HomeMy WebLinkAboutPN_Project_Narrative_180911_v1.pdf
April 3, 2017
DRS Project No. 17020
Clark H. Close
Senior Planner
1055 South Grady Way
Renton, WA 98057
Re: Maple Highlands Project Narrative
This narrative is provided in support of the pre-application meeting request for Maple
Highlands. The Site is located at 16210 SE 134th Street Renton, Washington 98059 also
known as King County Tax Parcel Number 145750 -0250. The project is the subdivision of the
existing parcel into 13 single-family residential lots. The Site area is 182,269 s.f. (4.18 acres).
All of the existing structures on-site will be removed.
Project Contact Information:
Developer: Harbour Homes, LLC
400 N 34th Street, Suite 300
Seattle, WA 98103
(206) 315-8130
Jamie Waltier
Engineer/Surveyor: D.R. Strong Consulting Engineers
620 7th Avenue
Kirkland, WA 98033
(425) 827-3063
Yoshio Piediscalzi, P.E.
Land Use Permits Required:
-Preliminary Plat Approval -Grading Permit
-Final Plat Approval -Building Permit(s)
-Environmental Review
Zoning and Density:
The property and adjacent properties are zoned R-4. Proposed net density is 3.7837 dwelling
units/acre.
Current use of Site and existing improvements:
The current site contains an existing single family home, a detached shed, and a detached
barn. The remainder of the Site is made up of grassy areas and dense underbrush along with
several significant trees spread across the property.
Special Site features:
There are no special Site features for this project.
Clark H. Close
September 11, 2018
Page 2 of 3
Soil Type and Drainage Conditions:
As per the King County Soil Survey, onsite soil consists of AgC, Alderwood gravelly sandy
loam with slopes ranging from 8-15%. 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 subdivision of one existing parcel zoned R-4 (4.18 ac. Total, 3.43 ac. Net)
into 13 single-family residential lots, per the City of Renton’s subdivision process. This will
result in a density of 3.78 dwelling units per acre. Lot square footages range from 9,000 s.f. to
12,425 s.f., with no lot sizes below the minimum 9,000 s.f. threshold set by the City.
Access, Traffic, and Circulation:
The project will locate its internal residential road as depicted on the attached plan. Access to
the subdivision will be from 162nd Avenue SE via a 60’ right-of-way and 164th Avenue SE. The
proposed internal road for this project will connect 162nd and 164th. No lots will be allowed to
access off of 162nd or 164th, only the proposed internal road will be allowed to provide access
for the 13 lots.
Proposed Off-site Improvements:
Frontage improvements along 162nd Avenue SE and 164th Avenue SE will be installed. Off-
site sewer, water and storm extensions will be included as a part of the project so that the
proposed subdivision can connect into existing systems in the surrounding area.
Estimated Construction Cost & Proposed Market Value:
The approximate construction cost is typical of a subdivision of this size and nature total s
approximately $600,000.00. The estimated fair market value of the proposed project is
approximately $4,400,000.00.
Cut Materials:
Approximately 16,736 c.y. of cut and 7,018 c.y. of fill is computed for the Project. The net
volume is approximately 9,718 c.y. of fill to be exported. 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 p er Renton
Municipal Code section 4-4-130 Tree Retention and Land Clearing Regulations.
There are 30 significant trees on site, 21 of these trees were determined dangerous . Three
trees are required to be retained. Applicant proposes to retain 6 trees. Please see Tree
Retention Worksheet.
Land Dedication:
Clark H. Close
September 11, 2018
Page 3 of 3
Approximately 32,604 s.f. (0.748 acres) will be dedicated to the city as public right-of-way
residential street for access to the subdivision.
Job Shacks:
A job shack is expected to be located on the Site d uring 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.
Sincerely yours,
D. R. STRONG Consulting Engineers Inc.
Yoshio Piediscalzi, P.E.
Project Engineer
YLP