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HomeMy WebLinkAboutPN_Project_Narrative_240301_v1 January 10, 2024 Job No. 441-004-023 Ms. Vanessa Dolbee Director of Community and Economic Development City of Renton 1055 S Grady Way Renton, WA 98057 RE: Preliminary Subdivision Application- Sophie Jo Short Plat Dear Ms. Dolbee: Please accept this letter and accompanying information, on behalf of Schnieder Homes, as our subdivision application with King County for a proposed subdivision of City of Renton parcel no. #722200-0110, located along S 21st Street. The project proposes a 3- lot single-family subdivision which totals approximately 0.46 acres of R-8 zoned property. The following is a general project narrative that outlines the proposal as well as known issues and constraints that are relevant to this project. Please refer to the enclosed preliminary plat plan set for more details. Zoning and Dimensional Requirements The project site is located within the Residential-8 (R-8) zoning classification. The Residential -8 zone is intended to provide for single family dwelling in a range of four to eight dwelling units to the net acre. The Comprehensive Plan designation for this site is Residential Medium Density. Development in this zone is expected to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. As indicated above, the project proposes to create three new single-family residential lots, each meeting or exceeding the requirements of the R-8 zone in area and dimensions. A density calculation worksheet has been provided to confirm density of the proposal. Current Use and Improvements The site is currently vacant. There are no improvements on the parcel. Surrounding uses: North – Vacant (R-8) South – Single-family residence (R-8) East – Single-family residence (R-8) West – Single Family residence (R-8) Ms. Vanessa Dolbee January 10, 2024 Page 2 Soil Type, Drainage Conditions and Cut/Fill quantities: Per USDA Natural Resources Conservation Service and the geotechnical engineer, the site is 100% Beausite gravelly sandy loam, 6 to 15 percent slopes. These soils are considered to have moderate erosion potential. The site slopes gently downward from south to north, towards S 21st Street. No cut is proposed on site. Approximately 3,700 cubic yards of fill is proposed to make the site level and development ready. Assuming that stripping of the first 12-inches of soil is removed to reach stable grade, an additional 850 cubic yards of soil would be removed from the site. Underlying soils were concluded to be capable of high strength and low compressibility characteristics. Soils on site were determined to be not suitable for infiltration, and the geotechnical firm recommends performing a PIT test to check for perched groundwater. The geotechnical engineer has researched the potential for coal mine hazards on site. They reviewed the Washington State Coal Mine Map Collection and found two mines in the general vicinity of the site, the Old Patton Mine and the Patton Syncline. Based on their review, site reconnaissance, and experience in the area, it is the opinion of the geotechnical engineer that no coal mine hazards exist on or within 300-feet of the site. There is no evidence of subsidence, other mine related failures, or mine hazards on the site. Proposed Use and Scope of Development The project proposes to subdivide a single, vacant parcel for the purposes of creating 3 single family residential lots averaging 5,749 square feet in area. The lots will vary slightly in area but will meet all dimensional requirements of the underlying R-8 zone. Building permits will be applied for separately after Final Short Plat Approval, at which time compliance with dimensional requirements including but not limited to building height, setbacks, structural coverage, impervious surface coverage and parking will be confirmed. Proposed Off-Site Improvements Off-site improvements include the street frontage improvements include curb, gutter, sidewalk, planting strip and a curb ramp at the northwest corner of the site. Existing traffic and metro signs will be relocated to be behind the new curb. In addition to these elements the project will be connecting new water and sewer lines into existing infrastructure in the right of way. The on-site detention vault will be connected to the existing storm line and catch basins located in the right of way. Estimated Constructed cost and Fair Market Value Based on the ICC Building Valuation Table published in August 2023, the approximate building valuation for each structure, including the garage is $525,155. This valuation includes the 1.13 state modifier indicated in the table. Ms. Vanessa Dolbee January 10, 2024 Page 3 As this is only the preliminary plat application, the number shown may be different at the time of building permit application. The calculation of these estimates is dependent on the cost of labor, materials which could vary greatly between now and the date of building permit application. The final sales price is dependent on many factors such as supply, demand and interest rates. The time frame between preliminary plat and building permit application can be a year or more. Trees There are currently 24 trees on the site. All of the trees are black cottonwoods (Populus Trichocarpa), of which 8 are not-viable due to poor condition, structural failure or damage. An arborist’s report has been submitted which includes Tree Risk Assessment Forms for each of these trees. None of the trees on site achieve a health rating greater than “Fair.” All are proposed for removal as they are located within areas to be developed with street frontage improvements, or within the buildable areas on site. After deductions for high-risk trees, and areas within the proposed ROW, only 10 trees were included in the Tree Retention calculation. Utilizing the tree retention and credit worksheet provided, the project will require the retention of 4 trees. The project will be utilizing replacement trees as permitted by RMC 4-4-130-H-1-e-i-(d). This is a three-lot short plat, which meets the criteria of creating 4 or fewer lots. Tree credit calculations per the worksheet provided resulted in 34 tree credits. In lieu of retention, the project will plant 17 large species trees to meet code requirements. See the arborist’s report for calculations of tree retention, credits and replacements. Public Dedications The project proposes to dedicate 1 and one-half feet in width for the entire length of the northern property line. The total square footage to be dedicated to the City of Renton is 1,218 square feet. This area will be utilized for the construction of street frontage improvements described above. Currently there are no right of way improvements next to this site on S 21st Street. Access Lots 2 and 3 will be accessed via a 16’ wide joint use driveway contained within Tract A. Lot 1 will be accessed via Smithers Ave S. Per City of Renton requirements, all homes constructed will be designed to have primary entrances facing north, towards S 21st Street. The project proposes street frontage improvements per City standard requirements. Utilities The project proposes new service connection to existing City water and sewer adjacent to the site. An existing sewer stub will be reutilized to serve future Lot 1. There are 2 existing hydrants within 300 ft of the property. Ms. Vanessa Dolbee January 10, 2024 Page 4 Stormwater A storm water detention facility is proposed within a private access and utility tract between Lots 2 and 3 and under the proposed joint use driveway. Critical Areas The subject site is located within an area designated as a Coal Mine Hazard Area in City of Renton GIS mapping. The client has obtained an addendum from the geotechnical engineer. It is the engineer’s opinion that no Coal Mine Hazards occur on site or within 300 feet of the site. Construction Mitigation Description The project will be applying the following best management practices for mitigating impacts of construction on neighboring parcels and the public right of way. All construction, hauling and noise generating activities will comply with the requirements of RCC 4-4-030. a. Proposed construction dates The project is in early development. Construction will not occur until all land use and construction permit approvals have been granted. Current estimates are that construction will begin in summer of 2024. b. Hours and days of operation No construction is proposed as part of this proposal, this is an application for subdivision only. When clearing, grading and building permits are required, all work will be in compliance with the permitted work hours per RMC 4-4-030-C-3-b. c. Proposed hauling/transportation routes No construction is proposed as part of this proposal, this is an application for subdivision only. When clearing, grading and building permits are required, all haul routes will be in compliance with RMC 4-4-030-C-1. d. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics. No construction is proposed as part of this proposal. This is an application subdivision only. When clearing, grading and building permits are required Best Management Practices following the requirements of the Renton Municipal Code and industry standards to minimize dust, traffic, erosion, mud, noise and noxious impacts of construction. Transportation impacts to neighborhood driving conditions will be in compliance with requirements of Renton codes and policies. e. Any special hours proposed for construction or hauling (i.e., weekends, late nights). No special hours are proposed for this part of the project. When clearing, grading and building permits are required, any special hours for construction and hauling will be reviewed and approved by City staff prior to commencement of work. Ms. Vanessa Dolbee January 10, 2024 Page 5 f. Preliminary traffic control plan. No traffic control plans will be required as part of the short plat application. No cranes are anticipated to perform the construction portion of the project. A traffic control play will be provided at the time of clearing, grading, building permit submittal with consultation of pertinent City staff. Preliminary traffic control plan shall be approved prior to the commencement of work on site. Preliminary Plat Application Submittal The following items are included in this electronic submittal:  Pre-Application Meeting Summary  Land Use Permit Master Application  Project Narrative (this letter)  Density Worksheet  Construction Mitigation Description (this letter)  Title Report  Neighborhood/Vicinity map  Affidavit of Installation of Public Information Sign  Preliminary Short Plat Map  Preliminary Short Plat Set including: o Existing Conditions and Topography o Preliminary Road and Utility Plan o Landscape Plan o Sight Distance Plan  Arborist Report  Tree Retention Worksheet  Geotech Report  Letter of Understanding Geologic Risk  Drainage Report Thank you for your attention to this project and we look forward to working with City of Renton. Sincerely, ESM CONSULTING ENGINEERS, LLC CAROL ORR Senior Planner \\esm8\engr\esm-jobs\441\004\023\document\letter-004.docx