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HomeMy WebLinkAbout04-PN-Project NarrativePROJECT NARRATIVE for PRELIMINARY SHORT PLAT OF VAUGHN TRUST PROPERTY Prepared by Barghausen Consulting Engineers, Inc. March 31, 2021 SITE DESCRIPTION: The subject property is located at 1400 Aberdeen Ave NE (APN 334390-1680). The project site totals 73,114 sq. ft. (1.68 acres) in area and is currently developed with a single-family home and three accessory structures. The existing topography descends generally from north to south, with an estimated 10 to 15 feet of elevation change across the site. Vegetation consists mainly of lawn areas, with several scattered trees. The site accesses from Aberdeen Avenue N.E. (west of the site), which is classified as a Collector Arterial and currently has a 60-foot right-of-way. PROJECT DESCRIPTION: The project is to subdivide 1.638 acres into eight (8) new single family lots for future single family homes. The applicant proposes to demolish the existing home and accessory structures and remove 14 unhealthy/diseased trees from the site. The proposed lots sizes range from 7,012 sq. ft. to 7,148 sq. ft. Access to the eight (8) lots is proposed via a new public street off of Aberdeen Ave NE. The site has a Comprehensive Plan Land Use Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac). GRADING AND TREE RETENTION: Grade cuts and fills to establish individual-lot subgrade and finish grade elevations are expected to be less than five feet. Retaining walls or rockeries may be constructed across the plat to accommodate grade transitions where necessary. A stormwater infiltration facility be constructed within the public roadway. Per the arborist: "The trees on this site have suffered from lack of protection and topping going back many years. All of the Douglas-firs were topped and have grown new, multiple tops. Some have recently failed. The shore pines are in severe decline, the apples seem to be a favorite of the goats and have had bark chewed off, and the flowering plum and cherry are over mature with no sign of any cultural care. In short, the existing trees, except for the flowering dogwood are in ‘Poor’ to ‘Very Poor’ condition." ACCESS: The proposed development will provide primary access to the lots from Aberdeen Avenue N.E., a collector arterial. Frontage improvements will be constructed on Aberdeen Avenue N.E. along the property's frontage. The project will construct one new public road segment which will provide direct access for the lots. STORMWATER: Stormwater runoff generated by the lots will be routed to individual dry wells on each lot. Road A will be constructed using permeable pavement designed per the recommendations in the Geotechnical Engineering Report by Earth Solutions NorthWest. Drainage from the site's frontage improvements is less than the threshold for detention and will be bypassed and drain to the existing system in the roadway. UTILITIES: Water and sewer exist in Aberdeen Avenue N.E. and will be extended into the site as new mains or service lines, as applicable. Dry utilities will be extended from Aberdeen Avenue N.E. in a combined trench. - 2 - 21348.006 - Project Narrative.docx REQUIRED NARRATIVE ITEMS PROJECT NAME, SIZE, AND LOCATION OF SITE  Project Name: Preliminary Short Plat of Vaughn Trust Property  Gross Site Area: 1.68 acres // Adjusted Gross Site Area 1.04 acres (post BLA)  Location: 1400 Aberdeen Avenue N.E. LAND USE PERMITS REQUIRED FOR PROPOSED PROJECT  Preliminary Short Plat 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 currently contains one single-family residence and three outbuildings. SPECIAL SITE FEATURES (i.e., WETLANDS, WATER BODIES, STEEP SLOPES) The site contains moderate slopes and no special features. STATEMENT ADDRESSING SOIL TYPE AND DRAINAGE CONDITIONS Per the Geotechnical Engineering Report "Based on our review of the referenced geologic map, the site is underlain by recessional outwash (Qvr). Recessional outwash was deposited by glacial meltwater and is readily comprised of silt, clay, sand, and gravel. The referenced WSS resource identifies Indianola loamy sand (Map Unit Symbol: InC) across the site and surrounding area. The Indianola series was formed in eskers, kames, and terraces." Stormwater runoff generated by the lots will be routed to individual dry wells on each lot. Road A will be constructed using permeable pavement designed per the recommendations in the Geotechnical Engineering Report by Earth Solutions NorthWest. Drainage from the site's frontage improvements is less than the threshold for detention and will be bypassed and drain to the existing system in the roadway. PROPOSED USE OF THE PROPERTY AND SCOPE OF THE PROPOSED DEVELOPMENT The proposed project is a single-family residential project consisting of infill development of a large single family lot located at 1400 Aberdeen Avenue N.E. The proposed project is to construct eight (8) single-family lots with associated roads and utilities. FOR PLATS, INDICATE THE PROPOSED NUMBER, NET DENSITY, AND RANGE OF SIZES (NET LOT AREA) OF THE NEW LOTS The project will contain eight lots for detached single-family residences. The lots range in area from 7,012 square feet to 7,148 square feet, with an average area of 7,080 square feet. The gross site area is 73,114 sf (1.68 acres). The net site area is 1.35 acres (58,714 square feet). Net density of the project is 5.94 dwelling units per net acre (du/acre). Each lot contains a minimum of 250 square feet of private open space in their rear yards. - 3 - 21348.006 - Project Narrative.docx ACCESS The project will construct one new public road segment as Road A, which will provide direct access for the lots. Frontage improvements will be constructed on Aberdeen Avenue N.E. along the property's frontage. PROPOSED OFF-SITE IMPROVEMENTS (i.e., INSTALLATION OF SIDEWALKS, FIRE HYDRANTS, SEWER MAIN, ETC.) Ono offsite construction is expected. Frontage improvements, including pavement widening, curb and gutter, sidewalks, street trees, and street lighting will occur on Aberdeen Avenue N.E. along the property's frontage. TOTAL ESTIMATED CONSTRUCTION COST AND ESTIMATED FAIR MARKET VALUE OF THE PROPOSED PROJECT The construction costs and fair market value are to be determined. ESTIMATED QUANTITIES AND TYPE OF MATERIALS INVOLVED IF ANY FILL OR EXCAVATION IS PROPOSED Approximately 6,000 cubic yards of total grading will be necessary for the project. Approximately 2,000 cubic yards of fill will be needed (see Preliminary Grading Plan). 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. The amount of and destination for exported material is unknown at this time. NUMBER, TYPE, AND SIZE OF ANY TREES TO BE REMOVED All existing trees on the site will be removed in accordance with the arborist recommendations and report. "The trees on this site have suffered from lack of protection and topping going back many years. All of the Douglas-firs were topped and have grown new, multiple tops. Some have recently failed. The shore pines are in severe decline, the apples seem to be a favorite of the goats and have had bark chewed off, and the flowering plum and cherry are over mature with no sign of any cultural care. In short, the existing trees, except for the flowering dogwood are in ‘Poor’ to ‘Very Poor’ condition." EXPLANATION OF ANY LAND TO BE DEDICATED TO THE CITY The project will dedicate 6.5 feet of right-of-way at Aberdeen Avenue N.E. and the future public road within the short plat (Road A). The total area of public road dedication is approximately 14,400 square feet. - 4 - 21348.006 - Project Narrative.docx ANY PROPOSED JOB SHACKS, SALES TRAILERS, AND/OR MODEL HOMES To be determined. CONSTRUCTION STANDARDS 1. Haul Routes: A construction plan indicating haul routes and hours, construction hours, and a traffic control plan must be submitted to the Development Services Division for approval prior to a construction permit being issued. 2. Haul Hours: Haul hours shall be restricted to the hours between eight-thirty (8:30) a.m. and three- thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 3. Permitted Work Hours in or Near Residential Areas: Construction activities that require construction or building permits and that are conducted in residential areas or within three hundred feet (300') of residential areas shall be restricted to the following hours: a. Single Family Remodel or Single Family Addition Construction Activities: Single family remodel or single family addition construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and ten o’clock (10:00) p.m., Monday through Friday. Work on Saturdays and Sundays shall be restricted to the hours between nine o’clock (9:00) a.m. and ten o’clock (10:00) p.m. b. Commercial, Multi-Family, New Single Family and Other Nonresidential Construction Activities: Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 4. Emergency Extensions to Permitted Work Hours: The Development Services Division Director is authorized to grant an extension of working time during an emergency. An emergency shall include but is not limited to natural and manmade disasters. 5. Temporary Erosion Control: Temporary erosion control must be installed and maintained for the duration of the project. This work must comply with the Surface Water Design Manual and must be approved by the Renton Development Services Division.