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HomeMy WebLinkAbout17254-M-Project Narrative-SHPL PLAT-2015-01-08 - 1 - 17254.003.doc PROJECT NARRATIVE Preliminary Plat of Vuecrest II (January 8, 2015) Existing Site Characteristics: The project site is 2.45 acres in size (or 106,680 square feet). The property consists of one tax parcel (Tax Lot No. 3223059097) and there is one single-family home located on site (east side of property) as well as several associated outbuildings, utilities, and private gravel access drive. A majority of the property is a forested area (covered with mixed deciduous/coniferous trees; please reference the Tree Protection Plan prepared by Washington Forestry Consultants, Inc.) and a small wetland located in the northwest corner of the property (Category II Wetland; please reference the Critical Area Study prepared by Wetland Resources, Inc.). The site generally slopes from the east to west (approximately 35 feet in elevation change), with a slope averaging from 1% to 2%. However, in a small area in the northwest corner of the site (near the on-site wetland), the topography increases between 30% and 35%. Per the project surveyor, there are no slopes on site that exceed 40% (as defined in RMC 4-11-190, Slope, Protected and Slope Sensitive). All significant trees on the site have been surveyed (6-inch diameter at breast height [DBH] or greater) and are shown and identified on the Tree Preservation Plan prepared by Barghausen Consulting Engineers, Inc. The understory cover is mixed with Salmonberry, Vine Maple, Western Hazelnut, Sword fern, Salal, Oregon grape, Pacific Blackberry, and portions of the property have ornamental landscaping and grass areas (around and near the existing residence). The on-site soils consist of approximately 4 to 18 inches of topsoil overlying native soils consisting primarily of medium dense to dense silty sand and sandy silt glacial till deposits which are one of the more common soil types in and around the City of Renton. Please see the Geotechnical Report prepared by Earth Solutions NW dated December 15, 2014. As discussed earlier, a small wetland is located in the northwest corner of the property and is classified as a Class II Wetland requiring a 50-foot buffer. The proposed project is utilizing buffer averaging to allow for the construction and future extension of the on-site public roadway (proposed Road A). Please reference the Critical Area Study prepared by Wetland Resources, Inc. dated December January 5, 2015. Access to the site is from 102nd Avenue S.E. (residential access street) from South 192nd Street. On site the proposed roadway is being extended to the west property line for future extension by the proposed Plat of Vuecrest Estates (City File No. LUA13-00642). The project site is surrounded by existing single-family subdivisions with similar densities; however, along the south property line there are larger single-family lots (due to topography) that range from 1 to 2 acres in size. Project Proposal: The project proposal is for an eight-lot single-family detached subdivision known as the Preliminary Short Plat of Vuecrest II. The average lot size is 9,124 square feet, with the smallest lot being 7,678 square feet (Lot 7) and the largest lot being 17,789 square feet (Lot 8). The overall project density is 4.35 dwelling units per net acre, as allowed in the R-8 (R-6 Interim) zone. For more detailed information, please reference the Preliminary Short Plat Map prepared by Barghausen Consulting Engineers, Inc. The project development has 0.19 acre (or 7.8%) in critical area. As referenced earlier, the property is zoned R-8 (R-6 Interim) which requires a minimum lot size of 7,000 square feet, minimum lot width of 60 - 2 - 17254.003.doc feet for interior lots, and 70 feet for corner lots. All lots within this proposal either meet or exceed the R-8 (R-6 Interim) zoning development standards. As required by City code, all single-family residences will be subject to the Residential Design Standards. Other permits required for this development include the following: · State Environmental Policy Act (SEPA) Review · Preliminary short plat approval · Construction plan approval (water, sewer, roads, storm, and grading) · Final short plat approval and recording · Department of Natural Resources Forest Practice Permit · Department of Ecology NPDES Permit · Residential building permits As designed, there are approximately 690 lineal feet of proposed on-site public right-of-way (half street), which will have 32 to 39.5 feet of public right-of-way with 20 to 26 feet of paving, curb, gutter, planter (8 feet wide in portions), and sidewalk (5 feet wide). In an effort to provide a secondary emergency access for the plat of Vuecrest Estates (City File No. LUA13-000642), protect environmentally sensitive area, protect healthy significant trees and provide a useable building envelope for lot 8, we are requesting a street modification. The modification request is to locate portions of the sidewalk on Road A & 102nd Avenue S.E. (lot 1 & 8) to the back of curb. Landscaping and street trees will be located behind walk. Also, along the frontage of Road A (lots 1 through 7), we are requesting to increase the pavement width from 20 feet to 26 feet to allow for parking. The project development will utilize and extend existing public utilities through the project site (water and sewer provided by Soos Creek Water and Sewer District) along with storm drainage and dry utilities (power, telephone, natural gas, and cable) serving all lots. Sewer will be extended from the Plat of Vuecrest (City File No. LUA13-000642) to the west property line of the Vuecrest II Short Plat. Please reference the Conceptual Utility Plan prepared by Barghausen Consulting Engineers, Inc. for more detailed information. The project storm drainage will be conveyed off site to the west to a storm vault being constructed for the Plat of Vuecrest. This storm system will be designed to accommodate the Vuecrest II Short Plat. For more detailed information regarding the proposed storm system, please reference the preliminary storm plan and Drainage Facility Design Memorandum prepared by Barghausen Consulting Engineers, Inc. In order to construct the project as generally depicted on the preliminary grading plan, approximately 2.05 acres will be cleared. Approximately 7,600 cubic yards of structural soil will be cut for grading the roads and lots. A majority of this cut material will be used on site to construct the project to the final design grades. Any excess structural material will be exported from the site during construction along with any excess topsoil. These figures are approximate and will be determined at final engineering design. The total cost of construction for the roads and utilities is estimated to be approximately $560,000 (or $70,000 per lot). The estimated fair market value of the lots upon completion is estimated to be between $150,000 and $175,000. We have not yet established the location of any model homes, job trailers, or a sales office. Tree Inventory/Tree Mitigation: Based on the Final Tree Protection Plan prepared by Washington Forestry Consultants, Inc. dated December 19, 2014, there are 38 healthy significant trees on site (please see the tree retention worksheet). - 3 - 17254.003.doc As required by code, 30% of the healthy significant trees (approximately 11 trees) must be protected or mitigation provided (tree replacement). The project proposes to retain 11 healthy significant trees and, therefore, we meet the tree retention guidelines in RMC 4-4-130.