HomeMy WebLinkAboutEx02_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:
Exhibit 2
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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 rely 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’ in length, 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.
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 potential alley tract. Constructing a paved alley
would require the removal of these trees. omitting 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.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
Varma 3-Lot Short Plat
Renton, WA
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 the Shared Private Driveway, which preserves the natural
topography and existing vegetation.
Stormwater Flow Control
The proposed development has been carefully designed to minimize the
potential increase in stormwater runoff and gained exemption from
providing flow control facilities by utilizing onsite stormwater BMP’s. The
available BMP’s require the downhill side of the future houses to provide
a 25’ flow path, which would be impossible should an alley be required for
this development.
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.
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.
Exhibits:
Exhibit A - Vicinity Map
Exhibit B – Proposed Plat Plan
Exhibit C – Density Worksheet
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
Varma 3-Lot Short Plat
Renton, WA
EXHIBIT A
Vicinity Map, courtesy of COR Map
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5