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HomeMy WebLinkAboutPN_Project_Narrative_220401_v1 Wang Short Plat: Project Narrative Applicant 19016 116th LLC 39805 212th Avenue SE Enumclaw, WA 98022 willynewhart@anaiyahhomes.com Site Statistics Parcel Number 619840-0125 Address 19016 116th Avenue SE Gross Site Area 88,862 S.F./ 2.04 acres Frontage Road 116th Ave SE and SE 191 St Existing Use Single Family Residential Proposed Action: 7 lot Short Plat Required Permits: Preliminary Short Plat Zoning Designation R-4 Site Description The site is located at 19016 116th Ave Se and is zoned R-4. The surrounding properties to the north, east, and south are also zoned R-4. Property to the west is zoned R-8. The site has an even and gradual slope from west to east with a fall of approximately 12’. The site currently takes its access from a single family drive off 116th Ave SE. But can also access its site along the intersection of 117th Ave Pl SE and SE 191 St. A building permit was issued to demolish the 1,350 SF single family residence (B19003971) and the 670 SF detached garage (B19003972) and returned to level grade. This area is predominately mowed grass with landscaping. The rest of the site is a mix of evergreen and deciduous trees. There are no critical areas on the site. Design Proposal The projects proposal is for the approval of a 7-lot short plat previously approved as PR18-000200, LUA18-000280 and C1800642. The proposed net density of the project is 4.17 DU/Net Acre. Lots will range in size from 9,000 sf to 9,837 sf. The previously existing home and shed have been demolished under permit numbers B19003971 and B190039712. All lots and proposed storm tract will front the newly proposed ROW along the southern portion of the site. This ROW will connect to both 116th Ave Wang Short Plat Page 2 J:\2017\17150\Submittals\2022-xx-xx Land Use Application Resubmittal\PN_Project_Narrative_220401_v1.docx SE and the intersection of 117th Place SE and SE 191st St. Frontage improvements are proposed along 117th Place SE and SE 191st. ROW along 116th Ave SE is also being dedicated so that City streets can be improved to standards. The applicant is requesting a modification to street standards so that the ROW along the southern boundary can utilize a modified limited access road to maintain the existing curb location and install a new sidewalk along the frontage. Please reference the modification request submitted with this application. The total estimated construction cost of improvements remaining for plat approval is $400,000.00. Originally there were 58 onsite trees that met the standard for viable retention trees. Out of those 58 trees 10 trees were to be retained with 84 replacement tree inches (or 289 – 3” Cal. trees) proposed to meet the City’s retention standards. In November of 2021, it was observed that 9 tree were retained on site, 2 of which had failed. Additionally, it was determined by the arborist that 4 additional trees were potential risk hazards and needed to be removed as well. Therefore, an additional 7 replacement trees are proposed with this submittal. Total estimated cut is 2,000 CY and fill is 2,000 CY, resulting in a balanced site. Storm water will be collected through a series of catch basins, where it will then be routed to a detention/water quality vault. The vault has been sized to contain a live storage volume of 22,650 CY at a depth of 4.75’ with its water quality volume designed at 6,500 CY at a depth of 4’. Both live storage and water quality have been designed to exceed the required volumes. The treated water will be released into the existing stormwater conveyance system in SE 191st Street. The soils on site were found to be consistent with the Geologic map of the Renton quadrangle, King County, Washington by D.R. Mullineaux (1965). The soils have been mapped as ground moraine deposits (Qgt) consisting primarily of lodgement till. Light to moderate seepage of perched groundwater in all test pits was found. This perched ground water is typical of these soils and often fluctuate with the seasons.