HomeMy WebLinkAboutItem 5 - Project NarrativeMead Short Plat
NE 5th Place / Ilwaco Place NE
8 Single Family Residence
PROJECT NARRATIVE
This proposal is to create 8 single family lots from a vacate 58,591 square foot (1.35 acres) parcel located in the
Renton Highlands. The property is the last parcel in a larger developed area east of Hoquiam Avenue NE and
north of NE 4th Street. The property is currently vacant and being used as equipment storage. There is no
existing residence on the property. The property is bordered by City streets on three sides; NE 6th Street to the
north, Ilwaco Place NE to the east, and NE 5th Place to the south. The property also has a “pipe stem” portion
that extends to Hoquiam Avenue NE to the west. A storm water treatment facility (vault) is proposed to be
located on the easterly side along Ilwaco place NE. The vault will be placed within a private tract owned by the
future homeowners association. A shared access driveway will be placed over the private tract for access to lot
8 and maintenance access to the vault. The storm water facility will discharge into the City storm system within
Ilwaco Place NE. Public sewer is available around the perimeter of the project provided by the City of Renton.
The domestic water supply and fire protection (hydrants) is available to the property from King County Water
District #90.
Permits required: Land Use Action permit, Utility permits, and Building permits
Zoning designation: The property is zoned Single Family Residential R-8. The surrounding area is zoned
and developed as R-8 in the City of Renton.
Current Use: Vacant parcel
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
temporary construction equipment parking area, trees, black berries, and shrubs. The drainage design for the
proposed project would be to collect the developed runoff form the property along the east side and convey
into the existing City storm system within Ilwaco Place NE. A new underground storage vault will be used to
regulate and treat the developed storm water runoff. 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 storm water will be proposed due to the high ground water in the area and the poor drainable
soils.
Proposed use: 8 single family residences
Access: Public access to the project will be from several points. The property fronts NE 6th Street to the north;
a pipe stem extension to Hoquiam Avenue NE to the west; frontage along Ilwaco Place NE to the east; and
frontage along NE 5th Place to the south. Access to the final proposed lots (house) will be from NE 6th Street,
Ilwaco Place NE, and NE 5th Place. No proposed lot/house access is proposed off of Hoquiam Avenue NE.
Alley Access: The property is surrounded by previous development where alley access was not utilized. The
use of alley access on this project is not practical due to several reasons: (1) the project is an 8 lot short plat;
(2) the configuration of the property does not have allowable width to place a 16 foot alley in the north-south
direction and still allow for the required lot sizes to meet City minimum depth and width; (3) the addition of the
impervious surfaces required for an alley would increase the storm water runoff from the project. The project
fronts three existing streets that are required to be widened to City standards. These streets will provide access
to the proposed new houses. Adding alley access would only increase the asphalt (impervious surface) being
placed and maintained and not provide any additional benefit to the homeowner or the City of Renton.
Proposed Off site improvements: Frontage (half street) improvements are proposed along the three
bordering streets.
Total estimated cost / Fair market value: Estimated construction cost $560,000; Market value (completed
homes) $4.0M
Estimated quantities: The project is proposed to be balanced between excavation (cut) and embankment
(fill). There are 465 cu. yards of excavation; this material will be placed over the vault tract for landscaping.
Trees removed: There are 53 existing significant trees on the site – 23 will be removed as part of the public
roadway widening along the frontages and the private access; 3 are considered dangerous or diseased. Two
existing maple trees, located in the rear of the proposed lot 4, will be retained and saved. There will be 72” of
trees replanted on the project or 24 – 3’ caliper trees.
Dedication to the City: The deeding of public right of way is proposed along the frontage of NE 6th Street,
NE 5th Place, and Ilwaco Place NE.
Proposed size, number and range: The lots range from 5,186 to 6,051 square feet gross area.
There are 8 lots proposed.
Job shacks, sales trailers, and model home: No proposal at this time