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HomeMy WebLinkAboutD_Report_Admin_Dalpay_180608.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map Dalpay Short Plat Admin Report A. ADMINISTRATIVE REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: June 8, 2018 Project Name: Dalpay Short Plat Owner/Applicant: Jim Dalpay c/o Dalpay Properties, LLC, 4033 NE Sunset Blvd, Renton, WA 98059 Contact: Terrance Wilson, Wilson & Neal, PLLC, PO Box 158, Kent, WA 98035 Project File Number: PR17-000211 Land Use File Number: LUA17-000234, SHPL-A, ECF, MOD, MOD Project Manager: Jill Ding, Senior Planner Project Summary: The applicant is requesting Preliminary Short Plat approval, Environmental (SEPA) Review, and two Modifications for the subdivision of an existing vacant 72,318 square foot site, zoned R-6, into 4 lots and two tracts. The proposed lots would range in size from 7,462 square feet to 12,252 square feet. Tract A is proposed as a 1,950 square foot shared driveway tract and Tract B is proposed as a 31,649 square foot NGPE tract. Access to Lot 1 would be provided via an existing private access (Redmond Place NE) off of NE 19th Street, which terminates at the north property line. Access to Lots 2-4 would be provided via a shared driveway off of Redmond Ct NE to the east of the project site. Two modifications to the street standards are requested to allow the proposed lots to access the site via the existing private share accesses which terminate at the north and east property lines. The site is mapped with a Wellhead Protection Area 2, sensitive and protected slopes, and a Type Ns stream. Type Ns streams require a standard buffer of 50 feet. Project Location: 18XX Redmond Pl NE (Parcel No. 0423059032) Site Area: 72,318 square feet (1.66 acres) DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 2 of 20 Dalpay Short Plat Admin Report B. EXHIBITS: Exhibits 1- 5: Environmental Review Committee Report and Exhibits Exhibit 6: Public Comment Exhibit 7: Staff Response to Public Comment Exhibit 8: Conceptual Tree Retention and Landscape Plan Exhibit 9: Preliminary Technical Information Report (TIR), dated April 25, 2018, prepared by Barghausen, Inc. Exhibit 10: Conceptual Civil Plans Exhibit 11: Street Modification Justification C. GENERAL INFORMATION: 1. Owner(s) of Record: Jim Dalpay c/o Dalpay Properties, LLC 4033 NE Sunset Blvd Renton, WA 98059 2. Zoning Classification: R-8 3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD) 4. Existing Site Use: Existing single-family residence proposed for removal 5. Critical Areas: None mapped 6. Neighborhood Characteristics: a. North: Single-family residential, R-6 zone b. East: Single-family residential, R-6 zone c. South: Multi- family residential, RMF zone d. West: Vacant, R-6 zone 7. Site Area: 72,318 square feet, 1.66 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 Annexation N/A 4070 06/01/1987 E. PUBLIC SERVICES: 1. Existing Utilities DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 3 of 20 Dalpay Short Plat Admin Report a. Water: Water service is provided by the City of Renton. The site is in the Highlands service area in the 565 hydraulic pressure zone. There is an existing 8-inch water main within an easement that ends along the east property line of the site, which can deliver 1,250 gallons per minutes (gpm). There is also an existing 4-inch water main within an easement in Redmond Pl. NE than can deliver 300 gpm. The static water pressure is about 60 psi at ground elevation of 420 feet. The site is located within Zone 2 of an Aquifer Protection Area. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main located within an easement that ends along the east property line of the site. There is an existing 8-inch sewer main located within an easement that ends along the north property line of the site. c. Surface/Storm Water: There is an existing stormwater mains in Redmond Court NE. 2. Streets: The site does not have direct frontage to public right-of-way (ROW). Access to the site is provided via existing private access easements that end at the north and east property lines. 3. Fire Protection: Renton Regional Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: 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 Areas Regulations 3. Chapter 4 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 9 Permits – Specific a. Variances, Waivers, Modifications, and Alternates 7. 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 January 4, 2018. The review of the project was placed on hold on January 31, 2018 and was taken off hold on May 3, 2018. The project complies with the 120-day review period. 2. The project site is located at 18XX Redmond Pl NE (Parcel No. 0423059032). 3. The project site is currently vacant. DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 4 of 20 Dalpay Short Plat Admin Report 4. Access to Lot 1 is proposed via driveway access off of Redmond Pl NE, which is a private street. Access to Lots 2-4 is proposed via an existing 20-foot wide private access easement over Tract A of the Veldyke II Short Plat (LUA09-058) to the east of the project site. 5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation. 6. The site is located within the R-6 zoning classification. 7. There are approximately 220 trees located on-site, of which the applicant is proposing to retain a total of 35 trees. 8. The site is mapped with a Wellhead Protection Area 2, sensitive and protected slopes, and a Type Ns stream. 9. Approximately 200-300 cubic yards of grading is proposed for the construction of the new homes and access and utilities. 10. The applicant is proposing to begin construction in fall/winter of 2018 and end in spring/summer of 2019. 11. Staff received one public comment letter regarding erosion control, tree protection, and traffic (Exhibit 6). Staff provided a written response to the public comment (Exhibit 7). 12. No agency comments were received. 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 Medium Density (MD) on the City’s Comprehensive Plan Map. The purpose of the MD 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-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.  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. DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 5 of 20 Dalpay Short Plat Admin Report  Goal L-T: Create a functioning and exemplary urban forest that is managed at optimum levels for canopy, health, and diversity.  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-29: 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: Protect the integrity of natural drainage systems, existing land forms, and maintain wildlife habitat values by preserving and enhancing existing vegetation and tree canopy coverage to the maximum extent possible and by restoring hydrological flows and improving the condition of shorelines.  Policy L-35: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present.  Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 15. Zoning Development Standard Compliance: Zoning Development Standard Compliance: The site is classified Residential-6 (R-6) on the City’s Zoning Map. Development in the R-6 zone is intended to be single family residential at moderate density. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110A, if all conditions of approval are met: Compliance R-6 Zone Develop Standards and Analysis  Density: The density range permitted in the R-6 zone is a minimum 3.0 up to a maximum of 6.0 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. Staff Comment: The project site has a gross site area of 72,318 square feet. After the deduction of 1,950 square feet of share driveway and 31,649 square feet of sensitive areas, the project site would have a net area of 38,719 square feet or 0.89 acres. The proposal for 4 lots on the 0.89 net acre site would result in a net density of 4.49 dwelling units per net acre, which is within the permitted density range of the R-6 zone.  Lot Dimensions: The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot depth of 90 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-4 Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 8,047 95 104 DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 6 of 20 Dalpay Short Plat Admin Report Lot 2 12,252 65 162 Lot 3 10,959 97 124 Lot 4 7,462 75 98 Tract A (shared driveway) 1,950 N/A N/A Tract B (NGPA) 31,649 N/A N/A Staff Comment: As shown in the table above all proposed lots would comply with the minimum lot size, width, and depth requirements of the R-6 zone.  Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25 feet, side yard is combined 15 feet with not less than 5 feet on either side, secondary front yard (applies to corner lots) is 25 feet, and the rear yard is 25 feet. Staff Comment: The front yard area of Lot 1 would be oriented to the east, towards the driveway access. The front yards of Lots 2-4 would be oriented towards the shared driveway (Tract A). The proposed lots contain adequate area for the construction of new single-family residences in compliance with the required setbacks. Setback requirements for the new homes would be verified at the time of building permit review.  Building Standards: The R-6 zone has a maximum building coverage of 40% and a maximum impervious surface coverage of 55%. In the R-6 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch 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.  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. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 7 of 20 Dalpay Short Plat Admin Report trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Staff Comment: The applicant submitted a Conceptual Tree Retention and Landscape Plan (Exhibit 8) with the short plat application materials. None of the proposed lots would abut a public street frontage; therefore, the 10-foot on-site landscape strip is not applicable. The proposal includes the planting of two (2) Katsura trees (1-1/2 inch caliper) within the front yard areas of each lot. The proposed conceptual landscape plan would comply with the City’s Landscaping requirements. A detailed landscape plan will be required at the time of Construction Permit review. Compliant if condition of approval is met 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: The applicant submitted a Conceptual Tree Retention and Landscape Plan (Exhibit 8) with the project application materials. There are a total of 220 trees on the project site, of those 3 are located within the proposed shared driveway tract (Tract A) and 127 are located within critical areas and their associated buffers, which results in a total of 90 trees on the project site available for retention. Of those, 30 percent (30%) or 30 trees are required for retention. The applicant has identified 35 trees that are viable for retention, which exceeds the minimum tree retention requirements. In addition, each lot would be required to provide the minimum two (2) trees required per 5,000 square feet for compliance with the minimum tree density requirements. It appears that protected or replacement trees would be required on the project site that would exceed the minimum tree density requirements for each of the new lots. Tree protection tracts are required for protected trees that do not count towards a lots minimum tree density requirements. The applicant may extend the boundaries of the Native Growth Protection Area Tract (NGPA) to include additional protected trees. Staff recommends, as a condition of approval, that a final Tree Retention and Replacement Plan be submitted at the time of Construction Permit application for review and approval by the Current Planning Project Manager. The final Tree Retention and Replacement Plan shall include a tree protection tract for those trees that do not DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 8 of 20 Dalpay Short Plat Admin Report count towards an individual lot’s minimum tree density requirements. The NGPA tract may be extended to encompass the additional protected trees, if feasible. Signage is required to be provided along the fence line of the tree protection tract, this signage could be combined with the NGPE signage if these two tracts are combined.  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: Adequate area is available on-site for the two (2) required parking spaces for each lot. Compliance with this requirement would be verified at the time of building permit review.  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. Staff Comment: A one- to two-foot (1-2’) tall rockery wall is proposed along the eastern property line of proposed Lot 2, which is less than the six-foot (6’) maximum height permitted alongside property lines. 16. Design Standards: 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: 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 as the proposal 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 DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 9 of 20 Dalpay Short Plat Admin Report 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: The proposed subdivision will be required to comply with the requirements of the 2017 City of Renton Surface Water Design Manual. 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: 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 with this standard would be verified at the time of Building Permit review. 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 with this standard would be verified at the time of Building Permit review. Compliance not yet demonstrated Façade 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 with this standard would be verified at the time of Building Permit review. 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. DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 10 of 20 Dalpay Short Plat Admin Report Staff Comment: Compliance with this standard would be verified at the time of Building Permit review. 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 with this standard would be verified at the time of Building Permit review. 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 with this standard would be verified at the time of Building Permit review. 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 with this standard would be verified at the time of Building Permit review. 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 with 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 with this standard would be verified at the time of Building Permit review. 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, if all conditions of approval are complied with: Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 11 of 20 Dalpay Short Plat Admin Report Compliant if condition of approval is met and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: Sensitive and Protected slopes are mapped on the project site. The applicant submitted a Geotechnical Engineering Study, Earth Solutions NW, LLC, dated December 23, 2015 and a Geotechnical Addendum, prepared by Earth Solutions, NW, LLC, dated February 13, 2017 (Exhibit 3) that the potential impacts of the proposed subdivision on the project site. The project site is bisected from northeast to southwest by a ravine with a stream running along the base. The northwestern portion of the project site is located at the end of Redmond Place NE and has been modified to create building pad for a single- family residence and is relatively flat. The southeastern portion of the project site is currently forested. This portion descends gently from east to west towards the ravine and is proposed to be developed with three single-family residences. A total of four test pits were excavated on the project site using a mini trackhoe for the purpose of assessing the subsurface soil and groundwater conditions. Topsoil was encountered in the upper 6 to 18 inches (6-18”) of soil. Fill was encountered in Test Pit 4 to a depth of 2 feet (2’). Underlying the top soil and fill, native soils were encountered consisting primarily of medium dense to very dense silty sand with gravel glacial till deposits. Dense Vashon till was encountered generally between two and three feet (2-3’) below existing ground surface. No groundwater was observed in any of the test pits. The report concludes that a 15-foot (15’) building setback from the top of the protected slope areas, as required in the City’s adopted Critical Areas Regulations (RMC 4-3-050G) would adequately mitigate for the impacts of the proposed development on the project site. The report provided recommendations for site preparation and earthwork, foundations, seismic design, slab-on-grade floors, retaining walls, drainage, excavations and slopes, and utility support and trench backfill. A stormwater outfall pipe is proposed on the south side of the on-site ravine, which would drain from the proposed shared driveway tract (Tract A) to the base of the slope. The installation of new storm drainage lines are permitted in any geologic hazard area when a geotechnical report clearly demonstrates that the installation would comply with the criteria listed in RMC 4-3-050.J.1 and that the installation would be consistent with each of the purposes of the critical area regulations listed in RMC 4-3-050.A. Also, to qualify for the exemption, the report must propose appropriate mitigation for any potential impacts identified in the report. To reduce impacts on the protected slope areas, the stormwater outfall pipe should be located outside of protected slope areas where feasible. Staff recommends, as a condition of approval that a geotechnical report be prepared by a geotechnical engineer demonstrating that the proposed stormwater outfall would comply with the criteria outlined in RMC 4-3-050.J.1. In addition, the proposed outfall shall be located outside of protected slope areas where feasible.  Streams: The following buffer requirements are applicable to streams in accordance with RMC 4-3-050G.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. DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 12 of 20 Dalpay Short Plat Admin Report Staff Comment: The applicant submitted a Standard Stream Study, prepared by Altman Oliver Associates, LLC, dated November 29, 2017 (Exhibit 4) with the project application. The submitted stream study identifies one on-site stream (Stream 1) that would be classified as a Type Ns stream. No wetlands were identified on the project site. Type Ns streams require a standard 50-foot (50’) buffer plus a 15-foot (15’) building setback from the buffer edge, except when the buffer falls within a protected slope, then the buffer extends to the top of the protected slope. The preliminary short plat plan identifies the stream and associated buffer areas, much of the stream buffer falls within the protected slope areas. However, there is a small portion on the northeastern portion of Lot 1 where the stream buffer encroaches past the steep slope area and onto the less steep area of the site. Access to Lot 1 is proposed to cross the stream buffer at this location to connect to Redmond Place NE. The proposed access over the stream buffer would result in 860 square feet of unavoidable impacts to the stream buffer. RMC 4-3-050.J.2.a provides criteria for the approval of stream crossings over streams and/or stream buffer areas as outlined below: i: The proposed route is determined to have the least impact on the environment, while meeting City Comprehensive Plan Transportation Element requirements and standards in RMC 4-6-060; and ii: The crossing minimizes interruption of downstream movement of wood and gravel; and iii: Transportation facilities in buffer areas shall not run parallel to the water body; and iv: Crossings occur as near to perpendicular with the water body as possible; and v: Crossings are designed according to the Washington Department of Fish and Wildlife Fish Water Crossing Design Guidelines, 2013, and the National Marine Fisheries Service Guidelines for Salmonid Passage at Stream Crossings, 2000, as may be updated, or equivalent manuals as determined by the Administrator; and vi: Seasonal work windows are determined and made a condition of approval; and vii: Mitigation criteria of subsection L of this Section are met. The existing buffer impact area is approximately 860 square feet and was previously cleared in 2005 and does not currently provide any significant stormwater storage, water quality protection, or habitat functions to the stream corridor. To mitigate for the impacts of the driveway crossing over the buffer, the applicant is proposing to retain existing, additional 860 square feet of replacement buffer on the south side of the ravine, adjacent to proposed Lot 2. The applicant contends that the proposed buffer replacement area is currently forested and would increase the size of the protected habitat corridor over existing conditions. The additional buffer area would also provide increased physical and visual screening to riparian corridor from the development and will allow for increased potential of large woody debris recruitment. Since the buffer replacement area is already forested, no buffer plantings are proposed DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 13 of 20 Dalpay Short Plat Admin Report and the maintenance and monitoring requirements associated within the mitigation site, per RMC 4-3-050.L, would not be applicable. A stormwater outfall is proposed within the stream buffer. Necessary conveyance systems, including stormwater dispersion outfall systems designed to minimize impacts on the buffer and critical area, are permitted within stream buffers. These conveyance systems are permitted where the site topography requires their location to be within the buffer to allow hydraulic function, provided the standard buffer zone area associated with the critical area classification is retained pursuant to RMC 4-3-050.G.2, and the conveyance system is sited to reduce impacts between the critical area and surrounding activities. 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 complied with: Compliance Subdivision Regulations and Analysis Compliant if condition of approval is met Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. Alley loaded access is the preferred street pattern. 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: Access to Lot 1 would be provided via an existing private access (Redmond Place NE) off of NE 19th Street, which terminates at the north property line. Access to Lots 2-4 would be provided via a shared driveway (Tract A) off of a 20-foot (20’) wide private access easement connection off of Redmond Ct NE to the east of the project site. The access easements have been reviewed and provide legal access to the subject property. The access to proposed Lot 1 would exceed the maximum number of lots permissible off of a shared driveway. The applicant has requested a modification to this requirement, see further discussion below under FOF 19. Access to Lots 2-4 would also exceed the number of lots permissible off of a shared driveway. In addition, none of the lots accessing off the shared driveway would abut a public right of way with the minimum width required in the underlying zoning designation. A modification for the shared driveway access to Lots 2-4 has been requested and is discussed below under FOF 20. Alleys are not proposed within the proposed short plat layout. Staff has reviewed the proposed lot layout and determined that the use of an alley layout would be infeasible due to the lack of street frontage access and topographical issues. A Homeowner’s Association or maintenance agreement would be required for all shared improvements within the proposed short as well as any off-site shared access. Staff recommends, as a condition of approval that a Homeowner’s Association of shared maintenance agreement be established prior to the recording of the short plat. Draft CC&Rs or a draft maintenance agreement shall be submitted at the time of Construction Permit review for review and approval prior to recording of the short plat. N/A Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: Not applicable, no blocks are proposed.  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: The project site does not front along any public streets. DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 14 of 20 Dalpay Short Plat Admin Report Each new lot is subject to a Transportation Impact Fee. The 2018 Transportation Impact Fee is $5,430.85 per single-family home. 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 surrounding properties are developed with detached single-family residences and the proposal would be compatible with the surrounding development. 19. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting an Administrative Modification from RMC 4-6-060J, Shared Driveway Standards. The applicant has requested a modification for access to proposed Lot 1, which would exceed the maximum number of lots accessing off a shared driveway. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all recommended conditions of approval are met. Therefore, staff is recommending approval of the requested modification. Compliance Street 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 policies listed under a separate section 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 pathway patterns, and are visually attractive, safe, and healthy environments. Access to Lot 1 was originally accommodated for during the review of a previous short plat (LUA03-125). The requested modification for proposed Lot 1 would comply with the Comprehensive Plan land use policies.  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 subject property had been created via a previous short plat (LUA03- 125) with access (Redmond Pl NE) and utilities stubbed to the north property line of proposed Lot 1. At the time of the original short plat the proposal for 5 lots accessing off of a 20-foot (20’) wide private access easement met the City’s code requirements. The requested modification for allowing an additional lot (proposed Lot 1) to access off of Redmond Pl NE would meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by Code requirements.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The original short plat (LUA03-125) was designed to accommodate access to proposed Lot 1 of the current short plat off of Redmond Pl NE, therefore it is not anticipated that the granting of the requested modification would be injurious to other properties in the vicinity. DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 15 of 20 Dalpay Short Plat Admin Report  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments above 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: See comments under criterion ‘c’. 20. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting an Administrative Modification from RMC 4-6-060J, Shared Driveway Standards. The applicant is proposing to exceed the maximum number of lots accessing off a shared driveway for Lots 2-4 and none of the proposed lots accessing off of Tract A would front on a public right-of-way. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all recommended conditions of approval are met. Therefore, staff is recommending approval of the requested modification. Compliance Street Modification Criteria and Analysis Compliant if condition of approval is met 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 policies listed under a separate section 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 pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification does not include any pedestrian connectivity to the public ROW for proposed Lots 2-4 as would have been required had these lots been developed at the same time as the Veldyke II Short Plat (LUA 09-058). The requested modification for proposed Lots 2-4 would comply with the Comprehensive Plan land use policies, if the proposal included a 5-foot (5’) wide pedestrian connection to Redmond Ct NE, see further discussion below and recommended condition under criterion ‘b’ below. Compliant if condition of approval is met 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 subject property had been created via a previous short plat (LUA03- 125) with access and utilities stubbed to the north property line of the project site. A short plat (Veldyke II Short Plat, LUA09-058) on the adjacent property to the east of the project site was approved with a 20-foot (20’) wide access easement to the east property line of the southern portion of the project site. The previous short plats on and abutting the project site were approved with access and utility stubs that anticipated development of DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 16 of 20 Dalpay Short Plat Admin Report the project site, however had the City been aware that the applicant intended to subdivide the south portion of the site into 3 lots, the City would have required a public ROW extension to the east property line of the project site, which would have included the construction of sidewalks for pedestrian connectivity. Therefore, to support the requested modification for Lots 2-4, which includes the development of one additional lot off of a shared driveway, staff recommends, as a condition of approval that either a 5-foot (5’) sidewalk and 0.5 (0.5’) foot curb connection be established along the north side of the private access connecting Lots 2-4 to Redmond Ct NE or that the number of lots on the south portion of the project site be reduced from three to two. The sidewalk should be constructed to City of Renton standards and be included within the tract for the shared driveway. If the above recommended condition is met, the requested modifications would meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by Code requirements. Compliant if condition of approval is met c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The abutting properties were previously developed in anticipation of the subdivision of the project site, however pedestrian connectivity to the project site was not provided as a result of the Veldyke II Short Plat to the east. If the condition of approval recommended in criterion ‘b’ above is met, it is not anticipated that the requested modifications would be injurious to other properties in the vicinity. Compliant if condition of approval is met d. Conforms to the intent and purpose of the Code. Staff Comment: See comments above under criterion ‘b’. Compliant if condition of approval is met e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’. Compliant if condition of approval is met f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. 21. 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. The current Fire impact fees are $829.77 per single family unit. 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.  Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Sierra Heights Elementary, Risdon Middle School and Hazen High School. For all lots access to the public streets would require walking along the existing and proposed shared driveways. The condition of approval required above under FOF 19, for a sidewalk to abut the shared driveway for DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 17 of 20 Dalpay Short Plat Admin Report Lots 2-4 would allow students to walk on a sidewalk from their home to the existing sidewalks along Redmond Ct. NE and then access the schools as follows. Students attending Sierra Heights Elementary would walk 0.65 miles to school along the following route: west along the existing sidewalk along NE 19th Street and north along the existing sidewalk along Union Ave NE. Any new students attending Risdon Middle School from the proposed development would be bussed to their school. The stop is located approximately 0.06 miles from the project site at NE 19th Street and Redmond Avenue NE. Students would walk to the east along NE 19th Street to the bus stop. Students attending Hazen High School would be bussed to school. Students would walk 0.35 miles to the stop located at Union Avenue NE and NE 21st Street. Students would walk to the bus stop along the following route: east along the existing sidewalks along NE 19th Street and north along the existing sidewalks along Union Avenue NE to NE 21st Street. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal’s potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $6,432.00 per 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 current Park Impact Fee is $2,740.07. 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 Preliminary Drainage Plan and Technical Information Report (TIR), dated April 25, 2018, was submitted by Barghausen, Inc. (Exhibit 9) with the submitted application materials. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching forested site conditions and is within the Honey Creek sub basing. The development is subject to Full Drainage Review in accordance with the 2017 City of Renton Surface Water Design Manual (RSWDM). All core requirements and the six special requirements must be discussed in the TIR. The project proposes the use of a storm filter to provide basic water quality treatment. A private detention vault is proposed as the flow control facility. The TIR submitted with the land use application mentioned that the Lot 1 was already accounted for in the existing stormwater facility already constructed for the previously approved short plat (LUA03- 125) that was recorded in 2005. Since that short plat was recorded more than 5 years ago, the stormwater is not vested with the short plat already recorded. If the applicant wants to use the existing stormwater facility to account for Lot 1, then the applicant would need to provide additional information that shows that the existing stormwater facility will meet the current RSWDM requirements for the stormwater facility sizing, access, etc. The applicant submitted a Geotechnical Engineering Study, Earth Solutions NW, LLC, dated December 23, 2015 and a Geotechnical Addendum, prepared by Earth Solutions, NW, LLC dated February 13, 2017 (Exhibit 3) that outline the potential impacts of the proposed subdivision on the project site. The submitted report describes the site is not suitable for infiltration. A tightline conveyance of the runoff across the steep slope area and controlled discharge via energy dissipater is represented as the runoff conveyance option for the site. Erosion control measures will need to be in place prior to starting grading activities on the site. Temporary construction dewatering as well as temporary trench shoring may be necessary during utility excavation and installation. Geotechnical DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 18 of 20 Dalpay Short Plat Admin Report recommendations presented need to be addressed within the project plans and followed during construction. Each new lot is subject to a stormwater system development charge. The 2018 SDC for stormwater is $1,718.00 per lot. Stormwater SDC fees are due at construction permit issuance.  Water: Water service is provided by the City of Renton. Extension of and 8-inch water main from the existing 8-inch water main located in Redmond Court NE, terminating at the east property line of proposed Lot 3, is required to provide water service to proposed Lots 2, 3, and 4. Lot 1 is proposing to get water service from the existing water main, which currently terminates at the north property line. Renton Fire Authority has determined that 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. Fire sprinkler systems are required for all homes on dead end streets that exceed 500-feet long, this requirement would apply to Lots 2, 3 and 4. The current water system development charges for each proposed 1-inch domestic water service is $3,727.00 per 1-inch meters.  Sanitary Sewer: Waste water service is provided by the City of Renton. The conceptual utility plan submitted with the land use application included the extension of an 8-inch diameter sewer main along the proposed private access tract from the existing sewer main at the east property line of the project site to the east property line of proposed Lot 3. The sewer extension is proposed to serve Lots 2, 3, and 4. However, the required minimum 10 feet (10’) of separation between the sewer main and water main would not be available. Therefore, instead of the sewer main extension the applicant may provide individual side sewers from the existing 8-inch sewer main east of the site. A private sewer easement would be required on Lot 4 for the side sewer connection to serve Lot 3. Lot 1 is proposed to get sewer service from the 6-inch sewer stub located near the northwest corner of lot 1 subject to field verification. The development is subject to applicable wastewater system development charges (SDC fees) based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $2,837.00 per meter. SDC fees are payable at construction permit issuance. The Honey Creek Sewer Interceptor Special Assessment District fee will be applicable on all the proposed 4 lots. The feet rate is $250 for each lot. Lot 1 will also have the Sierra Homes Special Assessment District fee (SAD) fee which is $1,016.89. The rate that will be applicable on the issuance day of the utility construction permit will be applicable on this project. I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) 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 R-6 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. DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 19 of 20 Dalpay Short Plat Admin Report 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 as established by City Code provided the project 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 all advisory notes and conditions are complied with, see FOF 18. 6. The proposed shared driveway modifications comply with the modification criteria as established by City Code, provided the project complies with all advisory notes and conditions of approval, see FOF 19 and 20. 7. There are safe walking routes to the school bus stop, see FOF 21. 8. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 21. J. DECISION: The Dalpay Short Plat and street modifications, File No. LUA17-000234, as depicted in Exhibit 2, are approved and are subject to the following conditions: 1. A final Tree Retention and Replacement Plan shall be submitted at the time of Construction Permit application for review and approval by the Current Planning Project Manager. The final Tree Retention and Replacement Plan shall include a tree protection tract for those trees that do not count towards an individual lot’s minimum tree density requirements. The NGPA tract may be extended to encompass the additional protected trees, if feasible. Signage is required to be provided along the fence line of the tree protection tract, this signage could be combined with the NGPE signage if these two tracts are combined. 2. A geotechnical report be prepared by a geotechnical engineer demonstrating that the proposed stormwater outfall would comply with the criteria outlined in RMC 4-3-050.J.1. In addition, the proposed outfall shall be located outside of protected slope areas where feasible. 3. A Homeowner’s Association or shared maintenance agreement shall be established prior to the recording of the short plat. Draft CC&Rs or a draft maintenance agreement shall be submitted at the time of Construction Permit review for review and approval prior to recording of the short plat. 4. Either a 5-foot (5’) sidewalk and 0.5-foot (0.5’) curb connection developed to City of Renton Standards shall be established along the north side of the private access connecting Lots 2-4 to Redmond Ct NE or the number of lots on the south portion of the project site be reduced from three to two. The sidewalk should be located within Tract A on the subject short plat and the access easement that crosses Tract A of Veldyke II Short Plat (LUA09-058) should be expanded to include the sidewalk. An updated short plat map and associated easement changes shall be provided prior to construction permit approval. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 6/8/2018 | 11:16 AM PDT City of Renton Department of Community & Economic Development Administrative Report & Decision DALPAY SHORT PLAT LUA17-000234 June 8, 2018 Page 20 of 20 Dalpay Short Plat Admin Report TRANSMITTED this 8th day of June, 2018 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Jim Dalpay c/o Dalpay Properties, LLC 4033 NE Sunset Blvd Renton, WA 98059 Terrance Wilson Wilson & Neal, PLLC PO Box 158 Kent, WA 98035 TRANSMITTED this 8th day of June, 2018 to the Parties of Record: Bassima Algusane 1713 Redmond Ct NE Renton, WA 98056 Ken Ong 1807 Redmond Pl NE Renton, WA 98056 Claudia Donnelly 10415 147th Ave SE Renton, WA 98059 Paul Barfknecht 3807 NE 19th St Renton, WA 98056 Kathy Marcos 3800 NE Sunset Blvd, 203 Renton, WA 98056 Tuan Nguyen 1627 Redmond Ct NE Renton, WA 98056 TRANSMITTED this 8th day of June, 2018 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager 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 June 22, 2018. 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 two (2) 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: 695A2102-8073-4C6D-ADFA-62DF8659D195 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE DECISION REPORT EXHIBITS Project Name: Dalpay Short Plat, PR17-000211 Project Number: LUA17-000234, SHPL-A, ECF, MOD, MOD Date of Decision June 8, 2018 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Terrance Wilson, Wilson & Neal, PLLC, PO Box 158, Kent, WA 98035 Project Location 18XX Redmond Pl NE (Parcel No. 0423059032) The following exhibits are included with the Administrative Decision Report: Exhibits 1-5 ERC Report and Exhibits Exhibit 6: Public Comment Exhibit 7: Staff Response to Public Comment Exhibit 8: Conceptual Tree Retention and Landscape Plan Exhibit 9: Preliminary Technical Information Report (TIR), dated April 25, 2018, prepared by Barghausen, Inc. Exhibit 10: Conceptual Civil Plans Exhibit 11: Street Modification Justification DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 10415—147thAvenueSERenton,WA98059April30,2018CityofRentonRECEIVEDPlanningDept.IY229181055S.GradyWayRenton,WA98055CITYOFRENTOPCANNNGDVISCI..Re:LUA17-000234Hello:Iwouldliketocommentontheabove“onhold”landuseaction.Ilivebelowthispropertyon147thAvenueSEandhaveGreenesStream—whichflowsthroughthisproperty—runningthroughmyproperty.IhaveseenhowRentonprotectsdownstreamresidentsfromupstreamdevelopers.IhavepicturesthatIplantoshowattheHearingbeforethehearingexaminerthatshowshowmuchdamagemypropertyhashad.Inaddition,wherewillthedetentionpondorvaultgo?Ihavealsoseenyellowwaterfromdevelopersin2004thatDOEofficialshadtocomeoutandstop—asRentonofficialsrefusedtodo.Inaddition,thereareaanumberofmaturetreesonthesite—howwillthesebeprotected?Lastbutnotleast,trafficwillbecomeevenworseonSunsetHighway.WhenthereisanaccidentonMapleValleyHighway,trafficecomesup156thto148thtoCoalCreekEXHIBIT 6DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 ParkwaytogettoBellevue.WillRentonaddlanesonthisroadtoaccommodatethetrafficfromSR169?IlookforwardtothehearingbeforetheHearingExamineraboutthisproposeddevelopment.Thankyou.Sincerely,ClaudiaDonnellyDocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 June 4, 2018 Claudia Donnelly 10415 147th Avenue SE Renton, WA 98059 SUBJECT: Dalpay Short Plat, LUA17-000234, ECF, SHPL-A, MOD Dear Ms. Donnelly: Thank you for your comments, I have added you as a party of record for this project, this means that you will received copies of written correspondence from the City to the Applicant regarding the proposal. I have also included your comments in the official file for consideration by the decision maker. In your letter, you cited concerns with regards to tree removal and increased development in the neighborhood. The City of Renton has adopted regulations regarding the density of development and tree retention. The City’s adopted tree retention requirements require the retention and/or replacement of 30 percent of the trees on the project site. As there are many mature evergreen trees occupying the site, special care will be taken during our review to look into the retention of as many trees as are practical. If it is not feasible to retain 30 percent of the existing trees on the site, the applicant will be required to plant replacement trees to mitigate for the impacts of the loss of tree cover. In addition, the project will be required to comply with the City’s adopted 2017 City of Renton Surface Water Design Manual as well as adopted erosion control standards. Transportation impacts would be mitigated through the payment of Transportation Impact Fees. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any further questions on this project. Sincerely, Jill Ding Senior Planner EXHIBIT 7 DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 EXHIBIT 8 RECEIVED 05/03/2018 jding PLANNING DIVISION DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 PRELIMINARY Entire Document Available Upon Request EXHIBIT 9 RECEIVED 05/03/2018 jding PLANNING DIVISION DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 EXHIBIT 10 RECEIVED 05/03/2018 jding PLANNING DIVISION DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 April 20, 2017 Jill Ding City of Renton Department of Community And Economic Development 1055 South Grady Way Renton, Washington 98057 RE: Submittal of 4-Lot Preliminary Short Plat/Modification/Environmental Review for Dalpay Associates Short Plat Tax Parcel Number 042305-9032 W/N Job No. 15870 Dear Jill: On behalf of our client, Dalpay Properties, LLC, we are hereby submitting for a Preliminary 4-Lot Short Plat for property located at N.E.19th Street and Redmond Place N.E. Enclosed are several items to assist the Department of Community and Economic Development in reviewing the proposal: 1. Pre-application meeting summary dated September 24, 2015 2. Waiver form received during pre-application meeting dated September 24, 2015 3. Completed Land Use Permit Master Application Form 4. Original check in the amount of $3,399 for application fees (including environmental review, modification reviews, and technology fees) 5. Project Narrative included as included in this cover letter 6. Responses to the Modification Request Criteria 7. Environmental Checklist (SEPA) 8. Completed Density Worksheet 9. Construction Mitigation Description Narrative prepared by Barghausen Consulting Engineers, Inc. dated October 20, 2016 10. Title Report prepared by NexTitle dated March 9, 2017 11. Neighborhood Detail Map 12. Affidavit of Installation of Public Information Sign dated April 19, 2017 by R&R Graphics 13. Preliminary Plat Plan prepared by Lanktree Land Surveying, Inc. dated March 8, 2017 14. Topography Map prepared by Lanktree Land Surveying, Inc. dated July 14, 2016 15. Approved Short Plat Map under recording no. 20050927900007 16. Landscape Plans/Tree Retention/Land Clearing Plan (including Tree Retention Worksheet) prepared by Barghausen Consulting Engineers, Inc. dated October 14, 2016 17. Arborist Report prepared by Barghausen Consulting Engineers, Inc. dated October 18, 2016 PO Box 158 Kent, WA 98035 │ (206) 805-6238 Office │ WilsonLawGroupWA.com EXHIBIT 11 RECEIVED 04/20/2017 jding PLANNING DIVISION DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 Jill Ding City of Renton -2- April 20, 2017 18. Stream Study prepared by Altmann Oliver Associates, LLC dated November 30, 2016 19. Geotechnical Report prepared by Earth Solutions NW, LLC dated December 23, 2015 20. Letter of Understanding Geologic Risk signed by Jim Dalpay dated April 9, 2017 21. Utility Plans prepared by Barghausen Consulting Engineers, Inc. dated October 20, 2016 22. Drainage Control Plan prepared by Barghausen Consulting Engineers, Inc. dated October 20, 2016 23. Technical Information Report (TIR) Report prepared by Barghausen Consulting Engineers, Inc. dated October 20, 2016 24. Grading Elevation and Plan prepared by Barghausen Consulting Engineers, Inc. dated October 20, 2016 25. One copy of colored maps for display 26. One disk containing all submittal enclosures in pdf Project Narrative This project is a 4-Lot Single-Family Short Plat proposal. The net density is 4.5 dwelling units per acre, the largest lot is 12,252sq. ft. and the smallest lot is 7,462sq ft. There are no structures currently on the property. The proposed use of the property is to create four middle to high income single family residences. The native soils on the property consist primarily of medium dense to very dense silty sand with gravel (Unified Soil Classification System: SM) glacial till deposits. Finish grades must be designed to direct surface drain water away from structures and slopes. No offsite improvements are anticipated to be required for this project. The total estimated construction cost and estimated fair market value of the proposed project is unknown at this time. The infrastructure for the Short Plat will consist of any required access utilities and storm drainage. Under separate permits for building, the new homes will likely be valued at close to $1 million each. There will be 53 trees removed from the property. Most types will be Douglas Fir, with a few Big Leaf Maple, and Western Red Cedar ranging in sizes between 6” to 26” DBH. There is no land to be dedicated to the City. There are no proposed job shacks, sales trailers, or model homes that will be present on the site at any time. All work on the property will be at least 50 feet or greater from a tributary to Honey Creek. The estimated quantities for excavation are 650 cy, and fill is 100 cy. Most of the material will be native soil. However, some of that volume of material will be crushed rock and asphalt for the driveways. The site is approximately 1.66 acres and located just south of N.E. 19th Street. The enclosed detailed site plan depicts the proposal and includes a vicinity map. The zoning is R-6 and the tax parcel number is 042305-9032. The site is also known as Lot 5 of previous City of Renton Short Plat Number LUA-03-125. A Native Growth Protection Easement “NGPE” bisects the property. Access to the southerly proposed lots is via an existing 20-foot wide Private Access and Utility Easement across Tract A of the adjoining Short Plat located to the east of the subject property, a copy of which is enclosed. The 20-foot wide Access and Utility Easement was created on the face of the adjoining Short Plat expressly with the intention to provide access and utilities for the benefit of the future development of the subject property. We understand that road standards have changed since the time of the recording of the Short Plat that adjoins to the east. Accordingly, we are requesting a modification to allow the DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 Jill Ding City of Renton -3- April 20, 2017 southerly proposed lots in the current Short Plat (proposed Lots 2, 3, and 4) to access via the 20-foot wide Access and Utility Easement that was created for that purpose. Additionally, access for the current building site (Lot 5) for the subject property was designed via the existing 20-foot wide Private Access Road Easement, Redmond Place NE. This 20-foot wide Private Access Road Easement was designed and constructed to serve all 5 lots from the previously approved Short Plat creating the subject property. All infrastructure for access and utilities including water, sewer, and storm drainage have been fully built and stubbed out for the current building site (Lot 5) via the 20- foot wide Private Access Road Easement. We understand that a separate modification request must also be made to address the non-conformity that exists as a result of the current road standards, which renders the access to the current building site (Lot 5) substandard. During our pre-screening for this intake, we came to understand that the buffers for the on-site stream traversing the subject property are larger at the north end of the property under current codes than what was originally approved for the NGPE in the previous Short Plat. The additional buffer widths under current code would preclude the ability to access the original building site (Lot 5). Also, during the current survey work, engineering, and biologist analysis, it was determined that some portions of the NGPE well exceed current required buffers from the on-site stream and steep slopes. Accordingly, mitigation has been proposed to add additional area beyond the current required buffers to other portions of the NGPE (proposed Tract B) in exchange for maintaining a reduced buffer in the area required for a driveway to proposed Lot 1, also known as the current building site (Lot 5) from the previously approved Short Plat. Modification Justifications (Access to northerly proposed Lot 1) The following outline provides written statement addressing and justifying how the modification request complies with each of the following issues to be considered by the Administrator: 1. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Response: The infrastructure for access and utilities, including storm drainage, is already fully constructed pursuant to the previous Short Plat that created the subject property. Presumably, the Applicant could submit for a building permit for the building site on original Lot 5 from the previous Short Plat and tie into the existing infrastructure as was designed in the previous Short Plat. Proposed Lot 1 of the current Short Plat represents the same building site from Lot 5 of the previous Short Plat. The modification request to utilize the existing infrastructure designed for the benefit of this building site is consistent with the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and is the minimum adjustment necessary to implement these policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Response: The existing infrastructure for access and utilities already exists and the modification request merely petitions the city to allow proposed Lot 1 of the current Short Plat DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 Jill Ding City of Renton -4- April 20, 2017 to use the previously approved infrastructure for the same building site as was approved for Lot 5 of the previous Short Plat. Accordingly, the request meets the objectives for safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. Response: The only other properties in the vicinity are Lots 1 through 4 from the previously approved 5-Lot Short Plat. The existing Private Access Road Easement serves all 5 lots from the previously approved 5-Lot Short Plat and therefore would have no injurious effect on other properties in the vicinity. 4. Conforms to the intent and purpose of the Code. Response: The intent of the Code as it relates to access is met as the city had already approved the previous access design by virtue of the previously recorded Short Plat in 2005. Health, safety, and welfare concerns were already addressed in the previous Short Plat, and a new home could be built on the current building site outside of the currently proposed Short Plat and this modification request. 5. Can be shown to be justified and required for the use and situation intended. Response: There is no other access available other than the approved and as-built access currently serving original Lot 5/current proposed Lot 1. No additional width or turn-around features could feasibly be added as the neighboring properties are no longer currently owned by the same party. The previously approved design and construction already serves this building site and accordingly is justified and required for the proposed use. 6. Will not create adverse impacts to other property(ies) in the vicinity. Response: The only other properties in the vicinity are Lots 1 through 4 from the previously approved 5-Lot Short Plat. The existing Private Access Road Easement serves all 5 lots from the previously approved 5-Lot Short Plat and therefore would have no adverse impacts on other properties in the vicinity. Modification Justifications (Access to southerly Lots 2, 3, and 4) The following outline provides written statement addressing and justifying how the modification request complies with each of the following issues to be considered by the Administrator: 1. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Response: There is an existing 20-foot wide Access and Utility Easement that was established on the face of the Short Plat located to the east of the subject property. This easement was expressly created for the benefit of the future development of the subject property. At the time of its creation, the further development of the subject property would have been consistent with code requirements as it relates to road standards that were in DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 Jill Ding City of Renton -5- April 20, 2017 effect at that time. There is no ability to widen the 20-foot Access and Utility Easement further due to the Storm Drainage Tract that is under common ownership with all of the lots in the neighboring subdivision. Accordingly, the modification request to utilize the existing 20-foot wide Access and Utility Easement designed for the benefit of the future development of the subject property is consistent with the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and is the minimum adjustment necessary to implement these policies and objectives. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Response: The existing 20-foot wide Access and Utility Easement for the benefit of the subject property and the associated infrastructure for access and utilities already exists and the modification request merely petitions the city to allow proposed Lots 2, 3, and 4 of the current Short Plat to use the established 20-foot wide Access and Utility Easement and associated infrastructure for the purposes for which it was created. Accordingly, the request meets the objectives for safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. 3. Will not be injurious to other property(ies) in the vicinity. Response: The addition of three residential lots will not be injurious to other properties in the vicinity. The only other properties in the vicinity are those located in the Short Plat adjoining to the east. Each of these properties are depicted on the approved Short Plat which also contains the express easement rights for the subject property. Accordingly, all other properties in the vicinity have been placed on notice regarding the current proposal to subdivide the subject property. 4. Conforms to the intent and purpose of the Code. Response: The intent of the Code as it relates to access is met as the city had already approved the previous access design by virtue of the approval of the previously recorded Short Plat adjoining to the east in 2011. Health, safety, and welfare concerns were already addressed in the previously recorded Short Plat adjoining to the east, and the three new lots will conform to the intent and purpose of the code. 5. Can be shown to be justified and required for the use and situation intended. Response: There is no other access available other than the previously approved 20-foot wide Access and Utility Easement and associate infrastructure. There is no ability to widen the 20-foot Access and Utility Easement further due to the Storm Drainage Tract that is under common ownership with all of the lots in the neighboring subdivision. The previously approved design and construction already serves the proposed three new lots and accordingly is justified and required for the proposed use. 6. Will not create adverse impacts to other property(ies) in the vicinity. Response: The addition of three residential lots will not be adverse to other properties in the vicinity. The only other properties in the vicinity are those located in the Short Plat adjoining to the east. Each of these properties are depicted on the approved Short Plat which also DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195 Jill Ding City of Renton -6- April 20, 2017 contains the express easement rights for the subject property. Accordingly, all other properties in the vicinity have been placed on notice regarding the current proposal to subdivide the subject property. Please review the enclosed information at your earliest convenience. If you have any questions or need additional information, please do not hesitate to contact me at this office. Thank you. Respectfully, Terrance Randall Wilson Attorney at Law TRW/mls 15870C003.doc enc: As Noted cc: Jim Dalpay, Dalpay Properties, LLC DocuSign Envelope ID: 695A2102-8073-4C6D-ADFA-62DF8659D195