HomeMy WebLinkAboutItem 5 Project NarrativeRenton 14 Plat
6201 NE 4th Street
15 Single Family Residence
PROJECT NARRATIVE
This proposal is to create 15 single family lots from two existing King County tax parcels (142305-9070 and
142305-9064). The project is located in the easterly portion of the Renton Highlands at 6201 and 6207 Ne 4th
Street. The property currently has three single family residences located on it. There are two existing houses
and a single wide trailer located in the rear portion of 6207 NE 4th Street. The residence at 6201 NE 4th Street
will be retained and located on a new lot. There is an existing cell phone tower located on the northerly portion
of the project. This tower was installed when the property was located within un-incorporated King County.
The tower is proposed to remain and be located within a future tract (Tract C) to be owned by the future
homeowners association. A stormwater treatment facility is proposed to be located in the southwest corner of
the project to treat future developed runoff. The tract will be owned by the homeowners association with an
easement to the City of Renton for maintenance. The stormwater facility will discharge in the southwest corner
at the low point and natural discharge from the property. Additionally an emergency access point will be
provided on the project with a connection to NE 4th Street, Tract B. This emergency access will be paved to
twenty (20) feet of asphalt. This access point to NE 4th Street will have a temporary barricade installed to only
allow for emergency access from NE 4th Street. This emergency access road (Tract B) will be owned and
maintained by the homeowners association. Tract B will be used for access to Lot 14, access for service and
maintenance of the cell phone tower (Tract C), and provide a utility corridor for a water main loop from NE 3rd
Court out to NE 4th Street.
Permits required: Land Use Action permit, Utility permits, and Building permits
Zoning designation: The property is zoned Single Family Residential R-4. The surrounding area is zoned
and constructed as single-family residential to the north (other side of NE 4th Street), and to the west. To the
south is a King County Open Space Parcel, and to the east is a single family residence (un-developed).
Current Use: Residential single family
Special features: No sensitive areas or special features are on or near the property.
Soil Type/Drainage: The property is underlined with dense Alderwood series soils and covered with
landscape, lawn, trees, three residences, a barn, and paved driveways. The drainage design for the proposed
plat would be to collect the developed runoff form the property and convey into a new stormwater facility
located at the southwest corner of the project. The property is located within the “Flow Control Duration
Standards (Forested Conditions)” for developed runoff. This standard requires the developed runoff is released
at flow rates that match an existing pre-developed forested conditions. The developed runoff will be less than
the current site runoff. Based upon the recommendations form the Geotechnical Engineer, no on site infiltration
or retention of individual lot storm water will be proposed due to the high ground water in the area and the
poor drainable soils.
Proposed use: 15 single family residences; 14 new residences
Access: Public access to the project will be from NE 3rd Court on the west side of the project. A secondary
emergency access road (20’ paved – shown as Tract B) will be provided to connect to NE 4th Street along the
north side of the project. This emergency access road will have a temporary barricade at NE 4th Street for
emergency access off of NE 4th Street. The 20’ paved road will be used for access to lot 12 and Tract C (cell
phone tower) from NE 3rd Court. Right-of-way dedication of the internal road, Road A, and a strip along NE 4th
Street is proposed.
Proposed Off site improvements: None proposed
Total estimated cost / Fair market value: Estimated construction cost $1.1M; Market value (completed
homes) $7.5M
Estimated quantities: Approximately 1,900 cubic yards of excavation is required to construct the stormwater
facility and roadways. 2,800 cubic yards of backfill material will be used to backfill the stormwater vault and
elevate the surrounding lots to provide gravity drainage into the stormwater facility. Any excess excavation
material will be used onsite to construct NE 3rd Court and the 20’ emergency access road. No excavation
material is proposed to be removed from the project. Additional fill material may be needed to be brought into
the site to make final grades of the lots.
Trees removed: There are 36 existing significant trees on the project – 11 will be removed as part of
roadway construction of the new public internal road, 2 will be removed as being diseased trees, and 1 will be
removed as part of the construction of the private access road (Tract B). The remaining existing trees will be
removed as part of the new house construction and lot re-grading. There are no existing significant trees
proposed to be retained. Tree replacement and replanting is proposed form this project. The project proposes
to plant 94 trees; 5 trees will be planted along the westerly side of the stormwater vault to screen to screen any
exposed surface of the vault; 63 trees will be planted on the proposed lots (at time of building construction to
provide trees density; and 26 street trees are currently proposed within the landscape strips within the new
public right-of-way. The street tree count will vary once the final engineering plans have been completed
locating new driveways, fire hydrants and street lights.
Dedication to the City: Right of Way dedication is proposed along the frontage of NE 4th Street and the
internal road will be public.
Proposed size, number and range: The lots range from 8,228 to 15,286 square feet gross area.
The average lot size is 10,354 square feet. There are 15 lots proposed.
Job shacks, sales trailers, and model home: No proposal at this time