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HomeMy WebLinkAbout05 PN_Sather_Project_Narrative_20180802Sather Short Subdivision Page 1 of 2 August 2018 Sather Short Subdivision Narrative Existing Conditions Located at 532 SW 3rd Place in Renton, WA (KC #214370-0230), the property is about half an acre in size and includes an existing single family residence. The property is landscaped with trees, shrubs, and grass, and is surrounded by similarly developed single family detached residential property. The property and immediate area is zoned residential with a density of R-8 (8 dwelling units/acre). It is slightly sloped from north to south with an average slope of about 20%. A geotechnical analysis (Riley Group, April 7, 2017) of the site and soils indicates that slopes are stable and will support the proposed development of the site. Given the soil conditions and shallow till/bedrock layer on the site, groundwater was encountered at relatively shallow depths. With this type of soil and groundwater condition, on site infiltration is not feasible and drainage will have to be accommodated in typical engineering fashion. Subdivision Proposal A short subdivision is proposed to subdivide the property into three lots. One lot will accommodate the existing residence and will be about 11,589 square feet in size. Lot B is proposed to be 5,002 square feet and Lot C is proposed to be 5,000 square feet in size. They will have access off an existing alley, SW 3rd Street. The resulting density of the proposal is approximately 5.77 dwelling units per acre. In addition to the preliminary short subdivision, a final short subdivision will be required to legally create the lots. A separately created easement for utilities will be prepared and recorded concurrently with the final short plat. Single family building permits will be required to improve the new lots. A right-of-way permit will be required to construct the utility services for water, sewer, and storm in SW 3rd Place. No other off-site improvements are necessary to support the proposal, and no dedication is proposed. Construction No construction is necessary prior to final short plat approval. New utility connections for water, sewer, and storm service would occur in SW 3rd Place with approved single family residential building permits and right-of-way permit. The value of those permits is dependent upon the design of the future homes. The estimated market value of the two new lots is approximately $175,000 each, for a total project value estimated at $350,000. The value of the existing home is not expected to change, which is $318,000 according to King County Assessor (2018) records. Tree removal would occur with utility installation and building construction. No tree removal is proposed prior to final short plat approval. Tree removal, shown on Sheet 3 of the engineering plans, shows 20 of the 29 trees to be removed. This assumes most trees on Lot B and Lot C would be removed with single family residential construction. The remaining 9 trees for retention are primarily on Lot A. Grading The proposed building permit plans have not been prepared at this time. Proposed lot grading/wall design will be determined at building permit following final short subdivision approval. There is no grading activities proposed for the short plat application. Sather Short Subdivision Page 2 of 2 August 2018 Fee in Lieu of Street Improvements A pre-application meeting was completed on June 30, 2016 and indicated that offsite improvements (curb, planter, and sidewalk) are required along SW 3rd Street. The proposed short subdivision includes an Application for Fee in Lieu of Street Improvements.