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HomeMy WebLinkAboutProjectNarrative July 19, 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 9 significant trees. Page 2 of 3 Special Site features: None 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 7.53 dwelling units per acre. Lot square footages range from 5,000 to 5,201 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 500 feet in length and will therefore require a modification from the City of Renton. Also, rear lot access is required in the R8 zone. Lots 5 and 6 will have side/rear access via a shared driveway. A shared driveway is now allowed for subdivisions of ten or more lots; therefore, a modification has been included with this submittal for the shared driveway. 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, providing 26’ of pavement, curb and gutter, 8’ planter strip and 5’ sidewalks. The hammerhead turnaround will consist of 20’ of pavement, curb and gutter. 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 D. 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. Page 3 of 3 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. 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. 9 of the existing 57 significant trees will be retained onsite. 15 trees are within proposed right of way and 17 trees are dead, diseased or dying. This equates to 36% 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.