HomeMy WebLinkAboutD_Dalpay_Short_Plat_Report_Exhibits_LUA19-000136DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Dalpay_Short_Plat_LUA19-000136 (2)
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: January 9, 2020
Project File Number: PR19-000289
Project Name: Dalpay Short Plat
Land Use File Number: LUA19-000136, SHPL-A, ECF, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner/Applicant: Tom Dalpay, 29709 174th Ave SE, Kent, WA 98042
Contact: Kevin Cleary, Goldsmith Engineering, 1215 114th Ave SE, Bellevue, WA 98004
Project Location: Northwest corner of SE Renton Issaquah Rd and Nile Ave NE (Parcel Number
0323059120)
Project Summary: The applicant is requesting approval of a Preliminary Short Plat, Environmental
(SEPA) Review, and one Street Modification for the proposed subdivision of a
property located at the northwest corner of SE Renton Issaquah Rd and Nile Ave NE
(parcel number 0323059120). The subject property totals 107,173 square feet (2.46
acres) in area and is currently vacant. The property is located within the Residential-
4 (R-4) zone and within the Residential Low Density (LD) land use designation. The
proposed residential density is 3.34 dwelling units per net acre. The proposal is to
subdivide the project site into five lots, one critical area tract (Tract A), and one
drainage facility tract (Tract B). An off-site creek and wetland are located west of the
subject site. The creek and wetland buffers are proposed to be located within the
critical area tract. Access to the site is proposed via a public road with cul-de-sac
extending from Mt Baker Pl NE from the north. The proposed residential lots range
in size from 9,534 SF to 13,459 SF. There are three existing trees located on site, of
which the applicant is proposing to retain two trees.
Site Area: 107,173 square feet (2.46 acres)
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
City of Renton Department of Community & Economic Development
Dalpay Short Plat
Administrative Report & Decision
LUA19-000136, SHPL-A, ECF, MOD
Report of January 9, 2020 Page 2 of 22
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B. EXHIBITS:
Exhibits 1-7: As shown in the Environmental Review Committee (ERC) Report
Exhibit 8: Administrative Decision
Exhibit 9: Landscape Plan
Exhibit 10: Tree Retention Plan
Exhibit 11: Arborist Report
Exhibit 12: Geotechnical Report, prepared by Associated Earth Sciences, Inc., dated April 19, 2019
Exhibit 13: Street Modification Justification
Exhibit 14: Public Comment Letters
Exhibit 15: Preliminary Grading, Utilities, and Drainage Plan
Exhibit 16: Environmental “SEPA” Determination of Nonsignificance (DNS)
C. GENERAL INFORMATION:
1. Owner(s) of Record: Tom Dalpay, 29709 174th Ave SE, Kent, WA 98042
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
4. Existing Site Use: Vacant
5. Critical Areas: Wetland and stream within 100 feet of the property
6. Neighborhood Characteristics:
a. North: Mt Baker Pl NE; Single Family Homes; R-4 zone
b. East: Nile Ave NE; King County; RA5 Zone; Single Family Homes
c. South: NE Sunset Blvd; Single Family Homes; R-4 zone
d. West: Critical Area Tract; R-4 zone
7. Site Area: 107,173 square feet (2.46 acres)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Stoneridge Annexation N/A 5068 04/28/2004
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by King County Water District 90.
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
City of Renton Department of Community & Economic Development
Dalpay Short Plat
Administrative Report & Decision
LUA19-000136, SHPL-A, ECF, MOD
Report of January 9, 2020 Page 3 of 22
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b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch PVC sewer flowing
from west to east, south of the site along the southern frontage of NE Sunset Boulevard, then
crossing NE Sunset Boulevard and continuing to flow north in Nile Avenue NE, east of the project
site. There is also an existing 8-inch PVC sewer that flows north in Mt. Baker Place NE from a cleanout
located at the southern terminus of Mt. Baker Place NE along the northern property line.
c. Surface/Storm Water: Based on the City’s flow control map, the project site falls within the City’s
Flow Control Duration Standard (Forested Conditions). The site falls within the May Creek Drainage
Basin. There is currently no on-site stormwater conveyance system. Stormwater from the site either
infiltrates or gradually flows off-site. There is also no stormwater conveyance system along either
the NE Sunset Boulevard or the Nile Avenue NE frontage. Stormwater that collects from these
frontages gradually flows into the site.
2. Streets: The proposed development fronts Nile Ave NE/148th Avenue SE to the east and NE Sunset Blvd
to the south. The site also has access via Mt. Baker Pl NE to the north, which currently dead-ends at the
north property line of the project site.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivision
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on June
19, 2019, and determined the application complete on July 5, 2019. The project was later placed on hold
on August 16, 2019, and taken off hold on December 9, 2019. The project complies with the 120-day
review period.
2. The project site is located on the Northwest corner of SE Renton Issaquah Rd and Nile Ave NE (Parcel
Number 0323059120) (Exhibit 2).
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
City of Renton Department of Community & Economic Development
Dalpay Short Plat
Administrative Report & Decision
LUA19-000136, SHPL-A, ECF, MOD
Report of January 9, 2020 Page 4 of 22
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3. The project site is currently vacant.
4. Access to all five lots is proposed via a modified residential access street, with cul-de-sac, extending from
Mt Baker Pl NE from the north.
5. The property is located within the Residential Low Density (LD). Comprehensive Plan land use
designation.
6. The site is located within the Residential-4 (R-4) zoning classification.
7. There are two existing significant trees located on-site. The applicant is proposing to retain two of the
three trees (Exhibits 10 and 11).
8. A Category III wetland and Type Ns stream are located off-site to the west of the project site.
9. Approximately 762 cubic yards of grading is proposed at the time of site improvement construction.
10. The applicant is proposing to begin construction following land use and building permit approval.
11. Staff received no agency comments. Staff received public comment from one party of record (Exhibit
14). To address this public comment the following report contains analysis related to drainage (See FOF
20).
12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended),
on January 7, 2020, the Environmental Review Committee issued a Determination of Non (DNS) for the
Dalpay Short Plat (Exhibit 16). A 14-day appeal period commenced on January 7, 2020, and ends on
January 21, 2020. No appeals of the threshold determination have been filed as of the date of this
report.
13. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
14. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD)on the City’s
Comprehensive Plan Map. The purpose of the LD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines, the
organization of roadways, sidewalks, public spaces, and the placement of community gathering places
and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
City of Renton Department of Community & Economic Development
Dalpay Short Plat
Administrative Report & Decision
LUA19-000136, SHPL-A, ECF, MOD
Report of January 9, 2020 Page 5 of 22
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Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
Policy L-28: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Policy L-30: Maintain or increase the quantity and quality of wetlands. Development
activities shall not decrease the net acreage of existing wetlands.
Policy L-31: Protect buffers along wetlands and surface waters to facilitate infiltration
and maintain stable water temperatures, provide for biological diversity, reduce
amount and velocity of run-off, and provide for wildlife habitat.
Policy L-34: Ensure buildings, roads, and other features are located on less sensitive
portions of a site when sensitive areas are present.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy U-29: Control runoff from new development, redevelopment, and construction
sites through the implementation of development design standards and construction
techniques that promote the use of best management practices to maintain and
improve storm water quality and manage stormwater flow.
15. Zoning Development Standard Compliance: The site is classified Residential-4 (R-4) on the City’s Zoning
Map. The R-4 designation serves as a transition between rural designation zones and higher density
residential zones. It is intended as an intermediate lower density residential zone. The proposal is
compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of
approval are met:
Compliance R-4 Zone Develop Standards and Analysis
Density: There is no minimum density required in the R-4 zone. The maximum density
permitted is 4.0 dwelling units per net acre. Net density is calculated after the deduction
of sensitive areas, areas intended for public right-of-way, and private access easements.
Calculations for minimum or maximum density which result in a fraction that is one-half
(0.50) or greater shall be rounded up to the nearest whole number. Those density
calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down
to the nearest whole number.
Staff Comment: Following the dedication of public right-of-way and critical areas, the
subject property contains 1.49 net acres. The proposed five (5) single-family residential
lots on the subject property would result in 3.34 dwelling units per net acre (5/1.49 =
3.34), which rounds down to a density of 3.0 dwelling units per net acre. Therefore, the
proposal is compliant with the density standards for the R-4 zone.
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
City of Renton Department of Community & Economic Development
Dalpay Short Plat
Administrative Report & Decision
LUA19-000136, SHPL-A, ECF, MOD
Report of January 9, 2020 Page 6 of 22
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Lot Dimensions: The minimum lot size permitted in the R-4 zone is 9,000 sq. ft. A
minimum lot width of 70 feet is required (80 feet for corner lots) and a minimum lot
depth of 100 feet is required.
The following table identifies the proposed approximate dimensions for Lots 1, 2, 3, 4,
and 5:
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 (Through Lot) 13,160 76.6 177.7
Lot 2 (Through Lot) 13,459 97.8 109.6
Lot 3 (Corner Lot) 10,918 80.5 136
Lot 4 9,534 75 131.3
Lot 5 10,348 100 102
Tract A (Critical
Area) 15,537 47.7 411.16
Tract B (Storm
Detention) 7,354 100 80.7
Staff Comment: All proposed lots would comply with the minimum lot size, width and
depth requirements for the R-4 zone.
Compliance
not yet
determined
Setbacks: The required setbacks in the R-4 zone are as follows: front yard is 30 feet,
side yard is combined 20 feet with not less than 7.5 feet on either side, secondary front
yard (applies to corner lots and through lots) is 30 feet, and the rear yard is 25 feet.
Staff Comment: The lots as proposed provide adequate area for the construction of new
single-family homes in compliance with the setback requirements on proposed Lots 1-5.
The orientation of all five (5) lots has the front yards facing the new modified residential
access street extending from Mt. Baker Pl NE. Per RMC 4-11-250, Definitions Y, the
Planning Division shall determine the various yard requirements for uniquely shaped lots
and flag lots. Proposed lots 2 and 3 have uniquely shaped lots, both with frontage on
two streets. Proposed Lot 3 will have street frontage on the new residential access street,
as well as NE Sunset Blvd. In the case of Lot 3, there shall be two front yard setbacks and
two interior side yard setbacks. The front yard setback shall face the new cul-de-sac (Mt.
Baker Pl NE) and the secondary front yard setback shall face NE Sunset Blvd. The new
home on Lot 3 will be required to maintain a 15 foot building setback from proposed
Tract A (Critical Area Tract) consistent with the critical areas regulations. Proposed Lot
2 will have street frontage on the new residential access street, as well as Nile Ave NE
and NE Sunset Blvd. In the case of Lot 2, the front yard setback shall face the new cul-
de-sac (Mt. Baker Pl NE) and the secondary front yard shall front Nile Ave NE and NE
Sunset Blvd.
The applicant will need to demonstrate compliance with setback requirements for all
five (5) lots at the time of building permit review.
Compliance
not yet
determined
Building Standards: The R-4 zone has a maximum building coverage of 35% and a
maximum impervious surface coverage of 50%. In the R-4 zone, a maximum building
height of 3 stories with a wall plate height of 32 feet is permitted. Roofs with a pitch
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
City of Renton Department of Community & Economic Development
Dalpay Short Plat
Administrative Report & Decision
LUA19-000136, SHPL-A, ECF, MOD
Report of January 9, 2020 Page 7 of 22
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equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate
height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each
minimum building setback line for each one (1) vertical foot above the maximum wall
plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage for
the new single-family residences would be verified at the time of building permit review.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
Storm drainage facilities shall provide a landscaping strip with a minimum fifteen feet
(15') of width and be located on the outside of any required fencing, unless otherwise
determined through the site plan review or subdivision review process.
Staff Comment: A Preliminary Landscape Plan (Exhibit 9) was submitted with the
preliminary short plat application materials. The subject property fronts Nile Ave NE to
the east and NE Sunset Blvd to the south. Each lot (Lots 1-5) would have direct access
to the new modified residential access street and cul-de-sac extending from Mt. Baker
Pl NE to the north.
The applicant is requesting a modification for the frontage improvements (See FOF 19)
along the new extension of Mt. Baker Pl NE, in order to continue the existing frontage
improvements of the street that include a paved roadway width of 31-feet, a 0.5-foot
curb and gutter, and a 5-foot sidewalk. The modification request proposes to eliminate
the required planter strip between the curb and sidewalk along the extended portion of
Mt. Baker Pl NE.
The project proposal includes 10 feet of onsite landscaping along the street frontage of
the extended residential access street; however, the proposed landscape strip does not
indicate proposed groundcover as required by code. In addition, the proposal does not
include the required 10 feet of on-site landscaping along NE Sunset Blvd or Nile Ave NE.
In order to comply with RMC 4-4-070, staff recommends as a condition of approval that
the applicant be required to submit revised landscape plan with an on-site 10-foot
landscape strip along all public street frontages. The landscaping shall include a mixture
of trees, shrubs, and groundcover. The street frontage landscaping on Lots 1-5 shall be
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
City of Renton Department of Community & Economic Development
Dalpay Short Plat
Administrative Report & Decision
LUA19-000136, SHPL-A, ECF, MOD
Report of January 9, 2020 Page 8 of 22
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installed prior to finalizing the single-family building permits. The landscaping on
proposed Tract B shall be installed prior to short plat recording.
Per RMC 4-4-070H.6.c., perimeter landscaping with a minimum depth of 15 feet is
required around storm drainage facilities, within the boundaries of the required storm
drainage facility tract, unless otherwise determined through the subdivision review
process. The applicant is proposing a below-ground stormwater detention vault within
a dedicated stormwater tract (Tract B). The project proposal does not include the
required minimum 15 feet of perimeter landscaping around the stormwater detention
vault; therefore, staff recommends a condition of approval that the applicant revise the
project proposal to include the required 15 feet of perimeter landscaping around the
proposed stormwater detention vault. In addition, a the revised landscape plan
demonstrating compliance with the minimum perimeter landscaping shall be submitted
at the time of Civil Construction Permit application, for review and approval by the
Current Planning Project Manager, prior to Civil Construction Permit issuance.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single-family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: A Preliminary Tree Retention Plan (Exhibit 10) and Arborist Report
(Exhibit 11) were submitted with the project application materials. The Tree Retention
Plan and Arborist Report identify a total of 3 significant trees on the project site. The
identified significant trees include one (1) 64 caliper inch Bigleaf maple, one (1) 10.5
caliper inch Black cottonwood, and one (1) 13 caliper inch Douglas fir tree. All three of
the existing significant trees identified in the provided arborist report are noted as viable
trees. In addition to the significant trees located on site, the arborist report also
identified four (4) “weed” trees on site, which include two Black locust trees, one Sweet
cherry, and one English hawthorn tree. The applicant states that these trees are exempt
from tree retention requirements as they are on the King County Weed List, and
therefore, are not considered trees. However, the Black locust trees and Sweet cherry
are not listed as a noxious weeds, nor are they regulated by King County or under state
law; therefore, these species (on-site Black locust trees and Sweet Cherry tree) shall be
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City of Renton Department of Community & Economic Development
Dalpay Short Plat
Administrative Report & Decision
LUA19-000136, SHPL-A, ECF, MOD
Report of January 9, 2020 Page 9 of 22
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counted as trees for the purposes of tree retention requirements. The arborist report
identified the Black locust trees (46 caliper inches and 8.8 caliper inches) and Sweet
cherry tree (6.5 caliper inches) as non-viable trees due to poor health, including decay,
suppressed growth, and rootplate heave. After the deduction of non-viable trees, a total
of three (3) significant trees remain on-site.
The applicant is proposing to retain two (2) of the three existing significant trees. The
trees proposed for retention include the Bigleaf maple tree and the Douglas fir tree. The
Bigleaf maple tree is located within the proposed critical area tract (Tract A); and
therefore does not count towards tree retention calculations. The other tree proposed
for retention (13 caliper inch Douglas fir tree) is located on proposed Lot 1. Based on the
existing number of existing significant trees (3) the proposal complies with the minimum
tree retention requirements of the R-4 zone (30 percent).
In addition to complying with the minimum tree retention requirements, the applicant
is required to retain or plant two (2) significant trees, or gross equivalent caliper inches,
per 5,000 square feet of lot area. Based on the lot areas proposed, the applicant would
be required to provide a minimum of four (4) trees on Lots 3, 4, and 5, and a minimum
of five (5) trees on Lots 1 and 2. The proposed trees identified in the provided conceptual
Landscape Plan include Shore pine, Douglas fir, Serviceberry, Eastern redbud, and
Akebono cherry trees. Based on the provided conception Landscape Plan, the proposal
which includes a total of 53 new trees on the subject property, exceeds requirements for
minimum tree density based on the lot size for each lot.
Onsite landscaping shall be installed prior to final occupancy for the individual homes
and landscaping within the right-of-way shall be installed prior to short plat recording.
Partial
Compliance
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing any
public sidewalk.
Staff Comment: Each lot contains adequate area for the provision of two (2) parking
spaces per dwelling unit, as necessitated by RMC 4-4-080.F.10.d parking spaces required
based on land use. Based on the provided site plan (Exhibit 2) the proposed residential
driveways do not comply with maximum width requirements. The applicant will need to
demonstrate compliance with maximum driveway width requirements at the time of
Civil Construction Permit and building permit application. Parking requirements and
driveway grades for each of the new residences proposed would be verified at the time
of building permit review.
Compliant if
conditions of
approval are
met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard
and side yard along a street setback where the fence shall not exceed forty eight inches
(48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
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City of Renton Department of Community & Economic Development
Dalpay Short Plat
Administrative Report & Decision
LUA19-000136, SHPL-A, ECF, MOD
Report of January 9, 2020 Page 10 of 22
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Staff Comment: Based on the submitted Preliminary Grading, Utilities, and Drainage
Plan (Exhibit 15), no new fences or retaining walls appear to be proposed on the site. An
existing wood and chain-link fence are located along the north property line of the
project site, however the plan does not indicate the height of the existing fences. In order
to ensure compliance with the maximum fence height regulations, staff recommends as
a condition of approval that the applicant demonstrate compliance with the maximum
fence height regulations at the time of Civil Construction Permit application. If
necessary, revisions to the existing fences shall be reflected in the Civil Construction
Permit submittal for review and approval by the Current Planning Project Manager, and
an inspection shall be completed verifying compliance prior to Short Plat recording.
The Preliminary Landscape Plan (Exhibit 9) does not identify fences for the new lots.
Compliance with maximum heights for future fences on individual lots would be verified
at the time of final inspection for the new single-family homes.
16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4,
R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the
Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of
the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the
building permit for the new single-family homes. The proposal is consistent with the following design
standards, unless noted otherwise:
Compliance Design Standards R-4 and Analysis
N/A
Lot Configuration: One of the following is required of preliminary plat applications:
1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street-
fronting lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square
feet size difference) for street-fronting lots, or
3. A front yard setback variation of at least five feet (5’) minimum for at least
every four (4) abutting street fronting lots.
Staff Comment: Not applicable in the R-4 zone and the application is a short plat.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: See FOF 20 regarding storm water requirements.
Compliance
not yet
demonstrated
Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage
door shall be recessed a minimum of four feet (4’) from the other garage door.
Additionally, one of the following is required:
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1. The front porch projects in front of the garage a minimum of five feet (5’),
and is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5') (not including eaves) beyond the
front of the garage for at least the width of the garage plus the porch/stoop
area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an access
easement, or
5. The garage width represents no greater than fifty percent (50%) of the
width of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g. trim and hardware), and are recessed from the
front façade a minimum of five feet (5’), and from the front porch a
minimum of seven feet (7’).
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single-family residences.
Compliance
not yet
demonstrated
Primary Entry: The entry shall include a porch or stoop with a minimum depth of five
feet (5') and minimum height of twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single-family residences.
Compliance
not yet
demonstrated
Facade Modulation: One of the following is required:
1. An offset of at least one story that is at least ten feet (10') wide and two feet
(2') in depth on facades visible from the street, or
2. At least two feet (2') offset of second story from first story on one street facing
facade.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single family residences.
Compliance
not yet
demonstrated
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of
all facades facing street frontage or public spaces.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single-family residences.
N/A Scale, Bulk, and Character: N/A
Compliance
not yet
demonstrated
Roofs: A variety of roof forms appropriate to the style of the home shall be used.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single family residences.
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Compliance
not yet
demonstrated
Eaves: Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve
inches (12") with horizontal fascia or fascia gutter at least five
inches (5") deep on the face of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2")
from the surface of exterior siding materials.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single-family residences.
Compliance
not yet
demonstrated
Architectural Detailing: If one siding material is used on any side of the dwelling that is
two stories or greater in height, a horizontal band that measures at least eight inches
(8") is required between the first and second story.
Additionally, one of the following is required:
1. Three and one half inch (3 1/2") minimum trim surrounds all windows and
details all doors, or
2. A combination of shutters and three and one half inches (3 1/2") minimum
trim details all windows, and three and one half inches (3 1/2") minimum
trim details all doors.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single-family residences.
Compliance
not yet
demonstrated
Materials and Color: For subdivisions and short plats, abutting homes shall be of
differing color. Color palettes for all new dwellings, coded to the home elevations, shall
be submitted for approval.
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body wi th different color
trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding and shingles,
siding and masonry or masonry-like material, etc.) is used on the home. One
alternative siding material must comprise a minimum of thirty percent (30%)
of the street facing facade. If masonry siding is used, it shall wrap the corners
no less than twenty four inches (24").
Staff Comment: Compliance for this standard would be verified at the time of building
permit review for the new single-family residences.
17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations:
Compliance Critical Areas Analysis
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
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Staff Comment: A Critical Areas Study, prepared by Altmann Oliver Associates, LLC,
dated May 20, 2019, (Exhibit 3), was submitted with the project application. The
applicant subsequently submitted a revised Critical Area Study, prepared by Altmann
Oliver Associates, dated October 25, 2019 (Exhibit 4).
According to the revised study, no wetlands or streams were found on the subject
property; however, one stream, Greenes Creek, was observed off-site to the west of the
project site and one wetland (Wetland A) was identified off-site to the northwest. The
critical area buffers for both the wetland and creek extend onto the project site.
Altmann Oliver Associates conducted a site review and stream delineation on March
29, 2018. At that time, the channel width averaged approximately 1-foot wide and was
somewhat undefined in places. The report states that much of the channel was dry and
only a slight flow was observed along segments of the channel. No wetlands were
identified adjacent to the stream during this site visit. However, on a follow-up review
conducted on August 22, 2019, a wetland (Wetland A) was observed further
downstream and off-site to the northwest. The portion of the wetland closest to the
subject property was delineated and subsequently surveyed.
According to the study, Greenes Creek is located entirely off-site to the west and drains
from south to north through a Critical Area Tract (Tract B) associated with the
Windstone Division 5 development (Exhibit 6). The report states that the stream is a
Type Ns stream since it only conveys intermittent or highly seasonal flows and does not
contain fish habitat. Per RMC 4-3-050.G.2, type Ns streams require a 50-foot buffer
from the ordinary high water mark of the stream and an additional 15-foot building
setback from the stream buffer. The report states that the riparian corridor of Greenes
Creek, in the vicinity of the site, consists primarily of dense Himalayan blackberry, with
widely scattered black cottonwood (Populus trichocarpa), big-leaf maple (Acer
macrophyllum), and Douglas fir (Pseudotsuga menziesii) trees.
The report states that Wetland A appears to have been heavily disturbed through
historic grading. Since the Greenes Creek channel was not well-defined through the
wetland, Wetland A was considered a shallow Depressional Hydrogeomorphic (HGM)
wetland for rating purposes. According to the report, Wetland A meets the criteria for
a Category III wetland, with 4 Habitat Points, and requires a standard 75-foot buffer
and a 15-foot building setback beyond the buffer when adjacent to non-low impact land
uses per RMC 4-3-050.G.2.
Riparian corridors and wetlands provide many valuable ecological and social functions,
including water quality protection and wildlife habitat. According to the study, although
historically disturbed, the riparian corridor on the site does continue to provide some of
these functions. In addition, the critical areas do provide some limited cultural functions
as part of the overall open space associated with the site and adjacent critical area
tract. The riparian corridor also contains some minor passive recreational opportunities
such as wildlife viewing. While the site does likely provide habitat for a variety of birds,
small mammals, reptiles, and amphibians typically found within suburban
environments, no threatened, endangered, sensitive, monitored, or priority species
were identified on or adjacent the site during the field investigations and no critical
habitat was observed.
The report concludes that the on-site portion of the Greenes Creek and Wetland A
buffers would be entirely preserved within the proposed Critical Area Tract. A split rail
fence with appropriate signage would be installed along the tract boundary and no
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work is proposed within the critical area buffers. In addition, a 15-foot building setback
line will be established from the edge of the buffer.
A Level 1 Downstream Analysis and Preliminary Drainage Control Plan, prepared by
Goldsmith Land Development Services, dated October, 2019, (Exhibit 5), was submitted
with the project application. As stated in the report, general site topography of the
property slopes towards the northwest and west. The project site consists of moderate
slopes ranging from 8 to 15 percent, draining into the existing Greenes Creek. Existing
stormwater runoff from the site flows north through Greenes Creek and a series of
existing pipes before discharging into May Creek. The proposed drainage improvements
will continue to route stormwater to the existing creek west of the property.
The report states that the proposed stormwater design was developed to mitigate
changes in stormwater runoff from the proposed short plat. Per the 2017 Renton
Surface Water Design Manual, the project is required to match developed discharge
durations to predeveloped durations for the range of predeveloped discharge rates
from 50% of the 2-year peak flow up to the full 50-year peak flow and match peak rates
for the 2-year and 10-year return periods.
The report states that a stormwater wetvault system is proposed for treatment of on-
site pollution-generating impervious surface areas. Pollution-generating impervious
surfaces will be treated before discharging runoff to the proposed stormwater
detention vault.
The applicant is proposing to discharge the proposed detention vault via a dispersion
trench into the critical area buffer (See Exhibit 5). The proposed dispersion trench is
located just outside the critical area buffer. Per RMC 4-3-050C.3.9, new surface water
discharges in the form of dispersion trenches, outfalls and bioswales are allowed within
the outer twenty five percent (25%) of the buffer of a Category III or IV wetland only
provided that: the discharge meets the requirements of the Storm and Surface Water
Drainage Regulations (RMC 4-6-030); no other location is feasible; and will not degrade
the functions or values of the wetland or stream. Since the proposed dispersion trench
is located outside of the critical area buffers, the proposed discharge is in compliance
with the critical area regulations.
It is not anticipated that there will be any impacts to the stream or wetland buffers as
a result of the proposed project.
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
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Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: See Critical Areas Analysis: Streams above for more information.
18. Compliance with Subdivision Regulations: RMC 4-7 Provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are met:
Compliance Subdivision Regulations and Analysis
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of RMC 4-6-060 Street Standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9')
and double loaded garage driveways shall not exceed sixteen feet (16').
Staff Comment: As shown on the Preliminary Short Plat Map (Exhibit 2) each lot would
have direct access to the new modified residential access street extending from Mt.
Baker Pl NE. Compliance with the driveway regulations for the proposed new single-
family homes would be verified at the time of building permit review. See additional
comments regarding residential driveways under FOF 15, Zoning Development
Standard Compliance: Parking.
N/A
Blocks: Blocks shall be deep enough to allow two (2) tiers of lots.
Staff Comment: Not applicable. The subdivision does not contain the shape or area to
provide two tiers of lots.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-4 zone and allow for reasonable infill of developable land.
All of the proposed lots shall meet the requirements for minimum lot size, depth, and
width.
Width between side lot lines at their foremost points (i.e., the points where the side lot
lines intersect with the street right-of-way line) shall not be less than eighty percent
(80%) of the required lot width except in the cases of (1) pipestem lots (or flag lot),
which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or
the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet
(35').
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1).
Pipestem lots may be permitted for new plats to achieve the minimum density within
the Zoning Code when there is no other feasible alternative to achieving the minimum
density.
Staff Comment: The size, shape, orientation, and arrangement of the proposed lots
comply with the requirements of the Subdivision Regulations and the Development
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Standards of the R-4 zone, and allow for reasonable infill of developable land. Lot size
and dimensional requirements of the R-4 zone are shown on the Preliminary Short Plat
Map (Exhibit 2). The width between the side lot lines where they meet the new
residential access road is greater than 80-percent of the required lot width.
Compliant
with approved
Modification,
See FOF 19
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: A Preliminary Grading, Utilities, and Drainage Plan (Exhibit 15) was
submitted with the project application. The existing site is a corner lot with street
frontage on Nile Ave NE (aka 148th Avenue SE) to the east and NE Sunset Blvd to the
south. The site also has access via Mt. Baker Pl NE to the north, which currently dead-
ends at the north property line of the project site.
Nile Ave NE, east of the site, is located in unincorporated King County. South of the site,
in the City of Renton limits, Nile Avenue NE is classified as a neighborhood collector
arterial. Per the King County Assessor’s Map, the current right-of-way (ROW) width for
this portion of Nile Avenue NE is 60 feet. The City requires frontage improvements in
accordance with neighborhood collector arterial standards found in RMC 4-6-060 for
this street frontage. Per RMC 4-6-060, the minimum ROW width for a neighborhood
collector arterial with two lanes is 83 feet. The minimum paved roadway width is 30
feet and consists of two 10-foot travel lanes and a 5-foot bike lane in each direction.
Parking lanes of 8 feet are required on each side of the road. A 0.5-foot curb, 8-foot
planter, 8-foot sidewalk, and a 2-foot clear space behind the sidewalk are required
along each side of the roadway. A dedication of approximately 12 feet along the Nile
Ave NE frontage would be required for the project proposal.
NE Sunset Blvd is classified as a principal arterial. Per the King County Assessor’s Map,
the existing right-of-way width for NE Sunset Blvd is approximately 60 feet. Per RMC 4-
6-060, the minimum ROW width for a principal arterial with five lanes is 103 feet. The
minimum paved roadway width is 66 feet and consists of four 11-foot travel lanes, one
12-foot center lane, and a 5-foot bike lane in each direction. A 0.5-foot curb, 8-foot
planter, 8-foot sidewalk, and a 2-foot clear space behind the sidewalk are required
along each side of the roadway. A dedication of approximately 21.5 feet along the NE
Sunset Boulevard frontage would be required for the project proposal.
Mt. Baker Pl NE is classified as residential access street. Per the King County Assessor’s
Map, the existing right-of-way width for Mt. Baker Pl NE is approximately 42 feet. The
applicant is requesting a modification for the frontage improvements (See FOF 19)
along the new extension of Mt. Baker Pl NE, in order to continue the existing frontage
improvements of the street that include a paved roadway width of 31-feet, a 0.5-foot
curb and gutter, and a 5-foot sidewalk. The modification request proposes to eliminate
the required planter strip between the curb and sidewalk along the extended portion of
Mt. Baker Pl NE. The street modification has been reviewed by City staff and is
recommended for approval. Please see the Street Modification Criteria and Analysis in
FOF 19 for a complete summary of the request, staff analysis, and staff
recommendation.
Per RMC 4-6-060H.4, Cul-de-sacs shall have a minimum paved and landscaped radius
of forty five feet (45') with a right-of-way radius of fifty five feet (55') for the turnaround.
A landscaped center island with a radius of twenty feet (20') delineated by curbing shall
be provided in the cul-de-sac. Low impact development best management practices
shall be provided in the center island where feasible and consistent with City standard
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details and the Surface Water Design Manual. The landscaping shall be maintained by
the homeowners’ association or adjacent property owners. The cul-de-sac turnaround
shall have a design approved by the Administrator and the Fire Department.
The provided Preliminary Grading, Utilities, and Drainage Plan (Exhibit 15) submitted
with the project application did not include the proposed frontage improvements along
Nile Ave NE or NE Sunset Blvd. The applicant is required to install these frontage
improvements and will be required to provide the Civil Plans for this work at the time of
Civil Construction Permit application. See Exhibit 7 for additional advisory comments.
Payment of the transportation impact fee is applicable on the construction of the single
family houses at the time of application for the building permit. The 2020 transportation
impact fee is $7,820.42 per new single family house. The fee in effect at the time of
building permit application is applicable to this project and is payable at the time of
building permit issuance.
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The proposed short plat is surrounded by existing detached single-
family residences, and associated tracts, to the north, south, east, and west of the site.
All surrounding properties to the north, west, and south are also located in the R-4 zone.
Properties to the east are located within King County jurisdiction. The proposed lots are
similar in size and shape to the existing surrounding development pattern in the area
and would be consistent with the Comprehensive Plan and Zoning Code, which
encourages residential infill development in the Residential Low Density (LD)
Comprehensive Plan land use designation and R-4 zoning designations. Therefore, the
proposal for new single-family homes would be compatible with the existing uses in the
area.
19. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting a Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys,
to modify the required street improvements on the proposed extension of Mt. Baker Pl NE (Exhibit 13).
The applicant is requesting a modification for the frontage improvements along the new extension of Mt.
Baker Pl NE, in order to continue the existing frontage improvements of the street that include a paved
roadway width of 31-feet, a 0.5-foot curb and gutter, and a 5-foot sidewalk. The modification request
proposes to eliminate the required planter strip between the curb and sidewalk along the extended
portion of Mt. Baker Pl NE.
The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250. Therefore,
staff is recommending approval of the requested modification, as noted below:
Compliance Modification Criteria and Analysis
a. 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.
Staff Comment: The Community Design Element has applicable labeled, Promoting a
Safe, Healthy, and Attractive Community. These policies address walkable
neighborhoods, safety, and shared uses. The intent of the policies are to promote new
development with walkable places that support grid and flexible grid street and
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pathway patterns, and are visually attractive, safe, and healthy environments. The
requested street modification is consistent with these policy guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation section and Economic
Development section have reviewed Mt. Baker Pl NE and the surrounding area and have
determined that the modified residential access street section is more suitable for the
extended portion of Mt. Baker Pl NE within the site. The modified residential access
street would retain the existing roadway street section, which includes a paved roadway
width of 31-feet, a 0.5-foot curb and gutter, and a 5-foot sidewalk. City staff agree that
the modified frontage improvements for the extended portion of Mt. Baker Pl NE will
meet the transportation needs of the surrounding area and maintain the objectives of
function, safety and appearance, as required by code.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The existing pavement width and existing pedestrian sidewalks along
Mt. Baker Pl NE provide for safe vehicular and pedestrian travel. The proposed modified
residential access street extension will be a dead-end street, ending with a proposed
cul-de-sac. The proposed new street extension and cul-de-sac will serve all five lots
within the proposed short plat. It is not anticipated that the traffic associated with the
5-lot short plat will create adverse impacts to other properties within the surrounding
neighborhood.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The modification would not create adverse impacts to other properties
in the vicinity. See also comments above under criterion ‘c’.
20. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. For 2020, Fire impact fees are
applicable at the rate of $829.77 per single-family residence. This fee is paid at time of
building permit issuance.
Schools: It is anticipated that the Issaquah School District can accommodate any
additional students generated by this proposal at the following schools: Apollo
Elementary (bus located 0.18 miles from the subject site), Maywood Middle School, and
Liberty High School (bus located 0.08 miles from the subject site). Students from the
proposed development would be bussed to all three schools. The proposed project
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includes the installation of frontage improvements along Nile Ave NE and NE Sunset Blvd,
as well as a proposed street extension of Mt. Baker Pl Nek, which will include sidewalks.
Existing frontage improvements, including sidewalks, exist along the existing portion of
Mt. Baker Pl NE, NE 17th St, and portions of Nile Ave NE.
RCW 58.17.110(2) provides that no subdivision be approved without making a written
finding of adequate provision made for safe walking conditions for students who walk to
and from school, and to and from the bus stop.
The bus stop for Apollo Elementary is located approximately 0.18 miles from the project
site at 14813 SE Renton Issaquah Rd. Students would walk north along the Mt. Baker Pl
NE, east along NE 17th Street, and south along Nile Ave NE. The students would then cross
NE Sunset Blvd diagonally utilizing two existing crosswalks and pedestrian walking signals
to the south shoulder of NE Sunset Blvd (aka SE Renton Issaquah Rd), and continue east
to the bus stop. The existing and proposed sidewalks, as well as existing shoulders, would
provide a safe walking route for students to walk to the bus stop.
The nearest bus stop for both Maywood Middle School and Liberty High School is located
approximately 0.08 miles from the project site on the northwest corner of NE 17th Street
and Nile Ave NE. Students would walk north along Mt. Baker Pl NE, continue east along
NE 17th Street to Nile Ave NE, and would then cross the street to the northwest corner
of the intersection. The existing and proposed sidewalks provide a safe walking route for
students to walk to the bus stop.
A School Impact Fee would be required in order to mitigate the proposal’s potential
impacts to the Issaquah School District. The 2020 School Impact Fee is $14,501 per new
single-family residence. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Parks: A Park Impact Fee would be required for the future houses. The 2020 Parks Impact
Fee is $3,945.70 per new single-family residence. The fee in effect at the time of building
permit application is applicable to this project and is payable at the time of building
permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: A Level 1 Downstream Analysis and Preliminary Drainage Control Plan,
prepared by Goldsmith Land Development Services, dated October, 2019, (Exhibit 5), was
submitted with the project application. Based on the City of Renton’s flow control map,
the site falls under Flow Control Duration Standards (Forested Conditions) and is located
within the May Creek Drainage basin. The development is subject to Full Drainage Review
in accordance with the 2017 Renton Surface Water Design Manual (RSWDM).
As stated in the report, general site topography of the property slopes towards the
northwest and west. The project site consists of moderate slopes ranging from 8 to 15
percent, draining into the existing Greenes Creek. Existing stormwater runoff from the
site flows north through Greenes Creek and a series of existing pipes before discharging
into May Creek. The applicant is proposing to install a new stormwater detention vault
within a dedicated storm detention tract (Tract B) on the project site. The proposed
drainage improvements will continue to route stormwater to the existing creek west of
the property. The report states that the proposed stormwater design was developed to
mitigate changes in stormwater runoff from the proposed short plat. Per the 2017 Renton
Surface Water Design Manual, the project is required to match developed discharge
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durations to predeveloped durations for the range of predeveloped discharge rates from
50% of the 2-year peak flow up to the full 50-year peak flow and match peak rates for the
2-year and 10-year return periods.
The report states that a stormwater wetvault system is proposed for treatment of on-site
pollution-generating impervious surface areas. Pollution-generating impervious surfaces
will be treated before discharging runoff to the proposed stormwater detention vault.
The applicant is proposing to discharge the proposed detention vault via a dispersion
trench into the critical area buffer (See Exhibit 5). The proposed detention vault will be
required to be designed in accordance with the RSWDM that is current at the time of Civil
Construction Permit application.
A Geotechnical Report, prepared by Associated Earth Sciences, Inc., dated April 19, 2019,
was provided with the project application. The subsurface exploration completed for this
project included the excavation of six exploration pits dug on October 12, 2016. Based on
the provided report, the site is underlain at shallow depths by medium dense to very dense
lodgement till. The lodgement till generally consisted of silty fine sand, with gravel, and
has been consolidated by the weight of an overriding ice sheet during the most recent ice
age. As a result, the lodgement till has a low permeabilitiy due to its relatively high density
and high silt content, and is therefore not a suitable receptor for infiltration.
A final drainage report complying with the current Renton Surface Water Design Manual
(RSWDM) will be required at the time of Civil Construction Permit application. See Exhibit
7 for additional advisory comments.
Stormwater system development charges (SDCs) for each new lot would apply. The 2019
stormwater SDC is $1,800.00 per lot. SDCs are due at the time of civil construction permit
issuance.
Water: Water service is provided by King County Water District 90.
The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600
square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire
hydrant is required within 300-feet of the proposed building and two hydrants if the fire
flow goes up to 1,500 gpm. Existing fire hydrants can be counted toward the requirements
as long as they meet current code. A water availability certificate from King County Water
District 90 will be required. A minimum of one new hydrant and a water main extension
will be required for the project proposal. See Exhibit 7 for additional advisory comments.
Sanitary Sewer: Sewer service is provided by the City of Renton. There is an existing 8-
inch PVC sewer flowing from west to east, south of the site along the southern frontage
of NE Sunset Boulevard, then crossing NE Sunset Boulevard and continuing to flow north
in Nile Avenue NE, east of the project site. There is also an existing 8-inch PVC sewer that
flows north in Mt. Baker Place NE from a cleanout located at the southern terminus of
Mt. Baker Place NE along the northern property line. The applicant is required to extend
the sewer main from the main in Mt. Baker Pl NE, south into the project site. Each lot shall
be served by a sewer main with a minimum diameter of 8 inches. The development is
subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based
on the size of the new domestic water to serve the project. The 2019 sewer fee for a lot
with a ¾-inch or 1-inch water meter is $3,100.00 per lot. SDC fees are due at the time of
civil construction permit issuance.
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
City of Renton Department of Community & Economic Development
Dalpay Short Plat
Administrative Report & Decision
LUA19-000136, SHPL-A, ECF, MOD
Report of January 9, 2020 Page 21 of 22
Dalpay_Short_Plat_LUA19-000136
I. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 14.
2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 15.
3. The proposed short plat complies with the Residential Design and Open Space Standards provided the
applicant complies with City Code and conditions of approval, see FOF 16.
4. The proposed short plat complies with the Critical Areas Regulations provided the applicant complies with
City Code and conditions of approval, see FOF 17.
5. The proposed short plat complies with the subdivision regulations as established by City Code and state
law provided the applicant complies with all advisory notes and conditions of approval, see FOF 18.
6. The street modification complies with the modification criteria as established by City Code, see FOF 19.
7. The proposed short plat complies with the street standards as established by City Code and the
modification request, provided the project complies with all advisory notes, see FOF 18 and 19.
8. There are safe walking routes to schools or the bus stops, see FOF 20.
9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 20.
J. DECISION:
The Dalpay Short Plat and Street Modification, File No. LUA19-000136, SHPL-A, ECF, MOD, as depicted in Exhibit
2, is approved and is subject to the following conditions:
1. The applicant shall submit a revised landscape plan that includes an on-site 10-foot landscape strip along
all public street frontages. The landscaping shall include a mixture of trees, shrubs, and groundcover. The
street frontage landscaping on Lots 1-5 shall be installed prior to finalizing the single-family building
permits. The landscaping on proposed Tract B shall be installed prior to short plat recording
2. A revised landscape plan demonstrating compliance with the minimum 15 feet of perimeter landscaping
around the proposed stormwater detention vault shall be submitted at the time of Civil Construction
Permit application, for review and approval by the Current Planning Project Manager, prior to Civil
Construction Permit issuance.
3. The applicant shall demonstrate compliance with the maximum fence height regulations at the time of
Civil Construction Permit application. If necessary, revisions to the existing fences shall be reflected in the
Civil Construction Permit submittal for review and approval by the Current Planning Project Manager, and
an inspection shall be completed verifying compliance, prior to Short Plat recording.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
1/9/2020 | 2:25 PM PST
City of Renton Department of Community & Economic Development
Dalpay Short Plat
Administrative Report & Decision
LUA19-000136, SHPL-A, ECF, MOD
Report of January 9, 2020 Page 22 of 22
Dalpay_Short_Plat_LUA19-000136
TRANSMITTED on January 9, 2020 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Tom Dalpay
29709 174th Ave SE,
Kent, WA 98042
Kevin Cleary
Goldsmith Engineering
1215 114th Ave SE,
Bellevue, WA 98004
TRANSMITTED on January 9, 2020 to the Parties of Record:
Susan Person
1706 Mt. Baker Ave NE
Renton, WA 98059
Bridget and Joe Lammers
1603 Mt. Baker Pl NE
Renton, WA 98059
Claudia Donnelly
10415 147th Ave SE
Renton, WA 98059
TRANSMITTED on January 9, 2020 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on January 23, 2020. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
EXPIRATION: The administrative short plat decision will expire five (5) years from the date of decision. A single
one (1) year extension may be requested pursuant to RMC 4-7-070.M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Dalpay Short Plat
Land Use File Number:
LUA19-000136, SHPL-A, ECF, MOD
Date of Report
January 9, 2020
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Kevin Cleary
Goldsmith Engineering
1215 114th Ave SE, Bellevue, WA 98004
Project Location
Northwest corner of
SE Renton Issaquah
Rd and Nile Ave NE
(Parcel Number
0323059120)
The following exhibits are included with the ERC report:
Exhibits 1-7: As shown in the Environmental Review Committee (ERC) Report
Exhibit 8: Administrative Decision
Exhibit 9: Landscape Plan
Exhibit 10: Tree Retention Plan
Exhibit 11: Arborist Report
Exhibit 12: Geotechnical Report, prepared by Associated Earth Sciences, Inc., dated April 19, 2019
Exhibit 13: Street Modification Justification
Exhibit 14: Public Comment Letters
Exhibit 15: Preliminary Grading, Utilities, and Drainage Plan
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
EXHIBIT 9DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
RECEIVEDAWEIHS 6/18/2019PLANNING DIVISIONEXHIBIT 10DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
Greenforest Incorporated
C o n s u l t i n g A r b o r i s t
4547 South Lucile Street, Seattle, WA 98118 Tel. 206-723-0656
TO: Tom Dalpay, Dalpay Properties
29709 174th Av SE
Kent WA 98042
REFERENCE: Arborist Report
SITE: TPN 0323059120 (148th & Nile, Renton WA)
DATE: May 9, 2019
PREPARED BY: Favero Greenforest, ISA Certified Arborist # PN -0143A
ISA Tree Risk Assessment Qualified
ASCA Registered Consulting Arborist® #379
INTRODUCTION
You contacted me and contracted my
services as a consulting arborist. My
assignment is to inspect trees at the
above referenced site. The purpose of
this report is to establish the condition of
the significant trees to satisfy City of
Renton permit submittal requirements.
I received a site plan from Goldsmith
Engineering. I visited the site 5/7/2019
and visually inspected the trees indicated
on the survey, which are the subject of
this report. These represent all regulated
trees on the parcel.
SUMMARY
Significant Trees on Site 2
Landmark Trees on Site 1
Weed Trees on Site 4
Total Subject Trees 3
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 11
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 12
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
L:\2018\18067\2 COORDINATION\CORRESPONDENCE\ROW Modification Justification 2019-5-7.docx
DALPAY SHORT SUBDIVISION
Modification Justification
Mount Baker Place NE; Reduced right-of-way
Included in the Dalpay 5-lot short plat application is our request for a Modification to Renton
Municipal Code 4-6-060.F.2 Right-Of-Way requirements. Per the Minimum Design Standards
Table, a Residential Access requires a 53-feet right-of-way. Mount Baker Place NE abuts the
northerly boundary of the proposed short plat and is planned to be extended into the site as a
permanent cul-de-sac. As depicted on the short plat, the existing right-of-way of Mount Baker
Place NE is 42-feet wide with sidewalk on both sides. The Applicant requests a Modification to
the required right-of-way width to allow the proposed extension of Mount Baker Place NE to be
42-feet wide matching the existing roadway.
Mount Baker Place NE currently extends to the south from NE 17th Street approximately 200 feet
to the proposed short plats northerly boundary. The existing roadway serves 5 lots. The proposal
would extend Mount Baker Place NE approximately 250 feet into the site, ending in a permanent
cul-de-sac. At completion, Mount Baker Place NE would be approximately 450 feet long and
serve 10 lots (5-lots proposed with this short plat application). The request for a Modification
includes; a reduction to 42-feet of right-of-way; no planting strips in order to match the existing
roadway, and; provide 31 feet of paving instead of 26 feet.
The existing improvements to Mount Baker Place NE include two 16-foot lanes (face of curb to
face of curb – 32 feet), 0.5-foot curb and 5-foot wide sidewalk. As constructed, on either side of
the roadway the sidewalk extends 0.5-feet outside of the right-of-way onto private property. The
proposed improvements include two 15.5-foot lanes (face of curb to face of curb), 0.5-foot curb
and 5-foot sidewalk all located within the right-of -way.
As required, the written statements below (in bold) address and justify how the modification
request complies with each of the following issues to be considered by the Administrator (in
italics).
a. 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;
The Modification is the minimum necessary to provide for required road and
pedestrian improvements while at the same time maintaining continuity with the
existing neighborhood to the north. The reduced right-of-way will efficiently
provide essential public facilities, including sidewalks on both sides of the street,
while at the same time minimizing impact via the reduced footprint of the
improvements, as required by Land Use Policy L-6. The proposed right-of-way
improvements would promote a safe, healthy, and attractive community consistent
with existing development, as required by Goal L-BB of the Comprehensive Plan.
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgement;
RECEIVED
AWEIHS 6/18/2019
PLANNING DIVISION
EXHIBIT 13
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
DALPAY SHORT SUBDIVISION May 2019
Modification Justification
Mount Baker Place NE; Reduced right-of-way
L:\2018\18067\2 COORDINATION\CORRESPONDENCE\ROW Modification Justification 2019-5-7.docx
The proposed, modified road extension will effectively match the existing right-of-
way and improvements on Mount Baker Place NE. The proposed right-of-way and
improvements are consistent with current King County Road Design and
Construction Standards for a Minor Access or Subaccess roadway. Safety,
function, appearance, environmental protection and maintainability standards will
be met by the proposed roadway which is consistent with the existing right-of-way
and meets the standards of other jurisdictions, including King County. Note that
the existing roadway was constructed, and the neighborhood developed while
within King County’s jurisdiction prior to annexation by the City of Renton.
c. Will not be injurious to other property(ies) in the vicinity;
The proposed roadway is consistent with right-of-way and roadway improvement
standards of other jurisdictions, including King County. Matching the existing
roadway will provide 31-feet of paving which is wider than the Residential Access
standard of two 10-foot lanes and 6-feet of parking on one side. The proposed road
width will provide 11-feet of parking on one side which will help ensure 20-feet of
clear travelled way for emergency services.
d. Conforms to the intent and purpose of the Code;
Except for planting strips which the existing Mount Baker Place NE does not have,
the proposed, modified right-of-way would meet / exceed the lane width
requirement and provide the required curb, gutter and sidewalk on both sides. The
Modification request is to minimize the right-of-way to 42-feet, provide 31-feet of
road width (instead of 26-feet), and have no planting strips.
e. Can be shown to be justified and required for the use and situation intended; and
The requested Modification can be shown to be justified and required for the use
and situation as the requested modification allows the proposed road extension to
match the existing right-of-way and improvements on Mount Baker Place NE. The
Applicant requests the Modification in order to provide consistent road
improvements for continuity within the neighborhood.
f. Will not create adverse impacts to other property(ies) in the vicinity.
The proposed Modification will not create adverse impacts to other properties as
the Modification is a request to extend Mount Baker Place NE utilizing the same
standards (less 1-foot of paving) as the existing roadway. The proposed
improvements under the Modification provide an additional 5-feet of paving than is
required under current standards for a Residential Access road and includes
sidewalk on both sides of the roadway. As stated above, the planned right-of-way
and improvements meet the requirements for a Minor Access or Subaccess
roadway under King County Road Design and Construction Standards.
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
From: Angelea Weihs
Sent: Monday, July 08, 2019 11:14 AM
To: 'Claudia Donnelly'
Subject: RE: Dalpay Short Plat -- LUA 19-000136
Hello Claudia,
Thank you for your comments. I am assuming you would like to be made a party of record correct?
A neighborhood meeting is not required for this proposal; however, environmental review is required.
You can view the SEPA checklist, as well as the other submittal documents (including drainage report
and stream study), using the following link:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=1428815&dbid=0&repo=CityofRenton
Let me know if you have any additional questions,
Angelea Weihs
Associate Planner, City of Renton
1055 S. Grady Way
Renton, WA 98057
(425) 430-7312
From: Claudia Donnelly [mailto:thedonnellys@oo.net]
Sent: Monday, July 08, 2019 9:53 AM
To: Angelea Weihs <AWeihs@Rentonwa.gov>
Cc: Jennifer T. Henning <Jhenning@Rentonwa.gov>
Subject: Dalpay Short Plat -- LUA 19-000136
Dear Ms. Weihs:
I thought of some other information this morning that I want to pass onto you.
In 2009, my husband and I added a room onto our house and had to have an inspection of our
property before we could get our building permit. Because of the stream, we had to leave the
buffer and then we had to use buffer averaging for the rest of our side yard. Therefore, we can’t
do anything with our side yard — where the stream is located. In addition the inspector found a
wetland — since confirmed by planners for the Wolf Woods project at the corner of our side
yard and we had to take that into account also.
And as for the SEPA documents, I would like to view them — if and when they are
completed. Also, if this plat goes through, the entire area will be covered in black top. There
maybe a detention pond, but as I’ve been told over and over agaiin, a detention pond cannot
collect all of the sediment. Some of the stormwater runoff will flow down 148th Avenue SE
EXHIBIT 14
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
(Nile) into the tributary of Greenes Stream that comes off the drainage ditch and goes underneath
148th about 500 feet frm SR 900. I believe that is the runoff from King County Roads and
150th Avenue SE. That flows down 148th into the residences of King County residents and
then back to my area and then into Greennes Stream via a culvert in the driveway at 10403 -
147th Avenue SE.
I guess I will be coming down to City Hall later this week to obtain the documents I’ve
requested. The site quoted is: http: bit.ly/2Xqzy52
Thank you.
Claudia Donnelly
Begin forwarded message:
From: Claudia Donnelly <thedonnellys@oo.net>
Subject: Fwd: Dalpay Short Plat
Date: July 6, 2019 at 12:31:39 PM PDT
To: aweihs@rentonwa.gov
Can you please send me a link to the documents you talk about on the white board
— I can’t seem to access them with my MAC.
Thank you.
Claudia Donnelly
Begin forwarded message:
From: Claudia Donnelly <thedonnellys@oo.net>
Subject: Dalpay Short Plat
Date: July 6, 2019 at 12:27:02 PM PDT
To: aweihs@rentonwa.gov
Cc: Clark Close <cclose@rentonwa.gov>, "Jennifer T.
Henning" <jhenning@rentonwa.gov>
Dear Ms. Weihs:
My name is Claudia Donnelly and I live downstream of where the
Dalpay Short Plat wants to go in - - I live in King County and have
Greenes Stream flowing through my yard to May Creek. Earlier,
I sent Mr. Close some documents and pictures for Wolf Woods and
Dalpay Short Plat. You may want to get copies for your file.
In 1989, a gentleman who owned the property where Windstone is
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
now located got a $50 permit from DNR and clear cut his property
and left it for 6 years. Starting in 1990 - 97, we got his flood
waters, sedimentation, erosion, crud. King County didn’t stop
it. In August 2004, I saw yellow muddy water flowing down
Greenes Stream and called a Renton planner who told me that “the
Windstone detention pond broke”. In December 2004, there was
so much rain that KBS was using a sprinkler was used to disperse
the water. Again, I had yellow water flowing down and a Renton
inspector did not stop it. So, I got 4 samples and drove to DOE
offices in Bellevue. By 1 pm, a DOE inspector was on site and
stopped the flow. I am trying to protect my property, Greenes
Stream and May Creek. I hope you take these two incidents into
account when you write your final report. In addition, at Piper’s
Bluff, the detention pond broke 3 different times. Also, I gave
Jennifer and Mr. Close an article on storm water runoff case
law. I have had many problems with storm water runoff in the
last 32 years and hope that this project is killed.
In addition, I submitted a copy of a letter Mayor Law sent to DNR
and it talks about a SEPA report being done for the impact of dirty
water on May Creek, along with the sloping of the ground. I
hope both SEPA reports are done. Will this developer have to do
a neighborhood review/question and answer meeting? Because I
would love to attend and aske questions.
Please let me know if you have any questions. Thank you.
Claudia Donnelly
10415 - 147th Avenue SE
Renton, WA 98059
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
From: Claudia Donnelly <thedonnellys@oo.net>
Sent: Tuesday, July 09, 2019 9:35 AM
To: Angelea Weihs
Cc: Jennifer T. Henning; Reagan Dunn
Subject: Re: Dalpay Short Plat -- LUA 19-000136
Follow Up Flag: Follow up
Flag Status: Flagged
Ms. Weihs:
Here are some additional comments I would also like to be included. This came from the Wolf
Woods annexation report — page 6: “Stormwter management will be provided directly or via
contract — in a manner that is consistent with the City of Renton Stormwater Manual, King
County standards and applicable State of Washington guidelines. As described in Section No.
3, the city is aware of some previously reported storm water management challenges in nearby
areas. While annexation per se will not impact current matters, City officials report an intention
to develop a plan to better address these issues following annexation of the Wolf Woods Area”.
Maybe that can happen with this short plat?
Thank you.
Claudia Donnelly
On Jul 9, 2019, at 9:16 AM, Claudia Donnelly <thedonnellys@oo.net> wrote:
Thank you.
Claudia Donnelly
On Jul 8, 2019, at 4:36 PM, Angelea Weihs
<AWeihs@Rentonwa.gov> wrote:
Hello Claudia,
Thank you for your additional comments. You have been added as a
party of record. Any future correspondence you provide will also be
placed in the project file. The questions that you have asked in these
comments will be addressed in the City staff report.
Have a great day!
Angelea Weihs
Associate Planner, City of Renton
1055 S. Grady Way
Renton, WA 98057
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
(425) 430-7312
From: Claudia Donnelly [mailto:thedonnellys@oo.net]
Sent: Monday, July 08, 2019 11:36 AM
To: Angelea Weihs <AWeihs@Rentonwa.gov>
Subject: Re: Dalpay Short Plat -- LUA 19-000136
Dear Ms. Weihs:
Thank you — yes I want to be a party of record. Thanks for the
link.
I read the SEPA report — but don’t see any mention about what
Renton allowed in 2004 — the Windstone broken detention pond
and the December 2004 flow of water to May Creek because of all
the rain. That doesn’t surprise me, though. I hope you got the
documents I sent to Mr. Close for the problems that might occur
with Wolf Woods. I saw/read the drainage study and there was
nothing mentioned about downstream drainage complaints and/or
stream study. In 2010, I came down to Renton for the Maretin’s
Ranch preliminary plat and found a drainage report that KC
WLRD sent to their engineering firm. Plus I know of many other
drainage reports in KC about our property. Mayor Law sent a
letter to DNR about doing a SEPA report on May Creek for the
proposed logging of DeLeo Wall area of Cougar Mountain. It’s
like Renton doesn’t even want to mention what they allowed to
happen to the various streams out here — out of sight, out of mind
mentality. I am curious as to why a downstream analysis isn’t
required?
Thank you.
Claudia Donnelly
On Jul 8, 2019, at 11:13 AM, Angelea Weihs
<AWeihs@Rentonwa.gov> wrote:
Hello Claudia,
Thank you for your comments. I am assuming you
would like to be made a party of record correct?
A neighborhood meeting is not required for this
proposal; however, environmental review is required.
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
You can view the SEPA checklist, as well as the other
submittal documents (including drainage report and
stream study), using the following link:
https://edocs.rentonwa.gov/Documents/Browse.aspx?i
d=1428815&dbid=0&repo=CityofRenton
Let me know if you have any additional questions,
Angelea Weihs
Associate Planner, City of Renton
1055 S. Grady Way
Renton, WA 98057
(425) 430-7312
From: Claudia Donnelly [mailto:thedonnellys@oo.net]
Sent: Monday, July 08, 2019 9:53 AM
To: Angelea Weihs <AWeihs@Rentonwa.gov>
Cc: Jennifer T. Henning <Jhenning@Rentonwa.gov>
Subject: Dalpay Short Plat -- LUA 19-000136
Dear Ms. Weihs:
I thought of some other information this morning
that I want to pass onto you.
In 2009, my husband and I added a room onto our
house and had to have an inspection of our property
before we could get our building permit. Because
of the stream, we had to leave the buffer and then
we had to use buffer averaging for the rest of our
side yard. Therefore, we can’t do anything with
our side yard — where the stream is located. In
addition the inspector found a wetland — since
confirmed by planners for the Wolf Woods project
at the corner of our side yard and we had to take
that into account also.
And as for the SEPA documents, I would like to
view them — if and when they are
completed. Also, if this plat goes through, the
entire area will be covered in black top. There
maybe a detention pond, but as I’ve been told over
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
and over agaiin, a detention pond cannot collect all
of the sediment. Some of the stormwater runoff
will flow down 148th Avenue SE (Nile) into the
tributary of Greenes Stream that comes off the
drainage ditch and goes underneath 148th about 500
feet frm SR 900. I believe that is the runoff from
King County Roads and 150th Avenue SE. That
flows down 148th into the residences of King
County residents and then back to my area and then
into Greennes Stream via a culvert in the driveway
at 10403 - 147th Avenue SE.
I guess I will be coming down to City Hall later this
week to obtain the documents I’ve requested. The
site quoted is: http: bit.ly/2Xqzy52
Thank you.
Claudia Donnelly
Begin forwarded message:
From: Claudia Donnelly
<thedonnellys@oo.net>
Subject: Fwd: Dalpay Short
Plat
Date: July 6, 2019 at 12:31:39
PM PDT
To: aweihs@rentonwa.gov
Can you please send me a link to the
documents you talk about on the
white board — I can’t seem to access
them with my MAC.
Thank you.
Claudia Donnelly
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
Begin forwarded
message:
From: Claudia
Donnelly
<thedonnellys@oo.
net>
Subject: Dalpay
Short Plat
Date: July 6, 2019
at 12:27:02 PM
PDT
To: aweihs@renton
wa.gov
Cc: Clark Close
<cclose@rentonwa.
gov>, "Jennifer T.
Henning"
<jhenning@rentonw
a.gov>
Dear Ms. Weihs:
My name is Claudia
Donnelly and I live
downstream of where
the Dalpay Short Plat
wants to go in - - I
live in King County
and have Greenes
Stream flowing
through my yard to
May Creek. Earlier,
I sent Mr. Close some
documents and
pictures for Wolf
Woods and Dalpay
Short Plat. You may
want to get copies for
your file.
In 1989, a gentleman
who owned the
property where
Windstone is now
located got a $50
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
permit from DNR and
clear cut his property
and left it for 6
years. Starting in
1990 - 97, we got his
flood waters,
sedimentation,
erosion, crud. King
County didn’t stop
it. In August 2004, I
saw yellow muddy
water flowing down
Greenes Stream and
called a Renton
planner who told me
that “the Windstone
detention pond
broke”. In
December 2004, there
was so much rain that
KBS was using a
sprinkler was used to
disperse the
water. Again, I had
yellow water flowing
down and a Renton
inspector did not stop
it. So, I got 4
samples and drove to
DOE offices in
Bellevue. By 1 pm,
a DOE inspector was
on site and stopped
the flow. I am trying
to protect my
property, Greenes
Stream and May
Creek. I hope you
take these two
incidents into account
when you write your
final report. In
addition, at Piper’s
Bluff, the detention
pond broke 3 different
times. Also, I gave
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
Jennifer and Mr.
Close an article on
storm water runoff
case law. I have had
many problems with
storm water runoff in
the last 32 years and
hope that this project
is killed.
In addition, I
submitted a copy of a
letter Mayor Law sent
to DNR and it talks
about a SEPA report
being done for the
impact of dirty water
on May Creek, along
with the sloping of the
ground. I hope both
SEPA reports are
done. Will this
developer have to do
a neighborhood
review/question and
answer
meeting? Because I
would love to attend
and aske questions.
Please let me know if
you have any
questions. Thank
you.
Claudia Donnelly
10415 - 147th Avenue
SE
Renton, WA 98059
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
N87°49'06"W 380.03N16°29'59"W 433.63N56°37
'22
"E
300
.25
S1°25'23"W 236.20 WWWWWWWWSD SD SD SD SDGGGGGGGGGGGGGGGGGGGGGGGGEEEEEEEE
E
E
E
E E E E E E
ETTTTTTT
TTTT
T T T T T T T T T T
T T T T T T T
SSSSSSSSSSSSSSSSSSSSSSSSSSXXXXXXXXXXXXXXXXXXXXXXW W W W WSSSSSSSSGGGGG G
WWGG G
GGGGG WWWSSTTSSWETLAND ACAT. IIIGREENES CREEK(TYPE NS STREAM)GREENES CREEK(TYPE NS STREAM)615
5
.
0
'542110,348 SF9,534 SF13,459 SF13,160 SF15,537 SFTRACT A(CRITICAL AREA)TRACT BRIGHT
-OF
-WAY
DED
ICAT
ION
AREA
=
9
,117
SF21'21'7,354 SFTRACT B(STORM DETENTION)310,918 SF42' R.O.W.SECTION A-AMOUNT BAKER PL. NEN.T.S.15.5'DRIVINGLANE5' SIDEWALKVERTICAL CONCRETECURB AND GUTTER, TYP.2%±2%0.5' CURB2%±2%15.5'DRIVINGLANE5' SIDEWALK0.5' CURBDRAWN:APPROVED:PLOTTED:DESIGNED:L:\2018\18067\3 DEVELOPMENT\CAD\HOST DRAWINGS\PRELIM SHORT PLAT\18067P01.DWG2019/10/25 13:19ClatorreSHEETSE 1/4, SE 1/4 SECTION 3, TOWNSHIP 23 N, RANGE 5 E, W.M.CITY OF RENTON, KING COUNTY, WASHINGTONCLTCLTKJGDALPAY PROPERTIESJOB NO. 18067CITY OF RENTONKING COUNTYWASHINGTONFORDALPAY PRELIMINARY SHORT PLAT10/25/1910/25/19PRELIMINARY GRADING, UTILITIES, AND DRAINAGE PLAN090601530SCALE: 1" = 30'SE
REN
TON
-
ISSAQUAH
ROAD
148TH AVENUE SE
MOUNT BAKER PL. NE
Know what'sbelow.before you dig.CallR8" SS40 LF68 LF
12" SDAASANITARY SEWERCONNECTION, TYP.WATER METER, TYP.TYPE I CB, TYP.ROOF/YARD DRAINCONNECTION, TYP.COMBINED DETENTION AND WATER QUALITY FACILITYREQUIRED DETENTION VOLUME = 15,200 CU.FT.REQUIRED WQ VOLUME = 5,429 CU. FT.TOP OF LID ELEV. = 429.0INSIDE OF LID ELEV. = 428.0OUTLET IE = ±422.0CONNECT TO EXISTINGSANITARY SEWERIE = XXX.XX8" WMPROPOSED MAJOR 10' CONTOUR430SDSSWPROPOSED SANITARY SEWER PIPELEGENDSPROPOSED WATER MAINDWPROPOSED SIDEWALKPROPOSED ASPHALT PAVEMENTPROPOSED CB TYPE IIPROPOSED SANITARY SEWER MHPROPOSED CB TYPE IPROPOSED STORM PIPEPROPOSED MINOR 2' CONTOUR42820'3
0
'20'FLOW CONTROLFACILITYDISPERSION TRENCHGROUND ELEV. = ±422.018067P01.dwg clator 10/25/19 13:19L:\2018\18067\3 DEVELOPMENT\CAD\HOST DRAWINGS\Prelim Short Plat\18067P01.dwg
PROPOSED BSBL3
0
'20'3
0
'20'30'20'5'15.4
'6.7'BSBL
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R30.5000'PROP. FIRE HYDRANT16 LF
20 LF5.3'EXHIBIT 15DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
PROJECT NUMBER:
APPLICANT:
PROJECT NAME:
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE (DNS)
PR19-000289; Dalpay Short Plat, LUA19-000136
Tom Dalpay, 29709 174th Ave SE, Kent, WA 98042
Dalpay Short Plat
PROJECT DESCRIPTION: The applicant is requesting approval of a Preliminary Short Plat, Environmental
(SEPA) Review, and one Street Modification for the proposed subdivision of a property located at the northwest corner of
SE Renton Issaquah Rd and Nile Ave NE (parcel number 0323059120). The subject property totals 107,173 square feet
(2.46 acres) in area and is currently vacant. The property is located within the Residential-4 (R-4) zone and within the
Residential Low Density (LD) land use designation. The proposed residential density is 3.34 dwelling units per net acre.
The proposal is to subdivide the project site into five lots, one critical area tract (Tract A), and one drainage facility tract
(Tract B). An off site creek is located west of the subject site. The creek buffer is proposed to be located within the critical
area tract. Access to the site is proposed via a public road with cul-de-sac extending from Mt Baker Pl NE from the north.
The proposed residential lots range in size from 9,534 SF to 13,459 SF. There are three existing trees located on site, of
which the applicant is proposing to retain one tree.
PROJECT LOCATION:
LEAD AGENCY:
Northwest corner of NE Sunset Blvd and Nile Ave NE
City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This
Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be
involved, the lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on January 21,
2020. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055
South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information
may be obtained from the Renton City Clerk's Office, (425) 430-6510.
DATE OF DECISION:
SIGNATURES:
erm , Adm1 is rator
r s Department l:i&JEe!=
Community Services Department
January 7, 2020
01/07/2020
Date
01/07/2020
Date
01/07/2020
Date
01/07/2020
C.E. Vincent, Administrator Date
Department Of Community & Economic Development
EXHIBIT 16
DocuSign Envelope ID: F3940CC6-4094-4D6F-9D3A-C4AA3FED1741