HomeMy WebLinkAboutVarma 3-Lot Short Plat Project Narrative
Civil Engineering & Development Services
1700 NW Gilman Blvd; Ste 200; Issaquah, WA 98027
Phone: (425) 821-5038 Email: Info@G2CIVIL.COM
Varma 3-Lot Short Plat Project Narrative
Project Location:
3664500205 13014 156TH AVE SE 98059
Existing Conditions
The subject parcel is currently developed with a single-family residence. The project site
slopes gradually to the southeast and southwest at approximately 3%, creating a split
drainage basin.
Zoning = R-4
Existing Lot Size = 45,872 sf (1.05 acres)
Proposed Project Scope
This project is proposing the subdivision of this parcel into 3 single-family lots (Refer to
Exhibit B). Each lot will maintain the minimum lot requirements for R-4 Zoning. The
density estimate is as follows:
Existing Lot Size = 45,872 sf (1.05 acres)
1.05*4 du/ac = 4 dwelling units
3 units is proposed due to the location of the existing residence and setback requirements.
Access, Traffic, and Circulation:
The required frontage improvements along 156th Ave SE have been installed as part of
the recent single family residence building permit. The parcels will access 156th via a
shared driveway along the north property line, where the existing driveway was installed.
By keeping the access easement below 150’ long, a fire turnaround is not proposed.
“J. SHARED DRIVEWAY STANDARDS:
1. Where Permitted: Shared driveways may be allowed for access to no more than four
(4) residentially zoned lots, and no more than four (4) residential units, the types of
which are listed in RMC 4-2-060C, provided:
Varma 3-Lot Short Plat
Renton, WA
a. At least one lot abuts a public right-of-way and the street frontage of the lot
is equal to or greater than the lot width requirement of the zone;
b. The subject lots are not created by a subdivision of ten (10) or more lots;
c. A public street is not anticipated by the City of Renton to be necessary for
existing or future traffic and/or pedestrian circulation through the short
subdivision or to serve adjacent property;
d. The shared driveway would not adversely affect future circulation to
neighboring properties;
e. The shared driveway is no more than three hundred feet (300') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for
emergency vehicles and personnel. (Ord. 6068, 6-13-2022)”
The proposed shared driveway has been compared to the requirements
provided in the City of Renton Street Standards.
a. One of the new parcels will be adjacent to 154th Ave SE with a frontage
of approximately 133’ after recording the access tract..
b. The subdivision creating the driveway is a 3-lot subdivision, less than 10.
c. While the City of Renton has identified the need for a future public street
in this area, the parcel to the south provides a potential through access
route along the south boundary that provides adequate setbacks to existing
structures.
d. No future access to neighboring properties depend on expansion of this
shared driveway. The residence to the north is a flagpole and was recently
developed, the property to the east has access readily available from 158th
Avenue.
e. The shared driveway will be approximately 150’, less than the 300’
maximum.
f. No safety risks associated with the shared driveway have been identified
and sufficient access for emergency vehicles has been provided.
Utilities:
The short plat will be served by Water District 90 for potable water and The City of
Renton for sewer service. Stormwater management will be in accordance with the King
County Stomwater Manual and the City of Renton Manual with a focus on utilizing
onsite Flow control BMP’s to the maximum extent possible.
Tree Retention:
In accordance with the new City of Renton Tree retention codes, the project will retain
30% of the existing trees onsite and meet the tree retention credits per acre.
Varma 3-Lot Short Plat
Renton, WA
Exhibits:
Exhibit A - Vicinity Map
Exhibit B – Proposed Plat Plan
Exhibit C – Density Worksheet
Varma 3-Lot Short Plat
Renton, WA
EXHIBIT A
Vicinity Map, courtesy of COR Map
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VARMA 3-LOT SHORT PLAT
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
Know what'sCall below.
before you dig.
R
VARMA 3-LOT SHORT PLAT
NW 1/4 OF NE 1/4 OF SECTION 14, T. 23 N., R. 05 E., W.M
CITY OF RENTON, KING COUNTY WASHINGTON
1700 NW GILMAN BLVD, STE 200
ISSAQUAH, WA 98027
PHONE: (425) 821-5038
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GRAPHIC SCALE
20 10 20
SCALE: 1" = 20'
VICINITY MAP
PROJECT TEAM
UTILITY DISTRICT INFORMATION
INSTRUMENTATION
LEGAL DESCRIPTIONHORIZONTAL DATUM
BASIS OF BEARINGS
VERTICAL DATUM
BENCHMARK
PRE APPLICATION PLAN
SITE
R-4 ZONING STANDARDS
Varma 3-Lot Short Plat
Renton, WA
EXHIBIT C
DEPARTMENT OF
COMMUNITY
AND ECONOMIC
DEVELOPMENT
DENSITY
WORKSHEET
1. Gross area of property 45872 square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public Streets* 0 square feet
Private access easements* 4198 square feet
Critical Areas** square feet
Total excluded area: 4198
square feet
3. Subtract line 2 (total excluded area) from line 1 for
net area
41,674
square feet
4. Divide line 3 by 43,560 for net acreage 0.96
acres
5. Number of dwelling units or lots planned
3
units/lots
6. Divide line 5 by line 4 for net density
3.1
= dwelling units/acre
*Alleys (public or private) do not have to be excluded.
**Critical Areas are defined as “Areas determined by the City to be not suitable
for development and which are subject to the City’s Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands, or floodways.”
Critical Areas buffers are not deducted/excluded.