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HomeMy WebLinkAboutPN_Cyprus Lane Plat_Project Narrative_210628_v14648 Shantel St, Mount Vernon, WA 98274 Cell Phone: 206 714-7161 email: cliff@sitedme.com Development Management Engineers, LLC The Developer’s Engineering Advocate Preliminary Plat - PROJECT NARRATIVE Cyprus Lane Plat 15-Lot Development 5 816 NE 4 th PL and 510 Nile Ave NE Renton, WA 98059 The proposal is to subdivide 3 adjoining parcels, Parcel Nos 112305-9021, -9023 fronting NE 4th PL and -9031 fronting Nile Ave NE into 15 SFR lots plus 2 storm Tracts. The project is located within the East Plateau Planning Area. Permits required: Land Use Action, ROW, DOE Construction Stormwater General Permit, Utility, and Building permits. Zoning designation: The properties and adjoining areas are zoned Single- Family Residential R-4. Current Use: Two of the lots have a SFR, one with an attached garage, 9031 and the other with a detached garage, 9021. The third parcel, 9023 is vacant. Special features: There are no special features on the properties. Soil Type/Drainage: This property is in an area generally underlain by Alderwood gravelly sandy loam overlying glacial till soils. The natural drainage is via sheet flow from the NE corner to the SW corner with an average slope of about 7.5%. There is an existing public storm drain system in NE 4th PL which flows south to a storm vault in the Orcas PL NE ROW then west along NE 4th Street and crossing to the south side of NE 4th street prior to Nile Ave. A driveway culvert and open ditch fronts the 9031 parcel along Nile Ave NE. The flow enters a public storm drain system in the SW corner that flows to NE 4th St then west along the north side of the street. It joins with the south side storm drain west of Lyons Ave. The combined storm drain eventually discharges to a detention pond located SW of the site. Drainage ultimately flows to the Lower Cedar River. An on-site storm drainage collection system with 2 storm water detention facility Tracts are included and designed per the 2017 RSWDM. Proposed use: Construct 15 new single-family residence. Access: Access to the lots will be off NE 4th PL at Orcas PL NE. Orcas PL will be extended from NE 4 PL to the NW connecting to the existing Orcas Ave NE at the -9031 parcel north property line. A Public Alley will be included running from the proposed Orcas Ave NE connecting road to the Pasco Ave NE ROW termination located at the NE corner of Parcel -9031. Proposed Off-site improvements: The proposal includes street frontage improvements along NE 4th PL and Nile Ave NE. They will also include extensions of water and sewer mains and the public storm system. Estimated Construction Cost and Fair Market Value: $1.125M. Estimated Cut/Fill Quantities: The preliminary estimated grading quantities are Cut: 17,050 CY and Fill: 5,634 CY. Trees removed: There are 304 significant/landmark trees located throughout the project consisting mostly of Big Leaf Maple, Bitter Cherry, Cypress, Douglas 4648 Shantel St, Mount Vernon, WA 98274 Cell Phone: 206 714-7161 email: cliff@sitedme.com Fir and Cedar with an average diameter of about 20-inches. 60 Trees will be retained. Dedication to the City: There will be dedications of ROW including frontage along NE 4th PL (14.5’ width) and Nile Ave NE (6.5’ width) and the extension of Orcas Ave/PL NE as the interior road and the Public Alley. Proposed size, number: The proposed development will include 15 lots varying in size from 9,071 SF to 12,524 SF.