HomeMy WebLinkAboutPN_Project_Narrative_170407_v1
April 3, 2017
DRS Project No. 16041
Clark H. Close
Senior Planner
1055 South Grady Way
Renton, WA 98057
Re: Cedars on the Highlands Project Narrative
This narrative is provided in support of the pre-application meeting request for Cedars on the
Highlands. The Site is located at 14120 160th Avenue SE in Renton, Washington, also known
as King County Tax Parcel Number 145750-0110. The project is the subdivision of the
existing parcel into 14 single-family residential lots. The Site area is 195,531 s.f. (4.49 acres).
The existing structures will be retained under a 5-year temporary use permit (TUP) and occupy
two of the proposed 14 lots. After 5 years, the existing structures will be demolished and
replaced with single-family residences.
Project Contact Information:
Developer: Harbour Homes, LLC
400 N 34th Street, Suite 300
Seattle, WA 98103
(206) 315-8130
Jamie Waltier
Engineer/Surveyor: D.R. Strong Consulting Engineers
620 7th Avenue
Kirkland, WA 98033
(425) 827-3063
Yoshio Piediscalzi, P.E.
Land Use Permits Required:
-Preliminary Plat Approval -Grading Permit
-Final Plat Approval -Building Permit(s)
-Environmental Review
Zoning and Density:
The property and adjacent properties are zoned R-4.
Current use of Site and existing improvements:
The current site contains an existing workshop, shed, and associated driveways. The site also
contains a Type Ns stream in the northeast corner. The remainder of the site is
forested with thick underbrush.
Special Site features:
Clark H. Close
March 27, 2017
Page 2 of 3
There is a Type Ns stream that runs through the northeast corner of the site.
Soil Type and Drainage Conditions:
As per the King County Soil Survey, onsite soil consists of AgC, Alderwood gravelly sandy
loam with slopes ranging from 8-15%. The Site contains one Threshold Discharge Area with
two Natural Discharge Areas. One downstream path is the existing Type Ns Stream, and the
other is located at the southeasterly corner of the Site. The two downstream paths converge
within ¼ mile of the Site.
Proposed Use of Property:
The Project is the subdivision of one existing parcel zoned R-4 (4.49 ac. Total, 3.83 ac. Net)
into 14 single-family residential lots, per the City of Renton’s subdivision process. This will
result in a density of 3.66 dwelling units per acre. Lot square footages range from 9,002 s.f. to
16,821 s.f., with no lot sizes below the minimum 9,000 s.f. threshold set by the City.
Access, Traffic, and Circulation:
The project will locate its internal residential road as depicted on the attached plan. Access to
the subdivision will be from 160th Avenue SE via a 53’ right-of-way. A cul-de-sac will be
provided near the eastern end of the property. No lots will be allowed to access off of 162nd
Avenue SE.
Proposed Off-site Improvements:
Frontage improvements along 160th Avenue SE will be installed. The existing 4” water main in
160th Ave SE is proposed to be replaced with an 8” line.
Estimated Construction Cost & Proposed Market Value:
The approximate construction cost is typical of a subdivision of this size and nature total s
approximately $600,000.00. The estimated fair market value of the proposed project is
approximately $4,000,000.00.
Cut Materials:
Approximately 4,450 c.y. of cut and 7,716 c.y. of fill is computed for the Project. The net
volume is approximately 5936 c.y. of fill. Fill needed in excess of onsite soil will be imported
from an approved source and will be approved by th e geotechnical engineer.
Tree Inventory:
Tree retention shall comply with a minimum of at least thirty (30%) of significant tress retained
according to priority established in RMC 4-4-130. If 30% tree retention cannot be met,
additional trees will be planted to meet the City’s tree retention requirements per Renton
Municipal Code section 4-4-130 Tree Retention and Land Clearing Regulations.
41 of the existing 284 significant trees will be retained onsite. 43 trees are within proposed
right of way, 69 trees are dangerous, and 10 trees are located in critical areas and buffers.
Clark H. Close
March 27, 2017
Page 3 of 3
This equates to 49 trees required to be retained; see tree retention spreadsheet. 96
replacement inches will be provided to account for tree retention requirements.
Land Dedication:
Approximately 28,777 s.f. (0.661 acres) will be dedicated to the city as public right-of-way
residential street for access to the subdivision.
Job Shacks:
A job shack is expected to be located on the Site during the construction phase of the
development. Location and placement of shack/construction materials will be further
discussed at the time of final engineering.
Proposed Modifications:
A waiver request for the half -street frontage improvements along 162nd Avenue will be applied
for during the preliminary process due to the existing stream.
Distance to Existing Stream
The current proposed undisturbed Sensitive Area Tract (Tract B) includes a 50’ buffer from the
high-water mark of the unnamed Type Ns Stream.
Sincerely yours,
D. R. STRONG Consulting Engineers Inc.
Yoshio Piediscalzi, P.E.
Project Engineer
YLP
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