comply with the 2005 King County Surface Water Design Manual.
Applicant will be required to tightline all roof downspout systems and footing drains to a storm system. A
geotechnical report dated January 16, 2004 was submitted. A revised report shall be required with the
Utility Construction Permit submitted as the report recommends that the roof and footing drains be tied
into the neighboring storm vault being built by the Veldyke/Webber Short Plat. It is not clear if this in
option or if both parties have agreed to this.
The Surface Water System Development Charges are based on a rate of $759.00 x 4 single-family
homes. The estimated fees based on the proposed plat are $3,036.00. Payment of these fees will be
required prior to issuance of utility construction permit.
Water and Sanitary Sewer Utilities: The subject site is located within the City of Renton water service
area. An 8-inch water main will be extended to the east property line within a 26-foot utility and access
easement provided by the Veldyke/Webber Short Plat. An 8-inch sewer main is being extended from NE
191
" internally into the short plat. Available fire flow from the dead end main will be 1,250 gpm. The
proposed project is located in the 300 Water Pressure Zone and is outside an Aquifer Protection Zone.
Static pressure in the area is approximately 80 psi.
Fire flow requirement for single-family residences under 3,600 square feet, including garage is 1,000
gpm. Hydrants are required within 300 feet of all structures. Existing hydrants to be counted as fire
protection will be required to be retrofitted with a 5-inch storz quick disconnect fitting. Additional fire flow
and hydrants are required if the total square footage of the new single-family structures are greater than
3600 square feet. Lots 2, 3, and 4 will require residential fire sprinkler systems. A minimum of a one inch
domestic water meter will be required.
Hexrpt 07-119.doc
'
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DATE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 9of9
A water main extension may be required on site. All short plats shall provide separate water services to
each building lot prior to recording of the short plat. Separate permits and fees for water meters will be
required.
Water System Development Charges are based on a rate of $1,956.00 x 4 new single-family homes. The
estimated fees based on the proposed plat layout are $7,824.00. Payment of these fees will be required
prior to issuance of utility construction permit.
The subject property is served by City of Renton sewer service. An 8-inch sewer main will be extended to
the east property line within a utility and access easement provided by the Veldyke/Webber Short Plat.
The Veldyke/Webber Short Plat is extending an 8-inch sewer main from NE 191h internally into the short
plat. A separate side sewer stub to each new lot is required prior to the recording of the plat, the
minimum slope shall be 2 percent.
Sanitary Sewer System Development Charges are based on a rate of $1,017.00 x 4 new single-family
homes. The estimated fees based on the proposed plat layout are $4,068.00. Credit is given to the
existing homes connected to sewer. Payment of these fees will be required prior to issuance of utility
construction permit.
This site is subject to the Honey Creek Special Assessment District. Charges are based on a rate of
$250.00 x 4. Fees based on the site plan are $1,000.00. Payment of these fees will be required prior to
issuance of issuance of the utility construction permit.
H. RECOMMENDA T/ON:
Staff recommends APPROVAL of the Dalpay Estates Preliminary Plat Phase Ill, Project File No. LUA-07-
119, PP, ERC subject to the following conditions:
1. A revised landscape plan shall be submitted prior to the approval of the final plat showing two trees
within the 15-foot front yard area of proposed Lot 1. The revised landscape plan shall be submitted to
the Development Services Division project manager for review and approval.
2. A note shall be placed on the face of the final plat map, which states that the front yard of Lot 1 would
be oriented to the north, the front yard of Lot 2 would be oriented to south, and the front yards of Lots
3 and 4 would be oriented to the north.
3. Either a revised plat map shall be submitted prior to final plat approval which widens the existing
access easement (over Tract A of the abutting Veldyke/Webber Short Plat to the east of the project
site) proposed to provide to Lots 2-4 to 26 feet with 20 feet of paving, or a Modification to the City's
Street Standards shall be requested by the applicant and granted by the Development Engineering
Supervisor to allow a total of four lots to access off of the existing 20-foot wide private access
easement.
4. A Native Growth Protection Easement (NGPE) shall be recorded over the protected slopes, Class 4
stream, and associated buffer area (Tract A) prior to or concurrent with the recording of the final plat
map.
5. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as
approved by the Development Services Division Project Manager. A fencing and signage detail shall
be submitted to the Development Services Division project manager at the time of Utility Construction
Permit Application for review and approval. The fencing and signage shall be installed prior to the
recording of the final plat.
6. The significant trees required to be retained shall be shown on each of the civil plans submitted as a
part of the Utility Construction Permit Application and protection measures for the trees to ensure
survival during construction of the project shall be submitted for review and approval by the
Development Services Division project manager.
EXPIRATION PERIODS:
Preliminary Plats (PP): Five (5) years from final approval (signature) date.
Hexrpt 07-119.doc
'
•• . I·:, --tb.,___,.,i,:..t,,,.-J lc"'--'""--i
~M-
I \ I ·,1
I \I
\ ·;,
OCT -3 2007
.(...
!
'
: .
'
' ' ' .,.,, ' ,;,•
OCT -3 2007
z
C
" " ;
!. I:
0 Z
I C
~" I ~
X 0 X 0
X »
X C
z
C
" m
~
"'
" .. ~o
. " ':;j ~o . z
;,so
Z=i r:, -<
oO 0,,
C z"' .... "' -<z . ....
::,: ~
:,,.
U) U)
:,:I -o
z "' ~ ....
0 -u zr;;: ....
(,,. ,r
' I , I ! i ;:
Ji I -6; fi!, ~~l~ij ~ 1
l in l\ild leJOHS J.'1dl\i0 ~. ~ -
I jl NVld 9NllNVld 33c,jl GNV N011N313c,j 33c,jl _J ' • : j : -
' ·f I 1: i J l l j: I I I ' ' lll ll Jl !1, 1!.
U'tu11 ! I iii l ! I I, I 11
•! l lil l
I l ) l r
• ' l I f' 1
' I ' 1
:1 11 111 » 1 , •1t I ! i i 1 •1' l i r 'I'' -1, ,1, 11• ti"'
. ii· !Ii ij l! ii ii ii I! l ! I ii I I l
1 j J' J 1, l, 'j I 1· f ,1 l \ I I ! l l 1
iii :I § !fl!! I 1, , 1J Ji r' 111 H i! f ! i i
il -1 1! 1 • f ·1 f I r • , • i : , ~ iii( JI !l! If ld I ,d i i 11 , 1 1 • r· 11 1,1 , . ". ,, 1 • i 1 • 1 1 •
~, '/l b ! l 11j J f' l I l
C N ,ii !l! ! !il !!ii ! ii! l ! u 11 ! ill
' .
'
! ~!I
1 1·•
I I
I
;
•
•
R-1
~ ZONING
Blvd ..
0 -I
o Nt 4th .St. "'
R-B
1th I.
ES • 9 T23N RSE E 1/2
~ = 'l'BCHNICAL l!l!JlVICl!S
«: I ---~
"§ 1 /
~!'
-11---...,...,...--1
01 'i'.tfi .
R
CA
o 200 "oo D5
1:4800
4 T23N R5E E 1/2
5304
'
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA07-119, PP, ECF
Jim Dalpay, Jr. -Dalpay & Associates Construction, Inc.
Dalpay Phase 3 Preliminary Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8 dwelling units per
acre (R-8) into 4 lots. Steep slopes are located on the project site and would be protected in a sensitive area tract.
The project site was previously part of the Dalpay Estates Div II short plat (LUA03-125), which was recorded in
September of 2005 (recording # 20050927900007). As the site was previously part of a subdivision that was
recorded less than 5 years ago, the current subdivision is required to be reviewed as a preliminary plat.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
1801 Redmond Place NE
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined
in Volume 11 of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation
Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval
of the Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530. 76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of
$2,871.00.
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the
recording of the final plat. The fee is estimated at $1,952.
ERC Mitigation Measures Page 1 of 1
COMMENCING AT 9:00 AM,
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
December 4, 2007
AGENDA
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Dalpay Preliminary Plat Phase Ill
PROJECT NUMBER: LUA07-119, PP, ECF
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the Dalpay Estates Div
II short plat (LUA03-125), which was recorded in September of 2005 (recording # 20050927900007).
As the site was previously part of a subdivision that was recorded less than 5 years ago, the current
subdivision is required to be reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot
1 is 8,140 square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462
square feet. Access to Lot 1 would be provided via an existing 20-foot wide private access easement
off of NE 19th Street and access to lots 2-4 would be provided via a private street off of Redmond
Court NE. Steep slopes and an unnamed stream are located on the project site and would be
protected in a sensitive area tract.
HEX Agenda 12-4-07.doc
>
PUBLIC
HEARING
City of Renton
Department of Planning I Building I Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date:
Project Name:
Applicant!Owner:
Contact:
File Number:
Project Description:
Project Location:
December 4, 2007
Dalpay Preliminary Plat Phase Ill
Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436, Renton, WA
98059
Aleanna Kondelis, Cramer NW, Inc., 945 N Central #104, Kent, WA 98032
LUA-07-119, PP, ECF Project Manager: Jill K. Ding, Senior Planner
The applicant is requesting Preliminary Plat approval and Environmental (SEPA)
Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the
Dalpay Estates Div II short plat (LUA03-125), which was recorded in September of
2005 (recording# 20050927900007). As the site was previously part of a subdivision
that was recorded less than 5 years ago, the current subdivision is required to be
reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot 1 is 8,140
square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is
7,462 square feet. Access to Lot 1 would be provided via an existing 20-foot wide
private access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE. Steep slopes and an
unnamed stream are located on the project site and would be protected in a sensitive
area tract.
1801 Redmond Place NE
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page 2of9
B. HEARING EXHIBITS:
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2: Neighborhood Detail Map {dated 9/5/2007)
Exhibit 3: Preliminary Plat Map (dated 9/27/2007)
Exhibit 4: Tree Retention and Planting Plan (dated 8/28/2007)
Exhibit 5: Road lmprovemenUDrainage/Grading Plan (dated 8/7/2007)
Exhibit 6: Zoning Map sheet 05 East 1/2 (dated 2/28/2007)
Exhibit 7: ERC Mitigation Measures
C. GENERAL INFORMATION:
1. Owner of Record: Jim Dal pay, Jr., Dal pay & Associates Construction, Inc., PO Box 2436,
Renton, WA 98059
2. Zoning Designation:
3. Comprehensive Plan Land Use
Designation:
Residential -8 (R-8) Dwelling Units per Acre
Residential Single Family (RSF)
4. Existing Site Use: Vacant
5. Neighborhood Characteristics:
North: Single family residential; R-8 zoning
East: Single family residential; R-8 zoning
South: Commercial Arterial (CA) zoning
West: Single family residential; R-8 zoning
6. Access: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE.
7. Site Area: 72,332 square feet (1.66 acres)
8. Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
Area
N/A
NIA
NIA
D. HISTORICAUBACKGROUND:
Action
Annexation
Comprehensive Plan
Zoning
Dalpay Estates Division
2 Short Plat
Hexrpt 07-119.doc
Land Use File No.
N/A
N/A
N/A
LUA03-125
Ordinance No.
4070
5099
5100
N/A
Comments
N/A
NIA
NIA
Date
6/1/1987
11/01/2004
11/01/2004
9127/2005
<
,
City of Renton PIB/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminaf'/ Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Areas Regulations
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-060: Grading, Excavation and Mining Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
Page 3of9
Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures
Section 4-7-080: Detailed Procedures for Subdivision
Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and
Minimum Standards
Section 4-7-150: Streets -General Requirements and Minimum Standards
Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards
Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Single Family objectives and policies.
2. Community Design Element.
G. DEPARTMENT ANALYSIS:
1. PROJECT DESCRIPTION/BACKGROUND
The proposal would result in the creation of 4 lots and one open Native Growth Protection Tract (NGPE). The
project site is located south of NE 19th Street and west of Redmond Court NE and is zoned Residential -8 (R-8)
dwelling units per acre. The proposed lot sizes are as follows: Lot 1 is 8,140 square feet, Lot 2 is 12,985 square
feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462 square feet.
Protected slopes and an unnamed stream are located on the central portion of the project site and would be
protected within an NGPE. No development is proposed on the protected slopes or within 30 feet of the stream.
The grading would be limited to the construction of the proposed private street and utilities. Approximately 200-
300 cubic yards of grading is proposed.
Access to Lot 1 would be provided via an existing 20-foot wide private access easement off of NE 19th Street and
access to lots 2-4 would be provided via a private street off of Redmond Court NE.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
November 5, 2007, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated
Hexrpt 07-1 i 9.doc
City of Renton P/B/PW Department
DALPA Y PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 4 of9
(DNS-M) for the Dalpay Preliminary Plat Phase Ill. The DNS-M included 6 mitigation measures. A 14-day appeal
period commenced on November 13, 2007 and ends on November 27, 2007. As of the composition of this report
no appeals of the threshold determination have been filed.
3. COMPLIANCE WITH ERC MITIGATION MEASURES
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in
Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation Plan
prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the
Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of $2,871.00.
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording
of the final plat. The fee is estimated at $1,952.
4. STAFF REVIEW COMMENTS
Representatives from various City departments have reviewed the application materials to identify and address
site plan issues from 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 the report.
5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA:
Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to
assist decision makers in the review of the subdivision:
A. Compliance with the Comprehensive Plan Designation. The site is designated Residential Single Family
(RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended to be used for
quality residential detached development organized into neighborhoods at urban densities. It is intended that
larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and
improve the quality of single-family living environments. The proposal is consistent with the following
Comprehensive Plan Land Use and Community Design Element policies:
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in
Residential Single Family neighborhoods.
The proposal project for four lots would arrive at a net density of 4.25 dwelling units per net acre on the project
site, which is within the density range required. The proposal to re-subdivide the Dalpay Estates Division 2 parent
parcel into a total of 8 lots would arrive at a net density of 4.5 dwelling units per net acre, which is within the
density range required.
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre
(43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater
than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the
standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate
development within the allowed density range.
Hexrpt 07-119.doc
'
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminar; Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page 5of9
All of the proposed lots equal or exceed the minimum lot size of 5,000 square feet.
Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow
private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for
maintenance activities.
The proposed new lots would meet the required lot size, width, and setbacks area.
Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating
street locations, lot configurations, and building envelopes that address privacy and quality of life for existing
residents.
The proposed lots are oriented such that all of the lots would have access to a public right-of-way. Approval of
this application would not decrease the quality of life for residents in the immediate vicinity.
Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order
to add variety, updated housing stock, and new vitality to neighborhoods.
The proposed short plat would subdivide one existing parcel into four lots. Four new residences would be
constructed on the new lots, updating the housing stock in the existing neighborhood.
B. Compliance with the Underlying Zoning Designation. The 1.66-acre site is designated Residential -8
Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the
future construction of 4 new single-family residential units.
Density-The R-8 zone requires a minimum density of 4.0 dwelling units per net acre (dulac) and permits
a maximum density of 8.0 dwelling units per net acre. Net density is calculated after public rights-of-way,
private access easements, and critical areas are deducted from the gross acreage of the site. After the
deduction of 520 square feet of private streets, and 30,866 square feet of critical areas, the proposal for 4
lots would result in a net density of 4.25 dwelling units per acre (4 lots / 0.94 acres = 4.25 du/ac). In
addition, staff reviewed the proposed subdivision in the context of the previously approved Dalpay
Estates Division 2 Short Plat. The proposal to subdivide the parent Dalpay Estates Division 2 parcel into
8 lots would result in a density of 4.5 dwelling units per acre. The proposed subdivision would comply
with density requirements for the R-8 zoning designation.
Lot Dimensions and Size -The minimum lot size required in the R-8 zone is 5,000 sq ft for parcels that
total less than 1 acre in net area. The minimum lot width required is 50 ft for interior lots and 60 feet for
corner lots, and a minimum lot depth of 65 feet is required. The proposed plat would create four lots, Lot
1 would have a lot area of 8,140 square feet, Lot 2 would have a lot area of 12,985 square feet, Lot 3
would have a lot area of 10,929 square feet, and Lot 4 would have a lot area of 7,462 square feet. All of
the lots would be interior lots as none of the lots abut a public street. The proposed lots would have lot
widths ranging from 67 feet to 90 feet. The proposed lots would have lot depths ranging from 84 feet to
223 feet. As proposed the new lots would comply with the City's minimum lot size, width and depth
requirements.
Setbacks -In the R-8 zone, the minimum front and side yard along street setbacks are 15 feet for the
primary residence and 20 feet for an attached garage, the minimum interior side yard setback is 5 feet
and the minimum rear yard setback is 20 feet. The proposed lots appear to contain adequate area to
provide for the construction of single family residences after the consideration of the setback
requirements. Compliance with these setback standards will be verified prior to the issuance of individual
building permits.
Building Standards -The R-8 zone permits one single family residential structure per lot. Each of the
proposed lots would support the construction of one detached unit. Accessory structures are permitted at
a maximum number of two per lot at 720 sq ft each, or one per lot at 1,000 sq ft in size. Accessory
structures are permitted only when associated with a primary structure located on the same parcel.
Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for
detached accessory structures. Maximum building coverage is 35% or 2,500 square feet, whichever is
greater.
Hexrpt 07-119.doc
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DATE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 6af9
The proposal's compliance with these building standards would be verified prior to the issuance of
individual building permits.
Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The
proposed building pads appear to be adequately sized for the provision of the required parking.
Landscaping -The City's landscaping regulations require the installation of landscaping within the public
right-of-way. The minimum amount of landscaping required for sites abutting a non-arterial public street
is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be
landscaped. A determination has been made that if no additional area is available within the public right-
of-way due to required improvements, the 5-foot landscaped strip may be located within private property
abutting the public right-of-way. The project site does not abut any public street frontages; therefore the 5-
foot landscape strip is not required.
Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer) are
required to be planted within the 15-foot front yard setback area for the proposed lots.
A conceptual landscape plan was submitted with the project application. The landscape plan proposes to
plant two Autumn Brilliance Serviceberry trees within the front yard areas of Lot 3 and 4. A total of 4
evergreen trees are proposed to be retained and one 6-7-foot tall Shore Pine is proposed to be planted
within the 15-foot front yard area of proposed Lot 2. The submitted plan did not include any trees within
the front yard area of proposed Lot 1. The landscape plan shall be revised to include two trees within the
front yard area of proposed Lot 1. Staff recommends as a condition of approval that a revised landscape
plan be submitted prior to the approval of the final plat showing two trees within the 15-foot front yard
area of proposed Lot 1. The revised landscape plan shall be submitted to the Development Services
Division project manager for review and approval.
The applicant will be required to submit a detailed landscaping plan to the Development Services Division
for review and approval prior to the issuance of a building permit.
C. Compliance with Subdivision Regulations
Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to
a public street or road. Access may be by private access easement per the requirements of the Street
Improvement Ordinance. As proposed, the lots appear to comply with arrangement and access
requirements of the Subdivision Regulations.
Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the
applicable zoning classification and shall be appropriate for the type of development and use
contemplated. Proposed Lot 1 would be oriented to provide its front yard facing to the north, Lot 2 would
be oriented to provide its front yard facing to the south, and Lots 3 and 4 would be oriented to provide
their front yards facing to the north. Staff recommends as a condition of approval that a note be placed on
the face of the final plat map identifying the orientation of the front yards of each of the new lots. Each of
the lots would satisfy the minimum lot area and dimension requirements of the R-8 zone. When
considering the required setbacks, as well as access points for each lot, the proposed lots appear to have
sufficient building area for the development of detached single family homes.
Property Corners at Intersections: There are no property corners at intersections.
Access and Street Improvements: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 is proposed via a 20-foot wide private
access street off of Redmond Court NE. Private streets are permitted to serve a maximum of 6 lots
provided a minimum of two lots abut a public right-of-way. A joint use driveway is permitted to provide
access to a maximum of two lots and is required to have a minimum easement width of 20 feet. The
existing 20-foot wide access easement off of NE 19th Street currently is approved to provide access to
Lots 1-5 of the Dalpay Estates Division 2 Short Plat that was previously approved. The current project is a
re-subdivision of Lot 5 of the Dalpay Estates Division 2 Short Plat. The proposal to provide access to Lot
1 of the proposed subdivision would result in a total of 5 lots accessing off of the easement, which would
not exceed the maximum number of 5 lots that were permitted to access off the easement permitted
under the Dalpay Estates Division 2 Short Plat.
Hexrpt 07·119.doc
City of Renton P/B/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 7 of 9
The existing 20-foot wide access easement off of Redmond Court NE was approved as a part of the
Veldyke/Webber Short Plat (LUAOS-065) to provide access to a maximum of two lots (one of which being
Lot 5 of the Veldyke/Webber Short Plat). Therefore, the proposal to provide access to three additional lots
(Lots 2-4) proposed to be created under the current subdivision would exceed the maximum number of
lots approved to take access off of the existing 20-foot wide easement. In order to provide access to three
additional lots, the easement would need to be widened to 26 feet with 20 feet of paving or a Modification
to the City's Street Standards would need to be granted. Staff recommends as a condition of approval
that a revised plat map be submitted prior to final plat approval widening the existing access easement
proposed to provide access to Lots 2-4 to 26 feet with 20 feet of paving or that a Modification to the City's
Street Standards be requested and granted by the Development Engineering Supervisor.
To mitigate impacts to the local street system, the Environmental Review Committee imposed mitigation
on the project in the form of the requirement for payment of a Traffic Mitigation Fee. The Traffic
Mitigation Fee is based on $75 per net new average daily trip attributed to the proposed subdivision.
The proposed 4 new residential lots would be expected to generate approximately 38.28 new average
weekday trips (4 new homes x 9.57 trips per home = 38.28). The fee for the proposed plat is estimated
to be $2,871 (38.28 total trips x $75.00 = $2,871) and is payable prior to the recording of the plat.
Topography and Vegetation: The topography across proposed Lot 1 is relatively flat with a gradual
slope towards the protected slope areas located within the proposed NGPE. The topography across Lots
2-4 slopes to the southwest at an average grade of 11 percent. In addition, the topography across the
central portion of the site slopes down to a ravine with grades in excess of 40 percent. With the project
application, the applicant submitted a Geotechnical Report prepared by Dennis Joule, dated January 16,
2004. The Environmental Review Committee adopted the recommendations found in the submitted
geotechnical report as mitigation.
A Stream Study prepared by Alder NW, dated November 19, 2007 was submitted for the proposed
project. A stream was identified within the ravine located on the central portion of the project site. The
stream was classified as an intermittent Class 4 stream. A Class 4 stream requires a 35-foot stream
buffer; however the City's Critical Areas Regulations require that when a stream buffer falls within a
protected slope, the buffer shall extend to the top of the slope. According to the submitted stream study,
portions of the 35-foot required stream buffer falls within the protected slope; therefore where the stream
buffer falls within the protected slope area, the buffer extends to the top of the protected slope. No
development is proposed within the protected slope or the stream buffer area.
To protect the critical areas located on the project site, staff recommends as a condition of approval that
a Native Growth Protection Easement shall be recorded over the protected slopes, Class 4 stream, and
associated buffer area (Tract A) prior to or concurrent with the recording of the final plat map. To notify
future residents of the Dalpay Preliminary Plat Phase Ill of the presence of the critical areas, staff
recommends as a condition of approval that the edge of the protected slopes, Class 4 stream, and
associated buffer be delineated with a split rail fence and identified with signage as approved by the
Development Services Division Project Manager. A fencing and signage detail shall be submitted to the
Development Services Division project manager at the time of Utility Construction Permit Application for
review and approval. The fencing and signage shall be installed prior to the recording of the final plat.
The project site is currently forested with a variety of trees, shrubs, and ground cover. RMC 4-4-070
indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping
where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing
trees. A Determination was made by the Director of Development Services that the retention or
replacement of 25% of the existing trees would achieve these requirements. A significant tree retention
plan was submitted with the project application. According to a tree retention plan that was submitted by
the applicant, a total of 96 significant trees are located on-site outside of the NGPE, of those 24 would be
required to be retained or replaced. The tree retention plan identifies 44 significant trees that are
proposed to be retained, which would comply with the retention requirements. To ensure that none of the
trees proposed to be retained are damaged during construction, staff recommends as a condition of
approval that the trees proposed to be retained are shown on each of the plans submitted as a part of
the Utility Construction Permit Application and that protection measures for the trees to ensure survival
during construction of the project be submitted for review and approval by the Development Services
Division project manager.
Hexrpt 07-119.doc
City of Renton PIBIPW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 8of9
Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices
would serve to mitigate potential erosion and off-site sedimentation impacts. The project application
includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of
construction permits for the project. Due to the potential for erosion to occur from the project site during
construction, the Environmental Review Committee adopted a mitigation measure requiring that erosion
control be installed in accordance with the 2005 Department of Ecology Stormwater Management
Manual.
Relationship to Existing Uses: Single family residential homes surround the subject site. The proposed
detached single family residences would be compatible with the surrounding development.
D. Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services
to the proposed development, subject to the applicant's provision of Code required improvements and
fees. These fees paid would help offset any additional impacts to emergency services generated from this
development. To mitigate impacts to the local street system, the Environmental Review Committee
imposed mitigation on the project in the form of the requirement for payment of a Fire Mitigation Fee. The
Fire Mitigation Fee is based on a rate of $488.00 per new single family lot. The fee is estimated at
$1,952.00 ($488 x 4 = $1,952.00) and is payable prior to the recording of the plat.
Schools: The site is located within the boundaries of the Renton School District No. 403. According to
the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992),
the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling.
Based on the student generation factor, the proposed plat would potentially result in 2 additional students
(0.44 X 4 = 1.76).
Storm Drainage/Surface Water: A Technical Information Report prepared by Cramer Northwest, Inc.,
dated August 13 2007 was submitted with the application materials. According to the report the existing
drainage currently sheet flows to the ravine located on the central portion of the project site, where it
becomes a small stream, which flows towards NE Sunset Blvd.
The submitted report concludes that the proposed project is exempt from detention and water quality
improvements per the 1990 King County Surface Water Design Manual. Due to potential downstream
drainage problems, the City's Environmental Review Committee imposed a SEPA mitigation measure
that requires the project to comply with the 2005 King County Surface Water Design Manual.
Applicant will be required to tightline all roof downspout systems and footing drains to a storm system. A
geotechnical report dated January 16, 2004 was submitted. A revised report shall be required with the
Utility Construction Permit submitted as the report recommends that the roof and footing drains be tied
into the neighboring storm vault being built by the Veldyke/Webber Short Plat. It is not clear if this in
option or if both parties have agreed to this.
The Surface Water System Development Charges are based on a rate of $759.00 x 4 single-family
homes. The estimated fees based on the proposed plat are $3,036.00. Payment of these fees will be
required prior to issuance of utility construction permit.
Water and Sanitary Sewer Utilities: The subject site is located within the City of Renton water service
area. An 8-inch water main will be extended to the east property line within a 26-foot utility and access
easement provided by the Veldyke/Webber Short Plat. An 8-inch sewer main is being extended from NE
19th internally into the short plat. Available fire flow from the dead end main will be 1,250 gpm. The
proposed project is located in the 300 Water Pressure Zone and is outside an Aquifer Protection Zone.
Static pressure in the area is approximately 80 psi.
Fire flow requirement for single-family residences under 3,600 square feet, including garage is 1,000
gpm. Hydrants are required within 300 feet of all structures. Existing hydrants to be counted as fire
protection will be required to be retrofitted with a 5-inch storz quick disconnect fitting. Additional fire flow
and hydrants are required if the total square footage of the new single-family structures are greater than
3600 square feet. Lots 2, 3, and 4 will require residential fire sprinkler systems. A minimum of a one inch
domestic water meter will be required.
Hexrpt 07-119.doc
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 9 o/9
A water main extension may be required on site. All short plats shall provide separate water services to
each building lot prior to recording of the short plat. Separate permits and fees for water meters will be
required.
Water System Development Charges are based on a rate of $1,956.00 x 4 new single-family homes. The
estimated fees based on the proposed plat layout are $7,824.00. Payment of these fees will be required
prior to issuance of utility construction permit.
The subject property is served by City of Renton sewer service. An 8-inch sewer main will be extended to
the east property line within a utility and access easement provided by the Veldyke/Webber Short Plat.
The Veldyke/Webber Short Plat is extending an 8-inch sewer main from NE 191
" internally into the short
plat. A separate side sewer stub to each new lot is required prior to the recording of the plat, the
minimum slope shall be 2 percent.
Sanitary Sewer System Development Charges are based on a rate of $1,017.00 x 4 new single-family
homes. The estimated fees based on the proposed plat layout are $4,068.00. Credit is given to the
existing homes connected to sewer. Payment of these fees will be required prior to issuance of utility
construction permit.
This site is subject to the Honey Creek Special Assessment District. Charges are based on a rate of
$250.00 x 4. Fees based on the site plan are $1,000.00. Payment of these fees will be required prior to
issuance of issuance of the utility construction permit.
H. RECOMMENDATION:
Staff recommends APPROVAL of the Dalpay Estates Preliminary Plat Phase Ill, Project File No. LUA-07-
119, PP, ERC subject to the following conditions:
1. A revised landscape plan shall be submitted prior to the approval of the final plat showing two trees
within the 15-foot front yard area of proposed Lot 1. The revised landscape plan shall be submitted to
the Development Services Division project manager for review and approval.
2. A note shall be placed on the face of the final plat map, which states that the front yard of Lot 1 would
be oriented to the north, the front yard of Lot 2 would be oriented to south, and the front yards of Lots
3 and 4 would be oriented to the north.
3. Either a revised plat map shall be submitted prior to final plat approval which widens the existing
access easement (over Tract A of the abutting Veldyke/Webber Short Plat to the east of the project
site) proposed to provide to Lots 2-4 to 26 feet with 20 feet of paving, or a Modification to the City's
Street Standards shall be requested by the applicant and granted by the Development Engineering
Supervisor to allow a total of four lots to access off of the existing 20-foot wide private access
easement.
4. A Native Growth Protection Easement (NGPE) shall be recorded over the protected slopes, Class 4
stream, and associated buffer area (Tract A) prior to or concurrent with the recording of the final plat
map.
5. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as
approved by the Development Services Division Project Manager. A fencing and signage detail shall
be submitted to the Development Services Division project manager at the time of Utility Construction
Permit Application for review and approval. The fencing and signage shall be installed prior to the
recording of the final plat.
6. The significant trees required to be retained shall be shown on each of the civil plans submitted as a
part of the Utility Construction Permit Application and protection measures for the trees to ensure
survival during construction of the project shall be submitted for review and approval by the
Development Services Division project manager.
EXPIRATION PERIODS:
Preliminary Plats (PP): Five (5) years from final approval (signature) date.
Hexrpt 07-119.doc
---------
.. ;;-!~---'1: --,.. -:~-
":'"' .
. BOM RC
OCT · 3 2Q07
~ OF BF.AR!NGS·
N.G.P.E.
-Ol'H."-PLCl#t.DT!l~J4,l&U.t
.r.,
OCT -3 2007
ri;:
C: z :,,o
I C
0"' o,"'
I ,,_
X" X:,
x~
z
C ,::
a,
"' "'
'z \;
0 Z I O
~"' I "' X C,
X 0
X »
X 0
.•
oO 0...,
C ;u z,.., -lz :< -I
"" 'i :,,
U) U)
:,: I -o Z;u ".:l -t
0.,,
Zr :,,
-I
< 0 r
' l
"'
n-r,.,....-.-,,--.,---s-:,..,..---,f., _____________ !'"' -----~----
n l-6; f 1~ •
JI : I ' •
l\i,d l>IOHS J.\id,\iO
N'1ld 9NllN'1ld 33;,,11 dN'1 N011N3l3;,,i 33;,,11
e . "
I
! • !
i I •
l l
' I
I I I I
I . I
I
I W+e -~~--=· =MW. -~,,s
0--+!!"!";;;:" ''c.li/.!!), I' ~ ,--' I
DAL.PAY SHORT PLAT
LOCATED IN THE N.E. 1/4, OF THE S.E. t/4,
OF SECTION 4, TOWNSHIP 23 NORTH, RANCE 5 EAST,
KING COUNTY, YASHJNGTON
Jr.JI ..
. !:. . .ti~~. ;-:~w;;~,!~ i f, :
1 \M ' / ~l))~d,r\~\I\ ·r \-~------.l -~· , , ,. ;/'I 11',\11 'ii \ ~:
" -I a ''.,;; I!,, ·1~i I ("" fl' ::: i'..,,,,. f'. :· l :,i/11~),,! --'--.!~ :-
~P;o;\,\ ~'./ 12:// ·::~)fl'i,~"' \ ---t
,;:---:i~~ -/ ,,,:.-,&;"'" "'' '~-.. '~\
~-· -··
.,._
~ ~ .,,.....,;;;;---
... ,w ·n=
:SI@;
= -~ -la,o~QJ.I~~
--
WP~
,,_ __ "-·-........ r•----"'"-•---::::::--1 ,~,J,Y ~;..-;~6/~'l)!'f.111,~,-.1 ,_'-·~" I
:::::._~4,-m~~~n.;J;/0.,, 2j/ , , -,or: /I
::::::C=---,-;;...-:: ~1m .1./110 11 I 2:::c~--''cO:-cc-,;,~ ,~, ''I·'/,"" I I• DXL 1 IS' DOWNSPOUT DISPERSION TRENCH
NTS
DTL 213, ACCESS ROAD
NTS ~.-;; ~'(;_..'7.ef;(t:t r3,•,,,)J/' ;,.__ _________ _
~a-----i,o~ %Y//'fV)/!/ •/';..,/ ; I' I :1,,
S=i=".l;;~ W..v./'.'.',,J ~ frr;;;. / / 1 , -s--.-r.,~l<i.'-'/".~//~,/// / LOl"J ) I :::::1--.:>%£:;/,_::;-;:"',,!11''/'.!" V, I I I m-•}"_~~1to-,///,,;-/// j/_,., ' ! I :
• S·/,//,)'.C_:0;.,//,i'_//i 011(!, ) r-+-·------------..J .. , ; ', ;,.Y--{.f'//" .-;>-' n111<_; /'r,11 _.. S:: ) I ''
I< m,c;;;j;'<i--;/m_/ ,..__.//, • ' • r1• 'i l::,iA.-/f•·1/fm#•,,-.-n,o .:, ,,,~::1 I !J :
!<; ii/(,/,;. ,;, cii/' "•/~/ "' ,~!• "" "' •!:
1
~11!.l\l',<f'/,.;;t ~!,'. "!!:.'C::." h• ____ ,...,.-~-1.;/ :, 'r/•1"'*\•11 j~' I ",,. ~ .,Y _.,_
i•f/i !(!//LJ_••I ("' fj • .~--.-.. -'·-+'==c<'. I I /7\~ /,f I It~-*1111 lllO " ··" .. -""1·-·-.. ..-l".,.
I/ I JI /1 "" , .---· ---~-,~~ """ ! I ·~ I Jr•"" ... ;,-,.~//
1, 'J /'1 '"' ~?'' • • ""'. ii'"""':". "l' -"i "t.. -~
i,l ,.~l!i•~_i !",-"' m--"-,,,--~ I 1, 11<1 nq ' 1'/1 'i 1 •• /t .. 11~ -~J ----
~ • I
I
lri'!_ ~ 11.J5U·r· n , r -f\v...,DI ., l/na , ""' '-" I ,
I \
111 1 i f,::i..:,,_ ', ' -'" II 11 "" -., • ,
! \ \ "#if.·· -.ir.· I , 11) rf!;f~",-....~;: /,,., 1-+-...... ~"',"''lt-rllill ,or.
//1
:-I
I ~,
I I n~-.... ·rr11,..1 1•1• I I
~
' ~~
1r1t-S'..~"· '_ -:. ,. ..;... : """llln'\'l ,..._--......_-......_ -...._ "" Jn"!J I ~-~-~~,,__~~
/l DAD TMPROVEUENTIDRA[NAC&ICBADTNC PLAN
j -JO'
5'r Cramer Northwest Inc. m II
t .,. [NOIM[[R'S, SUJIVE;YORS ,t PLANNERS :2 ...... ~ .... __ ....... -N.Cllllltil,,,Slt. ....... -.. ,_ -~-
(:IW)lu--C-) .. •-(->zal-a1• (1111 -) ~ (Ju.)
~ r,;;; __ " -
swroc.t W..~ D,ohoj,t Nol.ao orw1 Sp~ ~-.,-.....---crm~ii...._ __ lllllfllllllolicmi,-,w-.
1 ... -...... ~--.. --.......... ·~----------.. ----~--"'•ca,,., ___ _ , .. --i;;C~ ..... -:;::.: .. .....io.,i--........ --...._ ---~·====-.:-..::::-:.:-.:.....::..:;=-_ _,_
1,-.... ·-·-----ca,,·---..,._ ------·----~ ..... ...-e:.::::::::.r-· .............. -. ............ ~-... -·
,_ .. _,_ ____ .... _ ....... ~ .... -----..... ---------!.=.:;.:-;:.~.::.=:;.:.-"----..... -.,..~
~1.,::-...:1 .. -··~==·-:;";":..i::.,~ ..... -.:.::~~ ... _ .. _....,. __ .. ___ M .. ::i::,:,tllro ...... lo_a•~-....... -•• :F=':::1.f:E~-S'!::!~==~=·=:.=--·--:1:::0.::~.:::.w.:.~1:.::~~~--.-· .. c.. ............ "'--~_.. .. -.-.. .......... .._.,.., ...... __ ,._,...,...,.1111, .. _~_ -:.=,:.-_., ____ ...... ., ____ ... ..., .... ro ...... __ .,......,.
._ ... _, .. _,.,.. 1-·--1·------;--1111---:.:..~--==:=:-"".:;:=t.=c-.t::.~-·---:..-::..".z=:..-:=-.:;;:-.. 'l:. ,:~.;o.:=, ':. 'i:".:.. .. =!:' .. :C~::t==-~~ .... ----=----------.---·-... .. _ ... _ ... ..,. .... _._.," ...... ...-... -~ .. -.., ..... _ .. _,...
:Z.":='-r~--~'-o"':...._.J'"'_-~ .. ---. '-----..
:t=~'1.,~~=,-~:-Wu--9"11'DIDl,11U.---... -., ... --------..... IM(ol ...... """" ... 1111,tilOl .. -.... -:.::i=-.. ..:..-:.::-.:.-=.==.i~:--.::.=~=--==-.:--=.-=~---=-·::::.:::::.---.. ~-......---.. ._._._ .. ..,. ____ ..,._..,..... ........... _ ... _.,._ .... _ .. _ ..
=..=.-..;:.-:.:..-::-.. -=~.::.~.:::-.'=';:."::':::....:i '~::...-= == ::====:.::--..:~------. .., -· ~.:.:i:-..:::.~-.., ----.. ---..... ------..... U.~hlloo ............. hlt_ ..... _ .. ,..,w ____ .... ___ .__.,11,1111:_ ...
E.S,i'.=i~~,:s:~-==~i:.-::. ... -=-.:=..~-:.r:. ====~5°:..~:;':""ai,~:\.~"::'",.:.:"""-"""~---lo aForc~---... .., .. __ ,_, __ .....,.,.._...,.,._(111111,11 :t:e:.-___ 11,,_, ..... ,-.4··----... lo-olol,._._.._. __ ..... .:.;..,.: ..
1•.30, CITY OF ~ RENTON ~ 1£:,~I ® ---.,. I DIii: 1-r-;;;;;.
DTL 8/3, NEIGHBORHOOD
DELIVERY d: COLLECT/ON
~ UNITfNDCBU,J
CHECKED FOR COMPLIANCE
TO CITY STANDARDS
I
Date __
_ ______ Oote __
Dote __
DAL.PAY SHORT Pt.AT
FOR JIM DAL.PAY
ROAD IIPROVEMENT~PIM,
OETAILS.J..NOt«:ITES
jA~/NININNeJ~ DEVELOPMENT Pl)), ~n ,,._,
c=rrv OF Rl:NTOf>,!
OCT · 3 ?flfJ7
RE~SYA))
'
~
"" _,;
R-1
ES · 9 T23N R5E E 1/2 e ZONING = TICIINICAL IIBRVICl!S
CA
t:;
.. 0\
R-s J.: I,> ... ~ •. iJ
R....,10
CA
t.,._
I
:lE:
"'
. I,>
/Z ;
~
R
Q eyo 'Oo D5 1:4800
4 T23N R5E E 1/2
S:JO+
'
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA07-119, PP, ECF
Jim Dalpay, Jr. -Dalpay & Associates Construction, Inc.
Dalpay Phase 3 Preliminary Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8 dwelling units per
acre (R-8) into 4 lots. Steep slopes are located on the project site and would be protected in a sensitive area tract.
The project site was previously part of the Dalpay Estates Div II short plat (LUA03-125), which was recorded in
September of 2005 (recording # 20050927900007). As the site was previously part of a subdivision that was
recorded less than 5 years ago, the current subdivision is required to be reviewed as a preliminary plat.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
1801 Redmond Place NE
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined
in Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation
Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval
of the Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530. 76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of
$2,871 00
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the
recording of the final plat. The fee is estimated at $1,952.
ERC Mitigation Measures Page 1 of 1
COMMENCING AT 9:00 AM,
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
December 4, 2007
AGENDA
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Dalpay Preliminary Plat Phase Ill
PROJECT NUMBER: LUA07-119, PP, ECF
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the Dalpay Estates Div
II short plat (LUA03-125), which was recorded in September of 2005 (recording # 20050927900007).
As the site was previously part of a subdivision that was recorded less than 5 years ago, the current
subdivision is required to be reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot
1 is 8,140 square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462
square feet. Access to Lot 1 would be provided via an existing 20-foot wide private access easement
off of NE 19th Street and access to lots 2-4 would be provided via a private street off of Redmond
Court NE. Steep slopes and an unnamed stream are located on the project site and would be
protected in a sensitive area tract.
HEX Agenda 12-4-07.doc
COMMENCING AT 9:00 AM,
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
December 4, 2007
AGENDA
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Dalpay Preliminary Plat Phase Ill
PROJECT NUMBER: LUA07-119, PP, ECF
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the Dalpay Estates Div
II short plat (LUA03-125), which was recorded in September of 2005 (recording # 20050927900007).
As the site was previously part of a subdivision that was recorded less than 5 years ago, the current
subdivision is required to be reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot
1 is 8,140 square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462
square feet. Access to Lot 1 would be provided via an existing 20-foot wide private access easement
off of NE 19th Street and access to lots 2-4 would be provided via a private street off of Redmond
Court NE. Steep slopes and an unnamed stream are located on the project site and would be
protected in a sensitive area tract.
HEX Agenda 12A~07.doc
COMMENCING AT 9:00 AM,
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
December 4, 2007
AGENDA
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Dalpay Preliminary Plat Phase 111
PROJECT NUMBER: LUA07-119, PP, ECF
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the Dalpay Estates Div
II short plat (LUA03-125), which was recorded in September of 2005 (recording# 20050927900007).
As the site was previously part of a subdivision that was recorded less than 5 years ago, the current
subdivision is required to be reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot
1 is 8,140 square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462
square feet. Access to Lot 1 would be provided via an existing 20-foot wide private access easement
off of NE 19th Street and access to lots 2-4 would be provided via a private street off of Redmond
Court NE. Steep slopes and an unnamed stream are located on the project site and would be
protected in a sensitive area tract.
HEX Agenda 12-4-07.doc
COMMENCING AT 9:00 AM,
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
December 4, 2007
AGENDA
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Dalpay Preliminary Plat Phase Ill
PROJECT NUMBER: LUA07-119, PP, ECF
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the Dalpay Estates Div
II short plat (LUA03-125), which was recorded in September of 2005 (recording# 20050927900007).
As the site was previously part of a subdivision that was recorded less than 5 years ago, the current
subdivision is required to be reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot
1 is 8,140 square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462
square feet. Access to Lot 1 would be provided via an existing 20-foot wide private access easement
off of NE 19th Street and access to lots 2-4 would be provided via a private street off of Redmond
Court NE. Steep slopes and an unnamed stream are located on the project site and would be
protected in a sensitive area tract.
HEX Agenda 12-4·07.doc
COMMENCING AT 9:00 AM,
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
December 4, 2007
AGENDA
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Dalpay Preliminary Plat Phase Ill
PROJECT NUMBER: LUA07-119, PP, ECF
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the Dalpay Estates Div
II short plat (LUA03-125), which was recorded in September of 2005 (recording# 20050927900007).
As the site was previously part of a subdivision that was recorded less than 5 years ago, the current
subdivision is required to be reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot
1 is 8,140 square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462
square feet. Access to Lot 1 would be provided via an existing 20-foot wide private access easement
off of NE 19th Street and access to lots 2-4 would be provided via a private street off of Redmond
Court NE. Steep slopes and an unnamed stream are located on the project site and would be
protected in a sensitive area tract.
HEX Agenda 12-4-07.doc
COMMENCING AT 9:00 AM,
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
December 4, 2007
AGENDA
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Dalpay Preliminary Plat Phase Ill
PROJECT NUMBER: LUA07-119, PP, ECF
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the Dalpay Estates Div
II short plat (LUA03-125), which was recorded in September of 2005 (recording# 20050927900007).
As the site was previously part of a subdivision that was recorded less than 5 years ago, the current
subdivision is required to be reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot
1 is 8,140 square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462
square feet. Access to Lot 1 would be provided via an existing 20-foot wide private access easement
off of NE 19th Street and access to lots 2-4 would be provided via a private street off of Redmond
Court NE. Steep slopes and an unnamed stream are located on the project site and would be
protected in a sensitive area tract.
HEX Agenda 12-4-07.doc
PUBLIC
HEARING
City of Renton
Department of Planning I Building I Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date:
Project Name:
Applicant/Owner:
Contact:
File Number:
Project Description:
Project Location:
December 4, 2007
Dalpay Preliminary Plat Phase Ill
Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436, Renton, WA
98059
Aleanna Kondelis, Cramer NW, Inc., 945 N Central #104, Kent, WA 98032
LUA-07-119, PP, ECF Project Manager: Jill K. Ding, Senior Planner
The applicant is requesting Preliminary Plat approval and Environmental (SEPA)
Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the
Dalpay Estates Div II short plat (LUA03-125), which was recorded in September of
2005 (recording# 20050927900007). As the site was previously part of a subdivision
that was recorded less than 5 years ago, the current subdivision is required to be
reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot 1 is 8,140
square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is
7,462 square feet. Access to Lot 1 would be provided via an existing 20-foot wide
private access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE. Steep slopes and an
unnamed stream are located on the project site and would be protected in a sensitive
area tract.
1801 Redmond Place NE
City of Renton PIBIPW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page 2o/9
B. HEARING EXHIBITS:
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2: Neighborhood Detail Map (dated 9/5/2007)
Exhibit 3: Preliminary Plat Map (dated 9/27/2007)
Exhibit 4: Tree Retention and Planting Plan (dated 8/28/2007)
Exhibit 5: Road lmprovemenVDrainage/Grading Plan (dated 8/712007)
Exhibit 6: Zoning Map sheet D5 East 112 (dated 2/28/2007)
Exhibit 7: ERC Mitigation Measures
C. GENERAL INFORMATION:
1. Owner of Record: Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436,
Renton, WA 98059
2. Zoning Designation:
3. Comprehensive Plan Land Use
Designation:
Residential -8 (R-8) Dwelling Units per Acre
Residential Single Family (RSF)
4. Existing Site Use: Vacant
5. Neighborhood Characteristics:
North: Single family residential; R-8 zoning
East: Single family residential; R-8 zoning
South: Commercial Arterial (CA) zoning
West: Single family residential; R-8 zoning
6. Access: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE.
7. Site Area: 72,332 square feet (1.66 acres)
8. Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
Area
N/A
N/A
N/A
D. HISTORICAUBACKGROUND:
Action
Annexation
Comprehensive Plan
Zoning
Dalpay Estates Division
2 Short Plat
Hexrpt 07-119.doc
Land Use File No.
N/A
N/A
N/A
LUA03-125
Ordinance No.
4070
5099
5100
NIA
Comments
NIA
N/A
N/A
Date
6/1/1987
11/01/2004
11/01/2004
9/27/2005
City of Renton PIB/PW Departmenf
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminar; Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Areas Regulations
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-060: Grading, Excavation and Mining Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
Page 3o/9
Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures
Section 4-7-080: Detailed Procedures for Subdivision
Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and
Minimum Standards
Section 4-7-150: Streets -General Requirements and Minimum Standards
Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards
Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Single Family objectives and policies.
2. Community Design Element.
G. DEPARTMENT ANALYSIS:
1. PROJECT DESCRIPTION/BACKGROUND
The proposal would result in the creation of 4 lots and one open Native Growth Protection Tract (NGPE). The
project site is located south of NE 19th Street and west of Redmond Court NE and is zoned Residential -8 (R-8)
dwelling units per acre. The proposed lot sizes are as follows: Lot 1 is 8,140 square feet, Lot 2 is 12,985 square
feet. Lot 3 is 12,879 square feet, and Lot 4 is 7,462 square feet.
Protected slopes and an unnamed stream are located on the central portion of the project site and would be
protected within an NGPE. No development is proposed on the protected slopes or within 30 feet of the stream.
The grading would be limited to the construction of the proposed private street and utilities. Approximately 200-
300 cubic yards of grading is proposed.
Access to Lot 1 would be provided via an existing 20-foot wide private access easement off of NE 19th Street and
access to lots 2-4 would be provided via a private street off of Redmond Court NE.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
November 5, 2007, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated
Hexrpt 07-119.doc
City of Renton PIB/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 4 of 9
(DNS-M) for the Dalpay Preliminary Plat Phase Ill. The DNS-M included 6 mitigation measures. A 14-day appeal
period commenced on November 13, 2007 and ends on November 27, 2007. As of the composition of this report
no appeals of the threshold determination have been filed.
3. COMPLIANCE WITH ERC MITIGATION MEASURES
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in
Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation Plan
prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the
Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530. 76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of $2,871.00.
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording
of the final plat. The fee is estimated at $1,952.
4. STAFF REVIEW COMMENTS
Representatives from various City departments have reviewed the application materials to identify and address
site plan issues from 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 the report.
5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA:
Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to
assist decision makers in the review of the subdivision:
A. Compliance with the Comprehensive Plan Designation. The site is designated Residential Single Family
(RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended to be used for
quality residential detached development organized into neighborhoods at urban densities. It is intended that
larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and
improve the quality of single-family living environments. The proposal is consistent with the following
Comprehensive Plan Land Use and Community Design Element policies:
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in
Residential Single Family neighborhoods.
The proposal project for four lots would arrive at a net density of 4.25 dwelling units per net acre on the project
site, which is within the density range required. The proposal to re-subdivide the Dalpay Estates Division 2 parent
parcel into a total of 8 lots would arrive at a net density of 4.5 dwelling units per net acre, which is within the
density range required.
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre
(43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater
than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the
standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate
development within the allowed density range.
Hexrpt 07-119.doc
,
City of Renton P/BIPW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page 5 of 9
All of the proposed lots equal or exceed the minimum lot size of 5,000 square feet.
Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow
private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for
maintenance activities.
The proposed new lots would meet the required lot size, width, and setbacks area.
Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating
street locations, lot configurations, and building envelopes that address privacy and quality of life for existing
residents.
The proposed lots are oriented such that all of the lots would have access to a public right-of-way. Approval of
this application would not decrease the quality of life for residents in the immediate vicinity.
Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order
to add variety, updated housing stock, and new vitality to neighborhoods.
The proposed short plat would subdivide one existing parcel into four lots. Four new residences would be
constructed on the new lots, updating the housing stock in the existing neighborhood.
B. Compliance with the Underlying Zoning Designation. The 1.66-acre site is designated Residential -8
Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the
future construction of 4 new single-family residential units.
Density The R-8 zone requires a minimum density of 4.0 dwelling units per net acre (dulac) and permits
a maximum density of 8.0 dwelling units per net acre. Net density is calculated after public rights-of-way,
private access easements, and critical areas are deducted from the gross acreage of the site. After the
deduction of 520 square feet of private streets, and 30,866 square feet of critical areas, the proposal for 4
lots would result in a net density of 4.25 dwelling units per acre (4 lots I 0.94 acres = 4.25 du/ac). In
addition, staff reviewed the proposed subdivision in the context of the previously approved Dalpay
Estates Division 2 Short Plat. The proposal to subdivide the parent Dalpay Estates Division 2 parcel into
8 lots would result in a density of 4.5 dwelling units per acre. The proposed subdivision would comply
with density requirements for the R-8 zoning designation.
Lot Dimensions and Size -The minimum lot size required in the R-8 zone is 5,000 sq ft for parcels that
total less than 1 acre in net area. The minimum lot width required is 50 ft for interior lots and 60 feet for
corner lots, and a minimum lot depth of 65 feet is required. The proposed plat would create four lots, Lot
1 would have a lot area of 8,140 square feet, Lot 2 would have a lot area of 12,985 square feet, Lot 3
would have a lot area of 10,929 square feet, and Lot 4 would have a lot area of 7,462 square feet. All of
the lots would be interior lots as none of the lots abut a public street. The proposed lots would have lot
widths ranging from 67 feet to 90 feet. The proposed lots would have lot depths ranging from 84 feet to
223 feet. As proposed the new lots would comply with the City's minimum lot size, width and depth
requirements.
Setbacks -In the R-8 zone, the minimum front and side yard along street setbacks are 15 feet for the
primary residence and 20 feet for an attached garage, the minimum interior side yard setback is 5 feet
and the minimum rear yard setback is 20 feet. The proposed lots appear to contain adequate area to
provide for the construction of single family residences after the consideration of the setback
requirements. Compliance with these setback standards will be verified prior to the issuance of individual
building permits.
Building Standards -The R-8 zone permits one single family residential structure per lot. Each of the
proposed lots would support the construction of one detached unit. Accessory structures are permitted at
a maximum number of two per lot at 720 sq ft each, or one per lot at 1,000 sq ft in size. Accessory
structures are permitted only when associated with a primary structure located on the same parcel.
Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for
detached accessory structures. Maximum building coverage is 35% or 2,500 square feet, whichever is
greater.
Hexrpt 07~119.doc
City of Renton PIBIPW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 6 of9
The proposal's compliance with these building standards would be verified prior to the issuance of
individual building permits.
Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The
proposed building pads appear to be adequately sized for the provision of the required parking.
Landscaping -The City's landscaping regulations require the installation of landscaping within the public
right-of-way. The minimum amount of landscaping required for sites abutting a non-arterial public street
is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be
landscaped. A determination has been made that if no additional area is available within the public right-
of-way due to required improvements, the 5-foot landscaped strip may be located within private property
abutting the public right-of-way. The project site does not abut any public street frontages; therefore the 5-
foot landscape strip is not required.
Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer) are
required to be planted within the 15-foot front yard setback area for the proposed lots.
A conceptual landscape plan was submitted with the project application. The landscape plan proposes to
plant two Autumn Brilliance Serviceberry trees within the front yard areas of Lot 3 and 4. A total of 4
evergreen trees are proposed to be retained and one 6-7-foot tall Shore Pine is proposed to be planted
within the 15-foot front yard area of proposed Lot 2. The submitted plan did not include any trees within
the front yard area of proposed Lot 1. The landscape plan shall be revised to include two trees within the
front yard area of proposed Lot 1. Staff recommends as a condition of approval that a revised landscape
plan be submitted prior to the approval of the final plat showing two trees within the 15-foot front yard
area of proposed Lot 1. The revised landscape plan shall be submitted to the Development Services
Division project manager for review and approval.
The applicant will be required to submit a detailed landscaping plan to the Development Services Division
for review and approval prior to the issuance of a building permit.
C. Compliance with Subdivision Regulations
Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to
a public street or road. Access may be by private access easement per the requirements of the Street
Improvement Ordinance. As proposed, the lots appear to comply with arrangement and access
requirements of the Subdivision Regulations.
Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the
applicable zoning classification and shall be appropriate for the type of development and use
contemplated. Proposed Lot 1 would be oriented to provide its front yard facing to the north, Lot 2 would
be oriented to provide its front yard facing to the south, and Lots 3 and 4 would be oriented to provide
their front yards facing to the north. Staff recommends as a condition of approval that a note be placed on
the face of the final plat map identifying the orientation of the front yards of each of the new lots. Each of
the lots would satisfy the minimum lot area and dimension requirements of the R-8 zone. When
considering the required setbacks, as well as access points for each lot, the proposed lots appear to have
sufficient building area for the development of detached single family homes.
Property Corners at Intersections: There are no property corners at intersections.
Access and Street Improvements: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 is proposed via a 20-foot wide private
access street off of Redmond Court NE. Private streets are permitted to serve a maximum of 6 lots
provided a minimum of two lots abut a public right-of-way. A joint use driveway is permitted to provide
access to a maximum of two lots and is required to have a minimum easement width of 20 feet. The
existing 20-foot wide access easement off of NE 19th Street currently is approved to provide access to
Lots 1-5 of the Dal pay Estates Division 2 Short Plat that was previously approved. The current project is a
re-subdivision of Lot 5 of the Dalpay Estates Division 2 Short Plat. The proposal to provide access to Lot
1 of the proposed subdivision would result in a total of 5 lots accessing off of the easement, which would
not exceed the maximum number of 5 lots that were permitted to access off the easement permitted
under the Dal pay Estates Division 2 Short Plat.
Hexrpt 07-119.doc
'
City of Renton PIBIPW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 7 of 9
The existing 20-foot wide access easement off of Redmond Court NE was approved as a part of the
Veldyke/Webber Short Plat (LUA05-065) to provide access to a maximum of two lots (one of which being
Lot 5 of the Veldyke/Webber Short Plat). Therefore, the proposal to provide access to three additional lots
(Lots 2-4) proposed to be created under the current subdivision would exceed the maximum number of
lots approved to take access off of the existing 20-foot wide easement. In order to provide access to three
additional lots, the easement would need to be widened to 26 feet with 20 feet of paving or a Modification
to the City's Street Standards would need to be granted. Staff recommends as a condition of approval
that a revised plat map be submitted prior to final plat approval widening the existing access easement
proposed to provide access to Lots 2-4 to 26 feet with 20 feet of paving or that a Modification to the City's
Street Standards be requested and granted by the Development Engineering Supervisor.
To mitigate impacts to the local street system, the Environmental Review Committee imposed mitigation
on the project in the form of the requirement for payment of a Traffic Mitigation Fee. The Traffic
Mitigation Fee is based on $75 per net new average daily trip attributed to the proposed subdivision.
The proposed 4 new residential lots would be expected to generate approximately 38.28 new average
weekday trips (4 new homes x 9.57 trips per home = 38.28). The fee for the proposed plat is estimated
to be $2,871 (38.28 total trips x $75.00 = $2,871) and is payable prior to the recording of the plat.
Topography and Vegetation: The topography across proposed Lot 1 is relatively flat with a gradual
slope towards the protected slope areas located within the proposed NGPE. The topography across Lots
2-4 slopes to the southwest at an average grade of 11 percent. In addition, the topography across the
central portion of the site slopes down to a ravine with grades in excess of 40 percent. With the project
application, the applicant submitted a Geotechnical Report prepared by Dennis Joule, dated January 16,
2004. The Environmental Review Committee adopted the recommendations found in the submitted
geotechnical report as mitigation.
A Stream Study prepared by Alder NW, dated November 19, 2007 was submitted for the proposed
project. A stream was identified within the ravine located on the central portion of the project site. The
stream was classified as an intermittent Class 4 stream. A Class 4 stream requires a 35-foot stream
buffer; however the City's Critical Areas Regulations require that when a stream buffer falls within a
protected slope, the buffer shall extend to the top of the slope. According to the submitted stream study,
portions of the 35-foot required stream buffer falls within the protected slope; therefore where the stream
buffer falls within the protected slope area, the buffer extends to the top of the protected slope. No
development is proposed within the protected slope or the stream buffer area.
To protect the critical areas located on the project site, staff recommends as a condition of approval that
a Native Growth Protection Easement shall be recorded over the protected slopes, Class 4 stream, and
associated buffer area (Tract A) prior to or concurrent with the recording of the final plat map. To notify
future residents of the Dalpay Preliminary Plat Phase 111 of the presence of the critical areas, staff
recommends as a condition of approval that the edge of the protected slopes, Class 4 stream, and
associated buffer be delineated with a split rail fence and identified with signage as approved by the
Development Services Division Project Manager. A fencing and signage detail shall be submitted to the
Development Services Division project manager at the time of Utility Construction Permit Application for
review and approval. The fencing and signage shall be installed prior to the recording of the final plat.
The project site is currently forested with a variety of trees, shrubs, and ground cover. RMC 4-4-070
indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping
where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing
trees. A Determination was made by the Director of Development Services that the retention or
replacement of 25% of the existing trees would achieve these requirements. A significant tree retention
plan was submitted with the project application. According to a tree retention plan that was submitted by
the applicant, a total of 96 significant trees are located on-site outside of the NGPE, of those 24 would be
required to be retained or replaced. The tree retention plan identifies 44 significant trees that are
proposed to be retained, which would comply with the retention requirements. To ensure that none of the
trees proposed to be retained are damaged during construction, staff recommends as a condition of
approval that the trees proposed to be retained are shown on each of the plans submitted as a part of
the Utility Construction Permit Application and that protection measures for the trees to ensure survival
during construction of the project be submitted for review and approval by the Development Services
Division project manager.
Hexrpt 07-119.doc
City of Renton P/8/PW Department
DALPA Y PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 8of9
Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices
would serve to mitigate potential erosion and off-site sedimentation impacts. The project application
includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of
construction permits for the project. Due to the potential for erosion to occur from the project site during
construction, the Environmental Review Committee adopted a mitigation measure requiring that erosion
control be installed in accordance with the 2005 Department of Ecology Stormwater Management
Manual.
Relationship to Existing Uses: Single family residential homes surround the subject site. The proposed
detached single family residences would be compatible with the surrounding development.
D. Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention stall indicate that sufficient resources exist to furnish services
to the proposed development, subject to the applicant's provision of Code required improvements and
fees. These fees paid would help offset any additional impacts to emergency services generated from this
development. To mitigate impacts to the local street system, the Environmental Review Committee
imposed mitigation on the project in the form of the requirement for payment of a Fire Mitigation Fee. The
Fire Mitigation Fee is based on a rate of $488.00 per new single family lot. The fee is estimated at
$1,952.00 ($488 x 4 = $1,952.00) and is payable prior to the recording of the plat.
Schools: The site is located within the boundaries of the Renton School District No. 403. According to
the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992),
the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling.
Based on the student generation factor, the proposed plat would potentially result in 2 additional students
(0.44 X 4 = 1.76).
Storm Drainage/Surface Water: A Technical Information Report prepared by Cramer Northwest, Inc.,
dated August 13 2007 was submitted with the application materials. According to the report the existing
drainage currently sheet flows to the ravine located on the central portion of the project site, where it
becomes a small stream, which flows towards NE Sunset Blvd.
The submitted report concludes that the proposed project is exempt from detention and water quality
improvements per the 1990 King County Surface Water Design Manual. Due to potential downstream
drainage problems, the City's Environmental Review Committee imposed a SEPA mitigation measure
that requires the project to comply with the 2005 King County Surface Water Design Manual.
Applicant will be required to tightline all roof downspout systems and footing drains to a storm system. A
geotechnical report dated January 16, 2004 was submitted. A revised report shall be required with the
Utility Construction Permit submitted as the report recommends that the roof and footing drains be tied
into the neighboring storm vault being built by the Veldyke/Webber Short Plat. It is not clear if this in
option or if both parties have agreed to this.
The Surface Water System Development Charges are based on a rate of $759.00 x 4 single-family
homes. The estimated fees based on the proposed plat are $3,036.00. Payment of these fees will be
required prior to issuance of utility construction permit.
Water and Sanitary Sewer Utilities: The subject site is located within the City of Renton water service
area. An 8-inch water main will be extended to the east property line within a 26-foot utility and access
easement provided by the Veldyke/Webber Short Plat. An 8-inch sewer main is being extended from NE
19'" internally into the short plat. Available fire flow from the dead end main will be 1,250 gpm. The
proposed project is located in the 300 Water Pressure Zone and is outside an Aquifer Protection Zone.
Static pressure in the area is approximately 80 psi.
Fire flow requirement for single-family residences under 3,600 square feet, including garage is 1,000
gpm. Hydrants are required within 300 feet of all structures. Existing hydrants to be counted as fire
protection will be required to be retrofitted with a 5-inch storz quick disconnect fitting. Additional fire flow
and hydrants are required if the total square footage of the new single-family structures are greater than
3600 square feet. Lots 2, 3, and 4 will require residential fire sprinkler systems. A minimum of a one inch
domestic water meter will be required.
Hexrpt 07-119.doc
I
City of Renton P/BIPW Department
DALPA Y PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 9 of 9
A water main extension may be required on site. All short plats shall provide separate water services to
each building lot prior to recording of the short plat. Separate permits and fees for water meters will be
required.
Water System Development Charges are based on a rate of $1,956.00 x 4 new single-family homes. The
estimated fees based on the proposed plat layout are $7,824.00. Payment of these fees will be required
prior to issuance of utility construction perm it.
The subject property is served by City of Renton sewer service. An 8-inch sewer main will be extended to
the east property line within a utility and access easement provided by the Veldyke/Webber Short Plat.
The Veldyke/Webber Short Plat is extending an 8-inch sewer main from NE 19'" internally into the short
plat. A separate side sewer stub to each new lot is required prior to the recording of the plat, the
minimum slope shall be 2 percent.
Sanitary Sewer System Development Charges are based on a rate of $1,017.00 x 4 new single-family
homes. The estimated fees based on the proposed plat layout are $4,068.00. Credit is given to the
existing homes connected to sewer. Payment of these fees will be required prior to issuance of utility
construction permit.
This site is subject to the Honey Creek Special Assessment District. Charges are based on a rate of
$250.00 x 4. Fees based on the site plan are $1,000.00. Payment of these fees will be required prior to
issuance of issuance of the utility construction permit.
H. RECOMMENDATION:
Staff recommends APPROVAL of the Dal pay Estates Preliminary Plat Phase 111, Project File No. LUA-07-
119, PP, ERG subject to the following conditions:
1. A revised landscape plan shall be submitted prior to the approval of the final plat showing two trees
within the 15-foot front yard area of proposed Lot 1. The revised landscape plan shall be submitted to
the Development Services Division project manager for review and approval.
2. A note shall be placed on the face of the final plat map, which states that the front yard of Lot 1 would
be oriented to the north, the front yard of Lot 2 would be oriented to south, and the front yards of Lots
3 and 4 would be oriented to the north.
3. Either a revised plat map shall be submitted prior to final plat approval which widens the existing
access easement (over Tract A of the abutting Veldyke/Webber Short Plat to the east of the project
site) proposed to provide to Lots 2-4 to 26 feet with 20 feet of paving, or a Modification to the City's
Street Standards shall be requested by the applicant and granted by the Development Engineering
Supervisor to allow a total of four lots to access off of the existing 20-foot wide private access
easement.
4. A Native Growth Protection Easement (NGPE) shall be recorded over the protected slopes, Class 4
stream, and associated buffer area (Tract A) prior to or concurrent with the recording of the final plat
map.
5. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as
approved by the Development Services Division Project Manager. A fencing and signage detail shall
be submitted to the Development Services Division project manager at the time of Utility Construction
Permit Application for review and approval. The fencing and signage shall be installed prior to the
recording of the final plat.
6. The significant trees required to be retained shall be shown on each of the civil plans submitted as a
part of the Utility Construction Permit Application and protection measures for the trees to ensure
survival during construction of the project shall be submitted for review and approval by the
Development Services Division project manager.
EXPIRATION PERIODS:
Preliminary Plats (PP): Five (5) years from final approval (signature) date.
Hexrpt 07-119.doc
I I __
I
I
I
_J
---------
i--...~~ f --I
---''--~--""--'-'--t--c
OCT · 3 2007
\ \ \ '\
I '•\
I :I
\ \1
\
\ \'._..;::_J_-li'
\
SE 04-23-05 /f-' ~~m,
+NO~tVr-:-.:··
~ OF BF.AR!NGS:
'
" '
.,.
OCT -3 2007
r ,:
C,:
)> 0
le
0" 0) M
I ,,.
xQ x-
x~
5c ,:
0 ,:
I o
X " "' I M
" 0 X 0 ~ ~
,.
oO 0..,
C ;o
z"' -tz ,;< -I
0 :::::z
)>
l/1 l/1
II -o z ;o
~-I
0 ,,
Zr
~
"' g
"' 0
%
" ,:
0
<
0 ,---
i
M
ilii'
Ht"ld lelOHS Ji1dl\tC ~QJ"
Nl1ld 9NllN11ld 33;:,/l GN11 N011N313;:,/ 33;:,/l ''
:if I ii l 1 .l
11: l 11i l l l ! ! .
,, 1'1 ·'•11
'1rl! I i 11 ! H i I I i
I 1.d.1 2 IL r I J , !
l 'l ll I i I' ,· 1
' i ' 1
J 1·! 11 i! ii I 1 1'/ / i I ll li f I ! ,, r !• ' ! I . I I r t j I I • '
ii!!i U, 1! ii fl tl I !I ! i Pl. ! !I I ''·r ~ , h • 11 ,-: • / · I I l 1 , :11J ~ ri-11 ! . 1 ~ 1 11 1 i i, , : ·1 h!.i o 'f. ii j• ii , !j { j I ! l l I
I 1lr
1
!! liH t U1 Hr U I !J i i I w' ir, i i ,r 'i i!! • '1r i l j i '1 i U I ~ I 1:1-' 1 h l ' I·i t ' • ! I • l l _ ii !l!! !l !! .!. ! !H , l 1 l d ! I I
'
!
•
II Lli__l__Ll_JI
;
R-1
"' ~. ro .; ...... ck
sd£)_ RH-F
ZONING
-\ ,··r--""->
' \ -~J \ lr, l
r R-8
R_ s:
ES · 9 T23N R5E E 1/2
----Renton Cl.~ IJ.m1'-e = Tl!CHNICAL IIBllVICIS
~ ' R-1-_-_-_o--
--CA R
0 230 '00
1:4800 D5
4 T23N R5E E 1/2
5304
I
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA07-119, PP, ECF
Jim Dalpay, Jr. -Dalpay & Associates Construction, Inc.
Dalpay Phase 3 Preliminary Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8 dwelling units per
acre (R-8) into 4 lots. Steep slopes are located on the project site and would be protected in a sensitive area tract.
The project site was previously part of the Dalpay Estates Div II short plat (LUA03-125), which was recorded in
September of 2005 (recording # 20050927900007). As the site was previously part of a subdivision that was
recorded less than 5 years ago, the current subdivision is required to be reviewed as a preliminary plat.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
1801 Redmond Place NE
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined
in Volume 11 of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation
Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval
of the Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of
$2,871.00.
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the
recording of the final plat. The fee is estimated at $1,gs2.
ERC Mitigation Measures Page 1 of 1
,
PUBLIC
HEARING
City of Renton
Department of Planning I Building I Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date:
Project Name:
Applicant/Owner:
Contact:
File Number:
Project Description:
Project Location:
December 4, 2007
Dalpay Preliminary Plat Phase Ill
Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436, Renton, WA
98059
Aleanna Kondelis, Cramer NW, Inc., 945 N Central #104, Kent, WA 98032
LUA-07-119, PP, ECF Project Manager: Jill K. Ding, Senior Planner
The applicant is requesting Preliminary Plat approval and Environmental (SEPA)
Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the
Dalpay Estates Div II short plat (LUA03-125), which was recorded in September of
2005 (recording# 20050927900007). As the site was previously part of a subdivision
that was recorded less than 5 years ago, the current subdivision is required to be
reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot 1 is 8,140
square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is
7,462 square feet. Access to Lot 1 would be provided via an existing 20-foot wide
private access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE. Steep slopes and an
unnamed stream are located on the project site and would be protected in a sensitive
area tract.
1801 Redmond Place NE
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page 2 of 9
B. HEARING EXHIBITS:
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2: Neighborhood Detail Map (dated 9/5/2007)
Exhibit 3: Preliminary Plat Map (dated 9/27/2007)
Exhibit 4: Tree Retention and Planting Plan (dated 8/28/2007)
Exhibit 5: Road lmprovemenUDrainage/Grading Plan (dated 8/7/2007)
Exhibit 6: Zoning Map sheet D5 East 1/2 (dated 2/28/2007)
Exhibit 7: ERC Mitigation Measures
C. GENERAL INFORMA TJON:
1. Owner of Record: Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436,
Renton, WA 98059
2. Zoning Designation:
3. Comprehensive Plan Land Use
Designation:
Residential -8 (R-8) Dwelling Units per Acre
Residential Single Family (RSF)
4. Existing Site Use: Vacant
5. Neighborhood Characteristics:
North: Single family residential; R-8 zoning
East: Single family residential; R-8 zoning
South: Commercial Arterial (CA) zoning
West: Single family residential; R-8 zoning
6. Access: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE.
7. Site Area: 72,332 square feet (1.66 acres)
8. Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
Area
N/A
N/A
N/A
D. HISTORICAUBACKGROUND:
Action
Annexation
Comprehensive Plan
Zoning
Dalpay Estates Division
2 Short Plat
Hexrpt 07-119.doc
Land Use File No.
N/A
N/A
N/A
LUA03-125
Ordinance No.
4070
5099
5100
N/A
Comments
N/A
N/A
N/A
Date
6/1/1987
11/01/2004
11/01/2004
9/27/2005
'
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Areas Regulations
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-060: Grading, Excavation and Mining Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
Page 3of9
Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures
Section 4-7-080: Detailed Procedures for Subdivision
Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and
Minimum Standards
Section 4-7-150: Streets -General Requirements and Minimum Standards
Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards
Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Single Family objectives and policies.
2. Community Design Element.
G. DEPARTMENT ANALYSIS:
1. PROJECT DESCRIPTION/BACKGROUND
The proposal would result in the creation of 4 lots and one open Native Growth Protection Tract (NGPE). The
project site is located south of NE 1 g" Street and west of Redmond Court NE and is zoned Residential -8 (R-8)
dwelling units per acre. The proposed lot sizes are as follows: Lot 1 is 8,140 square feet, Lot 2 is 12,985 square
feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462 square feet.
Protected slopes and an unnamed stream are located on the central portion of the project site and would be
protected within an NGPE. No development is proposed on the protected slopes or within 30 feet of the stream.
The grading would be limited to the construction of the proposed private street and utilities. Approximately 200-
300 cubic yards of grading is proposed.
Access to Lot 1 would be provided via an existing 20-foot wide private access easement off of NE 19th Street and
access to lots 2-4 would be provided via a private street off of Redmond Court NE.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on
November 5, 2007, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated
Hexrpt 07-119.doc
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 4 of9
(DNS-M) for the Dalpay Preliminary Plat Phase Ill. The DNS-M included 6 mitigation measures. A 14-day appeal
period commenced on November 13, 2007 and ends on November 27, 2007. As of the composition of this report
no appeals of the threshold determination have been filed.
3. COMPLIANCE WITH ERC MITIGATION MEASURES
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in
Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation Plan
prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the
Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of $2,871.00.
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording
of the final plat. The fee is estimated at $1,952.
4. STAFF REVIEW COMMENTS
Representatives from various City departments have reviewed the application materials to identify and address
site plan issues from 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 the report.
5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA:
Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to
assist decision makers in the review of the subdivision:
A. Compliance with the Comprehensive Plan Designation. The site is designated Residential Single Family
(RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended to be used for
quality residential detached development organized into neighborhoods at urban densities. It is intended that
larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and
improve the quality of single-family living environments. The proposal is consistent with the following
Comprehensive Plan Land Use and Community Design Element policies:
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in
Residential Single Family neighborhoods.
The proposal project for four lots would arrive at a net density of 4.25 dwelling units per net acre on the project
site, which is within the density range required. The proposal to re-subdivide the Dalpay Estates Division 2 parent
parcel into a total of 8 lots would arrive at a net density of 4.5 dwelling units per net acre, which is within the
density range required.
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre
(43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater
than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the
standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate
development within the allowed density range.
Hexrpt 07-119.doc
City of Renton P/8/PW Deparlment
DALPA Y PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page 5of9
All of the proposed lots equal or exceed the minimum lot size of 5,000 square feet.
Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow
private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for
maintenance activities.
The proposed new lots would meet the required lot size, width, and setbacks area.
Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating
street locations, lot configurations, and building envelopes that address privacy and quality of life for existing
residents.
The proposed lots are oriented such that all of the lots would have access to a public right-of-way. Approval of
this application would not decrease the quality of life for residents in the immediate vicinity.
Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order
to add variety, updated housing stock, and new vitality to neighborhoods.
The proposed short plat would subdivide one existing parcel into four lots. Four new residences would be
constructed on the new Jots, updating the housing stock in the existing neighborhood.
8. Compliance with the Underlying Zoning Designation. The 1.66-acre site is designated Residential -8
Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the
future construction of 4 new single-family residential units.
Density-The R-8 zone requires a minimum density of 4.0 dwelling units per net acre (dulac) and permits
a maximum density of 8.0 dwelling units per net acre. Net density is calculated after public rights-of-way,
private access easements, and critical areas are deducted from the gross acreage of the site. After the
deduction of 520 square feet of private streets, and 30,866 square feet of critical areas, the proposal for 4
lots would result in a net density of 4.25 dwelling units per acre (4 lots / 0.94 acres = 4.25 du/ac). In
addition, staff reviewed the proposed subdivision in the context of the previously approved Dalpay
Estates Division 2 Short Plat. The proposal to subdivide the parent Dalpay Estates Division 2 parcel into
8 lots would result in a density of 4.5 dwelling units per acre. The proposed subdivision would comply
with density requirements for the R-8 zoning designation.
Lot Dimensions and Size -The minimum lot size required in the R-8 zone is 5,000 sq ft for parcels that
total less than 1 acre in net area. The minimum lot width required is 50 ft for interior lots and 60 feet for
corner lots, and a minimum lot depth of 65 feet is required. The proposed plat would create four lots, Lot
1 would have a lot area of 8,140 square feet, Lot 2 would have a lot area of 12,985 square feet, Lot 3
would have a lot area of 10,929 square feet, and Lot 4 would have a lot area of 7,462 square feet. All of
the lots would be interior lots as none of the lots abut a public street. The proposed lots would have lot
widths ranging from 67 feet to 90 feet. The proposed lots would have lot depths ranging from 84 feet to
223 feet. As proposed the new lots would comply with the City's minimum lot size, width and depth
requirements.
Setbacks -In the R-8 zone, the minimum front and side yard along street setbacks are 15 feet for the
primary residence and 20 feet for an attached garage, the minimum interior side yard setback is 5 feet
and the minimum rear yard setback is 20 feet. The proposed lots appear to contain adequate area to
provide for the construction of single family residences after the consideration of the setback
requirements. Compliance with these setback standards will be verified prior to the issuance of individual
building permits.
Building Standards -The R-8 zone permits one single family residential structure per lot. Each of the
proposed lots would support the construction of one detached unit. Accessory structures are permitted at
a maximum number of two per lot at 720 sq ft each, or one per lot at 1,000 sq ft in size. Accessory
structures are permitted only when associated with a primary structure located on the same parcel.
Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for
detached accessory structures. Maximum building coverage is 35% or 2,500 square feet, whichever is
greater.
Hexrpt 07-119.doc
City of Renton P/BIPW Department
DALPA Y PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 6of9
The proposal's compliance with these building standards would be verified prior to the issuance of
individual building permits.
Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The
proposed building pads appear to be adequately sized for the provision of the required parking.
Landscaping The City's landscaping regulations require the installation of landscaping within the public
right-of-way. The minimum amount of landscaping required for sites abutting a non-arterial public street
is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be
landscaped. A determination has been made that if no additional area is available within the public right-
of-way due to required improvements, the 5-foot landscaped strip may be located within private property
abutting the public right-of-way. The project site does not abut any public street frontages; therefore the 5-
foot landscape strip is not required.
Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer) are
required to be planted within the 15-foot front yard setback area for the proposed lots.
A conceptual landscape plan was submitted with the project application. The landscape plan proposes to
plant two Autumn Brilliance Serviceberry trees within the front yard areas of Lot 3 and 4. A total of 4
evergreen trees are proposed to be retained and one 6-7 -foot tall Shore Pine is proposed to be planted
within the 15-foot front yard area of proposed Lot 2. The submitted plan did not include any trees within
the front yard area of proposed Lot 1. The landscape plan shall be revised to include two trees within the
front yard area of proposed Lot 1. Staff recommends as a condition of approval that a revised landscape
plan be submitted prior to the approval of the final plat showing two trees within the 15-foot front yard
area of proposed Lot 1. The revised landscape plan shall be submitted to the Development Services
Division project manager for review and approval.
The applicant will be required to submit a detailed landscaping plan to the Development Services Division
for review and approval prior to the issuance of a building permit.
C. Compliance with Subdivision Regulations
Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to
a public street or road. Access may be by private access easement per the requirements of the Street
Improvement Ordinance. As proposed, the lots appear to comply with arrangement and access
requirements of the Subdivision Regulations.
Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the
applicable zoning classification and shall be appropriate for the type of development and use
contemplated. Proposed Lot 1 would be oriented to provide its front yard facing to the north, Lot 2 would
be oriented to provide its front yard facing to the south, and Lots 3 and 4 would be oriented to provide
their front yards facing to the north. Staff recommends as a condition of approval that a note be placed on
the face of the final plat map identifying the orientation of the front yards of each of the new lots. Each of
the lots would satisfy the minimum lot area and dimension requirements of the R-8 zone. When
considering the required setbacks, as well as access points for each lot, the proposed lots appear to have
sufficient building area for the development of detached single family homes.
Property Corners at Intersections: There are no property corners at intersections.
Access and Street Improvements: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 is proposed via a 20-foot wide private
access street off of Redmond Court NE. Private streets are permitted to serve a maximum of 6 lots
provided a minimum of two lots abut a public right-of-way. A joint use driveway is permitted to provide
access to a maximum of two lots and is required to have a minimum easement width of 20 feet. The
existing 20-foot wide access easement off of NE 19th Street currently is approved to provide access to
Lots 1-5 of the Dalpay Estates Division 2 Short Plat that was previously approved. The current project is a
re-subdivision of Lot 5 of the Dalpay Estates Division 2 Short Plat. The proposal to provide access to Lot
1 of the proposed subdivision would result in a total of 5 lots accessing off of the easement, which would
not exceed the maximum number of 5 lots that were permitted to access off the easement permitted
under the Dalpay Estates Division 2 Short Plat.
Hexrpt 07-119.doc
City of Renton PIBIPW Department
DALPAY PRELIMINARY FLAT PHASE iii
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 7 of 9
The existing 20-foot wide access easement off of Redmond Court NE was approved as a part of the
Veldyke/Webber Short Plat (LUAOS-065) to provide access to a maximum of two lots (one of which being
Lot 5 of the Veldyke/Webber Short Plat). Therefore, the proposal to provide access to three additional lots
(Lots 2-4) proposed to be created under the current subdivision would exceed the maximum number of
lots approved to take access off of the existing 20-foot wide easement. In order to provide access to three
additional lots, the easement would need to be widened to 26 feet with 20 feet of paving or a Modification
to the City's Street Standards would need to be granted, Staff recommends as a condition of approval
that a revised plat map be submitted prior to final plat approval widening the existing access easement
proposed to provide access to Lots 2-4 to 26 feet with 20 feet of paving or that a Modification to the City's
Street Standards be requested and granted by the Development Engineering Supervisor.
To mitigate impacts to the local street system, the Environmental Review Committee imposed mitigation
on the project in the form of the requirement for payment of a Traffic Mitigation Fee. The Traffic
Mitigation Fee is based on $75 per net new average daily trip attributed to the proposed subdivision.
The proposed 4 new residential lots would be expected to generate approximately 38.28 new average
weekday trips (4 new homes x 9.57 trips per home = 38.28). The fee for the proposed plat is estimated
to be $2,871 (38,28 total trips x $75.00 = $2,871) and is payable prior to the recording of the plat.
Topography and Vegetation: The topography across proposed Lot 1 is relatively flat with a gradual
slope towards the protected slope areas located within the proposed NGPE. The topography across Lots
2-4 slopes to the southwest at an average grade of 11 percent. In addition, the topography across the
central portion of the site slopes down to a ravine with grades in excess of 40 percent. With the project
application, the applicant submitted a Geotechnical Report prepared by Dennis Joule, dated January 16,
2004. The Environmental Review Committee adopted the recommendations found in the submitted
geotechnical report as mitigation.
A Stream Study prepared by Alder NW, dated November 19, 2007 was submitted for the proposed
project. A stream was identified within the ravine located on the central portion of the project site. The
stream was classified as an intermittent Class 4 stream. A Class 4 stream requires a 35-foot stream
buffer; however the City's Critical Areas Regulations require that when a stream buffer falls within a
protected slope, the buffer shall extend to the top of the slope. According to the submitted stream study,
portions of the 35-foot required stream buffer falls within the protected slope; therefore where the stream
buffer falls within the protected slope area, the buffer extends to the top of the protected slope. No
development is proposed within the protected slope or the stream buffer area.
To protect the critical areas located on the project site, staff recommends as a condition of approval that
a Native Growth Protection Easement shall be recorded over the protected slopes, Class 4 stream, and
associated buffer area (Tract A) prior to or concurrent with the recording of the final plat map. To notify
future residents of the Dalpay Preliminary Plat Phase Ill of the presence of the critical areas, staff
recommends as a condition of approval that the edge of the protected slopes, Class 4 stream, and
associated buffer be delineated with a split rail fence and identified with signage as approved by the
Development Services Division Project Manager. A fencing and signage detail shall be submitted to the
Development Services Division project manager at the time of Utility Construction Permit Application for
review and approval. The fencing and signage shall be installed prior to the recording of the final plat.
The project site is currently forested with a variety of trees, shrubs, and ground cover. RMC 4-4-070
indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping
where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing
trees. A Determination was made by the Director of Development Services that the retention or
replacement of 25% of the existing trees would achieve these requirements. A significant tree retention
plan was submitted with the project application. According to a tree retention plan that was submitted by
the applicant, a total of 96 significant trees are located on-site outside of the NGPE, of those 24 would be
required to be retained or replaced. The tree retention plan identifies 44 significant trees that are
proposed to be retained, which would comply with the retention requirements. To ensure that none of the
trees proposed to be retained are damaged during construction, staff recommends as a condition of
approval that the trees proposed to be retained are shown on each of the plans submitted as a part of
the Utility Construction Permit Application and that protection measures for the trees to ensure survival
during construction of the project be submitted for review and approval by the Development Services
Division project manager.
Hexrpt 07-119.doc
City of Renton P/B/PW Department
DALPA Y PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page Bof9
Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices
would serve to mitigate potential erosion and off-site sedimentation impacts. The project application
includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of
construction permits for the project. Due to the potential for erosion to occur from the project site during
construction, the Environmental Review Committee adopted a mitigation measure requiring that erosion
control be installed in accordance with the 2005 Department of Ecology Stormwater Management
Manual.
Relationship to Existing Uses: Single family residential homes surround the subject site. The proposed
detached single family residences would be compatible with the surrounding development.
D, Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services
to the proposed development, subject to the applicant's provision of Code required improvements and
fees. These fees paid would help offset any additional impacts to emergency services generated from this
development. To mitigate impacts to the local street system, the Environmental Review Committee
imposed mitigation on the project in the form of the requirement for payment of a Fire Mitigation Fee. The
Fire Mitigation Fee is based on a rate of $488.00 per new single family lot. The fee is estimated at
$1,952.00 ($488 x 4 = $1,952.00) and is payable prior to the recording of the plat.
Schools: The site is located within the boundaries of the Renton School District No. 403. According to
the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992),
the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling,
Based on the student generation factor, the proposed plat would potentially result in 2 additional students
(0.44 X 4 = 1.76).
Storm Drainage/Surface Water: A Technical Information Report prepared by Cramer Northwest, Inc.,
dated August 13 2007 was submitted with the application materials. According to the report the existing
drainage currently sheet flows to the ravine located on the central portion of the project site, where it
becomes a small stream, which flows towards NE Sunset Blvd.
The submitted report concludes that the proposed project is exempt from detention and water quality
improvements per the 1990 King County Surface Water Design Manual. Due to potential downstream
drainage problems, the City's Environmental Review Committee imposed a SEPA mitigation measure
that requires the project to comply with the 2005 King County Surface Water Design Manual.
Applicant will be required to tightline all roof downspout systems and footing drains to a storm system. A
geotechnical report dated January 16, 2004 was submitted, A revised report shall be required with the
Utility Construction Permit submitted as the report recommends that the roof and footing drains be tied
into the neighboring storm vault being built by the Veldyke/Webber Short Plat. It is not clear if this in
option or if both parties have agreed to this.
The Surface Water System Development Charges are based on a rate of $759.00 x 4 single-family
homes. The estimated fees based on the proposed plat are $3,036.00. Payment of these fees will be
required prior to issuance of utility construction permit.
Water and Sanitary Sewer Utilities: The subject site is located within the City of Renton water service
area. An 8-inch water main will be extended to the east property line within a 26-foot utility and access
easement provided by the Veldyke/Webber Short Plat. An 8-inch sewer main is being extended from NE
19th internally into the short plat. Available fire flow from the dead end main will be 1,250 gpm. The
proposed project is located in the 300 Water Pressure Zone and is outside an Aquifer Protection Zone.
Static pressure in the area is approximately 80 psi.
Fire flow requirement for single-family residences under 3,600 square feet, including garage is 1,000
gpm. Hydrants are required within 300 feet of all structures. Existing hydrants to be counted as fire
protection will be required to be retrofitted with a 5-inch storz quick disconnect fitting. Additional fire flow
and hydrants are required if the total square footage of the new single-family structures are greater than
3600 square feet. Lots 2, 3, and 4 will require residential fire sprinkler systems. A minimum of a one inch
domestic water meter will be required.
Hexrpt 07-119.doc
'
City of Renton PIBIPW Department
DALPA Y PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DATE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 9 of9
A water main extension may be required on site. All short plats shall provide separate water services to
each building lot prior to recording of the short plat. Separate perm its and fees for water meters will be
required.
Water System Development Charges are based on a rate of $1,956.00 x 4 new single-family homes. The
estimated fees based on the proposed plat layout are $7,824.00. Payment of these fees will be required
prior to issuance of utility construction permit.
The subject property is served by City of Renton sewer service. An 8-inch sewer main will be extended to
the east property line within a utility and access easement provided by the Veldyke/Webber Short Plat.
The Veldyke/Webber Short Plat is extending an 8-inch sewer main from NE 19th internally into the short
plat. A separate side sewer stub to each new lot is required prior to the recording of the plat, the
minimum slope shall be 2 percent.
Sanitary Sewer System Development Charges are based on a rate of $1,017.00 x 4 new single-family
homes. The estimated fees based on the proposed plat layout are $4,068.00. Credit is given to the
existing homes connected to sewer. Payment of these fees will be required prior to issuance of utility
construction perm it.
This site is subject to the Honey Creek Special Assessment District. Charges are based on a rate of
$250.00 x 4. Fees based on the site plan are $1,000.00. Payment of these fees will be required prior to
issuance of issuance of the utility construction permit.
H. RECOMMENDATION:
Staff recommends APPROVAL of the Dalpay Estates Preliminary Plat Phase Ill, Project File No. LUA-07-
119, PP, ERC subject to the following conditions:
1. A revised landscape plan shall be submitted prior to the approval of the final plat showing two trees
within the 15-foot front yard area of proposed Lot 1. The revised landscape plan shall be submitted to
the Development Services Division project manager for review and approval.
2. A note shall be placed on the face of the final plat map, which states that the front yard of Lot 1 would
be oriented to the north, the front yard of Lot 2 would be oriented to south, and the front yards of Lots
3 and 4 would be oriented to the north.
3. Either a revised plat map shall be submitted prior to final plat approval which widens the existing
access easement (over Tract A of the abutting Veldyke/Webber Short Plat to the east of the project
site) proposed to provide to Lots 2-4 to 26 feet with 20 feet of paving, or a Modification to the City's
Street Standards shall be requested by the applicant and granted by the Development Engineering
Supervisor to allow a total of four lots to access off of the existing 20-foot wide private access
easement.
4. A Native Growth Protection Easement (NGPE) shall be recorded over the protected slopes, Class 4
stream, and associated buffer area (Tract A) prior to or concurrent with the recording of the final plat
map.
5. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as
approved by the Development Services Division Project Manager. A fencing and signage detail shall
be submitted to the Development Services Division project manager at the time of Utility Construction
Permit Application for review and approval. The fencing and signage shall be installed prior to the
recording of the final plat.
6. The significant trees required to be retained shall be shown on each of the civil plans submitted as a
part of the Utility Construction Permit Application and protection measures for the trees to ensure
survival during construction of the project shall be submitted for review and approval by the
Development Services Division project manager.
EXPIRATION PERIODS:
Preliminary Plats (PP}: Five (5) years from final approval (signature} date.
Hexrpt 07-119.doc
_,, "'-~
=::""'*' ---
I ,,;'.·>iT P/...fl,j,jr\!ii'~JG
.,,F REMTOf1i
OCT -3 2007
.(..
OCT -3 2007
r \;
Cz
}> 0
I C
O<n cr,m
I> XO X:, x!i!
z
C
" m m
"'
5: \;
0 Z
I O
X X ,>
I l'l ~ 0
X »
X 0
z
C
" m m
"'
0
s
;,;; 0
Z=i C)-<
oO 0..,,
C: z"' .... F"1 -< z . ....
:i: ~
}>
U1 U1
II -o z"' <:: -1
0.,,
zi;:;: ....
(,,. .,~,
' l ; -6, l,il "~~~I i I Ii •
I fiQ lt''ld l;,,lOHS .lt'd'Jt'G _J -
I ,1 N\fld 9NllN\fld 332'11 dN\f NOllN3l32'1 332'11 ~ ~ ' ! 1 I -
'
I ! I j
i111p 11 (!)
1J1i1i1ffli1llt1ltiiljitlf i~iif11f111i11iitll11i
1, ,?.
i: II I lli ~z ...... C ·,o = :t.-h~nbillh~~ .. ae;..·_ ,,; J' j ,1;· l U~t1la&iti:i~h~J1:! .. . I q, I ::it:: ,=, w ,!i "" ii1i1,!tl1!i~!!ili.ll.,i f' ,, t!~E!tl!~!l!!!!! Q..c. > • jll I; i ';:1 b.:;~ <V) w -~ !!!,Ii! !.1 *'iti.. l..lJ
"
111
; )
1itt:i11;111,,1,,,,11,11~,,1111t!itj''1'i'f1t1 ! " :So I-
' 0 w l "'?.: u :,;J
~1 f$~f r•~~~.i~~!••••a~~ \ ; •~si I lq i Iii ! L:jb C) a::
1
!fl I f $f1Jftis:1,1,ait!1, Aiff~_iiia . Ii I f 1 u • • !j,
< ! 'i' ' I " > L ' l ,,,,,,11!11tf~tt!1:1,Ji,,,~,11,,!1i1l1,111111t!t
E E E ~ ! l 1,1 cJ
!Ii I I I' 'II ~~-,~·~~~~; i ;~3~~iR~~~;.ii~laiC5t~~D~:i,ci l~ ql ! ' hi • lihiilii~ , , ! _ i jj~iiieeHiUl!hiHUU!!1 I! w • , I • " l • I II I
I • I ! ! 0 ! I 11, ~ I ! f ~I I p I Hu1~!1,1 11 !nlu1'nnu,. uju11u1!!!f1,u1 j .) d • I • X 1~b~iJ~)~hff;~~~i9~\ij!))~~~~ji~~~~~~~~9Di~~\~~~ • l ~ X ii/ ,,~;~,,~t!,,,1.,,,ii,ei!!!,1!!,1,!il,~!!,,,I!!, ! ! • I • • II 0 ;;;;
I
"-
N ROAlJ IMPROVEMENT/DR,UNAGE/GJW)[NG PLAN, DETAILS, AND NOTES
.DAL.PAY SHORT PLAT
W~E '
LOCATED IN THE N.E. 1/4. OF THE S.E. 1/4,
OF SECTION 4. T01fNSHJP 23 NORTH, RANGE 5 EAST,
KING COUNTY, TfASHJNGTON
ILi/.,
s ,, I I
~ --+ "!."':::;" '.ll /J!I "-,--_, I 1 Ill'' r--11TT~ . 1 /:,/ 1 '/I '""n" ·" 1/;• "'/ / • I I
1 1 r-,.; ooo.....:er ~/lfi / /i ', ~\ I '1 ~ 1
I l~• , ; J.i I dl1]0'.1'i'~ 1;11 i -\-----~+
_ :) -~~ .41
1
·1.,1m1, 1 1 1·" .-!f":_
_ (.,P ,./-·j
121
~
1 n,/;r r1''"'J !:. " I ~~" V, ·,,,».v..)'-·fl!~---.:..--------r ::::::--i-(/ ~ --::,_'m;..,: %/1;1/ir >/ I '--• ~~~-~f;,;;;,-c· "'!,/,If,., _-.:--•._:\ I
-;,;,--..,-6v.6V ~//I • 1, ' · ., I ,_ -,.y,u~J•.U:t'sr. rr 1i:_; 1/)rn ~ 1 / ' I '---'-~-~=-</ •w, ""·I • ~..::r::::::=-...-:---__.--'" :--:™ r.111-/m I :---.C:---"" )"_;;:'. I/ • I I > ---=·• :-,.c:~);'J4''f~ • U! o1 -----------r1 ~--~-??: li,~/IJt·z,<'~/ *i' I S=I=-~ ""«/"!ti/· /~/7((!, . I I ?+-m~"'-;/.:/~~/Z,JM1/ , " ""J I 1
1
·1
-:1 ~?,ff/,,.;;_::;;.;;/)'~/.;,:,~/' ', d 1 I \ :, ~--,•~M-'_/1111 IN/llf I ' -If/ ,.,/_.,/:_;:.,,f...-/,/1•/. ) ---\---~-------.I-.. II ;::I, , /' {""%./ n111/., ,,m,-' t 1 / 1 ~mi1'~1c:<.~~0~,, ;[1:~ .... ii•iJ: _JI
•Sl~l/11,rnj/~•f// I -,,it1rn L! 'j;,/ ,
• 1'm 1111·J. • ,¥ , )
i/ "i p,,lr1Z' ~, ~-~ !1 _ _....,..-~ / I
, /.,~ h~-..11.!r.~ •• ~ "~-"~-"· I
I/ I /tlf 'i /) ti,~... . r.----•• .-'/ 111//,,,.., C ~-" I I
/i : t n1Jf/,/ ,,,.1 ~~\ A•n,o *""-* ~ I I
Ii /;'(~i;.;,,:.i ""JI 'il:'t.:· I -I I ,J I/A<!.1,r1q~ ~' -~ '11--mi---T-.. ---1 1!!1Y1,:1 • , \ , 'Ii,,. 1.,. -I,, _ _ _ ,~ ,, /
/(',ii1 _,.,1~/'°-n r IUI ;.; ,, "-..-~ /
)n• .,..,11•1 I 101, ""Z "-..., -• .,,-
1(111\1 (,4,L~;, ,.,,.,,,n , ----------·"-" I' r.-
~
ili ~!,-<; '-,,, , I I
\ !!.., .... 4,~ I 'I"--I I 1 )) -,. -<---·rr· ~-1 ,.,. I ... I , ~,
~
' ',,---,, •• I•• ' I I I I I,. .. \~ '!" ""1• . '~
'-"·~ ,.~-=..t• ' I I ,~ '"-n11 ,IF nt1_J
-' ~IIU' ":_ ~~~--=..,.J.,~
~QA.,P /UPRDVEJIENTIDR.4 TNA Gl/CRA DING PLAN
'•JO
$..r Cramer Northwest Inc, m r ._,~ .. ="='~'"':::.· -';'='~"';;;;;'= .. a..,,,,,:•:-~"""""="~"::..'-,_. .. _ flt. ,,M. -.• -
(Ul}lli-(lffol) .. 1-(-}UI-OIN (loll -J (U!---(~ 1.-..--~.
~ ..
..,_ ·~ ~ ---------=-_-;:;;;:;;;--<-..... w.&~~ l1Wf04 X-l!CJ!ON ....
~-
.. ---llMl·--···:.J~' . r•---... """ITU>..._,. _ __J --
1,
!I
ii
DTL 1 /8. DOWNSPOUT DTSPERSIQN TRENCH DTL 2/S ACCESS ROAD
NlS NTS
~
~--~Noleo<MSjldli:-tlldM i=:...'":::r~ ... ~=~· ... ::i~'-t:-:=:.i::."'!.-:-----~---· ...... --~ ~=: .. "":;t: ..... =:-.,.,"";":C::.,_,:;;,::.:.::::=."::...-...-. ,,,, __ ~~-----:::t": .. i-·--··-, ........ _____ .,, .. ~----....----------~ ... -e.::-.::=;::.r, ........... _ ... ,.._ .. ~-... -·
, ... ~----..... ..-.... 1o ... ---·-----.... -
_,..._ ___ _
!.::.:'=~~.::==:.::..~ .. -------.. ·-~--=-.:-:::.:.~c:-i,...::=:....-:::=..'::.'~: .. -=-:..::-:-.. -:-_ ... ...-.. --.-.•-,-•w .. _...,..,.,.,.. .. .,_... ... _, ___ .. ., el;:~1:i,~~~--==~=·=:=--·--1i'!::;:.:i.:-:-.::..11i:.i:..--::.:..·.:z---.. 1tt.1-... .,,., __ a.,..., ........................... -.i .. ..,11 ... i.--......... ..-.. QII .. _-.......,..._ -· :.=,:::.-~ .. ____ ....... -~ ... -........ _oo.ia1 __ ..,.w.....
~-,w. .... ///0-Ja..-S , .. _. .... , .......... . ..... u ...... , ... ..... :.:..~--:.==:=-::.·.::;=-.n:-.=.r.:-;;:.ia.=..-·---
~ -:;.•.::.=.--=.:::-.~~::::.=.~':',:',:"=:r.:c.~==-tn..~----'":::" .:.'==:i:=..-:.==-~-!:t;\.-.:....-..,-=:=:-:=;. :.::.~~~~=-~"=--.J"".:""'" .. --....-..~'-'-.. \tt:~·111~~=:~=,n. ..... om • .,...,_ __ -•111-........ _ .. ___ ~ ..... .-.i .... _,..,._ .. ..., __ ...,._ ~=-.. -.:::.-===~.:-...:.=::=.=-..:=-.... ~-i<i.=:a!S::.::;:..=~==---·= .. :=::--==--==:=~=:-__ .. _____ ... _ .... _ .. _______ ..
~::=11111-:::::::..:=..·-===-:.·:t .. ::-:::::--; ... ::..-:::::"
~-~ ..... ..., ............. _ ~..!.::.":.:.:..-==----..... ~---.. _ .. _.....,.., ___ .,,... a1v11111o.__.,_.,._,..--..--,,.--...., .. _...,_ .. ••111:-•
5,Tl::i=S:~-=-~--s.-::.-:=-:.~':.".i";:.'.:=.,.--:..-:.t ====::.:9.s:~Qror~:'.!";:...,~,:.:-... -..... ,..., .......... . , .... ~---... ----·-·----·-""11'1"_!4...,11 ~-e·.:.=:::..--14,., .... ,,-o1.11111111a __ ..... _ ... -" ............. _
1i OTY OF --~ ~ RENTON
'"1~11:1-
-: '.::-a' ---
DTL 11/3, NEIGHBORHOOD
DELIVERY 6: COLLECTION
~UNfTC/IDCBUI
CHECKED FOR COMPLIANCE
TO CITY STANDARDS
Date __
I Date __
--------D<:1te --
DAL.PAY SHOflT Pl.,\l
FOR JW: OAI.J>A Y
ROAD IMPROVE.MEffTIOR./JliAQOORAOIN(.] PIM,
0£TW.ANDN:lTES
jA~/NJN DEVELOPMENT Plk,1/)q
CITY OF Rl:NTOf!
OCT -3 2007
fi " . -!::cr\i t;f;lff;,, nL·~.~fi~
-~
""' "1
R-1
ES • 9 T23N R5E E 1/2
~ ZONING
~ = TBCIINICAL SBRVICES
R il!D ,_ __
. GA R
0 230 '-00
1:4800 D5
4 T23N R5E E 1/2
S»4
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S)
APPLICANT:
PROJECT NAME:
LUA07-119, PP, ECF
Jim Dalpay, Jr. -Dalpay & Associates Construction, Inc.
Dalpay Phase 3 Preliminary Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8 dwelling units per
acre (R-8) into 4 lots. Steep slopes are located on the project site and would be protected in a sensitive area tract.
The project site was previously part of the Dalpay Estates Div II short plat {LUA03-125), which was recorded in
September of 2005 (recording # 20050927900007). As the site was previously part of a subdivision that was
recorded less than 5 years ago, the current subdivision is required to be reviewed as a preliminary plat.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
1801 Redmond Place NE
The City of Renton
Department of Planning/Bui/ding/Public Works
Development Planning Section
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined
in Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation
Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval
of the Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530. 76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of
$2,871.00.
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the
recording of the final plat. The fee is estimated at $1,952.
ERC Mitigation Measures Page 1 of 1
PUBLIC
HEARING
City of Renton
Department of Planning I Building I Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date:
Project Name:
Applicant/Owner:
Contact:
File Number:
Project Description:
Project Location:
December 4, 2007
Dalpay Preliminary Plat Phase Ill
Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436, Renton, WA
98059
Aleanna Kondelis, Cramer NW, Inc., 945 N Central #104, Kent, WA 98032
LUA-07-119, PP, ECF Project Manager: Jill K. Ding, Senior Planner
The applicant is requesting Preliminary Plat approval and Environmental (SEPA)
Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the
Dalpay Estates Div II short plat (LUA03-125), which was recorded in September of
2005 (recording# 20050927900007). As the site was previously part of a subdivision
that was recorded less than 5 years ago, the current subdivision is required to be
reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot 1 is 8,140
square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is
7,462 square feet. Access to Lot 1 would be provided via an existing 20-foot wide
private access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE. Steep slopes and an
unnamed stream are located on the project site and would be protected in a sensitive
area tract.
1801 Redmond Place NE
City of Renton PIBIPW Department
DALPA Y PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DATE: December 4, 2007 Page 2 of 9
B. HEARING EXHIBITS:
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2: Neighborhood Detail Map (dated 9/5/2007)
Exhibit 3: Preliminary Plat Map (dated 9/27/2007)
Exhibit 4: Tree Retention and Planting Plan (dated 8/28/2007)
Exhibit 5: Road Improvement/Drainage/Grading Plan (dated 8/7/2007)
Exhibit 6: Zoning Map sheet D5 East 1/2 (dated 2/28/2007)
Exhibit 7: ERG Mitigation Measures
C. GENERAL INFORMATION:
1. Owner of Record: Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436,
Renton, WA 98059
2. Zoning Designation:
3. Comprehensive Plan Land Use
Designation:
Residential -8 (R-8) Dwelling Units per Acre
Residential Single Family (RSF)
4. Existing Site Use: Vacant
5. Neighborhood Characteristics:
North: Single family residential; R-8 zoning
East: Single family residential; R-8 zoning
South: Commercial Arterial (CA) zoning
West: Single family residential; R-8 zoning
6. Access: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE.
7. Site Area: 72,332 square feet (1.66 acres)
8. Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
Area
N/A
N/A
N/A
D. HISTORICAUBACKGROUND:
Action
Annexation
Comprehensive Plan
Zoning
Dalpay Estates Division
2 Short Plat
Hexrpt 07-119.doc
Land Use File No.
N/A
N/A
N/A
LUA03-125
Ordinance No.
4070
5099
5100
N/A
Comments
N/A
N/A
N/A
Date
6/1/1987
11/01/2004
11/01/2004
9/27/2005
' City of Renton PIB/PW Department
DALPAY PRELIMINARY FLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-11 O: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Areas Regulations
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-060: Grading, Excavation and Mining Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
Page 3 of 9
Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures
Section 4-7-080: Detailed Procedures for Subdivision
Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and
Minimum Standards
Section 4-7-150: Streets-General Requirements and Minimum Standards
Section 4-7-160: Residential Blocks-General Requirements and Minimum Standards
Section 4-7-170: Residential Lots-General Requirements and Minimum Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Single Family objectives and policies.
2. Community Design Element.
G. DEPARTMENT ANALYSIS:
1. PROJECT DESCRIPTION/BACKGROUND
The proposal would result in the creation of 4 lots and one open Native Growth Protection Tract (NGPE). The
project site is located south of NE 19th Street and west of Redmond Court NE and is zoned Residential -8 (R-8)
dwelling units per acre. The proposed lot sizes are as follows: Lot 1 is 8,140 square feet, Lot 2 is 12,985 square
feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462 square feet.
Protected slopes and an unnamed stream are located on the central portion of the project site and would be
protected within an NGPE. No development is proposed on the protected slopes or within 30 feet of the stream.
The grading would be limited to the construction of the proposed private street and utilities. Approximately 200-
300 cubic yards of grading is proposed.
Access to Lot 1 would be provided via an existing 20-foot wide private access easement off of NE 19th Street and
access to lots 2-4 would be provided via a private street off of Redmond Court NE.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on
November 5, 2007, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated
Hexrpt 07-119.doc
City of Renton PIB!PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 4 of 9
(DNS-M) for the Dalpay Preliminary Plat Phase Ill. The DNS-M included 6 mitigation measures. A 14-day appeal
period commenced on November 13, 2007 and ends on November 27, 2007. As of the composition of this report
no appeals of the threshold determination have been filed.
3. COMPLIANCE WITH ERC MITIGATION MEASURES
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in
Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation Plan
prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the
Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of $2,871.00.
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording
of the final plat. The fee is estimated at $1,952.
4. STAFF REVIEW COMMENTS
Representatives from various City departments have reviewed the application materials to identify and address
site plan issues from 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 the report.
5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA:
Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to
assist decision makers in the review of the subdivision:
A. Compliance with the Comprehensive Plan Designation. The site is designated Residential Single Family
(RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended to be used for
quality residential detached development organized into neighborhoods at urban densities. It is intended that
larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and
improve the quality of single-family living environments. The proposal is consistent with the following
Comprehensive Plan Land Use and Community Design Element policies:
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in
Residential Single Family neighborhoods.
The proposal project for four lots would arrive at a net density of 4.25 dwelling units per net acre on the project
site, which is within the density range required. The proposal to re-subdivide the Dalpay Estates Division 2 parent
parcel into a total of 8 lots would arrive at a net density of 4.5 dwelling units per net acre, which is within the
density range required.
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre
(43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater
than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the
standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate
development within the allowed density range.
Hexrpt 07-119.doc
'
City of Renton P/BIPW Department
DALPA Y PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page 5of9
All of the proposed lots equal or exceed the minimum lot size of 5,000 square feet.
Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow
private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for
maintenance activities.
The proposed new lots would meet the required lot size, width, and setbacks area.
Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating
street locations, lot configurations, and building envelopes that address privacy and quality of fife for existing
residents.
The proposed lots are oriented such that all of the lots would have access to a public right-of-way. Approval of
this application would not decrease the quality of life for residents in the immediate vicinity.
Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order
to add variety, updated housing stock, and new vitality to neighborhoods.
The proposed short plat would subdivide one existing parcel into four lots. Four new residences would be
constructed on the new lots, updating the housing stock in the existing neighborhood.
B. Compliance with the Underlying Zoning Designation. The 1.66-acre site is designated Residential -8
Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the
future construction of 4 new single-family residential units.
Density-The R-8 zone requires a minimum density of 4.0 dwelling units per net acre (du/ac) and permits
a maximum density of 8.0 dwelling units per net acre. Net density is calculated after public rights-of-way,
private access easements, and critical areas are deducted from the gross acreage of the site. After the
deduction of 520 square feet of private streets, and 30,866 square feet of critical areas, the proposal for 4
lots would result in a net density of 4.25 dwelling units per acre (4 lots / 0.94 acres = 4.25 du/ac). In
addition, staff reviewed the proposed subdivision in the context of the previously approved Dalpay
Estates Division 2 Short Plat. The proposal to subdivide the parent Dalpay Estates Division 2 parcel into
8 lots would result in a density of 4.5 dwelling units per acre. The proposed subdivision would comply
with density requirements for the R-8 zoning designation.
Lot Dimensions and Size -The minimum lot size required in the R-8 zone is 5,000 sq ft for parcels that
total less than 1 acre in net area. The minimum lot width required is 50 ft for interior lots and 60 feet for
corner lots, and a minimum lot depth of 65 feet is required. The proposed plat would create four lots, Lot
1 would have a lot area of 8,140 square feet, Lot 2 would have a lot area of 12,985 square feet, Lot 3
would have a lot area of 10,929 square feet, and Lot 4 would have a lot area of 7,462 square feet. All of
the lots would be interior lots as none of the lots abut a public street. The proposed lots would have lot
widths ranging from 67 feet to 90 feet. The proposed lots would have lot depths ranging from 84 feet to
223 feet. As proposed the new lots would comply with the City's minimum lot size, width and depth
requirements.
Setbacks -In the R-8 zone, the minimum front and side yard along street setbacks are 15 feet for the
primary residence and 20 feet for an attached garage, the minimum interior side yard setback is 5 feet
and the minimum rear yard setback is 20 feet. The proposed lots appear to contain adequate area to
provide for the construction of single family residences after the consideration of the setback
requirements. Compliance with these setback standards will be verified prior to the issuance of individual
building permits.
Building Standards -The R-8 zone permits one single family residential structure per lot. Each of the
proposed lots would support the construction of one detached unit. Accessory structures are permitted at
a maximum number of two per lot at 720 sq ft each, or one per lot at 1,000 sq ft in size. Accessory
structures are permitted only when associated with a primary structure located on the same parcel.
Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for
detached accessory structures. Maximum building coverage is 35% or 2,500 square feet, whichever is
greater.
Hexrpt 07-119.doc
City of Renton P/8/PW Department
DALPA Y PRELIMINARY PLAT PHASE Iii
PUBLIC HEARING DATE: December 4, 2007
Preliminary Reporl to the Hearing Examiner
LUA-07-119, PP, ECF
Page 6of9
The proposal's compliance with these building standards would be verified prior to the issuance of
individual building permits.
Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The
proposed building pads appear to be adequately sized for the provision of the required parking.
Landscaping -The City's landscaping regulations require the installation of landscaping within the public
right-of-way. The minimum amount of landscaping required for sites abutting a non-arterial public street
is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be
landscaped. A determination has been made that if no additional area is available within the public right-
of-way due to required improvements, the 5-foot landscaped strip may be located within private property
abutting the public right-of-way. The project site does not abut any public street frontages; therefore the 5-
foot landscape strip is not required.
Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer) are
required to be planted within the 15-foot front yard setback area for the proposed lots.
A conceptual landscape plan was submitted with the project application. The landscape plan proposes to
plant two Autumn Brilliance Serviceberry trees within the front yard areas of Lot 3 and 4. A total of 4
evergreen trees are proposed to be retained and one 6-7-foot tall Shore Pine is proposed to be planted
within the 15-foot front yard area of proposed Lot 2. The submitted plan did not include any trees within
the front yard area of proposed Lot 1. The landscape plan shall be revised to include two trees within the
front yard area of proposed Lot 1. Staff recommends as a condition of approval that a revised landscape
plan be submitted prior to the approval of the final plat showing two trees within the 15-foot front yard
area of proposed Lot 1. The revised landscape plan shall be submitted to the Development Services
Division project manager for review and approval.
The applicant will be required to submit a detailed landscaping plan to the Development Services Division
for review and approval prior to the issuance of a building permit.
C. Compliance with Subdivision Regulations
Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to
a public street or road. Access may be by private access easement per the requirements of the Street
Improvement Ordinance. As proposed, the lots appear to comply with arrangement and access
requirements of the Subdivision Regulations.
Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the
applicable zoning classification and shall be appropriate for the type of development and use
contemplated. Proposed Lot 1 would be oriented to provide its front yard facing to the north, Lot 2 would
be oriented to provide its front yard facing to the south, and Lots 3 and 4 would be oriented to provide
their front yards facing to the north. Staff recommends as a condition of approval that a note be placed on
the face of the final plat map identifying the orientation of the front yards of each of the new lots. Each of
the lots would satisfy the minimum lot area and dimension requirements of the R-8 zone. When
considering the required setbacks, as well as access points for each lot, the proposed lots appear to have
sufficient building area for the development of detached single family homes.
Property Corners at Intersections: There are no property corners at intersections.
Access and Street Improvements: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 is proposed via a 20-foot wide private
access street off of Redmond Court NE. Private streets are permitted to serve a maximum of 6 lots
provided a minimum of two lots abut a public right-of-way. A joint use driveway is permitted to provide
access to a maximum of two lots and is required to have a minimum easement width of 20 feet. The
existing 20-foot wide access easement off of NE 191h Street currently is approved to provide access to
Lots 1-5 of the Dalpay Estates Division 2 Short Plat that was previously approved. The current project is a
re-subdivision of Lot 5 of the Dalpay Estates Division 2 Short Plat. The proposal to provide access to Lot
1 of the proposed subdivision would result in a total of 5 lots accessing off of the easement, which would
not exceed the maximum number of 5 lots that were permitted to access off the easement permitted
under the Dalpay Estates Division 2 Short Plat.
Hexrpt 07-119.doc
City of Renton P/B!PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DATE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 7 of 9
The existing 20-foot wide access easement off of Redmond Court NE was approved as a part of the
Veldyke/Webber Short Plat (LUA05-065) to provide access to a maximum of two lots (one of which being
Lot 5 of the Veldyke/Webber Short Plat). Therefore, the proposal to provide access to three additional lots
(Lots 2-4) proposed to be created under the current subdivision would exceed the maximum number of
lots approved to take access off of the existing 20-foot wide easement. In order to provide access to three
additional lots, the easement would need to be widened to 26 feet with 20 feet of paving or a Modification
to the City's Street Standards would need to be granted. Staff recommends as a condition of approval
that a revised plat map be submitted prior to final plat approval widening the existing access easement
proposed to provide access to Lots 2-4 to 26 feet with 20 feet of paving or that a Modification to the City's
Street Standards be requested and granted by the Development Engineering Supervisor.
To mitigate impacts to the local street system, the Environmental Review Committee imposed mitigation
on the project in the form of the requirement for payment of a Traffic Mitigation Fee. The Traffic
Mitigation Fee is based on $75 per net new average daily trip attributed to the proposed subdivision.
The proposed 4 new residential lots would be expected to generate approximately 38.28 new average
weekday trips (4 new homes x 9.57 trips per home= 38.28). The fee for the proposed plat is estimated
to be $2,871 (38.28 total trips x $75.00 = $2,871) and is payable prior to the recording of the plat.
Topography and Vegetation: The topography across proposed Lot 1 is relatively flat with a gradual
slope towards the protected slope areas located within the proposed NGPE. The topography across Lots
2-4 slopes to the southwest at an average grade of 11 percent. In addition, the topography across the
central portion of the site slopes down to a ravine with grades in excess of 40 percent. With the project
application, the applicant submitted a Geotechnical Report prepared by Dennis Joule, dated January 16,
2004. The Environmental Review Committee adopted the recommendations found in the submitted
geotechnical report as mitigation.
A Stream Study prepared by Alder NW, dated November 19, 2007 was submitted for the proposed
project. A stream was identified within the ravine located on the central portion of the project site. The
stream was classified as an intermittent Class 4 stream. A Class 4 stream requires a 35-foot stream
buffer; however the City's Critical Areas Regulations require that when a stream buffer falls within a
protected slope, the buffer shall extend to the top of the slope. According to the submitted stream study,
portions of the 35-foot required stream buffer falls within the protected slope; therefore where the stream
buffer falls within the protected slope area, the buffer extends to the top of the protected slope. No
development is proposed within the protected slope or the stream buffer area.
To protect the critical areas located on the project site, staff recommends as a condition of approval that
a Native Growth Protection Easement shall be recorded over the protected slopes, Class 4 stream, and
associated buffer area (Tract A) prior to or concurrent with the recording of the final plat map. To notify
future residents of the Dalpay Preliminary Plat Phase Ill of the presence of the critical areas, staff
recommends as a condition of approval that the edge of the protected slopes, Class 4 stream, and
associated buffer be delineated with a split rail fence and identified with signage as approved by the
Development Services Division Project Manager. A fencing and signage detail shall be submitted to the
Development Services Division project manager at the time of Utility Construction Permit Application for
review and approval. The fencing and signage shall be installed prior to the recording of the final plat.
The project site is currently forested with a variety of trees, shrubs, and ground cover. RMC 4-4-070
indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping
where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing
trees. A Determination was made by the Director of Development Services that the retention or
replacement of 25% of the existing trees would achieve these requirements. A significant tree retention
plan was submitted with the project application. According to a tree retention plan that was submitted by
the applicant, a total of 96 significant trees are located on-site outside of the NGPE, of those 24 would be
required to be retained or replaced. The tree retention plan identifies 44 significant trees that are
proposed to be retained, which would comply with the retention requirements. To ensure that none of the
trees proposed to be retained are damaged during construction, staff recommends as a condition of
approval that the trees proposed to be retained are shown on each of the plans submitted as a part of
the Utility Construction Permit Application and that protection measures for the trees to ensure survival
during construction of the project be submitted for review and approval by the Development Services
Division project manager.
Hexrpt 07-119.doc
City of Renton PIBIPW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DATE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page Bof9
Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices
would serve to mitigate potential erosion and off-site sedimentation impacts. The project application
includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of
construction permits for the project. Due to the potential for erosion to occur from the project site during
construction, the Environmental Review Committee adopted a mitigation measure requiring that erosion
control be installed in accordance with the 2005 Department of Ecology Stormwater Management
Manual.
Relationship to Existing Uses: Single family residential homes surround the subject site. The proposed
detached single family residences would be compatible with the surrounding development.
D. Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services
to the proposed development, subject to the applicant's provision of Code required improvements and
fees. These fees paid would help offset any additional impacts to emergency services generated from this
development. To mitigate impacts to the local street system, the Environmental Review Committee
imposed mitigation on the project in the form of the requirement for payment of a Fire Mitigation Fee. The
Fire Mitigation Fee is based on a rate of $488.00 per new single family lot. The fee is estimated at
$1,952.00 ($488 x 4 = $1,952.00) and is payable prior to the recording of the plat.
Schools: The site is located within the boundaries of the Renton School District No. 403. According to
the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992),
the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling.
Based on the student generation factor, the proposed plat would potentially result in 2 additional students
(0.44 X 4 = 1.76).
Storm Drainage/Surface Water: A Technical Information Report prepared by Cramer Northwest, Inc.,
dated August 13 2007 was submitted with the application materials. According to the report the existing
drainage currently sheet flows to the ravine located on the central portion of the project site, where it
becomes a small stream, which flows towards NE Sunset Blvd.
The submitted report concludes that the proposed project is exempt from detention and water quality
improvements per the 1990 King County Surface Water Design Manual. Due to potential downstream
drainage problems, the City's Environmental Review Committee imposed a SEPA mitigation measure
that requires the project to comply with the 2005 King County Surface Water Design Manual.
Applicant will be required to tightline all roof downspout systems and footing drains to a storm system. A
geotechnical report dated January 16, 2004 was submitted. A revised report shall be required with the
Utility Construction Permit submitted as the report recommends that the roof and footing drains be tied
into the neighboring storm vault being built by the Veldyke/Webber Short Plat. It is not clear if this in
option or if both parties have agreed to this.
The Surface Water System Development Charges are based on a rate of $759.00 x 4 single-family
homes. The estimated fees based on the proposed plat are $3,036.00. Payment of these fees will be
required prior to issuance of utility construction permit.
Water and Sanitary Sewer Utilities: The subject site is located within the City of Renton water service
area. An 8-inch water main will be extended to the east property line within a 26-foot utility and access
easement provided by the Veldyke/Webber Short Plat. An 8-inch sewer main is being extended from NE
19th internally into the short plat. Available fire flow from the dead end main will be 1,250 gpm. The
proposed project is located in the 300 Water Pressure Zone and is outside an Aquifer Protection Zone.
Static pressure in the area is approximately 80 psi.
Fire flow requirement for single-family residences under 3,600 square feet, including garage is 1,000
gpm. Hydrants are required within 300 feet of all structures. Existing hydrants to be counted as fire
protection will be required to be retrofitted with a 5-inch storz quick disconnect fitting. Additional fire flow
and hydrants are required if the total square footage of the new single-family structures are greater than
3600 square feet. Lots 2, 3, and 4 will require residential fire sprinkler systems. A minimum of a one inch
domestic water meter will be required.
Hexrpt 07-119.doc
'
City of Renton PIBIPW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DATE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 9 o/9
A water main extension may be required on site. All short plats shall provide separate water services to
each building lot prior to recording of the short plat. Separate permits and fees for water meters will be
required.
Water System Development Charges are based on a rate of $1,956.00 x 4 new single-family homes. The
estimated fees based on the proposed plat layout are $7,824.00. Payment of these fees will be required
prior to issuance of utility construction permit.
The subject property is served by City of Renton sewer service. An 8-inch sewer main will be extended to
the east property line within a utility and access easement provided by the Veldyke/Webber Short Plat.
The Veldyke/Webber Short Plat is extending an 8-inch sewer main from NE 1 g'h internally into the short
plat. A separate side sewer stub to each new lot is required prior to the recording of the plat, the
minimum slope shall be 2 percent.
Sanitary Sewer System Development Charges are based on a rate of $1,017.00 x 4 new single-family
homes. The estimated fees based on the proposed plat layout are $4,068.00. Credit is given to the
existing homes connected to sewer. Payment of these fees will be required prior to issuance of utility
construction permit.
This site is subject to the Honey Creek Special Assessment District. Charges are based on a rate of
$250.00 x 4. Fees based on the site plan are $1,000.00. Payment of these fees will be required prior to
issuance of issuance of the utility construction permit.
H. RECOMMENDA T/ON:
Staff recommends APPROVAL of the Dalpay Estates Preliminary Plat Phase Ill, Project File No. LUA-07-
119, PP, ERC subject to the following conditions:
1. A revised landscape plan shall be submitted prior to the approval of the final plat showing two trees
within the 15-foot front yard area of proposed Lot 1. The revised landscape plan shall be submitted to
the Development Services Division project manager for review and approval.
2. A note shall be placed on the face of the final plat map, which states that the front yard of Lot 1 would
be oriented to the north, the front yard of Lot 2 would be oriented to south, and the front yards of Lots
3 and 4 would be oriented to the north.
3. Either a revised plat map shall be submitted prior to final plat approval which widens the existing
access easement (over Tract A of the abutting Veldyke/Webber Short Plat to the east of the project
site) proposed to provide to Lots 2-4 to 26 feet with 20 feet of paving, or a Modification to the City's
Street Standards shall be requested by the applicant and granted by the Development Engineering
Supervisor to allow a total of four lots to access off of the existing 20-foot wide private access
easement.
4. A Native Growth Protection Easement (NGPE) shall be recorded over the protected slopes, Class 4
stream, and associated buffer area (Tract A) prior to or concurrent with the recording of the final plat
map.
5. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as
approved by the Development Services Division Project Manager. A fencing and signage detail shall
be submitted to the Development Services Division project manager at the time of Utility Construction
Permit Application for review and approval. The fencing and signage shall be installed prior to the
recording of the final plat.
6. The significant trees required to be retained shall be shown on each of the civil plans submitted as a
part of the Utility Construction Permit Application and protection measures for the trees to ensure
survival during construction of the project shall be submitted for review and approval by the
Development Services Division project manager.
EXPIRATION PERIODS:
Preliminary Plats (PP): Five (5) years from final approval (signature) date.
Hexrpt 07-119.doc
:=-.. -'" --
I
OCT • 3 2Q07
~_.~-·-t;ftl),j("
sa.mi ll NCRIJI, ~ or S£C1101t = ar~s.,-~11E$1'.u-~· ,u,., ~ :::.al,llaR Rf.~VQ.IM. .20 r.'OH~'1CCCIRD
COUNIY, ~ 7SQUJ,OH). Rf.cdk fWiC
1'"FEREH "'
t ..
•-MC-...,_ CE SWH'El'S·
i ~y .<\A~"1 "'""' ~ (}l[c. HO. zoo:x,n • IU!.1£ 201 AOC( 10.
NOTES: l5IOOOIJT) Kl.WC·,~~-~7--in
l.~(.,ISt\olS/llllll-lH)J • NiO 2-7-17.
~"'='-1
t
~~-=~:::;::.= -, ----
~.dCIK11£1l.lOl.l,f]II' -----~ ----,,:~..:.CME I ' ?-~(~,~-
LEGEND·
@ -.JIOM.JIKKr 0 FO(J/0 ~OfSCRlil(l)
1/ElMR ,AHO c,p AS ~
i.:E TA.Bl.£:
ll-a'.i/N«1:.
~ .::5fi,1"f
" 1.$ !1;'1'"'57"f " ~ " " " "'
" ' "·
; ! ' ,. ~
-1 ' ' ' ----,---
? ~ A-
~ ---:.-
L -~---
'
1=· ?
" 4
"'~ =>
. '
MTMII IKIDa: ! n•':J/i""' ffl£.Yl5: 1"1' ,..._Q111. ' : : -~"' ' ' .t -I I
.f0~11£.1AllT.L_ --'
11. ~u _..}
.,_..w_:w~~
.:·'::V;'.-,.Oi-'MtNT PLA.NNiNG
\.•i rY Or R~NrOH
OCT -3 20D7
r~ Cz
)> 0
I C 0 u,
0, M
I> XO
X cc,
X \?
'z ~
0 %
I O
X " "' I M
X 0
X 0
X"' X 0
oO
0-.,
C: ;o z,,,
-<z ;< ....
0 ;:;,z
)>
Vl Vl
II -o Z;o ':l ....
0 -u Zr
)> ....
n-r-m~--,,-----,---,--,----t,------------""----~----
h I l.1l
j! I -fu /!ij
•
,1 ! l ' •
H'ld 1a,0HS Jccdl\10
N'1ld 9NllN'1ld 33~1 dN'1 NOllN313~ 33~1 ' ___J
I N W+E ROAD IJIPROYEJIENT/DR,UNACE/CIUDINC PLAN, DETAILS, AND NOTES
lMLPAY SHORT PLAT
LOCATED IN THE N.E. t/4, OF THE S.E, 1/4,
OF SECTION 4. TOWNSHIP 23 ND.RTH, RANGE 5 EAST, fr.JI.,
KING COUNTY, WASHINGTON
~ --+ ""!";;" i.L.0',l~' c". r·--' I
1 I ""'1 J 1r7;~, ,. , ~ I. '-"""'n 5'~Jl;1" "'o i' )
l' ·---"I .:11',ii.,\'d1 I\ l I \-~ -. ___ L
•• I ·.11i-,,Jl~1-I) \ I
-:i-/ A/ 2::. J,''i;·i1~ I 1M• I:. ~ ~
' ~ ;;!Iii " I ' /, I
! i,'//',!0, " /, ... -•-.:~---t ........__: ~u ~,1v/ -i,,.-,1 ~I; 'i,~ m \
,:--..._ l"" !I 1Ji:T _.::, ~(_.,-/./; :Iii/ > I '-• ..,, I =~ .. "'~ ~.,,..~?; "'l,ri1'/,,' '--.,/, \ '> -=,.-,#':,,::k,":;////;., 'if 1 · -,., II ...: c:c--_...,:>;;;-·~w, ,~,/;f,,-.; I, ~-::r-:'!!:.....-,.;......-.., '-!;!J4/?;w.,, J.j m I ~ ~~Jlg1 o~Vj r10--.~------------1 ~~¥f\:it;~1/~r /• \ ~, I
=s-+m~~./ ~--:>~/~,J'j~/ / t J
-:1.:::::r~0 Y~,,.,..,",'/./'°'1'J : 1 I :·
;,m-~;<(?i~p?';~;:.~ j ~;-J------:··w4:
;str*(}j~;~;:?~~-r,(f · J1ij_:1.: i11f :
1;' 1if'/\"!. ·;··t.,ff;"'71fj' "" ,~!• .... _ .. •2:J.
)
i/J.'1./ri((,;.;'r ,,; ~-,~·' h• ___ /...-/~-·
111 ·f///mm '" !(1;' 1
~" ~ .~ -· , j,'1/i,..l'\111,~1' f"' "': • • ··-----:::::-.:::=:•""'.
. I /1~1/ i I . i~.•-• " ·-----,,> / 1111/,,,• · --~."
·"'
I
I
:1 I
_ JJi
i
I /, n1J,:J./ .'7 ~1 , Ji•"'° .,.,,-. 'I '/wlmi "'' fl 1 • ,... ·.• /I ' Tl' I n11 " "'\°'t"-i/ /l~/11;"~ Ill# ~ ---Lil. :, 11~.l,I-. . -~----// /1 '" ,. 'i'
i1'11. Y.L =f· ; , "* ,, r----· : ·1
! /11 >.....~" ) '~':: /."':::t\"" \'--..... I :. I-··! i\llD!II-;-
11fa1, i:a~ •, •'1 -'
,..,
~)1ilfJ::,~~'$!/: /,., i..;......' -,.:l,. ,~a"" ~~~~\ 1i r ,.'!'!Jo,., • . , --·~~ ';;.~,. =,r: ' _ ~~ :, n~~~F n•J _,o> ...... -,........,,,l'LJI' ~~~---
:liDA{) IMPBDYEUENZ:toRATN.AQA'/CRADTNG PLAN
' •JC
~ Cramer Northwest Inc. ~ [NGIM£ERS, SURVO'ORS 4: PLANNERS .ii, II. C(IIIMI,. m:. f10f, IWIT, WO, NWI
(1N)•u--C-> w Hlal)l:at-<11• (hi -, ~ (lei,) ·-----
I
I
I
I
I
~/I
: I
I ~,
I
~
~-·
-
... _
~
~ ,.. __
_t..o_t• ----
&£¥§
--
--
I!
:j
I ___ ,,_
"'"!ari.-WI.~~ TUlfSII x..ll!CTJON PIN
l'-----......--·:...J·1, .. _____ IW'_,,,,_=-r --DOUSPOUT DI&EBSWN TR'iNCH DTL Z/8 ACCESS ROAD
NlS
s..rr. wat.. ...,.... No1&1, ON Spodblloo• ·---•--IIO.at~,.--11,11111:-nilllcmrt_..._.._
1 .. -...... --·-------....... --.--.. -~=--=-~=.i:.:::.:=~~---· ..... --........ .., __ :-.-:-="--:...r::-:::~--~= .... -'.ali'_ ,_;t.;. .. ;:::i ___ ., .. -=, ___ ........ __ .. ____ .. _
~ ...... _=:i.::==.t-" ............. -. .. .._-"' _____ " 1 .• .......,...._ ____ .... _ .......... _ .... ., _____ ......... --------!.:.::.==t;";~.:::.::.,:;,.:..~fl-----·-"'·~
~"" ... 'C':'-.:"'e""t,,,. .. •r::.== •-:::::..TJ::.~l:l" .. -:!::~.~,,.._ --fl ........... _ .. _.., ....... =fl--....... _ ....... -..-.-ii"" :=."""':.."::.l·:•-'::" .. T...:.".:":.:.~ .. _....._ ..... _ .. -.. •••
ll ::::;, ..... :.::r::.-::z.: ..... -....... .:.r:._""":'!I e ... ----1i. =.::;:.:.=:-~-.::.i:.,.::,::::.r--....... .. ...... ., __ :..:::.--................ ..., ...... __ _,_.,1"1,fl_,._,-..-_
~-------... ll,fl __ ... _ ...... -e11 ..... --.. """"'
•-i-.llli./41---, .... _,~ __ ,..., ....
..... 1 .. -1 .. -:ioc_ ;;:..~..=....-=~==--=:=-.::--.:::.i'r:"c:;::..c:...-.. ---::;..-::.11.:.::.:..-:-a .. \:.,:!r'..:-.:.=.'t.-;r.::=:r..:c:.-::.:=-
n"= .... -........... ----=-............. ---.. ..-.. , ___ Ol .. _dll...-,:l_h............... ,,_. __ .. _ ..,._ .. _.,. :z..-::~~-.. ~-'1!...-:.-.,.-" .. ___ "---___ •
:~=~ .... ~~=:~:-n...--1111'~------... -" .......... -....... -._.. ... ...:,i .... ...,~ .... lllj._..,._ :.::-=_ .. _..;w:,.-::::=.-t..=.:=":-....!i.::~=-~=-:.:=.-=~lo.:;:""-,:::::;::..-·-.. __ .........,.. __ "_,,_
:ti. .. _ .. __ ,._..., .......... -... -....-»-........ -.. ____ .. ___ .. _ ... _ ... ______ .. "
~::='.:"i5:=:.:~==::..·:~-:.=--x . ..,t-=r:" ~~i:-.:.::..~--M ___ ., ____ ._ ____ _ "~ ............ -~-""4--......... -. __ ..... _,.,._ ........ ,,_ __
5.iEfiE'S.~:!=·"'S.-::i-:==-:.:::. .... ;".:=...---:.i:. ====:.::9.-=~Qlr'::'::::'.:=...~"""--""-""-· :,r::~---... --.--,-.-~,.._.,.,_,.,._!111-l! e·:.=::.--"-·"°'-·'-"····--... ·--·.-.. -.... -
··= 1$ --...
CITY OF ~ RENTON -~ '.f4' .,,. IDortl-
DTL 8/8, NEWHBORHOOD
DELIVERY d: COLLECTION #iW' UNIT(N D c B u !
CHECKED FOR COMPLIANCE
TO CITY STANDARDS
Oate __
----~--:::: Date--
~-~-~-::::_ o~.--
DAL.PAY SHORT PV,.T
FOR JIM DAL.PAY
OCT~ 3 2007
Rt:~BY£~
~
"" 4
R-1
R-10
ES • 9 T23N RSE E 1/2 e ZONING = Tl!CHNJCAL 81!JlVJCIS
----Renton dit, Liml\jll
CA
CA
u..
I
::E
~
R
o 200 "oo D5
1"'800
4 T23N R5E E 1/2
5304
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA07-119, PP, ECF
Jim Dalpay, Jr. -Dalpay & Associates Construction, Inc.
Dalpay Phase 3 Preliminary Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8 dwelling units per
acre (R-8) into 4 lots. Steep slopes are located on the project site and would be protected in a sensitive area tract.
The project site was previously part of the Dalpay Estates Div II short plat (LUA03-125), which was recorded in
September of 2005 (recording # 20050927900007). As the site was previously part of a subdivision that was
recorded less than 5 years ago, the current subdivision is required to be reviewed as a preliminary plat.
LOCATION OF PROPOSAL:
LEAD AGENCY
MITIGATION MEASURES:
1801 Redmond Place NE
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined
in Volume 11 of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation
Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval
of the Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of
$2,871 00
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the
recording of the final plat. The fee is estimated at $1,952.
ERG Mitigation Measures Page 1 of 1
PUBLIC
HEARING
City of Renton
Department of Planning I Building I Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date:
Project Name:
Applicant/Owner:
Contact:
File Number:
Project Description:
Project Location:
December 4, 2007
Dalpay Preliminary Plat Phase Ill
Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436, Renton, WA
98059
Aleanna Kondel is, Cramer NW, Inc., 945 N Central #104, Kent, WA 98032
LUA-07-119, PP, ECF Project Manager: Jill K. Ding, Senior Planner
The applicant is requesting Preliminary Plat approval and Environmental (SEPA)
Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the
Dalpay Estates Div II short plat {LUA03-125), which was recorded in September of
2005 (recording# 20050927900007). As the site was previously part of a subdivision
that was recorded less than 5 years ago, the current subdivision is required to be
reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot 1 is 8,140
square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is
7,462 square feet. Access to Lot 1 would be provided via an existing 20-foot wide
private access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE. Steep slopes and an
unnamed stream are located on the project site and would be protected in a sensitive
area tract.
1801 Redmond Place NE
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE /II
Preliminary Report. to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page 2 of 9
B. HEARING EXHIBITS:
Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other
material pertinent to the review of the project.
Exhibit 2: Neighborhood Detail Map (dated 9/5/2007)
Exhibit 3: Preliminary Plat Map (dated 9/27/2007)
Exhibit 4: Tree Retention and Planting Plan (dated 8/28/2007)
Exhibit 5: Road lmprovemenUDrainage/Grading Plan (dated 8/7/2007)
Exhibit 6: Zoning Map sheet D5 East 1/2 (dated 2/28/2007)
Exhibit 7: ERC Mitigation Measures
C. GENERAL INFORMATION:
1. Owner of Record: Jim Dalpay, Jr., Dalpay & Associates Construction, Inc., PO Box 2436,
Renton, WA 98059
2. Zoning Designation:
3. Comprehensive Plan Land Use
Designation:
Residential -8 (R-8) Dwelling Units per Acre
Residential Single Family (RSF)
4. Existing Site Use: Vacant
5. Neighborhood Characteristics:
North: Single family residential; R-8 zoning
East: Single family residential; R-8 zoning
South: Commercial Arterial (CA) zoning
West: Single family residential; R-8 zoning
6. Access: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 would be
provided via a private street off of Redmond Court NE.
7. Site Area: 72,332 square feet (1.66 acres)
8. Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
Area
N/A
N/A
N/A
D. HISTORICAUBACKGROUND:
Action
Annexation
Comprehensive Plan
Zoning
Dalpay Estates Division
2 Short Plat
Hexrpt 07-119.doc
Land Use File No.
N/A
N/A
N/A
LUA03-125
Ordinance No.
4070
5099
5100
N/A
Comments
NIA
N/A
N/A
Date
6/1/1987
11/01/2004
11/01/2004
9/27/2005
City of Renton PIB/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC /-/EARING DA TE: December 4, 2007
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
Section 4-3-050: Critical Areas Regulations
3. Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations
Section 4-4-060: Grading, Excavation and Mining Regulations
Section 4-4-080: Parking, Loading and Driveway Regulations
Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
Page 3of9
Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures
Section 4-7-080: Detailed Procedures for Subdivision
Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and
Minimum Standards
Section 4-7-150: Streets-General Requirements and Minimum Standards
Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards
Section 4-7-170: Residential Lots -General Requirements and Minimum Standards
6. Chapter 9 Procedures and Review Criteria
7. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Single Family objectives and policies.
2. Community Design Element.
G. DEPARTMENT ANALYSIS:
1. PROJECT DESCRIPTION/BACKGROUND
The proposal would result in the creation of 4 lots and one open Native Growth Protection Tract (NGPE). The
project site is located south of NE 19th Street and west of Redmond Court NE and is zoned Residential -8 (R-8)
dwelling units per acre. The proposed lot sizes are as follows: Lot 1 is 8,140 square feet, Lot 2 is 12,985 square
feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462 square feet.
Protected slopes and an unnamed stream are located on the central portion of the project site and would be
protected within an NGPE. No development is proposed on the protected slopes or within 30 feet of the stream.
The grading would be limited to the construction of the proposed private street and utilities. Approximately 200-
300 cubic yards of grading is proposed.
Access to Lot 1 would be provided via an existing 20-foot wide private access easement off of NE 19th Street and
access to lots 2-4 would be provided via a private street off of Redmond Court NE.
2. ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on
November 5, 2007, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated
Hexrpt 07-119.doc
City of Renton FIB/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 4 of 9
(DNS-M) for the Dalpay Preliminary Plat Phase Ill. The DNS-M included 6 mitigation measures. A 14-day appeal
period commenced on November 13, 2007 and ends on November 27, 2007. As of the composition of this report
no appeals of the threshold determination have been filed.
3. COMPLIANCE WITH ERC MITIGATION MEASURES
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined in
Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation Plan
prior to issuance of Construction Permits. This condition shall be subject to the review and approval of the
Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of $2,871.00.
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the recording
of the final plat. The fee is estimated at $1,952.
4. STAFF REVIEW COMMENTS
Representatives from various City departments have reviewed the application materials to identify and address
site plan issues from 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 the report.
5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA:
Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to
assist decision makers in the review of the subdivision:
A. Compliance with the Comprehensive Plan Designation. The site is designated Residential Single Family
(RSF) on the Comprehensive Plan Land Use Map. Lands in the RSF designation are intended to be used for
quality residential detached development organized into neighborhoods at urban densities. It is intended that
larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and
improve the quality of single-family living environments. The proposal is consistent with the following
Comprehensive Plan Land Use and Community Design Element policies:
Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in
Residential Single Family neighborhoods.
The proposal project for four lots would arrive at a net density of 4.25 dwelling units per net acre on the project
site, which is within the density range required. The proposal to re-subdivide the Dalpay Estates Division 2 parent
parcel into a total of 8 lots would arrive at a net density of 4.5 dwelling units per net acre, which is within the
density range required.
Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre
(43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater
than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the
standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate
development within the allowed density range.
Hexrpt 07-119.doc
City of Renton PIBIPW Department
DALPA Y PRELIMINARY PLAT PHASE Ill
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
PUBLIC HEARING DA TE: December 4, 2007 Page So/9
All of the proposed lots equal or exceed the minimum lot size of 5,000 square feet.
Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow
private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for
maintenance activities.
The proposed new lots would meet the required lot size, width, and setbacks area.
Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating
street locations, lot configurations, and building envelopes that address privacy and quality of life for existing
residents.
The proposed lots are oriented such that all of the lots would have access to a public right-of-way. Approval of
this application would not decrease the quality of life for residents in the immediate vicinity.
Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order
to add variety, updated housing stock, and new vitality to neighborhoods.
The proposed short plat would subdivide one existing parcel into four lots. Four new residences would be
constructed on the new lots, updating the housing stock in the existing neighborhood.
B. Compliance with the Underlying Zoning Designation. The 1.66-acre site is designated Residential -8
Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the
future construction of 4 new single-family residential units.
Density-The R-8 zone requires a minimum density of 4.0 dwelling units per net acre (du/ac) and permits
a maximum density of 8.0 dwelling units per net acre. Net density is calculated after public rights-of-way,
private access easements, and critical areas are deducted from the gross acreage of the site. After the
deduction of 520 square feet of private streets, and 30,866 square feet of critical areas, the proposal for 4
lots would result in a net density of 4.25 dwelling units per acre (4 lots / 0.94 acres = 4.25 dulac). In
addition, staff reviewed the proposed subdivision in the context of the previously approved Dalpay
Estates Division 2 Short Plat. The proposal to subdivide the parent Dalpay Estates Division 2 parcel into
8 lots would result in a density of 4.5 dwelling units per acre. The proposed subdivision would comply
with density requirements for the R-8 zoning designation.
Lot Dimensions and Size -The minimum lot size required in the R-8 zone is 5,000 sq ft for parcels that
total less than 1 acre in net area. The minimum lot width required is 50 ft for interior lots and 60 feet for
corner lots, and a minimum lot depth of 65 feet is required. The proposed plat would create four lots, Lot
1 would have a lot area of 8,140 square feet, Lot 2 would have a lot area of 12,985 square feet, Lot 3
would have a lot area of 10,929 square feet, and Lot 4 would have a lot area of 7,462 square feet. All of
the lots would be interior lots as none of the lots abut a public street. The proposed lots would have lot
widths ranging from 67 feet to 90 feet. The proposed lots would have lot depths ranging from 84 feet to
223 feet. As proposed the new lots would comply with the City's minimum lot size, width and depth
requirements.
Setbacks -In the R-8 zone, the minimum front and side yard along street setbacks are 15 feet for the
primary residence and 20 feet for an attached garage, the minimum interior side yard setback is 5 feet
and the minimum rear yard setback is 20 feet. The proposed lots appear to contain adequate area to
provide for the construction of single family residences after the consideration of the setback
requirements. Compliance with these setback standards will be verified prior to the issuance of individual
building permits.
Building Standards -The R-8 zone permits one single family residential structure per lot. Each of the
proposed lots would support the construction of one detached unit. Accessory structures are permitted at
a maximum number of two per lot at 720 sq ft each, or one per lot at 1,000 sq ft in size. Accessory
structures are permitted only when associated with a primary structure located on the same parcel.
Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for
detached accessory structures. Maximum building coverage is 35% or 2,500 square feet, whichever is
greater.
Hexrpt 07M119.doc
City of Renton P/8/PW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 6 of 9
The proposal's compliance with these building standards would be verified prior to the issuance of
individual building permits.
Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The
proposed building pads appear to be adequately sized for the provision of the required parking.
Landscaping -The City's landscaping regulations require the installation of landscaping within the public
right-of-way. The minimum amount of landscaping required for sites abutting a non-arterial public street
is 5 feet provided that if there is additional undeveloped right-of-way in excess of 5 feet, this shall also be
landscaped. A determination has been made that if no additional area is available within the public right-
of-way due to required improvements, the 5-foot landscaped strip may be located within private property
abutting the public right-of-way. The project site does not abut any public street frontages; therefore the 5-
foot landscape strip is not required.
Two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer) are
required to be planted within the 15-foot front yard setback area for the proposed lots.
A conceptual landscape plan was submitted with the project application. The landscape plan proposes to
plant two Autumn Brilliance Serviceberry trees within the front yard areas of Lot 3 and 4. A total of 4
evergreen trees are proposed to be retained and one 6-7-foot tall Shore Pine is proposed to be planted
within the 15-foot front yard area of proposed Lot 2. The submitted plan did not include any trees within
the front yard area of proposed Lot 1. The landscape plan shall be revised to include two trees within the
front yard area of proposed Lot 1. Staff recommends as a condition of approval that a revised landscape
plan be submitted prior to the approval of the final plat showing two trees within the 15-foot front yard
area of proposed Lot 1. The revised landscape plan shall be submitted to the Development Services
Division project manager for review and approval.
The applicant will be required to submit a detailed landscaping plan to the Development Services Division
for review and approval prior to the issuance of a building permit.
C. Compliance with Subdivision Regulations
Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to
a public street or road. Access may be by private access easement per the requirements of the Street
Improvement Ordinance. As proposed, the lots appear to comply with arrangement and access
requirements of the Subdivision Regulations.
Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the
applicable zoning classification and shall be appropriate for the type of development and use
contemplated. Proposed Lot 1 would be oriented to provide its front yard facing to the north, Lot 2 would
be oriented to provide its front yard facing to the south, and Lots 3 and 4 would be oriented to provide
their front yards facing to the north. Staff recommends as a condition of approval that a note be placed on
the face of the final plat map identifying the orientation of the front yards of each of the new lots. Each of
the lots would satisfy the minimum lot area and dimension requirements of the R-8 zone. When
considering the required setbacks, as well as access points for each lot, the proposed lots appear to have
sufficient building area for the development of detached single family homes.
Property Corners at Intersections: There are no property corners at intersections.
Access and Street Improvements: Access to Lot 1 would be provided via an existing 20-foot wide private
access easement off of NE 19th Street and access to lots 2-4 is proposed via a 20-foot wide private
access street off of Redmond Court NE. Private streets are permitted to serve a maximum of 6 lots
provided a minimum of two lots abut a public right-of-way. A joint use driveway is permitted to provide
access to a maximum of two lots and is required to have a minimum easement width of 20 feet. The
existing 20-foot wide access easement off of NE 19'" Street currently is approved to provide access to
Lots 1-5 of the Dalpay Estates Division 2 Short Plat that was previously approved. The current project is a
re-subdivision of Lot 5 of the Dalpay Estates Division 2 Short Plat. The proposal to provide access to Lot
1 of the proposed subdivision would result in a total of 5 lots accessing off of the easement, which would
not exceed the maximum number of 5 lots that were permitted to access off the easement permitted
under the Dal pay Estates Division 2 Short Plat.
Hexrpt 07-119.doc
City of Renton PIBIPW Department
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DATE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 7 of 9
The existing 20-foot wide access easement off of Redmond Court NE was approved as a part of the
Veldyke/Webber Short Plat (LUA05-065) to provide access to a maximum of two lots (one of which being
Lot 5 of the Veldyke/Webber Short Plat). Therefore, the proposal to provide access to three additional lots
(Lots 2-4) proposed to be created under the current subdivision would exceed the maximum number of
lots approved to take access off of the existing 20-foot wide easement. In order to provide access to three
additional lots, the easement would need to be widened to 26 feet with 20 feet of paving or a Modification
to the City's Street Standards would need to be granted. Staff recommends as a condition of approval
that a revised plat map be submitted prior to final plat approval widening the existing access easement
proposed to provide access to Lots 2-4 to 26 feet with 20 feet of paving or that a Modification to the City's
Street Standards be requested and granted by the Development Engineering Supervisor.
To mitigate impacts to the local street system, the Environmental Review Committee imposed mitigation
on the project in the form of the requirement for payment of a Traffic Mitigation Fee. The Traffic
Mitigation Fee is based on $75 per net new average daily trip attributed to the proposed subdivision.
The proposed 4 new residential lots would be expected to generate approximately 38.28 new average
weekday trips (4 new homes x 9.57 trips per home= 38.28). The fee for the proposed plat is estimated
to be $2,871 (38.28 total trips x $75.00 = $2,871) and is payable prior to the recording of the plat.
Topography and Vegetation: The topography across proposed Lot 1 is relatively flat with a gradual
slope towards the protected slope areas located within the proposed NGPE. The topography across Lots
2-4 slopes to the southwest at an average grade of 11 percent. In addition, the topography across the
central portion of the site slopes down to a ravine with grades in excess of 40 percent. With the project
application, the applicant submitted a Geotechnical Report prepared by Dennis Joule, dated January 16,
2004. The Environmental Review Committee adopted the recommendations found in the submitted
geotechnical report as mitigation,
A Stream Study prepared by Alder NW, dated November 19, 2007 was submitted for the proposed
project. A stream was identified within the ravine located on the central portion of the project site. The
stream was classified as an intermittent Class 4 stream. A Class 4 stream requires a 35-foot stream
buffer; however the City's Critical Areas Regulations require that when a stream buffer falls within a
protected slope, the buffer shall extend to the top of the slope. According to the submitted stream study,
portions of the 35-foot required stream buffer falls within the protected slope; therefore where the stream
buffer falls within the protected slope area, the buffer extends to the top of the protected slope. No
development is proposed within the protected slope or the stream buffer area.
To protect the critical areas located on the project site, staff recommends as a condition of approval that
a Native Growth Protection Easement shall be recorded over the protected slopes, Class 4 stream, and
associated buffer area (Tract A) prior to or concurrent with the recording of the final plat map. To notify
future residents of the Dalpay Preliminary Plat Phase Ill of the presence of the critical areas, staff
recommends as a condition of approval that the edge of the protected slopes, Class 4 stream, and
associated buffer be delineated with a split rail fence and identified with signage as approved by the
Development Services Division Project Manager. A fencing and signage detail shall be submitted to the
Development Services Division project manager at the time of Utility Construction Permit Application for
review and approval. The fencing and signage shall be installed prior to the recording of the final plat.
The project site is currently forested with a variety of trees, shrubs, and ground cover. RMC 4-4-070
indicates that existing trees and other vegetation shall be used to augment new plantings for landscaping
where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing
trees. A Determination was made by the Director of Development Services that the retention or
replacement of 25% of the existing trees would achieve these requirements. A significant tree retention
plan was submitted with the project application. According to a tree retention plan that was submitted by
the applicant, a total of 96 significant trees are located on-site outside of the NGPE, of those 24 would be
required to be retained or replaced. The tree retention plan identifies 44 significant trees that are
proposed to be retained, which would comply with the retention requirements. To ensure that none of the
trees proposed to be retained are damaged during construction, staff recommends as a condition of
approval that the trees proposed to be retained are shown on each of the plans submitted as a part of
the Utility Construction Permit Application and that protection measures for the trees to ensure survival
during construction of the project be submitted for review and approval by the Development Services
Division project manager.
Hexrpt 07-119.doc
City of Renton P/8/PW Deparlment
DALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DATE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 8019
Temporary Erosion and Sediment Control Plan (TESCP) and the use of Best Management Practices
would serve to mitigate potential erosion and off-site sedimentation impacts. The project application
includes a Construction Mitigation Plan, which is subject to final approval prior to the issuance of
construction permits for the project. Due to the potential for erosion to occur from the project site during
construction, the Environmental Review Committee adopted a mitigation measure requiring that erosion
control be installed in accordance with the 2005 Department of Ecology Stormwater Management
Manual.
Relationship to Existing Uses: Single family residential homes surround the subject site. The proposed
detached single family residences would be compatible with the surrounding development.
D. Availability and Impact on Public Services (Timeliness)
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services
to the proposed development, subject to the applicant's provision of Code required improvements and
fees. These fees paid would help offset any additional impacts to emergency services generated from this
development. To mitigate impacts to the local street system, the Environmental Review Committee
imposed mitigation on the project in the form of the requirement for payment of a Fire Mitigation Fee. The
Fire Mitigation Fee is based on a rate of $488.00 per new single family lot. The fee is estimated at
$1,952.00 ($488 x 4 = $1,952.00) and is payable prior to the recording of the plat.
Schools: The site is located within the boundaries of the Renton School District No. 403. According to
the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992),
the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling.
Based on the student generation factor, the proposed plat would potentially result in 2 additional students
(0.44 X 4 = 1.76).
Storm Drainage/Surface Water: A Technical Information Report prepared by Cramer Northwest, Inc.,
dated August 13 2007 was submitted with the application materials. According to the report the existing
drainage currently sheet flows to the ravine located on the central portion of the project site. where it
becomes a small stream, which flows towards NE Sunset Blvd.
The submitted report concludes that the proposed project is exempt from detention and water quality
improvements per the 1990 King County Surface Water Design Manual. Due to potential downstream
drainage problems, the City's Environmental Review Committee imposed a SEPA mitigation measure
that requires the project to comply with the 2005 King County Surface Water Design Manual.
Applicant will be required to tightline all roof downspout systems and footing drains to a storm system. A
geotechnical report dated January 16, 2004 was submitted. A revised report shall be required with the
Utility Construction Permit submitted as the report recommends that the roof and footing drains be tied
into the neighboring storm vault being built by the Veldyke/Webber Short Plat. It is not clear if this in
option or if both parties have agreed to this.
The Surface Water System Development Charges are based on a rate of $759.00 x 4 single-family
homes. The estimated fees based on the proposed plat are $3,036.00. Payment of these fees will be
required prior to issuance of utility construction permit.
Water and Sanitary Sewer Utilities: The subject site is located within the City of Renton water service
area. An 8-inch water main will be extended to the east property line within a 26-foot utility and access
easement provided by the Ve/dyke/Webber Short Plat. An 8-inch sewer main is being extended from NE
19'" internally into the short plat. Available fire flow from the dead end main will be 1,250 gpm. The
proposed project is located in the 300 Water Pressure Zone and is outside an Aquifer Protection Zone.
Static pressure in the area is approximately 80 psi.
Fire flow requirement for single-family residences under 3,600 square feet, including garage is 1,000
gpm. Hydrants are required within 300 feet of all structures. Existing hydrants to be counted as fire
protection will be required to be retrofitted with a 5-inch storz quick disconnect fitting. Additional fire flow
and hydrants are required if the total square footage of the new single-family structures are greater than
3600 square feet. Lots 2, 3, and 4 will require residential fire sprinkler systems. A minimum of a one inch
domestic water meter will be required.
Hexrpt 07-119.doc
City of Renton PIB/PW Department
OALPAY PRELIMINARY PLAT PHASE Ill
PUBLIC HEARING DA TE: December 4, 2007
Preliminary Report to the Hearing Examiner
LUA-07-119, PP, ECF
Page 9 o/9
A water main extension may be required on site. All short plats shall provide separate water services to
each building lot prior to recording of the short plat. Separate permits and fees for water meters will be
required.
Water System Development Charges are based on a rate of $1,956.00 x 4 new single-family homes. The
estimated fees based on the proposed plat layout are $7,824.00. Payment of these fees will be required
prior to issuance of utility construction permit.
The subject property is served by City of Renton sewer service. An 8-inch sewer main will be extended to
the east property line within a utility and access easement provided by the Veldyke/Webber Short Plat.
The Veldyke/Webber Short Plat is extending an 8-inch sewer main from NE 19th internally into the short
plat. A separate side sewer stub to each new lot is required prior to the recording of the plat, the
minimum slope shall be 2 percent.
Sanitary Sewer System Development Charges are based on a rate of $1,017.00 x 4 new single-family
homes. The estimated fees based on the proposed plat layout are $4,068.00. Credit is given to the
existing homes connected to sewer. Payment of these fees will be required prior to issuance of utility
construction permit.
This site is subject to the Honey Creek Special Assessment District. Charges are based on a rate of
$250.00 x 4. Fees based on the site plan are $1,000.00. Payment of these fees will be required prior to
issuance of issuance of the utility construction permit.
H. RECOMMENDATION:
Staff recommends APPROVAL of the Dalpay Estates Preliminary Plat Phase Ill, Project File No. LUA-07-
119, PP, ERC subject to the following conditions:
1. A revised landscape plan shall be submitted prior to the approval of the final plat showing two trees
within the 15-foot front yard area of proposed Lot 1. The revised landscape plan shall be submitted to
the Development Services Division project manager for review and approval.
2. A note shall be placed on the face of the final plat map, which states that the front yard of Lot 1 would
be oriented to the north, the front yard of Lot 2 would be oriented to south, and the front yards of Lots
3 and 4 would be oriented to the north.
3. Either a revised plat map shall be submitted prior to final plat approval which widens the existing
access easement (over Tract A of the abutting Veldyke/Webber Short Plat to the east of the project
site) proposed to provide to Lots 2-4 to 26 feet with 20 feet of paving, or a Modification to the City's
Street Standards shall be requested by the applicant and granted by the Development Engineering
Supervisor to allow a total of four lots to access off of the existing 20-foot wide private access
easement.
4. A Native Growth Protection Easement (NGPE) shall be recorded over the protected slopes, Class 4
stream, and associated buffer area (Tract A) prior to or concurrent with the recording of the final plat
map.
5. The edge of the NGPE shall be delineated with a split rail fence and identified with signage as
approved by the Development Services Division Project Manager. A fencing and signage detail shall
be submitted to the Development Services Division project manager at the time of Utility Construction
Permit Application for review and approval. The fencing and signage shall be installed prior to the
recording of the final plat.
6. The significant trees required to be retained shall be shown on each of the civil plans submitted as a
part of the Utility Construction Permit Application and protection measures for the trees to ensure
survival during construction of the project shall be submitted for review and approval by the
Development Services Division project manager.
EXPIRATION PERIODS:
Preliminary Plats (PP): Five (5) years from final approval (signature) date.
Hexrpt 07-119.doc
------=----
I
I
I
·: BOM RC
-M ~ e-~----;~~~
-w !.i i' \--+---I
-w ~., '---+----1
E.:::,::--_-..... -·>"""'.-'""-·~---'
OCT -3 2007
SE 04-23-05
~ OF BEARINGS·
' ,t.1°""'
'
. '
TJ8l~ -IDfCC I
ri• # n• an r. .-IS:
:>:riot' l'IIIP. (IR ' ' ' -~~ : :
~IILIAU~.1..---'
1L ~ 404 _.J
:.~~
OCT -3 2007
r \; C: z
)> 0
I C
0 " "' ... I> x<>
X =< x~
'z \;
0 Z I O
><
>< " ~ ~ >< 0
>< " >< 0
z
C
~
"'
0
~ = n
~
" • Q
" ~
0
" 2 z
" z
0
< 0
' ' ~ ..
" ...
l'1ld le/OHS J.\idl\10
N\1ld 9NllN\1ld 33;,i1 dN\1 N011N313~ 33~1
ii i . \ \ hi H!
i ~ . ' i ~
-
!
l
!
:
;
!
' ' !
l . I
I • ' I
i
I
i I
~
0
' ! -_J i ' -
Cl
2 ~;
~2 ...... C :so = = w n.t IN > ~~ <"") -i..U •. iJU .. :> :;,o .... ~r-u ~,;J J,-0 u: cJU
> .J .,
'.
• I I ' .
' l,
~ .... ' ~,
§~ iS ~~
~<,
Sl -I!
ri ... ~~ ~
"' :,j
w u z <(Vl
:J~ "-« ::Oc,
Oz
U<(
"'>-o"' .._,..
>-c,-
WU
"'o f;l >-
:,:
u
• I
I
•
!
;
R-1
R-8 r.R"""'-e::-----,..-,
-~~Blvd. p~10
~ ZONING
R-8
1th 1.
ES · 9 T23N RSE E 1/2
~ = TBCBNJCAL SBRV1CE8
.. CA R
i------1 ....
CA
0 200 '00
1:4800
I ::c
°'
D5
4 T23N R5E E 1/2
5304
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA07-119, PP, ECF
Jim Dalpay, Jr. -Dalpay & Associates Construction, Inc.
Dalpay Phase 3 Preliminary Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8 dwelling units per
acre (R-8) into 4 lots. Steep slopes are located on the project site and would be protected in a sensitive area tract.
The project site was previously part of the Dalpay Estates Div II short plat (LUA03-125), which was recorded in
September of 2005 (recording # 20050927900007). As the site was previously part of a subdivision that was
recorded less than 5 years ago, the current subdivision is required to be reviewed as a preliminary plat.
LOCATION OF PROPOSAL:
LEAD AGENCY
MITIGATION MEASURES:
1801 Redmond Place NE
The City of Renton
Department of Planning/Building/Public Works
Development Planning Section
1. The construction of new single family residences shall maintain a 25-foot buffer from the edge of the
protected slope, unless based on appropriate subsurface exploration and slope stability analysis a
geotechnical engineer concludes that the 25-foot buffer may be reduced.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP)
designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements outlined
in Volume II of the 2005 Stormwater Management Manual and provide staff with a Construction Mitigation
Plan prior to issuance of Construction Permits. This condition shall be subject to the review and approval
of the Development Services Division.
3. The storm drainage system for this project shall be required to comply with the requirements found in the
2005 King County Surface Water Design Manual.
4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single family lot. The fee is
estimated at $2,123.04.
5. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior to the
recording of the final plat. It is anticipated that the proposed project would result in the payment of
$2,871.00.
6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single family lot prior to the
recording of the final plat. The fee is estimated at $1,952.
ERC Mitigation Measures Page 1 of 1
COMMENCING AT 9:00 AM,
CITY OF RENTON
HEARING EXAMINER
PUBLIC HEARING
December 4, 2007
AGENDA
COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL
The application(s) listed are in order of application number only and not necessarily the order in which they will be
heard. Items will be called for hearing at the discretion of the Hearing Examiner.
PROJECT NAME: Dalpay Preliminary Plat Phase 111
PROJECT NUMBER: LUA07-119, PP, ECF
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval and Environmental
(SEPA) Review for the subdivision of an existing 72,332 square foot lot zoned Residential -8
dwelling units per acre (R-8) into 4 lots. The project site was previously part of the Dalpay Estates Div
II short plat (LUA03-125), which was recorded in September of 2005 (recording# 20050927900007).
As the site was previously part of a subdivision that was recorded less than 5 years ago, the current
subdivision is required to be reviewed as a preliminary plat. The proposed lot sizes are as follows: Lot
1 is 8,140 square feet, Lot 2 is 12,985 square feet, Lot 3 is 12,879 square feet, and Lot 4 is 7,462
square feet. Access to Lot 1 would be provided via an existing 20-foot wide private access easement
off of NE 19th Street and access to lots 2-4 would be provided via a private street off of Redmond
Court NE. Steep slopes and an unnamed stream are located on the project site and would be
protected in a sensitive area tract.
HEX Agenda 12-4-07.doc