HomeMy WebLinkAbout05 - Aberdeen Ave Short Plat Project Narrative
250 4th Avenue South, Suite 200
Edmonds, WA 98020
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www.cgengineering.com
December 22, 2016
Aberdeen Avenue Short Plat: Project Narrative
Project Site Location: 1824 Aberdeen Ave NE
Renton WA 98056
Parcel Number: 334390-1606
Zoning: R-8
Adjacent Zoning: R-8
Existing Lot Area: 16,161 SF / 0.37 Acres
Proposed Lots: Lot 1: 5,677 SF
Lot 2: 7,903 SF
Existing Density: 3 dwelling units/acre
Proposed Density: 6 dwelling units/acre
The proposed project involves subdividing an existing single-family lot into two single-family lots with a shared
driveway tract. The existing house and accessory structures on-site will be demolished. Site access will be
maintained at the existing location but will be widened and placed in a shared tract. The project requires
approval of an Administrative Short Plat.
The site will be subdivided into a front and back lot. Lot 1 will be approximately 5,677 SF and Lot 2 will be
approximately 7,903 SF. Density will be increased from 3 du/ac to 6 du/ac. No frontage improvements are
proposed; instead, the property owner is opting to pay a fee-in-lieu, as allowed per email from Development
Engineering Manager Brianne Bannwarth dated January 22, 2016 (enclosed). A street modification request will
be submitted at the time of building or drainage permit as noted in the email. No property dedications are
proposed.
The shared driveway tract is proposed to be 20’ wide, per discussion with Rocale Timmons and Corey Thomas
at the City of Renton. The width of the existing lot is 64.01’, so by providing a 20’ access tract, this will limit the
width of the front property to 44.01’, which is short of the required lot width of 50’ for interior lots in R-8
zones. RMC 4.2.110D.31 allows for lot dimensions to be decreased through lot averaging.
The driveway tract will be graded to slope from east to west. The estimated amount of excavation and fill is 5
cy and 130 cy, respectively. Grading of the individual lots will occur with future development of the lots.
Structural fill may be obtained from off-site or on-site per the geotechnical report. Underlying soils consist of
Indianola loamy sand, 5 to 15%, corresponding to hydrologic soil group “A,” per the Natural Resources
Conservation Service soil survey. Infiltration testing was done by the geotechnical engineer and a design
infiltration rate of 7.35 in/hr was found.
The 2016 King County Surface Water Design Manual as amended by the City of Kirkland was used to
determine surface water design requirements. The project will add more than 2,000 sf of impervious surfaces
and will therefore address Full Drainage requirements. The project is exempt from a flow control facility but
must evaluate flow control BMPs. An 80’ x 5’ x 2’ deep infiltration trench is proposed and will be sited within
the access/utility tract to manage surface water for the new subdivision.
A 10’ landscape strip has been designed on the front lot adjacent to Aberdeen Ave N. There are two existing
trees on site that will be retained and incorporate onto the back lot, and two new trees will be planted in the
front lot. No trees will be removed. There are no critical areas on-site or located nearby.
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Carmel Gregory
From:Agnes Chan <agneschan@pmp1988.com>
Sent:Thursday, April 14, 2016 12:03 PM
To:Carmel Gregory
Cc:Curran S Kwan 關紹邦
Subject:Fwd: 1824 Aberdeen Ave NE - Single Family Right-of-Way and Frontage Requirements
Screening Form
Agnes Chan Low
---------- Forwarded message ----------
From: "Brianne Bannwarth" <BBannwarth@rentonwa.gov>
Date: Jan 22, 2016 8:50 AM
Subject: 1824 Aberdeen Ave NE - Single Family Right-of-Way and Frontage Requirements Screening Form
To: "agneschan@pmp1988.com" <agneschan@pmp1988.com>
Cc: "Vanessa Dolbee" <VDolbee@rentonwa.gov>, "Laureen M. Nicolay" <Lnicolay@rentonwa.gov>,
"Jennifer Cisneros" <JCisneros@rentonwa.gov>
Hello Mr. Chan,
The City of Renton has evaluated the Single Family Right-of-Way and Frontage Requirements Screening Form
for the above noted property. The following summarizes the City’s finding and requirements.
Aberdeen Avenue NE
Aberdeen Avenue NE is a Collector Arterial Street with an existing ROW width of 60 feet (as per assessor
map). The existing traveled way width is 21 feet with an approximate 5 foot wide asphalt shoulder on either
side . This street classification requires a minimum right-of-way width of 83 feet. To meet the City’s complete
street standards, half street improvements include 15-foot lane width measured from the right of way centerline,
8-foot parking lane, 0.5-foot curb/gutter, 8-foot planter strip and 8-foot sidewalk is required to be constructed in
the right of way fronting the single family home per City Code 4-6-060. The City’s Transportation section and
Economic Development section reviewed Aberdeen and the surrounding area and they have determined that a
residential street section is more suitable for this location of Aberdeen. A residential street requires a minimum
of 53 feet right of way and a half street improvements include 26-foot paved roadway, 8-foot planter strip and
5-foot sidewalk to be constructed in the existing 60 foot right of way. Since there are no existing improvements
in the area, the City can support a fee in lieu for the aforementioned required Residential improvements. Per
Code Interpretation CI-78, if you prefer to pay a fee in lieu for the required improvements, then a cost of
$101/LF of frontage along Aberdeen Avenue NE will assessed. The fees paid would go toward transportation
type improvements in the vicinity of the property.
2
A street modification will need to be submitted to the City as part of your Building permit application drainage
review package to modify the required roadway section from a Collector Arterial street section to a Residential
street section. The fee in lieu request can be included in modification.
If you submit building or land use application for this property please ensure to include this email along with a
Street Modification request.
Please let me know if you have any additional questions regarding these requirements.
Take Care,
Brianne Bannwarth, P.E.
Development Engineering Manager
Community & Economic Development Department | Planning Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
BBannwarth@Rentonwa.gov │ Phone: (425) 430-7299 │ Fax: (425) 430-7300