HomeMy WebLinkAboutPN_Project_Narrative_Lakeview_Lots_3_and_6_190716_v2LAKEVIEW CREST (aka SENZA LAKEVIEW), RENTON, WA
Proposed Project Narrative
Quadrant Homes is requesting a variance for the Lakeview Crest (aka Senza) plat located in Renton. The
site is 3.83 acres and will accommodate 17 lots. The permitted site density is 6 DU/AC, the proposed
site density 5.3 DU/AC. The minimum size per lot is 7,004 SF and max lot size is 8,955 SF. The site is
located at 3907 Park Ave N and 3908 & 3916 Lake Washington BLVD N, Renton, WA 98059. The land
use permit# is R-393401 with a zoning designation of R-6. The current use of the site is new single
family detached residential construction.
The plat of Lakeview Crest is utilizing the lot dimension averaging set forth in the Renton Municipal code
(RMC 4-2-1: 10.D.31.). The rear yard setback for the project in the R-6 Zone is 25 feet. The rear
setbacks for lots 3, 4, 14, and 15 have been decreased to 22.5 feet. Which in turn increased the rear
yard setbacks for lots 5, 6, 12, and 13 to 27.5 feet. Please reference sheet two of four and note 13 in the
plat notes within the final draft of Lakeview Crest plat recording document submittal.
There are no special site features such as wetlands or steep slopes. No changes to fill, excavation, or
tree removal beyond the approved land use permit (R-393401) apply to this project proposal.
The lots are less than 22,000 square feet, so are subject to the Small Lot BMP Requirements in Appendix
C of the 2009 Renton Surface Water Design Manual. The drainage requirement for these lots will be
met by using C.2.3.4 Drywells for limited infiltration to mitigate an impervious area equal to at least 10%
of the site/lot for site/lot sizes up to 11,000 square feet. The soil type is sandy loam and therefore the
required volume is 380 cubic feet per every 1,000 square feet, based on the stormwater manual C.2.3.4.
Additionally, there are 10’ sections of perforated pipe connecting to the storm line as shown on the BMP
site plans included with the building permit submittals. Perforated pipe connections are intended to
convey concentrated runoff from impervious surfaces (usually roof runoff) directly to a local drainage
system while providing some infiltration of that runoff in the process per C.2.11.
The proposed use of the property is single family detached homes. These homes are 2 story with
basement area, two to three car garages and dedicated backyards. The architecture is part of the
Quadrant Homes. These homes will bring a fresh look and increased value to the neighborhood.
Access to the site will be from N 40th St and Park Ave N. The new community adds sidewalks to Park
Ave N, N 40th St, N 39th CT., and Wells Ave N. There is also a new private pedestrian path added within
the rear yards of lots 1 and 2, to provide a closer access point to LK WA BLVD N. New sewer and water
lines are serving the new community and fire hydrants have been added as required by code and the
City of Renton.
From an environmental point of view there will be no trees cut down through this variance process, the
site impact is minimal as stated above. Also, the project is not within 100 ft from a stream or wetland
and is not within 200 ft of Lake Washington. There will be no land dedicated to the City of Renton.
Lakeview Crest will have a model home located on lot 17, address: 3939 Park Ave N.
The proposed modification pertains to the setbacks for lot 3 (1106 N 39th CT) and lot 6 (1107 N 39th CT)
at Lakeview Crest. For lot 6, we are requesting to locate the home as close to the East property line as
possible without encroaching the 15’ water ESMT that runs parallel to the East property line (reducing
the front setback by 18%; from 25’ to 20’-5”). For lot 3, we are requesting the unique setbacks as shown
on the attached site plan of this variance request submittal package. (Providing a 25’ setback from the
south property line to the 2-car garage face. From the East property line, a proposed 25’ setback to the
single car garage with a 7’-6” setback to the side structure of the house.)
Both adjustments will further improve site lines from neighboring properties.