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HomeMy WebLinkAboutPN_Project_Narrative_251209_v1 Page 1 PROJECT NARRATIVE FOR TALBOT HILLS SHORT PLAT Prepared for Schneider Family Homes Prepared by Core States Group Job No. 23382 December 8, 2025 SITE DESCRIPTION: The site is a 2.25-acre vacant property that is mapped by city of Renton with R-1 (Talbot Urban Separator Overlay) and R-4 zoning. Por8ons of the site are moderately forested with moderate to steep slopes descending from east to west. South 55th Street establishes por8ons of the site's southern boundary in two loca8ons. A small intervening property, parcel 793100-0140, creates a separa8on of frontage on South 55th Street. PROJECT DESCRIPTION: The proposal is to subdivide 2.25 acres with split zoning into four single family residen8al lots with tracts for access, landscaping, and open space/tree reten8on/NGPA. Access to the lots is from South 55th Street via a shared driveway. Lots and tracts will cross both zoning districts on the site. Area tables are provided on the short plat map to show the amount of area in each zoning district for lots and tracts. ZONING EVALUATION The proposal is a short plat that proposes four split-zoned lots with por8ons of each lot in the R-4 zone and the R-1 zone. Calcula8ons are provided and setback lines for each lot/zone are depicted on Sheet 3 to demonstrate compliance with both zoning standards for lot width, lot area, setbacks, and R-1 open space. Each lot is depicted with R-4 setbacks and R-1 setbacks, as applicable for the por8on of each lot in the two zones. As required for the Talbot Urban Separator Overlay, non-revocable open space is provided in Tract C, with 30,895 sf (67.3%) in the R-1 zone specifically. See Urban Separator Open Space calcula8ons provided on Sheet 3 that demonstrate compliance with the requirement to provide 50 percent of the R-1 area in non-revocable open space. Talbot Hills Schneider Family Homes | Preliminary Short Plat Page 2 23382.005-Project Narrative-Prelim Short Plat UTILITIES The drainage facility is designed to provide deten8on and water quality per the Renton Surface Water Design Manual. The project's stormwater will be conveyed to a proposed stormwater drainage facility located in Tract A. The stormwater drainage facility will consist of a deten8on chamber system to provide conserva8on flow control followed by a water quality vault to provide basic water quality treatment. The deten8on facility is located at the southwest corner of the project within the private access tract. The water quality facility will outlet to the exis8ng roadside ditch in South 55th Street where the drainage will be conveyed to the exis8ng drainage ouIall to Springbrook Creek, which is the natural downstream drainage course. Water will be provided by Soos Creek Water and Sewer District (SCWSD) subject to an interlocal agreement. A water availability cer8ficate is included with the applica8on materials. The applicant/developer will work with the city and SCWSD to establish the interlocal agreement. One new fire hydrant is provided at the southwest corner of Lot 1 near the site’s street frontage. City of Renton will provide sewer. Exis8ng side sewers may be used if possible. A new sewer main will be extended into the site and to the north property line in a 15-foot-wide sewer easement. ACCESS The site will access the four proposed lots from a shared driveway origina8ng at South 55th Street near the southwest corner of the site. Lot 1 has more than 50 feet of frontage on South 55th Street. Frontage improvements will be provided for a por8on of South 55th Street consis8ng of new curb, guKer and sidewalk along the south boundary of Lot 1 to the west site boundary. SAFE SCHOOL WALKING ROUTE(S) Renton School District has indicated that students would aKend Benson Hill Elementary, Nelsen Middle School, Lindbergh High School and would all be bussed to school. The closest exis8ng bus stops are located at Talbot Road South and South 53rd Street, approximately 1,050 feet from the site. Sidewalks and/or shoulder are not currently present along the walking route. Por8ons of the south side of 55th Street have shoulder suitable for safe walking condi8ons to Talbot Road. Benson Hill Elementary | 18665 116th Ave SE | Renton, WA 98058 | (425) 204-3300 Nelsen Middle School | 2403 Jones Ave S | Renton, WA 98055 | (425) 204-3000 Lindbergh High School | 16426 128th Ave SE | Renton, WA 98058 | (425) 204-3200 REQUIRED NARRATIVE ITEMS PROJECT NAME, SIZE, AND LOCATION OF SITE • Project Name: Preliminary Short Plat of Talbot Hills • Gross Site Area: 2.25 acres Talbot Hills Schneider Family Homes | Preliminary Short Plat Page 3 23382.005-Project Narrative-Prelim Short Plat • Loca8on: No address assigned LAND USE PERMITS REQUIRED FOR PROPOSED PROJECT • Preliminary Short Plat ZONING DESIGNATION OF THE SITE AND ADJACENT PROPERTIES • Site: R-4 & R-1 • Adjacent proper8es: R-4 (west and south); R-1 & R-14 (north), R-8 (east) CURRENT USE OF THE SITE AND ANY EXISTING IMPROVEMENTS The site is vacant. SPECIAL SITE FEATURES (i.e., WETLANDS, WATER BODIES, STEEP SLOPES) The site contains steep slopes and an unregulated drainage ditch. STATEMENT ADDRESSING SOIL TYPE AND DRAINAGE CONDITIONS Per the Geotechnical Engineering Report "The referenced geologic map iden fies kame deposits (Qit) across the subject site, with ground moraine deposits (Qgt) present on the western property margin. The geological map iden fies a historic pebble mine on the property, located approximately in the northeastern corner of the subject site. As described on the geologic map, Kame deposits are areas of sand and pebble gravel in sca%ered terraces. Ground moraine deposits are characterized as abla on ll over thick sec ons of lodgment ll. Till is typically comprised of unsorted cobbles, pebbly sand, and sandy silt, with a locally compact layer (referred to as “hardpan”) at depth. The referenced WSS resource iden fies Alderwood gravelly sandy loam, 8 to 15 percent slopes, (Map Unit Symbol: AgC) as the primary units underlying the subject site. The Alderwood series formed in glacial ll plains. Based on the field observa ons, the na ve deposi onal environment is characterized as rela vely medium dense to dense glacial ll, which is consistent with local geologic mapping. A pebble and gravel surface mine was historically located on the subject site based on the referenced geologic map. Based on our experience with kame deposits in similar deposi onal environments, in our opinion, the clean sands and gravels associated with the kame deposits have been removed from the subject site, with the remainder of the na ve soils being characterized as glacial ll." The project's stormwater will be conveyed to a proposed stormwater drainage facility located in Tract A. The stormwater drainage facility will consist of a deten8on chamber system to provide conserva8on flow control followed by a water quality vault to provide basic water quality treatment. The deten8on facility is located at the southwest corner of the project within the private access tract. The water quality facility will outlet to the exis8ng roadside ditch in South 55th Street where the drainage will be conveyed to the exis8ng drainage ouIall to Springbrook Creek, which is the natural downstream drainage course. Talbot Hills Schneider Family Homes | Preliminary Short Plat Page 4 23382.005-Project Narrative-Prelim Short Plat PROPOSED USE OF THE PROPERTY AND SCOPE OF THE PROPOSED DEVELOPMENT The proposed project is a single-family residen8al project consis8ng of infill development of a large single- family lot located on South 55th Street. The proposed project is to construct four (4) single-family lots with associated roads and u8li8es. FOR PLATS, INDICATE THE PROPOSED NUMBER, NET DENSITY, AND RANGE OF SIZES (NET LOT AREA) OF THE NEW LOTS The project will contain four lots for detached single-family residences. The gross site area is 98,010 sf (2.25 acres). The net site area is ±0.86 ac in R-1 and ±1.03 ac (allowances for rounding). Net density of the project is one dwelling units per net acre (du/acre) in R-1 and four dwellings per acre in R-4. Each lot contains a minimum of 250 square feet of private open space in their rear yards. ACCESS The project will construct one new private shared driveway in Tract A, which will provide direct access for the lots. Frontage improvements will be constructed on South 55th Street along a por8on of the property's frontage. PROPOSED OFF-SITE IMPROVEMENTS (i.e., INSTALLATION OF SIDEWALKS, FIRE HYDRANTS, SEWER MAIN, ETC.) Offsite construc8on could include limited road shoulder widening along South 55th Street or other improvement for school walking condi8ons. Frontage improvements, including pavement widening, curb and guKer, sidewalks, street trees, and street ligh8ng will occur along a por8on of the property's frontage. TOTAL ESTIMATED CONSTRUCTION COST AND ESTIMATED FAIR MARKET VALUE OF THE PROPOSED PROJECT The construc8on costs and fair market value are to be determined. ESTIMATED QUANTITIES AND TYPE OF MATERIALS INVOLVED IF ANY FILL OR EXCAVATION IS PROPOSED Approximately 9,000 cubic yards of total grading will be necessary for the project, with a net export of approximately 8,500 cubic yards. Exported material will be hauled to an approved fill site. At this 8me, imported fill is not an8cipated. NUMBER, TYPE, AND SIZE OF ANY TREES TO BE REMOVED Per the Tree Protec8on Plan by, A.B.C. Consul8ng Arborists LLC dated September 3, 2025: • Cri8cal Area or Buffer Trees: There were 16 trees located in a steep slope area or an associated buffer. Talbot Hills Schneider Family Homes | Preliminary Short Plat Page 5 23382.005-Project Narrative-Prelim Short Plat • Non-viable/Hazard Trees: 35 non-viable or hazard trees on the site. • Conflict with Improvements: Of the 88 significant trees 41 conflict with the site improvements and will be removed. • Trees to be Retained: 47 significant viable trees in the net por8on of the site are proposed for reten8on and will be retained. • Offsite Trees: There were 0 offsite trees near the site that had driplines that may extend over construc8on areas. EXPLANATION OF ANY LAND TO BE DEDICATED TO THE CITY No land dedica8on is an8cipated. ANY PROPOSED JOB SHACKS, SALES TRAILERS, AND/OR MODEL HOMES To be determined. CONSTRUCTION STANDARDS 1. Haul Routes: A construction plan indicating haul routes and hours, construction hours, and a traffic control plan must be submitted to the Development Services Division for approval prior to a construction permit being issued. 2. Haul Hours: Haul hours shall be restricted to the hours between eight-thirty (8:30) a.m. and three- thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 3. Permitted Work Hours in or Near Residential Areas: Construction activities that require construction or building permits and that are conducted in residential areas or within three hundred feet (300') of residential areas shall be restricted to the following hours: Talbot Hills Schneider Family Homes | Preliminary Short Plat Page 6 23382.005-Project Narrative-Prelim Short Plat a. Single Family Remodel or Single Family Addition Construction Activities: Single family remodel or single family addition construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and ten o’clock (10:00) p.m., Monday through Friday. Work on Saturdays and Sundays shall be restricted to the hours between nine o’clock (9:00) a.m. and ten o’clock (10:00) p.m. b. Commercial, Multi-Family, New Single Family and Other Nonresidential Construction Activities: Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 4. Emergency Extensions to Permitted Work Hours: The Development Services Division Director is authorized to grant an extension of working time during an emergency. An emergency shall include but is not limited to natural and manmade disasters. 5. Temporary Erosion Control: Temporary erosion control must be installed and maintained for the duration of the project. This work must comply with the Surface Water Design Manual and must be approved by the Renton Development Services Division.