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HomeMy WebLinkAbout05-Project Narrative-2016-02-18 - 1 - 17625.001.doc PROJECT NARRATIVE BOUN PRELIMINARY SHORT PLAT Prepared by Barghausen Consulting Engineers, Inc. February 18, 2016 BCE Job No. 17625 SITE DESCRIPTION: The Boun Short Plat is located north of N.E. 10th Street between partially developed Chelan Avenue N.E. to the west and Duvall Avenue to the east. The subject property is undeveloped except for a small building in the northern portion of the site. The vegetation of the site consists of a few trees and underbrush, including blackberry bushes, grasses, and shrubs. The site is generally rectangular and has a panhandle that extends to the north. Fronting streets include Duvall Avenue N.E. and Chelan Avenue N.E. (when extended). A public alley has been stubbed to the south property line by neighboring development. The topography of the site is moderate with gentle downward slopes to the west and southwest. PROJECT DESCRIPTION: The project will develop the site with seven (7) lots to be developed with single-family homes with alley access as is preferred in the R-8 zone. The appearance of the project will be contemporaneous with the adjoining development. The density of the project is consistent with current zoning regulations for density. Each lot will contain a three-bedroom home and have two garage parking spaces. Bicycle parking will be provided in each garage. The project will provide an on-site stormwater detention and water quality vault in Tract A. Tract A will also contain a temporary 20-foot-wide access easement to mitigate for the dead-end alley and Chelan Avenue N.E. until those roadways are extended in the future to connect with N.E. 12th Street to the north. All surrounding properties are developed with single-family detached homes. All abutting and nearby properties are zoned R-8 and are either already developed to maximum density or could be developed in the future as short plats or a formal subdivision if multiple properties are combined. ACCESS: The site fronts two existing public streets: Duvall Avenue N.E. and Chelan Avenue N.E. The proposed lots will have garage access via an extension of the existing alley to the south, which was named Chelan Place N.E. by the Duvall Short Plat (LUA06-031). Because the alley will dead-end temporarily at the north property line until future development extends the alley, a 20-foot-wide temporary access easement is provided across Tract A for emergency and service vehicles to access, exit, and/or turn around. It is expected that over time Chelan Avenue N.E. and the alley will continue to be extended north by future development until they connect with N.E. 12th Street. At such time that future extensions of Chelan Avenue N.E. and the alley render the access easement across Tract A unnecessary, it may be removed by the future Homeowners' Association (HOA) of the Boun Short Plat with the approval of the City of Renton. STORMWATER: The project will provide an on-site stormwater detention and water quality vault in Tract A. The vault will be designed per the 2009 King County Surface Water Design Manual for forested conditions. Stormwater BMPs are listed in the Drainage Report as required. Tract A will be landscaped as feasible so it can be used for internal open/recreation space. UTILITIES: Water and sewer utilities are available and stubbed to the property in Chelan Avenue N.E. and in the alley (Chelan Place N.E.). Water and sewer will be extended into the site and connected between Chelan Avenue N.E. and the alley as required. The project will protect and preserve the 4-inch water main that exists along the west property line owned by Water District 90. - 2 - 17625.001.doc REQUIRED NARRATIVE ITEMS PROJECT NAME, SIZE, AND LOCATION OF SITE · Project Name: Boun Short Plat · Gross Site Area: 1.32 acres · Location: Between Chelan Avenue N.E. and Duvall Avenue S.E., north of N.E. 10th Street. LAND USE PERMITS REQUIRED FOR PROPOSED PROJECT · Preliminary Short Plat · Site Plan Review ZONING DESIGNATION OF THE SITE AND ADJACENT PROPERTIES · Site: R-8 · Adjacent Properties: R-8 CURRENT USE OF THE SITE AND ANY EXISTING IMPROVEMENTS The site contains one small building that will be removed. The site also is fenced around portions of the perimeter. SPECIAL SITE FEATURES (I.E. WETLANDS, WATER BODIES, STEEP SLOPES) The site does not contain any wetlands or critical areas. STATEMENT ADDRESSING SOIL TYPE AND DRAINAGE CONDITIONS The soils on the site consist of Alderwood Gravelly Sandy Loam (AgC). Drainage from the site currently sheet flows to the southwest into the existing drainage conveyance system in Chelan Avenue N.E. A portion of the site may also sheet flow to the north. PROPOSED USE OF THE PROPERTY AND SCOPE OF THE PROPOSED DEVELOPMENT The project will develop the site with seven (7) lots to be developed with single-family homes with alley access as is preferred in the R-8 zone. The appearance of the project will be contemporaneous with the adjoining development. The density of the project is consistent with current zoning regulations for density. Each lot will contain a three-bedroom home and have two garage parking spaces. Bicycle parking will be provided in each garage. The project will provide an on-site stormwater detention and water quality vault in Tract A. Tract A will also contain a temporary 20-foot-wide access easement to mitigate for the dead-end alley and Chelan Avenue N.E. until those roadways are extended in the future to connect with N.E. 12th Street to the north. All surrounding properties are developed with single-family detached homes. All abutting and nearby properties are zoned R-8 and are either already developed to maximum density or could be developed in the future as short plats or a formal subdivision if multiple properties are combined. - 3 - 17625.001.doc FOR PLATS INDICATE THE PROPOSED NUMBER, NET DENSITY, AND RANGE OF SIZES (NET LOT AREA) OF THE NEW LOTS The project will contain seven (7) fee simple lots. The lots range in area from 5,000 square feet to 6,453 square feet, with an average area of 5,782 square feet. The net lot area is 1.12 acres (48,852 square feet). Net density of the project is 6.25 dwelling units per acre (du/acre). Each lot will contain a minimum of 250 square feet of private open space in their rear yards. ACCESS The site fronts two existing public streets: Duvall Avenue N.E. and Chelan Avenue N.E. The proposed lots will have garage access via an extension of the existing alley to the south, which was named Chelan Place N.E. by the Duvall Short Plat (LUA06-031). Because the alley will dead-end temporarily at the north property line until future development extends the alley, a 20-foot-wide temporary access easement is provided across Tract A for emergency vehicles to access and/or turn around. At such time that future extensions of the alley render the access easement across Tract A unnecessary, it may be removed by the future HOA of the Boun Short Plat with the approval of the City of Renton. PROPOSED OFF-SITE IMPROVEMENTS (I.E., INSTALLATION OF SIDEWALKS, FIRE HYDRANTS, SEWER MAIN, ETC.) Off-site improvements are not needed for the project. All utilities are either stubbed to the site or mains exist on the site. Road improvements will be completed on Duvall Avenue N.E. and Chelan Avenue N.E. consisting of new pavement, curb, gutter, sidewalk, and a planter strip with street trees and street lighting. TOTAL ESTIMATED CONSTRUCTION COST AND ESTIMATED FAIR MARKET VALUE OF THE PROPOSED PROJECT The estimated construction cost is $150,000 and the estimated fair market value is expected to be $400,000. ESTIMATED QUANTITIES AND TYPE OF MATERIALS INVOLVED IF ANY FILL OR EXCAVATION IS PROPOSED The project expects 1,500 cubic yards of cut and 2,000 cubic yards of fill. Most of the cut will be used as fill. Approximately 500 cubic yards of fill material will be imported for the project from an approved fill source. At this time, the source of fill material is unknown; that information will be provided as required as part of the grading and construction permit process. NUMBER, TYPE AND SIZE OF ANY TREES TO BE REMOVED The site contains seven (7) significant trees. The project will remove seven (7) evergreen and deciduous trees in the development area (see the Preliminary Tree Replacement/Landscaping Plan). The project will replant seven (7) trees to achieve the required tree density. Tree replanting is proposed to occur on the lots. EXPLANATION OF ANY LAND TO BE DEDICATED TO THE CITY Right-of-way will be dedicated to City of Renton upon the recording of the final short plat for Chelan Avenue N.E. (Residential Access Street), Chelan Place N.E. (Alley), and Duvall Avenue N.E. (Primary Arterial). The project will dedicate 3.5 feet of right-of-way for Duvall Avenue NE. A variable width right-of-way will be dedicated for Chelan Avenue NE. A 20-foot right-of-way will be dedicated for the public alley. - 4 - 17625.001.doc ANY PROPOSED JOB SHACKS, SALES TRAILERS, AND/OR MODEL HOMES A job shack will be placed on at the south end of the site. Model homes are not currently anticipated; however, one (1) model home may be created.