HomeMy WebLinkAboutPN_Project_Narrative_230922_v1.pdf
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd, Cle Elum, WA 98922
Phone: (425) 392-0250 Phone: (509) 674-7433
www.EncompassES.net
Date: September 22, 2023
To: City of Renton, Department of Community and Economic Development
From: Encompass Engineering & Surveying on behalf of Mike Elliott
Re: Project Narrative for the Index Avenue Townhomes
_____________________________________________________________________________________
APPLICANT
Mike Elliott
10034 SE 218th Place
Kent, WA 98031
mikeelliott@windermere.com
206-947-9085
SITE ADDRESS
1709 Index Avenue NE, Renton, WA 98058
PROJECT NARRATIVE
a. Project name, size and location of site:
The Index Avenue Townhomes project is located at 1709 Index Avenue NE, Renton, WA 98058. The
property is identified by tax parcel number 722780-1935 and is approximately 16,041 square feet
(0.37 acres) in size.
b. Zoning designation of the site and adjacent properties:
The subject site is zoned Residential-14 (R-14). The Renton Comprehensive Plan designation for R-14
is Residential High Density (RHD). The R-14 zone allows for a maximum of 14 dwelling per acre. All
properties immediately surrounding the project site are also zoned R-14.
c. Current use of the site and any existing improvements:
The present use for the subject property is one (1) duplex building. The building was built in 1943 and
renovated in 2018. It has a finished area of 1,750 square feet with a 580 square foot basement garage.
The duplex is graded ‘7 –Average’ and in ‘Average’ condition, per the King County Department of
Assessor’s website. Existing improvements to the lots are consistent with those associated with a
duplex. The existing duplex is proposed to be retained.
d. Special site features:
The subject site topography has a gentle slope east to west, though the driveway has been graded to
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Project Narrative
9-22 2023
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access the tuck under garages. The overall elevation difference is approximately 7 feet. According to
the City of Renton Maps, there are no mapped critical areas on-site.
e. Statement addressing soil type and drainage conditions:
Per the NRCS Web Soil Resource Report, the site’s soils are made up of Alderwood gravelly sandy loam
(AgC). See Geotech report for additional soil type and analysis.
f. Proposed use of the property and scope of the proposed development (height, SF, lot coverage,
parking access, etc.):
The Index Avenue Townhomes project proposes the construction of one (1) additional duplex building
on the property for multi-family residential use which is consistent with the surrounding area. Zoning
allows for a maximum height of 24’, which is what the Applicant is proposing.
Per RMC 4-2-110A, maximum building coverage will not exceed 65% and total impervious area will
not exceed 70%. The proposed building coverage is 28.57% and the impervious surface is at 59.83%.
Access will be gained via NE 16th Street by an alleyway along the western property boundary.
g. Proposed off-site improvements (installation of sidewalks, fire hydrants, sewer main, etc.):
The Applicant is proposing the installation of a 5-foot sidewalk and 8-foot landscape strip along Index
Avenue NE, which includes a 1.5-foot right-of-way dedication. Frontage improvements have already
been installed along 16th Ave as part of a previous city road improvement project. Those
improvements will remain, however, the apron for the alley access will be widened by a few feet to
accommodate the future alley improvements.
h. Total estimated construction cost and estimated fair market value of the proposed project:
To be determined.
i. Estimated quantities and type of materials involved if any fill or excavation is proposed:
Approximately 200 cubic yards of cut and 350 cubic yards of fill including topsoil and compost for soil
amendment are proposed.
j. Number, type and size of the trees to be removed:
There were 3 trees assessed as part of this project. Two of those trees are located partially or
completely in the ROW of Index Ave NE (a 11” and 16” shore pine). There is one significant tree fully
on-site, a 6” shore pine. The two trees partially in the ROW must be removed for ROW improvements.
The on-site tree is being removed for a conflict with the proposed building and walkway.
k. Explanation of any land to be dedicated to the City:
A 1.5-foot right-of-way dedication is proposed along Index Avenue NE, totaling 206 square feet. The
Applicant also proposes a 1,254 square foot alley dedication along the western boundary of the
property.
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l. For shoreline applications only:
Not applicable. The subject site is not a shoreline property.
m. The proposed number, size, and density of the new lots, for subdivision applications only:
Not applicable as this is not a subdivision project. This is a multi-family project and these units will be
rentals.