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HomeMy WebLinkAboutRoberts SP Project NarrativeMarch 18, 2026 Roberts Short Plat Project Narrative Page 1 of 2 Civil Engineering & Development Services 1700 NW Gilman BLVD, Suite 200; Issaquah, WA 98027 Phone: (425) 821-5038 Email: EdM@G2CIVIL.COM Roberts Short Plat Pre-Application Meeting Project Narrative & Questions Project Information Name: Roberts Short Plat Site Area: 54,893 SF (1.26 acres) Site Address: 3XX Toledo Ave SE (unaddressed) TPN: 1463400052 Zoning: R-4 (for parcel and surrounding parcels) Existing Conditions The project site currently consists of a horse arena and stables and is vegetated with grass, trees, and shrubs. Per City of Renton Online Mapping, there are no critical areas on the site although a small portion of the site is classified as regulated slopes at 15-25%. The soil type is Alderwood Gravelly Sandy Loam, 8-15% (AgC). The parcel generally slopes down from the northeast to the southwest at an average grade of approximately 8%. Existing stormwater runoff sheet flows to an existing stormwater system within the Toledo Avenue SE (154th Avenue SE) Right-of-Way. Proposed Development The property owner is proposing to subdivide the existing parcel into 4 single-family lots. All existing site improvements will be demolished. The new lots will access off Toledo Avenue SE via the proposed private road. Water connections via Water District 90 are available at or near the property boundary and the sewer will tie into the existing system located within the ROW of Toledo Ave SE via the manhole located near the southwest corner of the parcel. An existing stormwater catch basin is located within the ROW of Toledo Ave SE at the southwest corner of the existing parcel where the proposed project will connect. March 18, 2026 Roberts Short Plat Project Narrative Page 2 of 2 Zoning & Density The property is zoned R-4 with a base density of 4 units per acre. The original parcel is 54,893 square feet (1.26 ac). Removal of the ROW dedication from the parcel area results in a project area of 46,150 sf (1.06 ac). The proposed density calculation is 1.06 x 4 = 4.24 residential units. This proposal will produce 4 single-family homes per R-4 zoning regulations. See Site Plan for reference. The estimated construction costs will be in line with projects of similar size at about $350,000; the project will propose a balanced amount of cut/fill for the earthwork. The location and description of significant trees will be provided with the Preliminary Short Plat application package. The project will comply with the city of Renton Tree Retention requirements. Access The proposed residences will access 154th Avenue via an onsite private road. The road exceeds 150’ and will provide a hammerhead for vehicles to turn around. Alley access: RMC 4-7-150.E.5 requires alley access to be provided for all new residential development. Addition of an alley to this project is not feasible for the following reasons. Significant Tree Retention The primary constraint on this site is the presence of significant trees located directly within the proposed alley tract. Constructing a paved alley would require the removal of these trees. Avoiding the alley allows us to prioritize tree retention, which aligns with the city’s environmental goals and the intent of the R-4 low-density designation. Physical Infeasibility and Site Constraints Given the dimensions of this specific R-4 parcel, the dedication of a 20-foot alley tract significantly reduces the usable building envelope. Forcing an alley into this layout creates a hardship that is not proportionate to the limited number of units in this short plat. The site can be more efficiently served by [Standard Street Access / Shared Private Driveway], which preserves the natural topography and existing vegetation. Per RMC 4-7-150E.5, we request that the Administrator determine that an alley is not practical for this development. We are committed to a design that meets all safety and access standards without the unnecessary impact of an alleyway. Stormwater Management The finished project will infiltrate stormwater runoff. The future residences have adequate space on the parcels to provide full infiltration trenches. Runoff from the proposed private road will be collected, treated in a Stormfilter system and infiltrated onsite within a Stormtech chamber system. Runoff from the proposed frontage improvements will flow into a raingarden between the curb and sidewalk, where the runoff will infiltrate. Any overflow from the Stormchamber system or the raingarden will be routed to the public stormwater conveyance system. The runoff has been modeled for compliance with applicable flow control requirements.