HomeMy WebLinkAboutPN_Project_Narrative_Skyhorse_210427_v1Skyhorse Short Plat
PROJECT NARRATIVE
• Project name, size and location of site:
The subject property is located adjacent to 16327 SE 132nd Street, King
County Tax Parcel No. 145700023 and 1323059053. The total area of
the site is approximately 108,980 sq. ft. or 2.50 acres. The proposed
development of the site includes short subdivision into eight single-
family residential lots, as well as designation of one tract for joint-use
access and dedication of approximately 5,400 sq. ft. of right-of-way.
• Land use permits required for proposed project:
Resubmittal of the previously approved Skyhorse short plat and
approved Street Modification under Land Use File No. LUA17-000550,
SHPL-A, MOD. A Construction permit was submitted, plans approved; a
copy of the approved plans are included with this short plat submittal.
A final short plat application will be submitted after substantial
construction has been completed.
• Zoning description of the site and adjacent properties:
The subject property is zoned R-4, which provides for a maximum
density of 4.0 DU/AC and a standard minimum lot size of 9,000 square
feet. The property to the north is located within King County, zoned R-4
single family residential. West is single family residential and R-4. East
is split between King County R-4 and Renton R-4, both are single family
residential. Directly south is King County R-4.
• Current use of the site and any existing improvements:
The site is vacant.
• Special site features (i.e., wetlands, water bodies, steep slopes):
The site slopes north at about 8%. According to the Preliminary
Geotech Report, there are no known other special site features onsite
or within direct proximity of the site.
• Statement addressing soil type and drainage conditions:
Proposed stormwater detention vaults include a combination to be
located within a designated stormwater tracts C and D at the northeast
and southeast portion of the portion of the site, adjacent 164th Ave SE.
All other utilities will be located within the proposed joint-use access
and/or public right-of-way.
• Proposed use of the property and scope of the proposed development:
8-lot single-family residential development is proposed for the site.
• For plats indicate the proposed number, net density, and range of sizes of the
new lots:
Eight lots, with lot sizes from 9,450 sq feet to 10,686 sq ft with a density
of 3.45 units per acre. Per the current zone, minimum lot sizes are
9,000 sq ft.
• Access:
Access to the site is from SE 132nd Street and the unopened right-
of-way of 164th Ave SE. One private joint-use access/utility tract is
proposed to access four of the eight lots from 164th and an individual
driveway from 164th and one from 132nd are also proposed.
• Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants,
sewer main, etc.):
Curb, gutter, sidewalk and landscaping along the property frontage as
required. Utilities will be installed in right of way and access tracts.
• Total estimated construction cost and estimated fair market value of the
proposed project:
Construction costs of approximately $150,000. The finished net value is
expected to be about $1,000,000 ±.
• Estimated quantities and type of materials involved if any fill or excavation is
proposed:
Grading will be required for frontage improvements. Approximately
1,000 cu.yds. of excavation/fill will be required.
• Number, type and size of any trees to be removed:
There are 35 significant trees on the site not including the Seven (7) trees that
are in the proposed public right-of-way. Twelve (12) trees are proposed to be
saved. Twenty-three trees to be removed (see table below).
Tree # Size Type
15 28” Fir
16 20” Fir
23 24” Fir
27 23” Fir
28 20” Fir
29 30: Fir
30 16” Western Red Cedar
31 10” Western Red Cedar
32 14” Fir
33 48” Fir
34 20 Maple
35 20” Maple
36 36” Fir
37 38” Fir
38 14” Western Red Cedar
46 24” Cottonwood
47 14” Fir
48 24” Fir
50 18” Fir
51 14” Fir
52 18” Fir
56 16” Fir
62 20” Fir
63 Cottonwood
The Arborist Report was prepared before the site plan design was
completed. The report included tress offsite.
• Explanation of any land to be dedicated to the City:
Propose to dedicate 30’ (5,134 SF) for future right-of-way to extend SE
132nd Street east, 12 SF on the SW corner of SE 132nd St. and 164th Ave
SE and 254 SF on the SE corner of proposed Lot 4.
• Any proposed job shacks, sales trailers, and/or model homes:
Proposed job shacks, sales trailers or model homes are would be
determined at engineering approval/construction.
• Any proposed modifications being requested:
A street modification request is included in this project for a fee in-lieu-
of 30’ ROW Dedication. Justification attached to this narrative.
• Distance in feet from the wetland or stream to the nearest area of work:
There are no wetlands or streams near the site.
• For projects located within 200-feet of Black River, Cedar River, Springbrook
creek, May Creek and Lake Washington please include the following additional
information: N/A.