HomeMy WebLinkAboutCrowel-Nguyen ADU-CUP-Narrative and AssessmentsConditional Use Permit | 756 Orcas Ave NE, Renton, WA 98059
PROJECT NAME:
CROWEL/NGUYEN ADU
PROJECT LOCATION:
SITE ADDRESS: 756 ORCAS AVE NE, RENTON, WA 98059
KC PARCEL #: 112305-9039
PROJECT NARRATIVE:
This project requires a Conditional Use Permit (CU) and involves the construction
of a 797 SF ADU residence on a +/- 26,799 net sf parcel at the address listed
above zoned R4. The site is currently vacant and under permit review for a single-
family home (B16003589). Access to this site and the primary residence will be
taken from an existing private road (Orcas Ave NE, 98059). There are no unusual
conditions such as steep slopes, wetlands or flooding zones, and the site gently
slopes down to the west at an average gradient of 3.7% with predominately sandy
loam soils. No existing trees will be removed as part of this build, although
installing new trees is planned and shown on the landscape plan. We anticipate a
land disturbing area of +/- 2,000 sf. Some excavation will occur with a volume of
approximate 110 cubic yards, all of which will be retained onsite and reused for
final grading and landscaping. There are no off-site improvements planned and
the total construction cost is estimated at $103,000.00. The proposed ADU will
not obstruct views for any neighboring lots. No land will be dedicated to the city,
nor are any modifications being proposed. No job shack/trailer will be needed for
this project. No streams or flood plains exist on or near the job site.
CONDITIONAL USE PERMIT JUSTIFICATION LETTER/RESPONSE:
Consistency with plans and regulations: The proposed ADU has been
planned and designed in accordance with city zoning and design regulations
as well as keeping with the architectural character of the primary
residence.
Conditional Use Permit | 756 Orcas Ave NE, Renton, WA 98059
Appropriate location: The proposed ADU does not conflict with any zoning
regulations on this site. It is placed away from the primary residence with
reasonable separation from access easements and property lines.
Effect on adjacent properties: The proposed ADU does not interfere with
sightlines of existing homes in the neighborhood.
Compatibility: The proposed ADU was designed to keep with standard
residential neighborhood aesthetics. Finish materials and overall
architectural pattern reflect typical suburban homes.
Parking and Traffic: Adequate off street parking is provided for a project of
this size. Driveway access is located at the end of a private road and will
have minimal effect on the neighborhood due primarily to the limited scale
of the finished house.
Noise, Light, Glare: Based on the proposed location it will not negatively
impact adjacent properties due to noise, lighting, or glare. The structure
does not sit tall enough for window glare to be a concern nor does it have
enough exterior lighting. Noise volume will be consistent with typical
residential volume.
Landscaping: A revised landscaping plan will be submitted with the ADU
building permit and will remain consistent with the existing landscape plan
submitted with permit #16003589 and city standards.
CONSTRUCTION MITIGATION PLAN:
We propose to start construction immediately after permit issuance and
anticipate the start date to be February 1, 2017 and finish date of April 30, 2017.
Apart from material delivery, no hauling is required. This location is accessed off
private roads & residential side street. No conflicts or delays to primary routes is
expected. The hours and days of operation will be in accordance with City of
Renton construction code, 7am to 8pm Monday through Friday, and 9am to 8pm
on Saturday. No special hours of construction are expected. Because this site is
accessed off private residential roads no traffic control plan is needed.
Conditional Use Permit | 756 Orcas Ave NE, Renton, WA 98059
WETLAND ASSESSMENT:
No wetlands exist on this site.
FLOOD HAZARD:
This site is not at risk of flood. It is considered in the high basin and the nearest
100-year flood plain is approximately 1 mile away and 200’ below in elevation.