HomeMy WebLinkAboutPN_Day Short Plat_Project Narrative_230315_v1.pdf4648 Shantel St, Mount Vernon, WA 98274 Cell Phone: 206 714-7161
email: cliff@sitedme.com
Development Management Engineers, LLC
The Developer’s Engineering Advocate
PROJECT NARRATIVE
Day Short Plat - Preliminary Plat -
7 -Lot Development
18600 116th Ave SE Renton, WA 98058
The proposal is to subdivide 2.88 Acres of 3 adjoining parcels, Parcel No 6197800080
fronting 116th Ave SE and Parcels 6197800263 and 6197800265 which lie to the east within
the future extension of SE 186th St, into 7 SFR lots plus 5 Tracts including 1 storm Tract, 1
Critical Area Tract, 2 Open Space Tracts and 1 Tree Tract. The project is located within the
Benson Planning Area.
Permits required: Land Use Action, ROW, DOE Construction Stormwater General
Permit, Utility, and Building permits.
Zoning designation: The parcels and adjoining properties are zoned Single-Family
Residential R-4. The properties on the west side of 116th Ave SE are zoned R-6.
Current Use: The west lot fronting 116th Ave SE had a mobile home on it which has
recently been removed. The other two lots are vacant.
Special features: The east lot, Parcel -0265 contains a Type NS stream in the northeast
corner of the lot. The preliminary short plat map calls for a 50’ buffer and 15’ BSBL. There
are no special features on the other 2 parcels.
Soil Type/Drainage: This property is in an area generally underlain by weathered and
unweathered glacial till soils. The natural drainage is via sheet flow from the NW corner to
the SE corner with an average slope of about 6.5%. There is an existing public storm drain
system (road ditch with driveway culverts) in 116th Ave SE which flows south about 115’ to a
catch basin that discharges to a surface system to the east. The entire site is located within
the Lower Cedar River drainage basin. Site runoff sheet flows over pervious forest cover and
moves towards the eastern end of the project site. At this location, a portion of site runoff is
directed onto SE 186th Street which does not contain stormwater structures, however mild
slopes on the street convey runoff east via sheet flow towards 120th Avenue SE. This ditch
collects upstream runoff from the site and directs it towards the drainage ditch along the
western edge of 120th Avenue SE. The remainder of site runoff will exit the site near the
northeast corner and be directed into a shallow ditch which is found on the eastern adjacent
property. A Storm Detention/Wet Vault is proposed for stormwater control and water quality
treatment per the 2017 RSWDM.
Proposed use: Construct 7 new single-family residence.
Access: Access to the lots will be off a newly construction SE 186th Street extension from
116th Ave SE to 120th Ave SE. The work will also include extensions of water and sewer
mains and construction of a new public storm system.
Estimated Construction Cost and Fair Market Value: $800,000.
Estimated Cut/Fill Quantities: The preliminary estimated grading quantities are Cut: 7,437
CY and Fill: 2,102 CY.
Trees removed: There are 224 significant/landmark trees located throughout the project
consisting mostly of Big Leaf Maple, Douglas Fir, Black Cottonwood, and Red Alder with an
average diameter of about 15 inches. 22 Trees will be retained.
Dedication to the City: There will be dedications of ROW including frontage along 116th
Ave SE of approximately 250 SF and the extension of SE 186th Street as the interior road, for
a total dedication of 38,848 SF.
Proposed size, number: The proposed development will include 7 lots 6 of which will be
just over 9000 SF and the 7th will be 10,216 SF.