HomeMy WebLinkAboutPN_Project_Narritive_170503_v1Preliminary Project Narrative
For
Cedar Ridge Short Plat
Cedar Ridge Short Plat is a proposed 6-lot single-family development located in the East Renton
Highlands at the intersection of 156th Avenue SE and SE 2nd Place. The project consists of 2
combined legal parcels creating a site of approximately 73,417 SF (1.69 acres) in size:
Parcel #146340-0045
Address: 13609 156th Ave SE, Renton 98059
Parcel # 146340-0049
Address: 6315 SE 2nd Place, Renton 98059
All existing structures on both existing parcels will be removed for the development. Both
parcels are within the city limits and zoned R-4. All parcels within the vicinity of the site are also
zoned R-4.
The site generally slopes from northeast to southwest at an average slope of approximately 6.5%
with some small, isolated area slopes as high as 20% (less than 4 feet vertical rise) and as low as
3.7% (less than 4 feet vertical rise). Cobalt Geosciences in their Limited Stormwater &
Geologic Hazard Evaluation report dated August 22, 2016-updated April 24, 2017, describes
the on-site soils as:
Vashon Glacial Till consisting of:
“6 to 18 inches of vegetation and topsoil underlain by approximately 1.5 to 2.5 feet of loose to
medium dense, silty-fine to medium grained sand with gravel (Weathered Glacial Till) underlain
by dense, silty-fine to medium grained sand with gravel (Unweathered Glacial Till).”
Preliminary earthwork quantities include approximately 3340 cubic yards of fill and 560 cubic
yards of cut to achieve grades shown on the current preliminary grading plan. These numbers do
not factor in actual house foundations, which will lower the current estimated fill amounts
significantly.
Both parcels currently exist as single-family residential developments. Parcel 146340-0045 has
several structures including residence, garage, barn and various outbuildings in various states of
condition. Parcel 146340-0049 contains a residence building only. Thirty-nine significant trees
have been mapped on the two parcels by a certified arborist. Seven (7) of those trees are
identified as landmark, nine (9) are identified as dangerous/unhealthy and the remaining twenty-
three (23) are identified as significant. Not counting the nine (9) dangerous/unhealthy trees, there
are thirty (29) significant trees on the site and one (1) located in the right-of-way of SE 2nd Place.
At this time, the applicant proposes to retain four (4) of those trees which equates to 14%
significant tree retention.
156th Avenue SE is classified as a Minor Arterial. Existing improvements along that site frontage
include only a paved shoulder delineated by a fog line between shoulder and travel lane.
Proposed improvements along this frontage include a 5.5-foot right-of-way dedication for a total
half right-of-way width of 35.5 feet. Roadway improvements from right-of-way centerline will
include 22 feet of pavement, vertical curb & gutter, 8-foot planter strip and 5-foot concrete
sidewalk.
SE 2nd Place is classified as a residential access. Existing improvements along that site frontage
include only a non-delineated paved shoulder (no lane markings in SE 2nd Place). Proposed
improvements from right-of-way centerline will include 13 feet of pavement, vertical curb &
gutter, 8-foot planter strip and 5-foot concrete sidewalk. Half right-of-way width along this
frontage is 30 feet. No right-of-way dedication is required.
A small job shack can be anticipated on-site during construction. It is not currently known if a
model home will be utilized as a sales tool for work on the other lots.
General Site Statistics:
Zoning designation:
R-4
Existing Use:
Residential single-family
Proposed use:
6 single-family residences with lots greater than 9,000 sq. ft. each.
Proposed Lots Info:
No. of Lots: 6
Size: Ranging from 10,663 SF to 12,019 SF.
Dedication to the City:
5.5-foot right-of-way dedication along 156th Ave SE (835 SF).
Density:
3.60 DU/acre (see density worksheet)
Access:
Access to all lots and the Storm Drain Tract will be from SE 2nd Place. Driveway cuts / aprons
only.
Off-Site Improvements:
Addition of curbs, sidewalks and planter strips along both frontages. No pavement widening
required. Water and sewer service connections to existing mains. Lowering of existing storm
drainage system in 2nd Place from site to 154th Ave SE to allow gravity connection of proposed
on-site stormwater vault.
Utility Purveyors:
Sanitary Sewer – City of Renton.
Domestic Water – King County Water District #90.
Anticipated Permits required:
Preliminary Short Plat, Utilities / Clear and Grade, Right-of-Way, Building.
Special features:
No sensitive areas or special features on or near the property.
Estimated Construction Cost:
$800,000 (Home Construction, Public Road Improvements, Utility Infrastructure)
Estimated project Value:
$3,600,000 ($600,000 / home)