HomeMy WebLinkAboutPN_Project_Narrative_190917_V1.pdf
August 22, 2019
Matt Herrera
Senior Planner
City of Renton
1055 South Grady Way
Renton, WA 98057
Re: Canopy – Project Narrative
CORE Project No. 18054
Dear Matt Herrera:
In support of the Canopy Preliminary Planned Unit Development and Preliminary Plat we are providing
this Project Narrative.
• Project name
o Canopy Preliminary Planned Unit Development and Preliminary Plat
• Size
o 5 parcels that are approximately 10.1 acres
• Location;
o East side of Lincoln Avenue NE between NE 40th Street on the south and parcel shy of NE
43rd Place on the north.
4130 Lincoln Ave. Ne, 8314 110TH PL SE. and 3 parcels north of these.
Parcels: 3345700015, 3345700016, 3345700017, 3345700018, 3345700020
• Land use permits required for proposed project;
o This project will have a Preliminary Planned Unit Development and Preliminary Plat
done with all supporting submittals.
It is our intent to develop the site into fee-simple lots for individual ownership.
• Zoning designation of the site and adjacent properties;
o The site is zoned R-8
North zoning, R-8, 8 Dwelling Units/Acre
South zoning, R-8, 8 Dwelling Units/Acre
East zoning – City of Newcastle, R-04
West zoning – CA, Commercial Arterial
• Current use of the site and any existing improvements;
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o The current use of the site is single family residential on two parcels and the other three
are vacant.
• Special site features (i.e. wetlands, water bodies, steep slopes);
o This site is encumbered with wetlands, a stream and steep slopes.
• Statement addressing soil type and drainage conditions; See Geotech report for more detail.
o In general, the soil conditions observed in the test pits consisted of 2 to 24 inches of
topsoil overlying medium dense to dense sandy silt and silty sand with varying gravel
content (weathered till) overlying dense sandy silt, silt with sand, and silty sand with
varying gravel content (glacial till) to the terminus of the test pits. There were three
exceptions to this general condition. At Test Pits TP-2 and TP-7, we observed two to two
and one-half feet of loose to medium dense inorganic fill overlying the native till soils.
At Test Pit TP-8, we observed dense sand to sand with silt underlying the upper
approximately six feet of glacial till. At Test Pit TP-1, underlying the upper topsoil
horizon, we observed medium dense to dense sand and sand with silt to the terminus of
the test pit.
o Groundwater, We observed light to moderate, perched groundwater seepage in seven
of the nine test pits at depths ranging from one and one-half to eight feet. The
groundwater seepage was generally noted to flow near the contact between the upper
weathered and existing fill soils and the dense to very dense native glacial till. This is
typical for sites underlain by glacial till and occurs as a result of rainfall that infiltrates
through the upper weathered soil zone and becomes perched on the underlying dense
till. The dense till soils have a relatively low permeability that impedes the continued
downward migration of the infiltrated rainfall. As a result, groundwater seepage will
develop and tend to flow laterally along the contact. Locally, such seepage is referred to
as interflow. Scattered across much of the eastern half of the property, we observed
areas where groundwater was seeping from the ground surface. In our opinion, these
ground seeps are the result of shallow interflow encountering impermeable layers near
the ground surface. The occurrence of interflow will fluctuate seasonally with the
highest seepage levels occurring during the normally wet winter to late spring months
(November to May). Based on the time of year of our exploration, the groundwater
observed is likely near the seasonal high levels.
• Proposed use of the property and scope of the proposed development;
o The property will be single family homes that gain access from both alleys and the main
public road going through the project. There will be two stormwater vaults with open
space on top of them.
• For plats indicate the proposed number, net density and range of sizes (net lot area)
o 55 lots
o Net density is 6.9 dwelling units per acre
o Lots range from 2,050 sf to 3,932 sf
• Access;
o Access will be from Lincoln Avenue NE on the west and NE 40th Street on the south
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• Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc.);
o Frontage improvements along Lincoln Avenue NE on the west and NE 40th Street on the
south will be installed in front of our property
o There also will be new utilities in Lincoln Ave NE
• Total estimated construction cost and estimated fair market value of the proposed project will
be assessed as the construction plans develop and market value can be established.
• Estimated quantities and type of materials involved if any fill or excavation is proposed;
o This property will have excavation volume of approximately 16,395 cubic yards.
o Fill will be minimum if at all. All materials needed for fill will be from an approved source
by the City of Renton at time of engineering plan approval or construction.
• Number, type and size of any trees to be removed;
o Per the arborist report and tree retention plan:
Per the 30% requirement, Canopy will be shy of the required tree retention.
Replacement trees will be planted per an agreed upon amount with the City.
• Explanation of any land to be dedicated to the City;
o New right-of-way for the spine road will be dedicated along with the alleys and
frontage.
o 2 storm tracts will have easements over them for maintenance
o An additional 4,296 SF of existing parcel 3345700015, shown as ROW 3 on the
improvement plans, will be dedicated to the city. This area is adjacent to the existing
ROW and currently has a portion of the existing roadway within it.
• Any proposed job shacks, sales trailers, and/or model homes; and any proposed modifications
being requested (include written justification).
o The project will have a model home and job shack.
o Proposed modifications below:
Minimum Lot Size, Minimum Lot Width, Minimum Lot Depth, Minimum Front
Yard, Minimum Rear and Yard, Minimum Secondary Front Yard, Maximum
Building Coverage., Maximum Impervious Surface Area, Maximum wall plate
height, Retaining Wall Height, Horizontal Curves, Tangents for Reverse Curves,
Dead End Street turnaround.
• For projects located within 100 feet of a stream or wetland, please include: Distance in feet
from the wetland or stream to the nearest area of work.
o Approximately 53’ is the closest area of work to a stream or wetland.
• For projects located within 200-feet of Black River, Cedar River, Springbrook Creek, May Creek
and Lake Washington please include the following additional information:
o Not applicable, over 700’ from May Creek.
• Distance from closest area of work to the ordinary high water mark;
o 53’
• Description of the nature of the existing shoreline; and the approximate location of and number
of residential units, existing and potential, that will have an obstructed view in the event the
proposed project exceeds a height of 35-feet above the average grade level.
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o There is no shoreline on-site.
o There will be no existing residential units that will have obstructed views. The two
homes on-site will be demolished in favor of the project.
Sincerely,
CORE DESIGN, INC.
Holli Heavrin, P.E.
Associate Partner
Project Manager