HomeMy WebLinkAboutPN_Project_Narrative_180111_v1Preliminary Project Narrative
For
Green’s Landing Short Plat
Green’s Landing Short Plat is a proposed 6-lot single-family development located in the East
Renton Highlands at the intersection of Hoquiam Ave. N.E. (142nd Avenue SE) and SE 2nd
Street. The site consists of a single legal parcel and a portion of a second legal parcel with a total
site area of approximately 50,534 SF (1.16 acres):
Parcel #1523059219 & Portion of 1523059218
Address: 5008 Hoquiam Ave. N.E., Renton 98059
All existing structures will be removed for the development. The site is within the city limits and
zoned R-8. Parcels within the vicinity of the site to the west and north are also zoned R-8.
Parcels to the south and east are zoned R-4.
The north half of the site generally slopes from east to west with an average slope of 3% to 4.2%.
The south half of the site slopes northeast to southwest and south at an average slope of 4.5% to
7% moving from southeast to south. Robert M. Pride, LLC performed a site evaluation of site
soils in August 2015. In a report dated August 7, 2015, he describes the on-site soils as being
underlain with glacial till deposits consisting primarily of sands and gravel. Four test pits dug on
the site found upper levels of fill (gravelly sands and silty sands with gravel) underlain by silty
sands with gravel and cobbles.
Preliminary earthwork quantities include approximately 1100 cubic yards of cut and negligible
fill to achieve grades shown on the current preliminary grading plan. These numbers do not
factor in actual house foundations, which will likely lower the current estimated fill amounts.
The parcel is currently single-family and includes a residence with a large attached garage/shop,
a large freestanding carport and three outbuildings. 74 existing significant trees at the project site
have been mapped and evaluated by a certified arborist. Of those, 23 are unhealthy and/or
located in proposed rights-of-way / access tracts, leaving 51 on-site significant trees. At this
time, site plan density, buildable areas, grading and utilities allow for the retention of at least 12
of those trees which equates to approximately 24% significant tree retention. Per code, the
project is required to retain 30% (15 trees) or plant replacement trees. Using the Tree Retention
Worksheet and based on retaining 12 significant trees, this project will need to provide an
additional 36 caliper inches of replacement trees. Assuming that replacement trees will be 2-inch
caliper, this equates to approximately 18 replacement trees.
Hoquiam Ave. N.E. is classified as a residential access street. Existing improvements along that
site frontage include only an edge of pavement and no fog line. Proposed improvements along
this frontage include a 30-foot right-of-way dedication for a total right-of-way width of 60 feet.
Roadway improvements from right-of-way centerline will include 16 feet of pavement, vertical
curb & gutter, 5-foot concrete sidewalk, and 8-foot planter strip located behind the sidewalk per
pre-app comments.
N.E. 2nd Street is also classified as a residential access street. Existing improvements along that
site frontage include only a 1-foot wide gravel shoulder (no lane markings in N.E. 2nd Street).
Proposed improvements from right-of-way centerline will include 16 feet of pavement, vertical
curb & gutter, 5-foot concrete sidewalk, and 8-foot planter strip located behind the sidewalk per
pre-app comments. No right-of-way dedication is required.
No additional right-of-way dedications are required on either NE 2nd Street or Hoquiam Avenue
NE beyond that mentioned above.
A small job shack can be anticipated on-site during construction. It is not currently known if a
model home will be utilized as a sales tool for work on the other lots.
General Site Statistics:
Zoning designation:
R-8
Existing Use:
Residential single-family
Proposed use:
Residential single-family
Proposed Lots Info:
No. of Lots: 6
Size: Ranging from 5,015 SF to 6,010 SF.
Dedication to the City:
30-foot right-of-way dedication along Hoquiam Avenue NE (9,859 SF).
Proposed Density:
6.66 DU/acre (see density worksheet)
Access:
Access to Lots 1-4 shall be via shared driveway off Hoquiam Avenue NE. Access to Lots 5 & 6
shall be via individual driveways off Hoquiam Avenue NE. Access to the stormwater tract shall
be via individual driveway off NE 2nd Street.
Off-Site Improvements:
Addition of curbs, sidewalks and planter strips along both frontages to Hoquiam Avenue NE and
NE 2nd Street. Pavement widening required along both frontages to provide half-street
improvements of 16 feet of paved roadway. Storm drainage improvements in both streets along
with water and sewer service connections to existing mains in both streets (mostly Hoquiam).
Utility Purveyors:
Sanitary Sewer – City of Renton.
Domestic Water – King County Water District #90.
Anticipated Permits required:
Preliminary Short Plat, Utilities / Clear and Grade, Right-of-Way, Building.
Special features:
No sensitive areas or special features on or near the property.
Estimated Construction Cost:
$1,200,000 (Home Construction, Public Road Improvements, Utility Infrastructure)
Estimated project Value:
$3,600,000 ($600,000 / home)