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Fern Hollow Residence
1204 Fern Hollow Ln, Clyde Hill WA · Single-family - New Construction · 8,500 SF · R-1
Preliminary verdict
Feasible
3 open conditions · risk index 29/100
Target cost / SF
$950
Comp-informed baseline / SF
$1,006
Target vs baseline
-6%
Target is below market history
Matched comps
5
from Melde portfolio
Feasibility matrix
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Zoning & Land Use
Does the current zoning allow the proposed program, height, and coverage?
The site is zoned R-1 single-family, and the program conforms to the height, coverage, and density limits as drawn.
Geological Hazards
Slope stability, soil bearing, seismic, and subsurface conditions.
The slope is steep and forested. Soil testing has not been done yet, so carry a conservative foundation allowance until the geotechnical report is in.
Legal Considerations
Title, ownership, litigation exposure, and contractual obligations.
Preliminary title has been ordered. There are no known disputes and the ownership structure is standard.
Approvals & Permitting
Path through municipal review boards, design committees, and agencies.
Clyde Hill requires an administrative design review, and no committee hearings are expected at this scale.
Environmental
Wetlands, critical habitat, runoff, and remediation obligations.
The lot is forested and may have a protected setback near the bottom of the slope. Tree and drainage surveys are still needed.
Utilities
Do existing hookups exist, and do they have capacity for the program?
Utility letters confirm water, sewer, and power at the street. Gas is also available.
Easements & Covenants
Restrictive covenants, access easements, and setbacks that shape the buildable area.
Recorded view easement on the eastern edge may limit the height of the main roof.
Site Incentives
Tax credits, abatements, and density bonuses attached to the site.
There are no tax credits, but existing site credits and completed frontage work are already in place.
Surrounding Area
Neighborhood character, adjacencies, noise, view corridors, and access.
The area is established luxury residential. Adjacent homes are of a similar scale and resale comparables are strong.
Operational Feasibility
Can Melde actually staff, schedule, and build it within the target window?
Single-lane access on a steep grade limits equipment placement and material scheduling. Project lead availability is also tight in Q3.
Site Use Upon Completion
Does the finished program serve its intended use and hold value?
The program matches the client brief and what this submarket expects from an estate of this class.