HomeMy WebLinkAboutEx11_Modification_Request
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.
Exhibit 11
RECEIVED
09/25/2025 IHarris
PLANNING DIVISION
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5