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HomeMy WebLinkAboutPN_Project_Narrative_250117_V1.pdf 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community Willowcrest II Project Narrative: Please provide a clear and concise description of the proposed project, including the following: • Project name, size and location of site Willowcrest II Site Address: 1132 Edmonds Ave NE, Renton WA Parcel # 943280-0130 Project Area: 41,350 sf site area (40,097 per King County Accessor) to be subdivided into: Tract C: 17,749 sf of access, utility, and common area easements. Tract D: 2,18 sf of parking and access easements. 19 lots for single family townhomes, 849-1633 sf each • Land use permits required for proposed project Planned Urban Development (PUD) Binding Site Plan (BSP) Civil Construction Permit NPDES permit (Washington State DOE) • Zoning designation of the site and adjacent properties The site is zoned Center Village (CV), as are adjacent parcels to the north, south, and Willowcrest I to the East. • Current use of the site and any existing improvements The site is currently undeveloped. • Special site features (i.e. wetlands, water bodies, steep slopes) The west side of the site is mapped as steep slope and potential slide area ECAs based on the City of Renton GIS maps accessed online. There are development restrictions associated with these ECAs; however, per the geotechnical engineers discussion in their report an exemption should be allowed as the ECAs are associated with past legal grading activities during the construction of Edmonds Avenue NE. • Statement addressing soil type and drainage conditions Site grades descend moderately to the west/southwest from about Elevation 330 feet on the east side to about Elevation 315 to 320 feet on the west side. Slope inclinations become steeper near the west property line as they approach the rockery along the east side of the street. The rockery is generally about 10 feet tall and borders the entire west side of the site, except near the driveway entrance. 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community Test pits revealed about ½ to 1-1/2 foot of topsoil consisting of silty sand and roots underlain by a 2 to 5 foot layer of silty sand, gravel, and variable organic material of loose to medium fill which was underlain by weathered glacial till up to a depth of 6-1/2’, and glacial till up to a depth of 8’. Regional groundwater was not encountered in the explorations; however, shallow groundwater seepage interpreted as perched groundwater was observed in several of the explorations at various depths. Based on the geotechnical engineer’s experience in the project vicinity, the regional groundwater table is much deeper than planned excavations for the project and therefore will not be encountered. However, perched groundwater and seepage zones should be expected in the fill, weathered glacial till and relatively permeable layers of the glacial till and perched above the relatively unweathered glacial till. Detailed findings are provided in the geotechnical report. • Proposed use of the property and scope of the proposed development The proposed site for Willowcrest II is an undeveloped site adjacent to Edmonds Avenue N.E. to the West and Willowcrest I to the East. A drive connecting Edmonds Avenue N.E. to Willowcrest II will be provided. The exiting drive on Willowcrest I connects to Glenwood Avenue to the East. Tract C, Tract D, and 19 fee simple lots comprise the project area for Willowcrest II. Willowcrest II will consist of 4 buildings of 4 townhome units each, and 1 building of 3 townhomes for a total of 19 single-family townhomes. Site development will include an access drive, pedestrian walkways, outdoor common areas, and associated storm drainage, utility, and landscape improvements. • For plats indicate the proposed number, net density and range of sizes (net lot area) of the new lots Proposed number of lots: 19 lots are proposed Tracts C contains common use areas and utility and access easements Tract D contains parking and access easements Net Density: 40 du/acre (see density worksheet) Lot size range (net lot area): Lots D1-H3: 849 sf – 1633 sf • Access The site will be accessed from Edmonds Avenue NE. The site will be connected to the access drive on Willowcrest I. This access accommodates vehicle, pedestrian, and fire apparatus. • Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc.) Edmonds Avenue NE will be improved with sidewalk and bio retention per City Standards, and sewer and water main connections will be provided in the R.O.W. • Total estimated construction cost Current estimated construction cost: $10,100,000 • Estimated quantities and type of materials involved if any fill or excavation is proposed 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community There will be an estimated 2000 CY of cut and 500 CY of fill. Imported fill material shall be obtained from a Washington Department of Transportation approved source. • Number, type and size of any trees to be removed See tree retention plan. • Explanation of any land to be dedicated to the City Approximately 2,951 sf of frontage on Edmonds Ave NE will be dedicated to the city • Any proposed job shacks, sales trailers, and/or model homes; and There potentially will be one mobile job shack trailer on site for the duration of construction. • Any proposed modifications being requested (include written justification). No modifications are being requested. This project is not located within 100 feet of a stream or wetland, nor is it within 200 feet of Black River, Cedar River, Springbrook Creek, May Creek and Lake Washington.