HomeMy WebLinkAboutPN_Project_Narrative_Meadow_Ave_210225_v2
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd., Cle Elum, WA 98922
Phone: (425) 392-0250 Phone: (509) 674-7433
www.EncompassES.net
Project Narrative
a. Project name, size and location of site:
The Meadow Avenue Short Plat is located at 3804 Meadow Avenue N, Renton, WA 98056. The site is
identified by tax parcel # 334270-0570 and is 0.59 acres (25,536 square feet) in size. The parcel is legally
described as follows:
TAX PARCEL 334270-0570
THE WEST 236 FEET OF TRACT 113, WEST 236 FEET OF THE SOUTH HALF OF TRACT 112, HILLMANS LAKE
WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE NO. 2, ACCORDING TO THE PLAT RECORDED IN
VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY, WASHINGTON;
EXCEPT THAT PORTION CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER
AUDITOR’S FILE NO. 4648613 FOR SECONDARY STATE HIGHWAY NO. 2-A;
TOGETHER WITH THAT PORTION VACATED BY THE CITY OF RENTON ORDINANCE NO. 5878. AS RECORDED
UNDER RECORDING NO. 20180305000483.
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
b. Zoning designation of the site and adjacent properties:
The project site is zoned Residential-6 (R-6). The Renton Comprehensive Plan designation is Residential
Medium Density (RMD) for the project site and surrounding properties. The R-6 zone allows a range of
three (3) to six (6) dwelling units per net acre. All properties immediately surrounding the project site are
also zoned R-6.
c. Current use of the site and any existing improvements:
The project site’s present use is a single-family residential dwelling unit. Existing improvements to the lot
are consistent with those associated with a SFR (driveways, utility connections and/or onsite septic
systems, clearing/landscaping, etc.). The existing dwelling unit and improvements are proposed for
removal and/or replacement.
d. Special site features:
The subject site is flat in topography. A subterranean easement is being provided to the Department of
Transportation for the retaining wall on the adjacent State-owned property, as Interstate 405 is located
to the east of the property.
e. Statement addressing soil type and drainage conditions:
Soil type per the United States Department of Agriculture NRSC website is Indianola loamy sand (InC) and
Norma sandy loam (No). On-site soil conditions were confirmed by Earth Solutions NW LLC. Infiltration
testing conducted by ESNW also confirmed that infiltration in the native soils is feasible.
Meadow Avenue Short Plat
Project Narrative – Preliminary Short Plat
01-29-2021
Page 2 of 2
f. Proposed use of the property and scope of the proposed development (height, SF, lot coverage,
parking access, etc.):
The Meadow Avenue Short Plat proposes a total of three (3) residential lots, within 0.59 acres (25,536
feet). The dwelling unit specifics are yet to be determined. Per RMC 4-2-110A, maximum building coverage
not to exceed 40% and total impervious area not to exceed 55%.
g. Proposed off-site improvements (installation of sidewalks, fire hydrants, sewer main, etc.):
The minimum full width right-of-way is 53 feet. For our half road improvement, there was an existing 20’,
so we proposed a 6.5’ dedication for the frontage improvements. The project’s frontage improvements
along Meadow Avenue N include an 8-foot planter strip and a 5-foot sidewalk.
h. Total estimated construction cost and estimated fair market value of the proposed project:
The Applicant is estimating a project value of approximately $4,500,000 USD.
i. Estimated quantities and type of materials involved if any fill or excavation is proposed:
Estimate: 750 cubic yards cut and 750 cubic yards fill
j. Number, type and size of the trees to be removed:
Per the Arborist Report prepared by Layton Tree Consulting, LLC, the subject site has a total of two (2)
significant trees. Both trees identified are proposed to be removed – an English walnut tree (28 DBH, 58-
feet in height in fair-poor condition) and a Douglas fir tree (37 DBH, 106-feet in height in fair-good
condition). Per Renton Municipal Code 4-4-130-D, a minimum of two (2) significant trees are required per
5,000 square feet of lot area. The Landscape Plan includes 12 proposed trees, of which six (6) will be
considered replacement trees. The trees will be planted within the public planter strip as well as within
the front yard setback onsite to meet the code requirement.
k. Explanation of any land to be dedicated to the City:
The project proposes a 6.5-foot dedication to the City of Renton, totaling 1,209 square feet.
l. For shoreline applications only:
Not applicable. The subject site is not a shoreline property.
m. The proposed number, size, and density of the new lots, for subdivision applications only:
The Meadow Avenue Short Plat is proposing to subdivide the subject site into three (3) residential lots. Lot
1 is proposed to be 8,292 square feet, Lot 2 is 8,105 square feet and Lot 3 is 7,930 square feet. The
proposed residential net density is 5.37 dwelling units per acre.