HomeMy WebLinkAboutProjectNarrative16007
June 6, 2016 DRS Project No. 16007
CITY OF RENTON
PROJECT NARRATIVE
PRELIMINARY PLAT OF THE PINES
The project is a proposed single-family residential development of 2.48 acres, known as
Tax Parcels Numbers 092305-9116 & -9117 into 14 single-family residential lots.
The property is located at 850 & 870 Monroe Ave NE in the City of Renton,
Washington. All existing improvements on Site will be demolished or removed during
plat construction.
Project Contact Information:
Developer: Harbour Homes, LLC
400 North 34th Street, Suite 300
Seattle, WA 98103
(206) 315-8130
Engineer/Surveyor: D. R. STRONG Consulting Engineers Inc.
620 7th Avenue
Kirkland, WA 98033
(425) 827-3063
Yoshio L. Piediscalzi, P.E.
Land Use Permits Required:
-Preliminary Plat Approval -Grading Permit
-Final Plat Approval -Building Permit
-Environmental Review
Zoning and Density:
The property and adjacent properties are zoned R-8.
Current use of Site and existing improvements:
The current Site contains two single family residences with associated driveways,
detached garage, two sheds and a barn. The south eastern portion of the Site
appears to be undisturbed in a forested condition with light underbrush. All existing
improvements will be removed. All existing vegetation and trees shall be removed
with the exception of 11 significant trees.
Special Site features:
None
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Soil Type and Drainage Conditions:
Per the King County Soil Survey, onsite soil consists of AmC, Arents, Alderwood
material, 6-15%. Site runoff sheet flows west over the western property line to the
vertical curb and gutter located on the east side of Monroe Avenue NE. Runoff
continues north along the flowline before entering a type 1 CB, entering the existing
conveyance system in Monroe Ave NE. Runoff is then conveyed south via 24” pipe.
Proposed Use of Property:
The Project is the subdivision of two existing parcels zoned R8 (2.48 ac. total) into
14 single-family residential lots, per the City of Renton’s subdivision process. This
will result in a net density of 7.18 dwelling units per acre. Lot square footages range
from 5,001 to 6,990 s.f., with no lot sizes below the minimum 5,000 s.f. threshold set
by the City.
Access, Traffic, and Circulation:
The Project proposes 53’ right-of-way through the center of the Site, terminating with
a hammerhead turnaround. This road will also contain an 8’ planter strip and 5’
sidewalk on both sides. Frontage improvements will be installed within the existing
right of way on Monroe Avenue NE. A modification has been included with this
submittal for the frontage improvements on Monroe Ave. NE.
RMC allows for hammerhead turnarounds on roads between 150 and 300 feet in
length. The proposed roadway is just under 400 feet in length and will therefore
require a modification from the City of Renton.
Proposed Site and Offsite Improvements:
Half street improvements along Monroe Ave NE will consist of a 5.7’ R.O.W.
dedication providing for a 5’ sidewalk and 8’ planter strip. The Site will develop a
new Street, Road A, with hammerhead turnaround. Road A will consist of a 53’
R.O.W. dedication for 353’, providing 26’ of pavement, curb and gutter, 8’ planter
strip and 5’ sidewalks. The hammerhead turnaround will consist of a 20’ driving lane
with a vertical curb and gutter boarder and 0.5’ landscape strip.
Sanitary sewer and water mains will extend along Road A and tap into the existing
mains located in Monroe Ave NE. Stormwater runoff from the Site and upstream
tributary area will be conveyed to a new combined detention/wet-vault in Tract B.
The Project will meet the drainage requirements of the 2009 King County Surface
Water Design Manual and City Amendments per the City of Renton Municipal Code
(Manual), as adopted by the City. A restricted footprint BMP will be utilized to
provide the cumulative 10% BMP requirement per lot. A portion of the Site, Tract A,
shall remain undisturbed providing tree retention.
The project will locate a job shack on the Site as prescribed by the contractor during
construction.
Model homes will be built, however, the lots on which these homes will be built has
not been determined at this time.
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Cut Materials:
Cut and fill volumes are expected to balance.
Approximately 1,226 c.y. of cut and 2,207 c.y. of fill is computed for the Project. The
net volume is approximately 981 c.y. of fill.
Tree Inventory:
Tree retention shall comply with a minimum of at least thirty (30%) of significant
tress retained according to priority established in RMC 4-4-130. If 30% tree
retention cannot be met, additional trees will be planted to meet the City’s tree
retention requirements per Renton Municipal Code section 4-4-130 Tree Retention
and Land Clearing Regulations.
11 of the existing 58 significant trees will be retained onsite. 17 trees are within
proposed right of way and 6 trees are dead, diseased or dying. This equates to
30% retained; see tree retention spreadsheet.
Estimated Construction Cost & Proposed Market Value:
The approximate construction cost is typical of a subdivision of this size and nature
totaling approximately $600,000.00. The estimated fair market value of the
proposed project is approximately $3,360,000.00.