HomeMy WebLinkAboutPRE15-000628 (R- Dalpay Short Plat 4-lots)H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000551
PREAPPLICATION MEETING FOR
DALPAY ASSOCIATES SHORT PLAT
PRE 15-000628
CITY OF RENTON
Department of Community & Economic Development
Planning Division
September 24, 2015
Contact Information:
Planner: Rocale Timmons, 425.430.7219
Public Works Plan Reviewer: Rohini Nair, 425.430.7298
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the course of your project as a reference.
Consider giving copies of it to any engineers, architects, and contractors who work
on the project. You will need to submit a copy of this packet when you apply for
land use and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided
on the proposal are based on the codes and policies in effect at the time of review.
The applicant is cautioned that the development regulations are regularly
amended and the proposal will be formally reviewed under the regulations in
effect at the time of project submittal. The information contained in this summary
is subject to modification and/or concurrence by official decision-makers (e.g.,
Hearing Examiner, Planning Director, Development Services Director, Department
of Community & Economic Development Administrator, Public Works
Administrator and City Council).
H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000551
M E M O R A N D U M
DATE: September 24, 2015
TO: Pre-Application File No. 15-000628
FROM: Rocale Timmons, Senior Planner
SUBJECT: Dalpay Associates Short Plat
General: We have completed a preliminary review of the pre-application for the above-referenced
development proposal. The following comments on development and permitting issues are based on the
pre-application submittals made to the City of Renton by the applicant and the codes in effect on the
date of review. The applicant is cautioned that information contained in this summary may be subject to
modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community &
Economic Development Administrator, Public Works Administrator, Planning Director, Development
Services Director, and City Council). Review comments may also need to be revised based on site planning
and other design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are available for
purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at
www.rentonwa.gov.
Project Proposal: The subject property is located south of NE 19th St, west of Union Ave NE, at 1801
Redmond Ave NE. The proposal is to subdivide Lot 5 of the Dalpay Short Plat (LUA03-125) into 4 lots for
the future construction of single family residences. The subject property totals 72,332 square feet in area,
and is zoned Residential-6 dwelling units per net acre (R-6). Access to Lot 1 is proposed via an extension of
Redmond Pl NE, a private access road which serves Lots 1-4 of the original Dalpay Short Plat. Proposed Lots
2-4 would be served via an extension of an access easement off of the Redmond Ct NE cul-de-sac of from
the neighboring plat to the west (Veldyke II Short Plat, LUA09-058). There is an identified Class 4 stream
located in the center of the site which was placed in a Native Growth Protection Easement as part of the
original short plat approval. There are also sensitive and critical slopes located on the site.
Current Use: The site is undeveloped with clumps of mature trees in various locations.
Zoning: The property is located within the Residential-6 (R-6) zoning designation. The R-6 zone was
established for single family residential dwellings allowing a range of three (3) to six (6) dwelling units per
net acre (du/ac). The R-6 is intended to implement the Residential Medium Density Land Use
Comprehensive Plan designation. Development in the R-6 Zone is intended to be single family residential at
moderate density. Detached single family residential dwelling units are a permitted uses within the R-6
zoning designation.
Density: The area of public and private streets and critical areas would be deducted from the gross site area
to determine the “net” site area prior to calculating density. However, the exact area of the land within
right-of-way dedications and access easements on site were not provided with the pre-application
materials, therefore the net density could not be calculated.
H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000551
A density worksheet would be required at the time of formal land use application for each zone. The
applicant would be required to demonstrate compliance with the net density requirements of the zone at
the time of formal application.
Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for
Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards”
herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-6 zone, is 7,000 square feet
for parcels being subdivided. Minimum lot width is 60 feet for interior lots and 70 feet for corner lots;
minimum lot depth is 90 feet.
All lots appear to meet the minimum lot size, width, and depth standards of the R-6 zone. Detailed
information for lots size would be required at Short Plat submittal to show compliance with lot width,
depth, and size requirements.
Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot area. The
maximum impervious coverage in the R-6 zone is 55%. Building height is restricted to 30 feet. Detached
accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of
the primary structure. Accessory structures are also included in building lot coverage calculations. The
proposal’s compliance with the building standards would be verified at the time of building permit
review for the new residences to be located on all lots.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property
line. The required setbacks for the R-6 zone are: Front yard: 25 feet for the primary structure; Rear yard: 25
feet; Side yards: combined 15 feet with not less than 5 feet on either side; and Side yards along streets: 25
feet. Setbacks for all buildings would be verified at the time of building permit review.
Building Design Standards – The proposed structure would be subject to the Residential Design Standards
outlined in RMC 4-2-115. Compliance with the residential design standards would be verified at the time
of building permit review.
Access/Parking: Access to Lot 1 is proposed via an extension of Redmond Pl NE, a private access
road/shared driveway which serves Lots 1-4 of the original Dalpay Short Plat. Proposed Lots 2-4 would be
served via an extension of an access easement off of the Redmond Ct NE cul-de-sac of from the neighboring
plat to the west (Veldyke II Short Plat, LUA09-058). Shared driveways may be allowed for access to four (4)
or fewer residential lots, provided the following criteria found in RMC 4-6-060J is met:
a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of
property; and
b. The subject lots are not created by a subdivision of ten (10) or more lots; and
c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic
and/or pedestrian circulation through the short subdivision or to serve adjacent property; and
d. The shared driveway would not adversely affect future circulation to neighboring properties; and
e. The shared driveway is no more than two hundred feet (200') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and
personnel.
The proposal would exceed the number of lots allowed to gain access to both proposed shared driveways.
Additionally, it is not clear that the proposal would meet the criteria found in RMC 4-6-060J (specifically
criterion ‘a’, ‘e’, and ‘f’). The applicant would be required to eliminate Lot 1 and two of the three lots
located in the southern portion of the site in order to comply with RMC 4-6-060.
H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000551
Alternatively, the applicant may request a street modification in order to allow more than 4 lots to access
off of a shared driveway. In order to determine support for such a request staff would consider heavily
fire department and public comments.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are
to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required.
The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage
driveways shall not exceed 16 feet.
The proposal includes the use of a pipestem lot (Lot #3). Pipestems lots may be permitted for new plats to
achieve the minimum density within the R-6 zone when there is no other feasible alternative to achieve
minimum density. The proposal would be required to be revised to eliminate the proposed pipestem lot.
Landscaping – Except for critical areas, all portions of the development area not covered by structures,
required parking, access, circulation or service areas, must be landscaped with drought-resistant vegetative
cover. The minimum on-site landscape width required along street frontages is 10 feet. Such landscaping
shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community
and Economic Development.
A conceptual landscape plan must be provided with the formal land use application as prepared by a
registered Landscape Architect, a certified nurseryman or other certified professional. The plan shall
include, but is not limited to, the minimum 10-foot on-site landscaping strip and street trees within the
planting strip of each lot.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the
location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also
be included on the plan. A fence taller than 6 feet shall require a building permit or an explicit exemption
from the Building Official. A retaining wall that is 4 feet or taller, as measured by the vertical distance from
the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall
not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the
fence does not exceed the allowed height of a standalone fence. For more information about fences and
retaining walls refer to RMC 4-4-040.
Significant Tree Retention: A Tree Retention / Land Clearing (Tree Inventory) Plan along with a tree
retention worksheet shall be provided with the formal land use application. Each residential lot to be
created by subdivision shall have retained, or newly planted, trees that satisfy the lot’s minimum tree
density requirement. The tree retention plan must show preservation of at least thirty percent (30%) of
significant trees per RMC 4-4-130H.1.a.i, and indicate how proposed building footprints would be sited to
accommodate preservation of significant trees that would be retained. The Administrator may authorize
the planting of replacement trees on the site if it can be demonstrated to the Administrator’s satisfaction
that an insufficient number of trees can be retained. Please note until formal application is made the City
is unable to determine the extent of required tree retention. The applicant will be required to
demonstrate all measures to retain trees on site have been exhausted.
In addition to retaining 30% of existing significant trees, each new lot would be required to provide a
minimum tree density of 2 trees per 5,000 square feet (or the gross equivalent of caliper inches provided by
one or more trees) of lot area onsite. Protected trees may contribute to each residential lot’s required
minimum tree density, but any trees that are in excess of an individual lot’s minimum tree density shall
not contribute to the total number of trees that are required to be retained for the Land Development
Permit. Protected trees that do not contribute to a lot’s required minimum tree density shall be held in
perpetuity within a tree protection tract. Significant trees shall be retained in the following priority order:
H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000551
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on
slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and
significant trees over 60’ in height or greater than 18” caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated
for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as
part of an approved enhancement project within a critical area or its buffer.
The Administrator may require an independent review of any land use application that involves tree
removal and land clearing at the City's discretion. A formal tree retention plan and arborist report would
be reviewed at the time of Preliminary Plat application.
Critical Areas: Critical Areas: The site appears to contain a stream. A stream report delineating and
classifying the stream is required to be submitted with the formal land use application. All critical areas and
buffers are required to be placed in a Native Growth Protection Easement (NGPE).
Additionally, the site contains critical and sensitive slopes. If the subject property has an average slope of
20% or any street within the subdivision has grades greater than 15% at any point the proposal would be
considered a hillside subdivision. Information concerning the soils, geology, drainage patterns, and
vegetation shall be presented in order to evaluate the drainage, erosion control and slope stability for site
development of the proposed plat. The applicant must demonstrate that the development of the hillside
subdivision will not result in soil erosion and sedimentation, landslide, slippage, excess surface water
runoff, increased costs of building and maintaining roads and public facilities and increased need for
emergency relief and rescue operations. Detailed plans for any proposed cut and fill operations shall be
submitted. These plans shall include the angle of slope, contours, compaction, and retaining walls. Streets
may only have a grade exceeding 15% if approved by the Department and the Fire Department. Street
widths may be less than those required in the street standards for streets with grades steeper than 15% if
parking prohibition on one or both sides of the street is approved by the Administrator. Lots may be
required to be larger than minimum lot sizes required by the Zoning Code. Generally, lots in steeper areas
of the subdivision should be larger than those in less steep areas of the subdivision. Any clearing or grading
shall be accompanied by erosion control measures as deemed necessary by the Department.
Environmental Review: Environmental (SEPA) Review is required for projects nine lots or greater, or on
sites that contain critical areas. Therefore SEPA would be required for the project.
Permit Requirements: The proposed subdivision would require Short Plat Approval, Environmental (SEPA)
Review, and a Street Modification. All land use permits would be processed within an estimated time
frame of 6-8 weeks. The Short Plat Review application fee is $1,400. The application fee for SEPA Review
(Environmental Checklist) is $1,000. All modifications are $150 each. If considered a Hillside Subdivision the
proposal would be subject to HEX approval and would be processed concurrently with the other application
but would extend the processing time frame to 8-12 weeks. A 3% technology fee would also be assessed at
the time of land use application. Detailed information regarding the land use application submittal is
provided in the attached handouts.
The applicant will be required to install a public information sign on the property. Detailed information
regarding the land use application submittal requirements is provided in the attached handouts. Once
Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and
dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short
Plat review. Once final approval is received, the plat may be recorded. New lots may only be sold after the
plat has been recorded.
H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000551
Fees: In addition to the applicable building and construction fees, the following impact fees would be
required prior to the building permit issuance. Fees will be changing January 1, 2016:
A Transportation Impact Fee based on $2,214.44 per each new single family residence;
A Parks Impact Fee based on $1,441.29 per each new single family residence;
A Fire Impact fee of $495.10 per each new single family residence; and
Renton School District Impact Fee is $5,541.00 per each new single family residence.
A handout listing Renton’s development-related fees is available on the City of Renton website for your
review.
Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.