HomeMy WebLinkAboutPN_Project Narrative_210529_V1Project Narrative
1.General
This proposed project is called Tran-Nguyen Development, located at 2309 Aberdeen Ave NE
Renton, WA 98056. The tax parcel number is: 3343901963. The project site total is
37,321square feet in area and is currently a single family home with garage on site, which is
proposed to be demolished. The site has a Comprehensive Plan Land Use of Designation of
Residential Medium Density and a zoning designation of Residential R-8.
The lot is mostly covered with lawn and some trees along the west and south sides of the
property line. The lots are bordered by single family houses to the north, south and west, and
Aberdeen Ave NE to the east of the lot.
2.Sensitive Areas.
The project site does not have any sensitive area such as wetland, streams, or other waterbody
features. The site also did not have any hazard materials reported in the past. The ground
surface within the property is relatively level to gently sloped down from west to east. Based on
the geotechnical report stated that the surface soils for this site were mapped as Indianola
Loamy, 5 to 15% slopes. The erosion hazard for this material is listed as slight. The potential
erosion and landslides hazard for site soils should be low.
3.Soil
Based on a geotechnical study performed by Nelson Geotechnical Associates Inc. (See
Geotechnical Report in Appendix A). The geologic units for this site are shown on Preliminary
Geologic Map of Seattle and Vicinity, King County, Washington, by Waldron, H.H; D.R.
Mullineaux,D.R; and Crandell, DR; (USGS, 1961). The site is mapped as younger gravel (Oyg)
with younger sand (Oys) and alluvium (Qa) mapped nearby. The younger gravel and sand
deposits are described as fine to coarse sand that contains varying amounts of gravel. The
alluvium is described as silt with varying amounts of sand and organic materials. Nelson
Geotech explorations encountered fine to coarse sand with varying amounts of gravel and silt
within the western and central portion of the property that Nelson Geotech interpreted as
younger gravel outwash soils. Nelson Geotech encountered native alluvium and younger sand
deposits at depth within the very eastern portion of the property.
4.Drainage Condition
According to the topographic survey plan of the site, the terrain within the site generally slopes
down from west to the east at grade varying from about 5% to 10%. Most of the stormwater
runoff from the existing site is either infiltrated on site, sheet flows east direction toward the
existing stormwater system along Aberdeen Avenue NE.
This project is required for water quality treatment and water detention. Perforated stub out
trench will be proposed as onsite BMP’s to accommodate each building roof storm water
runoffs. The access road and individual driveway will be use bioretention cell as BMP’s to meet
water quality treatment and water detention requirements.
5. Proposed use of the property
The proposed project will subdivide the exiting lot into three lots with the existing house will be
removed. Three new single-family houses will be built on the new subdivided lots. An access
road connected with Aberdeen Ave NE will be constructed at the north side of the property.
The proposed lot size is varied from 13,242 S.F to 13,300 S.F, the proposed house building size
is from 3,500 S.F to 4,000 S.F.
The off -site improvement will be included installation of 5’ sidewalk and 8’ planter along the
frontage of Aberdeen Ave NE along the property lines limited. A 6” sewer and storm water line
will be installed within the easement and connect with the city sewer and storm water line
located at Aberdeen Ave NE. A fire hydrant and water line will be also installed for this
development.
6. Project cost & value
This project will cost approximate $3 million to construct, the post construction market value
will be $3.5 million.
This project will have approximate 1,685 cubic yards earthwork excavation and 1,935 cubic
yards earthwork for fill. The materials for fill will include crushed surface based course, crushed
surface top course and common gravel borrow.
7. Dedicated ROW to the City.
The Existing right of way width along this section of Aberdeen Ave NE Street is 60 feet. City of
Renton is classified Aberdeen Ave NE as a collector arterial road. To meet the City’s complete
street Minimum right-of-way width for a collector arterial is 83 feet. Per the City established
standard street section for Aberdeen Ave NE, City will allow a pavement width of 32 feet (16
feet from centerline), 8 foot planting strip, 5 foot sidewalk, 1’ foot clearance at back of walk and
0.5 foot curb. This City recommendation results in total right of way width of 60 feet, as such of
this, owner does not require to dedicate right of way to the City. The owner will apply to the
City requesting a modification of the street frontage improvement.
8.Tree Removed
The table below is the list of trees will be removed from the job site. Please see the Tree
Retention & Land Clearing Plan for details.
No.
DBH
(INCHES) SPECIES REMOVE YES/NO
1901 33 DOUGLAS FIR NO
1902 36 DOUGLAS FIR NO
1903 32 PRUNUS CERASIFERA NO
1904 44 DOUGLAS FIR NO
1905 21 BLUE NOBLE FIR NO
1906 27 INCENSE CEDAR NO
1907 10 DOUGLAS FIR NO
1908 19 LODGEPOLE PINE NO
1909 15 WESTERN RED CEDAR NO
1910 35 DOUGLAS FIR NO
1911 9 WESTERN RED CEDAR NO
1912 41 WESTERN RED CEDAR NO
1913 34 DOUGLAS FIR NO
1914 28 WESTERN RED CEDAR NO
1915 40 DOUGLAS FIR NO
1916 42 DOUGLAS FIR NO
1917 33 DOUGLAS FIR NO
1918 31 DOUGLAS FIR NO
1919 21 DOUGLAS FIR NO
1920 16 WESTERN RED CEDAR NO
1921 30 DOUGLAS FIR NO
1922 30 DOUGLAS FIR NO
1923 36 DOUGLAS FIR NO
1924 29 DOUGLAS FIR NO
1925 24 DOUGLAS FIR NO
1926 33 DOUGLAS FIR NO
1927 18 PRUNUS SP. NO
1928 9 PRUNUS SP. NO