HomeMy WebLinkAboutPN_Project_Narrative_181119_v1.pdfMedici Architects
Architecture, Programming, Accessible Design & Interior Design
11661 1st Street SE, Suite 200 Bellevue, WA 98005
Tel: (425)453-9298 Fax: (425)452-8448
November 13, 2018
TO: City of Renton
Planning Division
FROM: Emily Buchwalter
MEDICI ARCHITECTS
11661 SE 1st STREET, SUITE 200
Bellevue, WA 98005
emily@mediciarchitects.com
PROJECT ADDRESS: 1825 NE 38th Street, WA 98005
PROJECT NAME: 38TH STREET SHORT PLAT
PROJECT DESCRIPTION: 8-lot short plat
PARCEL NO.: 334570-0220
LOT SIZE: 62,781 SF
ZONE: R-8
PROJECT DESCRIPTION:
The subject property addressed as 1825 NE 38th Street has an existing 1-story, 1,520 SF
single family residence, with access from 38th Street. The site is zoned Residential-8 (R-8) with a
lot area of 62,781 SF and is located within the (R-8) single-family residential neighborhoods to the
north, south, and east. The existing service road and protected slope (with 25’ buffer and 15’
building setback) border the west property line. A small portion (898 sf) of the south-west corner
of the site is within the critical area.
The proposal is to remove the existing single family residence and subdivide the subject
site into eight (8) lots for the future construction of single family residences. The estimated fair
market value of the proposed project is $500,000. The new lot sizes range from 5,000 SF to 6,522
SF. After deductions for public streets, private access easement and critical area, the proposed
net density is 6.98.
Soils conditions on the subject property consist of 6 to 8 inches of forest duff and topsoil,
and the medium dense to very dense sand and very stiff to hard silts interpreted to be glacial till.
Stormwater infiltration is infeasible as it could have an adverse impact on stability of the steep
slope that borders the site to the west. Proposed fills in the western portion of the property and
cuts in the eastern portion of the property impact to are addressed
Alley access is proposed from NE 38th Street via 20-foot wide shared driveway within an
access & utilities tract. The existing ROW for NE 38th Street is encroaching the subject property at
the intersection with Lincoln Ave. It is a dead-end street serving as a secondary access for the
four houses on the adjacent lot to the north. Proposed street improvements include 0.5’ curb, 8’
planter, 5’ sidewalk and 20’ drive aisle that connects to the existing driveway on the north. The
project will also include construction of underground stormwater detention vault in the street right-
of-way south of the centerline. ROW dedication is proposed along NE 38th Street to accommodate
required 5’ sidewalk.
Medici Architects
Architecture, Programming, Accessible Design & Interior Design
11661 1st Street SE, Suite 200 Bellevue, WA 98005
Tel: (425)453-9298 Fax: (425)452-8448
Off-site improvements along Lincoln Avenue include 0.5’ curb, 8’ planter and 5’ sidewalk,
resulting in 2-feet ROW dedication along the frontage. The existing road and portion of garage
structure are encroaching the site at the south property line and the lot line adjustment application
will be submitted for concurrent review.
A total of 128 significant trees were identified on the subject property. 20 of these trees
are located in the critical area buffer and 6 are in poor condition and are not included for a total of
102 trees. 30% of these trees are required for retention for a total of 31. 85 significant trees are
proposed to be removed with the development and 17 to be retained. 31 - 17 = 14 (x 12") = 168
minimum replacement caliper inches required. We are proposing planting 29 trees at 6' height,
18 trees at 2-1/2" caliper and 24 trees at 3" caliper for a total caliper replacement of 175 inches.
These 71 trees are proposed to be planted within the steep slope structure setback and in the
yards of new lots to meet the replacement requirement.
Proposed plantings include a wide variety of mainly native, or native adaptive, type plants.
Shrubs and groundcovers will provide ornamental value while reducing watering requirements
during dry weather. Trees have been selected to provide enhanced seasonal interest with spring
flowering and fall color changes with reduced maintenance due to their disease resistance. The
mature size of the proposed plant varieties has been evaluated to avoid future conflicts with
utilities and eliminate regular pruning.
The proposal requires Short Plat approval, Environmental (SEPA) Review and LLA approval.
Sincerely,
Emily Buchwalter
Medici Architects