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HomeMy WebLinkAboutPN_Project_Narrative_230825_v1 July 26, 2023 DRS Project No. 22052 CITY OF RENTON PROJECT NARRATIVE MOUNTAIN VIEW GARDENS The Site is located at 2103 Talbot Road S, Renton, Washington 98055 also known as King County Tax Parcel Number 722200-0175. The project is the subdivision of the existing parcel into 6 single-family residential lots. The Site area is 60,618 s.f. (1.39 acres). All of the existing structures on-site, except for the existing single-family home, will be removed. Project Contact Information: Developer: Seattle LLC LLC 325 118th Ave SE, Suite 100 Bellevue, Washington 98005 (206) 228-4158 Lili Lu Engineer/Surveyor: D.R. Strong Consulting Engineers 620 7th Avenue Kirkland, WA 98033 (425) 827-3063 Jonathan S. Murray, P.E. James G. Reichhoff, P.L.S. Land Use Permits Required: -Preliminary Short Plat Approval -Grading Permit -Final Short Plat Approval -Building Permit(s) -Environmental Review Zoning and Density: The property and adjacent properties to the north, east and south are zoned R-8. Properties to the west of the site are zoned R-6. Proposed net density is 6.20 dwelling units/acre. Current use of Site and existing improvements: The current site contains an existing single-family home, a deck, one detached building, one detached garage, a shed, a concrete driveway and walkway and a gravel driveway. The remainder of the Site is made up of grassy areas along with several significant trees spread across the property. July 26, 2023 Page 2 of 3 Special Site features: There are no special Site features for this project. Soil Type and Drainage Conditions: As per the King County Soil Survey, onsite soil consists of BeC, Beausite gravelly sandy loam with slopes ranging from 6-15%. The Site contains one Threshold Discharge Area and one Natural Discharge Areas with only one existing downstream path. Proposed Use of Property: The Project is the short plat of one existing parcel zoned R-8 (1.39 ac. Total, 0.97 ac. Net) into 6 single-family residential lots, per the City of Renton ’s short plat process. This will result in a density of 6.20 dwelling units per acre. Lot square footages range from 5,400 s.f. to 8,775 s.f., with no lot sizes below the minimum 5,000 s.f. threshold set by the City. Allowable lot coverage is limited to 65% by code and will be further reduced by 10% of lot area to meet the reduced impervious surface area stormwater LID BMP. The existing single-family home will be retained on proposed lot 6. Access, Traffic, and Circulation: The project will locate its internal residential road as depicted on the attached plan. General access to the subdivision will be from Shattuck Avenue S via a 42’ right-of-way with emergency fire access from Talbot Road S via a 38’ ROW. No lots will be allowed to access off of Shattuck Ave S or Talbot Road S, only the proposed internal road will be allowed to provide access for the 6 lots. Proposed Off-site Improvements: Frontage improvements along Shattuck Ave S or Talbot Road S will be installed. Storm drainage will be extended offsite to create a sufficiently deep outfall for the storm detention vault. Sewer and water utilities are present adjacent to the site and offsite extension will not be required. Estimated Construction Cost & Proposed Market Value: The approximate construction cost is typical of a subdivision of this size and nature, including home construction, totals approximately $3,000,000.00. The estimated fair market value of the proposed project is approximately $6,000,000.00. Cut Materials: Approximately 2,355 c.y. of cut and 3,279 c.y. of fill is computed for the Project. The net volume is approximately 924 c.y. of fill to be imported. Fill needed in excess of onsite soil will be imported from an approved source and will be approved by the geotechnical engineer. Tree Inventory: Tree retention shall comply with a minimum of at least thirty (30%) of significant tress retained according to priority established in RMC 4-4-130. If 30% tree retention cannot be met, additional trees will be planted to meet the City’s tree retention requirements per Renton Municipal Code section 4-4-130 Tree Retention and Land Clearing Regulations. July 26, 2023 Page 3 of 3 There are 26 significant trees on site, 14 of these trees were determined unhealthy. Five trees are required to be retained. Applicant proposes to retain 4 trees and new trees sufficient to make up the 10-tree credit deficit. Please see Tree Retention Worksheet. Land Dedication: Approximately 18,453 s.f. (0.424 acres) will be dedicated to the city as public right-of-way residential street for access to the subdivision and along Shattuck Ave S. Job Shacks: A job shack is expected to be located on the Site during the construction phase of the development. Location and placement of shack/construction materials will be further discussed at the time of final engineering. Proposed Modifications: There are no proposed modifications to the application process or city standards for this Project.