HomeMy WebLinkAboutPN_Project_Narrative_SapphireOnTalbot_181101_v1.pdfSAPPHIRE ON TALBOT
PROJECT NARRATIVE:
• Project name, size and location of site:
The subject property is located at 4827 Talbot Rd. S., 98055, Tax Parcel 312305-
9022. The total area of the site is 73,697 sq. St. or 1.69 acres.
• Land use permits required for proposed project:
o Preliminary Plat Approval
o Engineering Plan Approval
o Final Plat Approval
• Zoning designation of the site and adjacent properties;
The property is zoned R-14, Residential High Density. Zoning for adjacent
properties is as follows: north RMF, south R-14, east R-14, and west R-14.
• Current use of the site and any existing improvements;
The site currently has a vacant house, garage, shed, paved driveway and parking.
All buildings and paved areas will be demolished.
• Special site features (i.e. wetlands, water bodies, steep slopes);
There are no bodies of water or any other critical areas on the site.
• Statement addressing soil type and drainage conditions;
A geotechnical study has been provided with this proposal.
• Proposed use of the property and scope of the proposed development;
The proposal is to develop 20 new single-family residential lots, private alley tract
and limited residential public access road.
• For plats indicate the proposed number, net density and range of sizes (net lot area) of
the new lots;
The 20 new lot ranges will be from 1,620 sf. to 2,790 sf.
• Access,
A new public road proposed on site will access onto Talbot Rd South.
• Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main,
etc.);
Project frontage improvements in Talbot Road South will be an 8' sidewalk, 8'
planter strip, sewer, water, and storm connections will be constructed.
• Total estimated construction costs and estimated fair market value of the proposed
project;
Estimated construction costs will be about $600,000 and fair market value
approximately $2,500,000.
• Estimated quantities and type of materials involved if any fill or excavation is proposed;
About 2,000cy of cut and 4,000cy of fill of native and imported soil
• Number, type and size of any trees to be removed;
There are 67 trees to be removed for the project. They are Pine, Pear, Apple,
Willow, Plum, Fir, Cypress, Cottonwood, Cedar, Ash, Palm, Birch, Cherry, Zelkova, and
Elm, ranging from 6" to 28".
• Explanation of any land to be dedicated to the City;
10.5 right of way dedication is proposed fronting the property on Talbot Road
South.
• Any proposed job shacks, sales trailers, and /or model homes; and
A G
bhack will be placed on the site during infrastructure and home building
construction. Model homes) will more than likely be placed on the site during
construction and sale of homes.
• Any proposed modifications being requested (include written justification).
Street Modification Request for Frontage Improvements. Justification attached.
October 16, 2018
Ann Fowler
City of Renton
RE: Street Modification Request
Sapphire on Talbot
4827 Talbot Road South
Dear Ann:
Please consider this letter a street modification request for improving the Talbot Road South with the
following curb/paving/sidewalk improvements per the June 7, 2018 preapplication memo from Ann
Fowler to Clark Close.
1. The proposed development fronts Talbot Road S. along the eust property line(s). Talbot
Road S. is classified as a Collector Arterial Road. Existing right-of4ay (ROW) width is approximately
60 feet. To meet the City's complete street standards for Collector Arterial streets, minimum ROW is
83 feet. Dedication of 11.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half
street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 0. S foot curb,
an 8 foot planting strip, an 8 foot sidewalk, street trees and storm drainage improvements.
2. South of the site, a 44 ft wide pavement section has been established for Talbot Road S.
The modified pavement section consists of 2-11 ft travel lanes, I –12 ft two-way left turn lane, and 2
– S ft bike lanes. New curb and sidewalk along the site's Talbot Road S. frontage should tie into the
existing curb and sidewalk south of the site. The established curb alignment shall be maintained. A
street modification will need to be submitted with the land use submittal to use a pavement width of 44-
t instead of the required 4ft. A right of way dedication of approximately 10.5 ft would be required to
building out the modified half right of way section (0. S ft curb, 8 ft planter, 8 ft sidewalk, and 2 ft
clear at the back of sidewalk).
We request to be able to constt-uct frontage improvements to match the existing curbline to the south:
• To match the existing curbline, we would construct the face of curb approximately 21.5' from
the street centerline, a 0.5' wide vertical curb,
• an 8' planter strip, and
• an 8' sidewalk—this requires a right of way dedication of 10.5' with a 2' gap between the back
of the sidewalk and the ROW line.
This is a reduction from regular Collector Arterial requirements of a curb at 23' fr
om the centerline and
a 11.5' right of way dedication. City staff has determined that matching the existing street section is
more desirable than a transition in the curb.
Western Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027
Phone: (425) 392-0250 Fax: (425) 391-3055
www.EncompassES.net
Eastern Washington Division
407 Swiftwater Blvd, Cle Elum, WA 98922
Phone: (509) 674-7433 Fax: (509) 674-7419
The following shows this request to be consistent RMC 4-9-250.D outlining criteria for approving
modification requests.
1. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the project
modification is the minimum adjustment necessary to implement these policies and objectives. As
Erected by City staff who are dedicated to implementing said policy direction of the policies.
2. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment. As
Erected by City staff who are dedicated to implementing said objectives and safety, function,
appearance, environmental protection and maintainability intended by the Code requirements,
As engineers, Encompass Engineeri
Ang agrees that matching the existing curbline makes sense.
3. Will not be injurious to other property(ies) in the vicinity. This proposed street widening matches
the street width along adjacent property to the south. Any development to the north or south will
likely also be required/allowed to continue a similar street section for future developments,
resulting in reduced costs and property loss to them, the opposite of being injurious.
4. Conforms to the intent and purpose of the Code. As directed by City staff who are dedicated to
implementing the intent and purpose of the Code.
5. Can be shown to be justified and required for the use and situation intended. Yes, also as
Erected by City staff are dedi
dicated to providing code and policy -based decisions appropriate for
the use and situation intended.
6. Will not create adverse impacts to other property(ies) in the vicinity. Any development to the
north or south will likely also be required/allowed to continue a similar street section for future
developments, resulting in reduced costs and property loss to them, a positive impact to the
owners of other properties in the vicinity, as opposed to adverse impact.
If you have questions or need additional information, please call me at 425-392-0250 or email me at
tredding�(a�encompasses.net
Sincerely,
Encompass Engineering
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Tom Redding
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-Troy Schmeil\DOCS\Street Standards Deviation Request\Street Modification Request fm' Frontage 6nprovements.docx