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Development Management Engineers, LLC
The Developer’s Engineering Advocate
Poppy Court Short Plat
2-Lot Development – 805 Hoquiam Ave NE
PROJECT NARRATIVE
The proposal is to subdivide a single lot, Parcel No. 102305-9003 into two lots,
removing the existing house and constructing 2 new houses on the 2 lots. The
property is located in Renton's East Plateau community planning area. The existing
street improvements fronting the parcel is limited to a partially paved shoulder.
Recent developments of the adjoining properties to the north and south have
installed curb and gutter, planter strip and sidewalk.
Permits required: Land Use Action permit, Utility permit, and Building permit.
Zoning designation: The property and adjoining areas are zoned Single-Family
Residential, R-8.
Current Use: One SFR plus a couple of out buildings.
Special Features: There are no special features on the property
Soil Type/Drainage: This property is underlain by Alderwood gravelly sandy
loam soils (Glacial Till) typically nearly impermeable and relatively dense. The
natural drainage from the property is via sheet flow to the southeast. There is an
existing public storm drain system fronting the parcel which flows via drainpipe
and ditch to the south. At NE 5th St it joins a parallel public storm drain which runs
down the east side of Hoquiam Ave NE where it joins the NE 4th St storm system
flowing to the west. Drainage ultimately flows to Cedar River. A storm drainage
system will be designed per found site and soil conditions and the 2022 RSWDM.
Proposed use: Remove the existing house and construct 2 new single-family
residence on a proposed 2 lots.
Access: Access for the 2 lots will be off NE 8th St in a Shared Driveway Tract.
Proposed Off-site improvements: The proposed new homes will be connected
to existing public sewer. Frontage improvements along Hoquiam Ave NE will be in
alignment with the recently constructed curb and gutter, planter strip and sidewalk
in the same alignment as the recently developed adjoining properties to the north
and south of the parcel.
Estimated Construction Cost and Fair Market Value: $175,000.
Estimated Cut/Fill Quantities: The site is relatively flat, there will be minimal
grading required.
Trees removed: There are a several significant trees along the west property line
of the lot as well as a few along the northern and eastern portions. There are 20
trees set for removal 7 of which are Dangerous trees.
Dedication to the City: There is no planned dedications to the City.
Proposed size, number: The proposed 2 lots are 8,960 and 7,175 square feet.
4648 Shantel St, Mount Vernon, WA 98274 Cell Phone: 206 714-7161
email: cliff@sitedme.com