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HomeMy WebLinkAboutJ_Modification_Request_250904_v2 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 Modification Request 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. Varma 3-Lot Short Plat Renton, WA 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: 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)” 2. Minimum Standards: Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The shared driveway may be required to include a turnaround per subsection H of this Section. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. (Ord. 5841, 6-12-2017) 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. Varma 3-Lot Short Plat Renton, WA 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. 2. A 20’ wide paved access is proposed and will be contained within a separate tract along with the required landscape strip between the access and the neighboring parcel to the north, which is not part of the development. 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. Tree density requirements will be met with the design to be prepared once the eventual residences have been designed for permitting. Modification Request: Code section 4-6-060 J.2 (above) provides the minimum design elements associated with a shared driveway. All of the minimum standards related to the shared driveway will be met; however a modification of standards is requested to reduce the width of the landscape strip between the access and the neighboring parcel to the north from the required 8’ to the existing 5’ width. Justification for Approval of the Request: 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; a. The driveway has been designed to meet all of the required standards except for the requested exception, as described above. Varma 3-Lot Short Plat Renton, WA b. Reduction of the landscaping strip from 8 feet to 5 feet is a minimal modification and allows the existing access to remain in place as it was installed less than a year ago. c. The presence of the driveway and 5’ landscaping strip to the north combined with the existing 5’ landscaping strip provides a total of 10’ of landscaping between the two driveways where the intent is to provide visual relief from neighboring residences. B. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; a. The intent of the requirement is to provide a visual buffer between an access drive and adjacent properties. In this case, the adjacent property is a flagpole shaped parcel with only their driveway along the subject property line. The need to provide 8’ instead of the existing 5’ is further reduced because the neighboring driveway also observes a 5’ landscaping strip to provide a visual buffer from the project area. The end result of the requested modification provides a 10’ landscaping strip between two driveways, which is more than the required 8’ for this project. b. There are no known safety or environmental protection factors associated with the requested modification. C. Will not create substantial adverse impacts to other property(ies) in the vicinity; a. The requirement to provide a landscaping strip is to protect neighboring residences when development places an access drive along the property line for visual relief. The neighboring property in this instance has only a driveway located within a flagpole access, so there is no residence to provide relief to. D. Conforms to the intent and purpose of the Code; and a. With the modification proposed, the project will provide a 5’ wide landscape strip that is adjacent to the neighboring 5’ landscape strip and driveway. The net result is a 10’ landscape strip between two accesses. b. The intent of the code is to provide visual relief for neighboring residences. Since there are no residences adjacent to the proposed access, a slight reduction in the width of the landscape strip does not present negative impacts to any residences. c. The intent and purpose of the code are observed in the provision of a landscaping strip, however even strict application of this requirement would not result in the desired effect since no residences are adjacent to the area in question. E. Can be shown to be justified and required for the use and situation intended a. The existing driveway and landscaping strip were placed at the time of home construction with the intent of providing for the future division of the property. It was not communicated at the time that an additional 3’ of Varma 3-Lot Short Plat Renton, WA landscaping would be required, so the driveway was installed. Removal of enough pavement and subgrade to promote vegetation growth presents an unnecessary hardship and waste of resources to provide visual relief where there are no residences adjacent to the access drive. 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 15 6 T H A V E S E (M I N O R A R T E R I A L ) VA R M A P R E L I M I N A R Y 3 - L O T S H O R T P L A T VA R M A P R E L I M I N A R Y 3 - L O T S H O R T P L A T VARMA PRELIMINARY 3-LOT SHORT PLAT IN COMPLIANCE WITH CITY OF RENTON STANDARDS Know what'sCall below. before you dig. R VARMA PRELIMINARY 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 BXXXXX C2 3 0 0 1 5 2 7 LU A X X X X X X X ” ”” ” 0 GRAPHIC SCALE 20 10 20 SCALE: 1" = 20' VICINITY MAP SHEET INDEX 1.COVER SHEET 2.TESC PLAN/TREE RETENTION PLAN 3.SITE GRADING, DRAINAGE & UTILITY PLAN PROJECT TEAM UTILITY DISTRICT INFORMATION INSTRUMENTATION DISCLAIMER EXISTING UTILITY NOTELEGAL DESCRIPTION ON-SITE IMPERVIOUS SURFACE SUMMARY HORIZONTAL DATUM BASIS OF BEARINGS VERTICAL DATUM SITE DATA BENCHMARK COVER SHEET SITE DENSITY WORKSHEET SURVEY NOTES 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.