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HomeMy WebLinkAboutPN_LLA_Project_NarrativePROJECT NARRATIVE for BRENNON LANDING LOT LINE ADJUSTMENTS Prepared by Barghausen Consulting Engineers, Inc. August 9, 2022 PROPOSAL: The Brennon Landing (Magno, Curtas, Milroy, Ning) Lot Line Adjustment (LLA) proposals are to adjust the east lot line of Parcel No. 334390-1680 to align with existing fences on adjacent properties to the east. The subject Brennon Landing property will decrease in site area while the neighboring properties will each increase in site area. The adjusted gross site area of the Brennon Landing site is 1.04 acres which complies with the density proposed for the Brennon Landing short plat. The Brennon Landing Short Plat is under construction and pending final short plat review. Several minor encroachments exist on the east property line that the city has required to be resolved prior to short plat recordation. As required by the City of Renton, the proposal is to adjust the lot line between two properties (per LLA) to resolve a boundary encroachment caused existing fences. No critical areas are mapped on the project site. The subject properties are addressed as follows: Site Parcel No. Address Brennon Landing 3343901680 1400 Aberdeen Avenue N.E. Magno 3343901183 1417 Blaine Avenue N.E. Curtas 3343901186 1409 Blaine Avenue N.E. Milroy 3343901187 1401 Blaine Avenue N.E. Ning 3343901188 1333 Blaine Avenue N.E. ACCESS: Access to the Brennon Landing Short Plat will be from a new public street extension from Aberdeen Avenue N.E. Access to the Magno, Curtas, Milroy, and Ning properties are from Blaine Avenue N.E. REQUIRED NARRATIVE ITEMS PROJECT NAME, SIZE, AND LOCATION OF SITE · Project Name: Preliminary Short Plat of Vaughn Trust Property · Gross Site Area: 1.68 acres // Adjusted Gross Site Area: 1.04 acres (post LLA) · Location: 1400 Aberdeen Avenue N.E. LAND USE PERMITS REQUIRED FOR PROPOSED PROJECT · Preliminary Short Plat · Lot Line Adjustments - 2 - 21348-LLA Narrative.docx ZONING DESIGNATION OF THE SITE AND ADJACENT PROPERTIES · Site: R-8 · Adjacent properties: R-8 CURRENT USE OF THE SITE AND ANY EXISTING IMPROVEMENTS The site currently contains one single-family residence and three outbuildings. SPECIAL SITE FEATURES (i.e., WETLANDS, WATER BODIES, STEEP SLOPES) The site contains moderate slopes and no special features. STATEMENT ADDRESSING SOIL TYPE AND DRAINAGE CONDITIONS Per the Geotechnical Engineering Report "Based on our review of the referenced geologic map, the site is underlain by recessional outwash (Qvr). Recessional outwash was deposited by glacial meltwater and is readily comprised of silt, clay, sand, and gravel. The referenced WSS resource identifies Indianola loamy sand (Map Unit Symbol: InC) across the site and surrounding area. The Indianola series was formed in eskers, kames, and terraces." Stormwater runoff generated by the lots will be routed to individual dry wells on each lot. Road A will be constructed using permeable pavement designed per the recommendations in the Geotechnical Engineering Report by Earth Solutions Northwest. Drainage from the site's frontage improvements is less than the threshold for detention and will be bypassed and drain to the existing system in the roadway. PROPOSED USE OF THE PROPERTY AND SCOPE OF THE PROPOSED DEVELOPMENT The proposed project is a single-family residential project consisting of infill development of a large single- family lot located at 1400 Aberdeen Avenue N.E. The proposed project is to construct eight (8) single- family lots with associated roads and utilities. FOR PLATS, INDICATE THE PROPOSED NUMBER, NET DENSITY, AND RANGE OF SIZES (NET LOT AREA) OF THE NEW LOTS The project will contain eight lots for detached single-family residences. The lots range in area from 7,012 square feet to 7,148 square feet, with an average area of 7,080 square feet. The gross site area is 73,114 sf (1.68 acres). The net site area is 1.35 acres (58,714 square feet). Net density of the project is 5.94 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 The project will construct one new public road segment as Road A, which will provide direct access for the lots. Frontage improvements will be constructed on Aberdeen Avenue N.E. along the property's frontage. PROPOSED OFF-SITE IMPROVEMENTS (i.e., INSTALLATION OF SIDEWALKS, FIRE HYDRANTS, SEWER MAIN, ETC.) No offsite construction is expected. Frontage improvements, including pavement widening, curb and gutter, sidewalks, street trees, and street lighting will occur on Aberdeen Avenue N.E. along the property's frontage. 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 - 21348-LLA Narrative.docx ESTIMATED QUANTITIES AND TYPE OF MATERIALS INVOLVED IF ANY FILL OR EXCAVATION IS PROPOSED Approximately 6,000 cubic yards of total grading will be necessary for the project. Approximately 2,000 cubic yards of fill will be needed (see Preliminary Grading Plan). At this time, the source of fill material is unknown; that 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 All existing trees on the site will be removed in accordance with the arborist recommendations and report. "The trees on this site have suffered from lack of protection and topping going back many years. All of the Douglas-firs were topped and have grown new, multiple tops. Some have recently failed. The shore pines are in severe decline, the apples seem to be a favorite of the goats and have had bark chewed off, and the flowering plum and cherry are over mature with no sign of any cultural care. In short, the existing trees, except for the flowering dogwood are in ‘Poor’ to ‘Very Poor’ condition." EXPLANATION OF ANY LAND TO BE DEDICATED TO THE CITY The project will dedicate 6.5 feet of right-of-way at Aberdeen Avenue N.E. and the future public road within the short plat (Road A). The total area of public road dedication is approximately 14,400 square feet. ANY PROPOSED JOB SHACKS, SALES TRAILERS, AND/OR MODEL HOMES To be determined. CONSTRUCTION STANDARDS 1. Haul Routes: A construction plan indicating haul routes and hours, construction hours, and a traffic control plan must be submitted to the Development Services Division for approval prior to a construction permit being issued. 2. Haul Hours: Haul hours shall be restricted to the hours between eight-thirty (8:30) a.m. and three- thirty (3:30) p.m., Monday through Friday unless otherwise approved in advance by the Development Services Division. 3. Permitted Work Hours in or Near Residential Areas: Construction activities that require construction or building permits and that are conducted in residential areas or within three hundred feet (300') of residential areas shall be restricted to the following hours: a. Single Family Remodel or Single Family Addition Construction Activities: Single family remodel or single family addition construction activities shall be restricted to the hours - 4 - 21348-LLA Narrative.docx between seven o’clock (7:00) a.m. and ten o’clock (10:00) p.m., Monday through Friday. Work on Saturdays and Sundays shall be restricted to the hours between nine o’clock (9:00) a.m. and ten o’clock (10:00) p.m. b. Commercial, Multi-Family, New Single Family and Other Nonresidential Construction Activities: Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 4. Emergency Extensions to Permitted Work Hours: The Development Services Division Director is authorized to grant an extension of working time during an emergency. An emergency shall include but is not limited to natural and manmade disasters. 5. Temporary Erosion Control: Temporary erosion control must be installed and maintained for the duration of the project. This work must comply with the Surface Water Design Manual and must be approved by the Renton Development Services Division.