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HomeMy WebLinkAboutPN_Project_Narrative_170420_v1 April 20, 2017 Jill Ding City of Renton Department of Community And Economic Development 1055 South Grady Way Renton, Washington 98057 RE: Submittal of 4-Lot Preliminary Short Plat/Modification/Environmental Review for Dalpay Associates Short Plat Tax Parcel Number 042305-9032 W/N Job No. 15870 Dear Jill: On behalf of our client, Dalpay Properties, LLC, we are hereby submitting for a Preliminary 4-Lot Short Plat for property located at N.E.19th Street and Redmond Place N.E. Enclosed are several items to assist the Department of Community and Economic Development in reviewing the proposal: 1. Pre-application meeting summary dated September 24, 2015 2. Waiver form received during pre-application meeting dated September 24, 2015 3. Completed Land Use Permit Master Application Form 4. Original check in the amount of $3,399 for application fees (including environmental review, modification reviews, and technology fees) 5. Project Narrative included as included in this cover letter 6. Responses to the Modification Request Criteria 7. Environmental Checklist (SEPA) 8. Completed Density Worksheet 9. Construction Mitigation Description Narrative prepared by Barghausen Consulting Engineers, Inc. dated October 20, 2016 10. Title Report prepared by NexTitle dated March 9, 2017 11. Neighborhood Detail Map 12. Affidavit of Installation of Public Information Sign dated April 19, 2017 by R&R Graphics 13. Preliminary Plat Plan prepared by Lanktree Land Surveying, Inc. dated March 8, 2017 14. Topography Map prepared by Lanktree Land Surveying, Inc. dated July 14, 2016 15. Approved Short Plat Map under recording no. 20050927900007 16. Landscape Plans/Tree Retention/Land Clearing Plan (including Tree Retention Worksheet) prepared by Barghausen Consulting Engineers, Inc. dated October 14, 2016 17. Arborist Report prepared by Barghausen Consulting Engineers, Inc. dated October 18, 2016 PO Box 158 Kent, WA 98035 │ (206) 805-6238 Office │ WilsonLawGroupWA.com Jill Ding City of Renton -2- April 20, 2017 18. Stream Study prepared by Altmann Oliver Associates, LLC dated November 30, 2016 19. Geotechnical Report prepared by Earth Solutions NW, LLC dated December 23, 2015 20. Letter of Understanding Geologic Risk signed by Jim Dalpay dated April 9, 2017 21. Utility Plans prepared by Barghausen Consulting Engineers, Inc. dated October 20, 2016 22. Drainage Control Plan prepared by Barghausen Consulting Engineers, Inc. dated October 20, 2016 23. Technical Information Report (TIR) Report prepared by Barghausen Consulting Engineers, Inc. dated October 20, 2016 24. Grading Elevation and Plan prepared by Barghausen Consulting Engineers, Inc. dated October 20, 2016 25. One copy of colored maps for display 26. One disk containing all submittal enclosures in pdf Project Narrative This project is a 4-Lot Single-Family Short Plat proposal. The net density is 4.5 dwelling units per acre, the largest lot is 12,252sq. ft. and the smallest lot is 7,462sq ft. There are no structures currently on the property. The proposed use of the property is to create four middle to high income single family residences. The native soils on the property consist primarily of medium dense to very dense silty sand with gravel (Unified Soil Classification System: SM) glacial till deposits. Finish grades must be designed to direct surface drain water away from structures and slopes. No offsite improvements are anticipated to be required for this project. The total estimated construction cost and estimated fair market value of the proposed project is unknown at this time. The infrastructure for the Short Plat will consist of any required access utilities and storm drainage. Under separate permits for building, the new homes will likely be valued at close to $1 million each. There will be 53 trees removed from the property. Most types will be Douglas Fir, with a few Big Leaf Maple, and Western Red Cedar ranging in sizes between 6” to 26” DBH. There is no land to be dedicated to the City. There are no proposed job shacks, sales trailers, or model homes that will be present on the site at any time. All work on the property will be at least 50 feet or greater from a tributary to Honey Creek. The estimated quantities for excavation are 650 cy, and fill is 100 cy. Most of the material will be native soil. However, some of that volume of material will be crushed rock and asphalt for the driveways. The site is approximately 1.66 acres and located just south of N.E. 19th Street. The enclosed detailed site plan depicts the proposal and includes a vicinity map. The zoning is R-6 and the tax parcel number is 042305-9032. The site is also known as Lot 5 of previous City of Renton Short Plat Number LUA-03-125. A Native Growth Protection Easement “NGPE” bisects the property. Access to the southerly proposed lots is via an existing 20-foot wide Private Access and Utility Easement across Tract A of the adjoining Short Plat located to the east of the subject property, a copy of which is enclosed. The 20-foot wide Access and Utility Easement was created on the face of the adjoining Short Plat expressly with the intention to provide access and utilities for the benefit of the future development of the subject property. We understand that road standards have changed since the time of the recording of the Short Plat that adjoins to the east. Accordingly, we are requesting a modification to allow the Jill Ding City of Renton -3- April 20, 2017 southerly proposed lots in the current Short Plat (proposed Lots 2, 3, and 4) to access via the 20-foot wide Access and Utility Easement that was created for that purpose. Additionally, access for the current building site (Lot 5) for the subject property was designed via the existing 20-foot wide Private Access Road Easement, Redmond Place NE. This 20-foot wide Private Access Road Easement was designed and constructed to serve all 5 lots from the previously approved Short Plat creating the subject property. All infrastructure for access and utilities including water, sewer, and storm drainage have been fully built and stubbed out for the current building site (Lot 5) via the 20- foot wide Private Access Road Easement. We understand that a separate modification request must also be made to address the non-conformity that exists as a result of the current road standards, which renders the access to the current building site (Lot 5) substandard. During our pre-screening for this intake, we came to understand that the buffers for the on-site stream traversing the subject property are larger at the north end of the property under current codes than what was originally approved for the NGPE in the previous Short Plat. The additional buffer widths under current code would preclude the ability to access the original building site (Lot 5). Also, during the current survey work, engineering, and biologist analysis, it was determined that some portions of the NGPE well exceed current required buffers from the on-site stream and steep slopes. Accordingly, mitigation has been proposed to add additional area beyond the current required buffers to other portions of the NGPE (proposed Tract B) in exchange for maintaining a reduced buffer in the area required for a driveway to proposed Lot 1, also known as the current building site (Lot 5) from the previously approved Short Plat. Modification Justifications (Access to northerly proposed Lot 1) The following outline provides written statement addressing and justifying how the modification request complies with each of the following issues to be considered by the Administrator: 1. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Response: The infrastructure for access and utilities, including storm drainage, is already fully constructed pursuant to the previous Short Plat that created the subject property. Presumably, the Applicant could submit for a building permit for the building site on original Lot 5 from the previous Short Plat and tie into the existing infrastructure as was designed in the previous Short Plat. Proposed Lot 1 of the current Short Plat represents the same building site from Lot 5 of the previous Short Plat. The modification request to utilize the existing infrastructure designed for the benefit of this building site is consistent with the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and is the minimum adjustment necessary to implement these policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Response: The existing infrastructure for access and utilities already exists and the modification request merely petitions the city to allow proposed Lot 1 of the current Short Plat Jill Ding City of Renton -4- April 20, 2017 to use the previously approved infrastructure for the same building site as was approved for Lot 5 of the previous Short Plat. Accordingly, the request meets the objectives for safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. Response: The only other properties in the vicinity are Lots 1 through 4 from the previously approved 5-Lot Short Plat. The existing Private Access Road Easement serves all 5 lots from the previously approved 5-Lot Short Plat and therefore would have no injurious effect on other properties in the vicinity. 4. Conforms to the intent and purpose of the Code. Response: The intent of the Code as it relates to access is met as the city had already approved the previous access design by virtue of the previously recorded Short Plat in 2005. Health, safety, and welfare concerns were already addressed in the previous Short Plat, and a new home could be built on the current building site outside of the currently proposed Short Plat and this modification request. 5. Can be shown to be justified and required for the use and situation intended. Response: There is no other access available other than the approved and as-built access currently serving original Lot 5/current proposed Lot 1. No additional width or turn-around features could feasibly be added as the neighboring properties are no longer currently owned by the same party. The previously approved design and construction already serves this building site and accordingly is justified and required for the proposed use. 6. Will not create adverse impacts to other property(ies) in the vicinity. Response: The only other properties in the vicinity are Lots 1 through 4 from the previously approved 5-Lot Short Plat. The existing Private Access Road Easement serves all 5 lots from the previously approved 5-Lot Short Plat and therefore would have no adverse impacts on other properties in the vicinity. Modification Justifications (Access to southerly Lots 2, 3, and 4) The following outline provides written statement addressing and justifying how the modification request complies with each of the following issues to be considered by the Administrator: 1. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Response: There is an existing 20-foot wide Access and Utility Easement that was established on the face of the Short Plat located to the east of the subject property. This easement was expressly created for the benefit of the future development of the subject property. At the time of its creation, the further development of the subject property would have been consistent with code requirements as it relates to road standards that were in Jill Ding City of Renton -5- April 20, 2017 effect at that time. There is no ability to widen the 20-foot Access and Utility Easement further due to the Storm Drainage Tract that is under common ownership with all of the lots in the neighboring subdivision. Accordingly, the modification request to utilize the existing 20-foot wide Access and Utility Easement designed for the benefit of the future development of the subject property is consistent with the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and is the minimum adjustment necessary to implement these policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Response: The existing 20-foot wide Access and Utility Easement for the benefit of the subject property and the associated infrastructure for access and utilities already exists and the modification request merely petitions the city to allow proposed Lots 2, 3, and 4 of the current Short Plat to use the established 20-foot wide Access and Utility Easement and associated infrastructure for the purposes for which it was created. Accordingly, the request meets the objectives for safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. Response: The addition of three residential lots will not be injurious to other properties in the vicinity. The only other properties in the vicinity are those located in the Short Plat adjoining to the east. Each of these properties are depicted on the approved Short Plat which also contains the express easement rights for the subject property. Accordingly, all other properties in the vicinity have been placed on notice regarding the current proposal to subdivide the subject property. 4. Conforms to the intent and purpose of the Code. Response: The intent of the Code as it relates to access is met as the city had already approved the previous access design by virtue of the approval of the previously recorded Short Plat adjoining to the east in 2011. Health, safety, and welfare concerns were already addressed in the previously recorded Short Plat adjoining to the east, and the three new lots will conform to the intent and purpose of the code. 5. Can be shown to be justified and required for the use and situation intended. Response: There is no other access available other than the previously approved 20-foot wide Access and Utility Easement and associate infrastructure. There is no ability to widen the 20-foot Access and Utility Easement further due to the Storm Drainage Tract that is under common ownership with all of the lots in the neighboring subdivision. The previously approved design and construction already serves the proposed three new lots and accordingly is justified and required for the proposed use. 6. Will not create adverse impacts to other property(ies) in the vicinity. Response: The addition of three residential lots will not be adverse to other properties in the vicinity. The only other properties in the vicinity are those located in the Short Plat adjoining to the east. Each of these properties are depicted on the approved Short Plat which also Jill Ding City of Renton -6- April 20, 2017 contains the express easement rights for the subject property. Accordingly, all other properties in the vicinity have been placed on notice regarding the current proposal to subdivide the subject property. Please review the enclosed information at your earliest convenience. If you have any questions or need additional information, please do not hesitate to contact me at this office. Thank you. Respectfully, Terrance Randall Wilson Attorney at Law TRW/mls 15870C003.doc enc: As Noted cc: Jim Dalpay, Dalpay Properties, LLC