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HomeMy WebLinkAbout04-PN-Project NarrativePROJECT NARRATIVE For EDENFIELD – PARKER LOT LINE ADJUSTMENT Prepared By Barghausen Consulting Engineers, Inc. June 17, 2022 PROJECT DESCRIPTION: The Edenfield Short Plat is pending construction and final short plat review. There is a minor encroachment on the south property line that the city has required be resolved prior to short plat recordation. Options to resolve encroachments include, but are not limited to, calling out the encroachment on the final short plat map OR adjusting the lot lines to remove the encroachment. As requested by the City of Renton, the proposal is to adjust the lot line between two properties approximately one foot to resolve a boundary encroachment caused by a short retaining wall. The subject properties are addressed as 14204 156th Avenue S.E. (Parcel No. 142305-9013) and 15718 SE 143rd Street (Parcel 139750-0070) No critical areas are mapped on the project site. ACCESS: Access to the Edenfield Short Plat will be from a new public street extension of 158th Avenue S.E. to connect with Wapato Place. Access to the Parker property is from SE 143rd Street. REQUIRED NARRATIVE ITEMS PROJECT NAME, SIZE, AND LOCATION OF SITE Project Name: Edenfield Short Plat Gross Site Area: 2.72 acres Location: 14204 – 156th Avenue S.E. LAND USE PERMITS REQUIRED FOR PROPOSED PROJECT Preliminary Short Plat Modification for Frontage Improvement Design, Right-of-Way Dedication, and Shared Driveway Development Permit Lot Line Adjustment Final Short Plat ZONING DESIGNATION OF THE SITE AND ADJACENT PROPERTIES Site: R-4 Adjacent properties: R-4 - 2 - xxxx CURRENT USE OF THE SITE AND ANY EXISTING IMPROVEMENTS The Edenfield Short Plat site has been cleared and all structures have been demolished. The Parker property currently contains one single-family residence and accessory structures. SPECIAL SITE FEATURES (i.e., WETLANDS, WATER BODIES, STEEP SLOPES) The site contains no special site features. STATEMENT ADDRESSING SOIL TYPE AND DRAINAGE CONDITIONS The King County Soils Conservation Service Soils Map indicates that the on-site soils are considered Alderwood gravelly sandy loam with 8 to 15 percent slopes. The Lot Line Adjustment will not alter drainage patterns. PROPOSED USE OF THE PROPERTY AND SCOPE OF THE PROPOSED DEVELOPMENT The Edenfield Short Plat is a single-family residential project consisting of the development of a forested area generally located at the intersection of 156th Avenue S.E. and S.E. 146th Place. The proposed project is to construct eight (8) single-family lots with associated roads, utilities, and stormwater facilities. FOR PLATS, INDICATE THE PROPOSED NUMBER, NET DENSITY, AND RANGE OF SIZES (NET LOT AREA) OF THE NEW LOTS The Edenfield Short Plat will contain eight (8) lots for detached single-family residences. The lots range in area from 9,151 square feet to 12,522 square feet with an average area of approximately 9,969 square feet. The net lot area is 2.72 acres (118,651 square feet). Net density of the project is approximately 3.61 dwelling units per net acre (du/acre). Each lot contains a minimum of 250 square feet of private open space in their rear yards. ACCESS Access to the Edenfield Short Plat will be from a new public street extension of 158th Avenue S.E. to connect with Wapato Place. Two lots will access from the new extension and the remaining six lots will access via a 26-foot wide shared drive that is proposed near the north property line. A five-foot wide landscape buffer is provided along the north property line to buffer the proposed shared driveway from existing neighboring development. The site also fronts 156th Avenue S.E., a collector arterial. As required, the project will construct frontage improvements along 156th Avenue S.E. including pavement widening, curb, gutter, planter strip with street trees, and a sidewalk. The sidewalk will be designed with a meander to avoid, protect, and retain several existing trees that would otherwise be impacted by standard-design frontage improvements. PROPOSED OFF-SITE IMPROVEMENTS (i.e., INSTALLATION OF SIDEWALKS, FIRE HYDRANTS, SEWER MAIN, ETC.) No offsite improvements are anticipated. TOTAL ESTIMATED CONSTRUCTION COST AND ESTIMATED FAIR MARKET VALUE OF THE PROPOSED PROJECT The construction costs and fair market value are to be determined. - 3 - xxxx ESTIMATED QUANTITIES AND TYPE OF MATERIALS INVOLVED IF ANY FILL OR EXCAVATION IS PROPOSED Approximately 7,000 cubic yards of total grading may be necessary for the project. At this time, earthwork is expected to balance onsite. At this time, the source of fill material (if needed) is unknown. This information will be provided as required as part of the grading and construction permit process. The amount of and destination for exported material is unknown at this time. NUMBER, TYPE, AND SIZE OF ANY TREES TO BE REMOVED No trees will be removed or impacted by the proposed Lot Line Adjustment. The Edenfield Short Plat contains 213 trees, including hemlock, fir, cedar, maple, cherry and cottonwood. The project is currently designed to retain 48 viable evergreen and deciduous trees in the development area (see the Arborist Report and the Preliminary Tree Retention Plan). The project does not trigger replanting of trees for tree retention. The project will need to plant trees on the lots to comply with the two trees per 5,000 square feet of lot area as shown on the Preliminary Landscape Plan. EXPLANATION OF ANY LAND TO BE DEDICATED TO THE CITY No land will be dedicated as part of the proposed Lot Line Adjustment. ANY PROPOSED JOB SHACKS, SALES TRAILERS, AND/OR MODEL HOMES None are proposed for the Lot Line Adjustment.