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Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd., Cle Elum, WA 98922
Phone: (425) 392-0250 Phone: (509) 674 -7433
www.EncompassES.net
Project Narrative Varma Short Plat
a. Project name, size and location of site:
The Varma Short Plat is located at 13016 156th Ave SE, Renton, WA 98059. The project contains parcel
numbers 366450-0205 & 366450-0185 and 3.22 net acres. The parcels are legally described as follows:
Parcel # 3664500185
Parcel A: The west half of the south half of Lot 2, Block 2, Jannett’s Renton Boulevard Tracts, According to
the Plat thereof, recorded in volume 17 of plats, page 60, Records of King County, Washington.
Parcel # 3664600205
Parcel B: The north half of Lot 3, Block 2, Jannett’s Renton Boulevard Tracts, according to the plat thereof,
recorded in volume 17 of plats page 60, records of King County, Washington
Situate in the County of King, State of Washington.
b. Zoning designation of the site and adjacent properties:
The project site is zoned Residential-4 (R-4). The Renton Comprehensive Plan designation is Residential
Low Density (RLD) for the project site and surrounding properties. The R-4 zone allows a maximum of 4.0
dwelling units per net acre. There is no minimum density. All properties immediately surrounding the
project site are also zoned R-4.
c. Current use of the site and any existing improvements:
The project site’s present use is a single-family residential dwelling unit. Existing improvements to the lot
are consistent with those associated with a SFR (driveways, utility connections and/or onsite septic
systems, clearing/landscaping, etc.). The existing dwelling unit and improvements are proposed for
removal and/or replacement.
d. Special site features:
The project site is generally flat with slopes ranging up to 7% in small, localized areas. The project site is
also topographically split into two distinct drainage basins that do not converge within ¼ mile of the project
site.
The project site extends from 156th Avenue SE to 158th Avenue SE and will provide through access. 158th
Avenue SE is under King County jurisdiction, while the remainder of the project site is under the City of
Renton jurisdiction.
Varma Short Plat
Project Narrative – Preliminary Short Plat
3/25/2021
Page 2 of 2
e. Statement addressing soil type and drainage conditions:
Per the Geotechnical Engineering Report by Riley Group, “Review of the Geologic map of the Renton
quadrangle, King County, Washington by Mullineaux, 1965 indicates that the soil in the project vicinity is
mapped as Vashon-age lodgment till (Qvt). “
f. Proposed use of the property and scope of the proposed development (height, SF, lot coverage,
parking access, etc.):
The Varma Preliminary Short Plat proposes a total of nine (9) residential lots, within 3.22 acres (140,421
square feet). The dwelling unit specifics are yet to be determined. Per RMC 4-2-110A, maximum building
coverage not to exceed 35% and total impervious area not to exceed 50%.
g. Proposed off-site improvements (installation of sidewalks, fire hydrants, sewer main, etc.):
156th Avenue SE is classified as a minor arterial. Half street improvements for a minor arterial typically
include 27’ of pavement, a 5’ bike lane, curb and gutter, an 8’ planter strip and an 8’ sidewalk. CED staff
and the Transportation Division have determined they would support a modification from Code that
provides 5.5’ or Right-of-Way dedication, road widening to 22’ from centerline, curb and gutter, an 8’
planter strip and a 5’ sidewalk. A modification request is included with this application.
158th Avenue SE is under King County Jurisdiction. King County is requiring addition of 14’ half road width
to curb, gutter and 5’ sidewalk.
h. Total estimated construction cost and estimated fair market value of the proposed project:
The Applicant is estimating a project value of approximately $700,000.
i. Estimated quantities and type of materials involved if any fill or excavation is proposed:
To be determined.
j. Number, type and size of the trees to be removed:
Per the Arborist Report prepared by Bob Layton at Layton Tree Consulting, LLC, the subject site has a total
of 198 over 6” diameter (8” for alder or cottonwood). Of the 198 trees, 23 were deemed hazardous and
66 are located within the proposed right-of-way, leaving 109 significant trees. 33 trees will be retained to
satisfy RMC 4-4-130 Tree Retention. RMC 4-4-130-D requires two (2) significant trees to be retained per
5,000 square feet on each proposed new parcel. The Landscape Plan includes twenty-eight (28) proposed
trees to be planted in the onsite landscaping to meet the code requirement.
k. Explanation of any land to be dedicated to the City:
The proposed dedication to the City of Renton is 5.5’ along 156th Ave S and the internal access road, totaling
29,695 square feet.
l. For shoreline applications only:
Not applicable. The subject site is not a shoreline property.
Varma Short Plat
Project Narrative – Preliminary Short Plat
3/25/2021
Page 3 of 2
m. The proposed number, size, and density of the new lots, for subdivision applications only:
The Varma Preliminary Short Plat is proposing to subdivide the subject site into two (9) residential lots. Lot
sizes are provided below. The proposed residential density is 3.46 dwelling units per acre.
Proposed Lot Sizes:
Lot 1: 16,242 sf
Lot 2: 12,284 sf
Lot 3: 12,550 sf
Lot 4: 9,909 sf
Lot 5: 10,185 sf
Lot 6: 10,179 sf
Lot 7: 10,174 sf
Lot 8: 10,168 sf
Lot 9: 10,162 sf