HomeMy WebLinkAbout5-ProjectNarrative16062
December 20, 2016 DRS Project No. 16062
CITY OF RENTON
PROJECT NARRATIVE
BETHANY CORNER SHORT PLAT
The project is a proposed single-family residential development of 1.83 acres, known
as Tax Parcels Numbers 008800-0570, -0560 into 9 single-family residential lots.
The property is located at 16433 and 16451 111th Avenue SE in Renton,
Washington. All existing improvements on Site will be demolished or removed during
plat construction.
Project Contact Information:
Developer: Mark Seek
15233 Manion Way NE
Duvall, WA 98019
(206) 315-8130
Mary Nguyen
9102 SE 41st Street
Mercer Island, WA 98040
Engineer/Surveyor: D. R. STRONG Consulting Engineers Inc.
620 7th Avenue
Kirkland, WA 98033
(425) 827-3063
Jonathan S. Murray, P.E.
Land Use Permits Required:
-Short Plat Approval -Grading Permit
-Final Short Plat Approval -Building Permit
-Environmental Review
Zoning and Density:
The property and adjacent properties are zoned R-8.
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Current use of Site and Existing Improvements:
The Site is currently developed with two single family homes, one trailer home,
gravel driveways, one detached garage, a shed, a concrete foundation, and
landscaping. The current use of the Site is residential. All existing improvements
will be removed. All existing vegetation and trees shall be removed with the
exception of 3 significant trees.
Special Site Features:
There is an 8’ wide type NS stream channel (Big Soos Creek) located to the west of
the Project. A 50’ buffer is required and is shown on the Plans. No impact is
anticipated to the buffer from grading or other Site work. A 15’ building setback is
provided from the buffer to any future structures.
Soil Type and Drainage Conditions:
Per the King County Soil Survey, onsite soil consists of AgC, Alderwood Gravelly
Sandy Loam material, 8-15%. Site runoff sheet flows west over the western
property line and into Big Soos Creek, which is located on an adjacent parcel.
Runoff continues south then east before crossing 111th Ave SE, and continuing on
roughly southeast
Proposed Use of Property:
The Project is the subdivision of two existing parcels zoned R8 (1.83 ac. total) into 9
single-family residential lots, per the City of Renton’s short subdivision process.
This will result in a net density of 6.0 dwelling units per acre. Lot square footages
range from 5,948 to 7,119 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 temporary 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 111th Avenue SE.
RMC allows for hammerhead turnarounds on roads between 150 and 300 feet in
length. The proposed roadway is just under 300 feet in length.
Alley access to lots will not be feasible due to Site constraints. There is no existing
alley access to the lots. All lots will include a minimum of two off-street parking
spaces. This is anticipated to be met with garages.
Proposed Site and Offsite Improvements:
Half street improvements along 111th Ave SE will consist of 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 temporary
hammerhead turnaround will consist of 20’ of pavement.
Sanitary sewer and water mains will extend along Road A and tap into the existing
mains located in 111th Ave SE. Stormwater runoff from the Site will be conveyed to
a new combined detention/wet-vault in Tract A. The outlet of the proposed
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detention/wet-vault is approximately 120 feet south of the Site, tying into the existing
conveyance system. 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 B, shall be dedicated to protect the stream buffer of Big
Soos Creek.
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:
Fill volumes are expected to exceed cut volumes.
Approximately 11 c.y. of cut and 9,955 c.y. of fill is computed for the Project. The
net volume is approximately 11 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.
There are 23 Trees on the Site. Of those three are dead, diseased or dying, eight
are in the ROW and three are in a critical area buffer. That leaves 9 net trees.
Minimum 30% retention corresponds to 3 trees. Due to the Site layout 0 of the
existing significant trees will be retained onsite. This will require replacement trees;
see tree retention spreadsheet and landscape plans.
Estimated Construction Cost & Proposed Market Value:
The approximate construction cost is typical of a subdivision of this size and nature
totaling approximately $550,000.00. The estimated fair market value of the
proposed project is approximately $2,160,000.00.