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HomeMy WebLinkAboutPN_PROJECT_NARRATIVE_20250829_V1.pdfPage 1 of 4 August 20, 2025 Project No. 25014 PROJECT NARRATIVE SALEH FOUNDATION CENTER Project Overview: The project site is located at 4108 and 41XX Jones Ave NE in NW 1/4 of NE 1/4 of Section 32, Township 24 North, Range 5 East, W.M., City of Renton, Washington. The applicant is seeking to construct a new 5-story (35,000 s.f.) mixed use building , onsite and offsite parking with driveway access from Jones Ave NE. The project site consists of two parcels, tax parcel numbers 3345700080 and 3345700085. The existing site area is 52,341 s.f. (1.202 ac.). The net site area after 4.5’ right-of-way dedication is 51,545 s.f. (1.183 ac.). The site contains 32,457 s.f. (0.745 ac.) of critical area s consisting of wetlands, buffers and local steep slopes in the eastern portion of the site. The buildable area is 14,876 s.f. (0.342 ac.) after excluding wetland buffers and structure setback areas. The project proposes to remove existing gravel driveway/ parking, small shed/ vacant house, mobile structure (trailer), bushes, understory, blackberry vines, ferns and three high risk hazard trees from the wetland buffer areas . The wetland buffer will be enhanced per the wetland buffer enhancement plan. Half street frontage improvements are proposed for Jones Ave NE with additional 4.5’ of right-of-way dedication. Zoning: The property is zoned Commercial Arterial (CA) and Urban Design District D overlay. The comprehensive plan land use designation is mixed -use (CMU). The surrounding property zoning is CA, R-8 and RC. The Site is bordered by residential condominiums property to the east, commercial property to the south, Jones Ave NE to the west, vacant -undeveloped property and Category III wetland ‘B’ to the north and Category III wetland ‘A’ to the south. Predeveloped Site Conditions: The existing Site area contains two parcels and is approximately 52,341 s.f. (1.202 ac.). The southern portion of the property is currently developed with a mobile structure (trailer) and a small shed/ vacant house. Existing gravel driveway provides access to the Site from Jones Ave NE. The remainder of the Site is an undeveloped and undisturbed forest. Vegetation consists of bushes, understory, blackberry vines, ferns and scattered trees. The Site is mostly level to slightly sloping downward in multiple directions. There are local slope areas near the east property line extending downward to the west and regulated slopes greater than 40%. Special Site Features (Sensitive Areas): The Site contains 32,457 s.f. (0.745 ac.) of critical area with 75’ and 56.25’ reduced buffers of an onsite wetlands ‘A’ and ‘B’, Category III Depressional Hydrogeomorphic (HGM) wetlands with wetland ‘A’ located in the southeastern portion of the Site extending offsite to the south and wetland ‘B’ in the northeast extending offsite to the north. There are local slope areas near the east property line extending downward to the west and regulated slopes greater than 40%. Soil Type and Drainage Conditions: A review of the SCS soils map for the area indicates No -Norma sandy loam. Per the Manual, this soil type is classified as “Till” material. Per Geotechnical report, the borings encountered approximately 6 inches of topsoil and vegetation or gravel underlain by about 4.5 feet of loose to Salah Foundation Center Page 2 of 4 medium dense, fine to medium grained sand with gravel and silt (Fill). This layer was underlain by approximately 13 feet of loose to medium dense, gravel with sand trace to with silt (Alluvium). This layer was underlain by dense to very dense, fine to medium grained sand trace to with gravel (Advance Outwash), which continued to the termination depths of the borings. Systems could also be designed using the Coarse Sand or Gravel designation from the King County SWDM and Renton manual. The Project consists of three Threshold Discharge Area (TDA 1, TDA 2 and TDA 3) which each contain a single Natural Discharge Area (NDA 1, NDA 2 and NDA 3) and Natural Discharge Location (NDL). TDA 1 consists of northwest buildable portions of the Site and offsite half street frontage improvements on Jones Ave NE slopes northwesterly, northeasterly and northerly at an overall slope of approximately 2-3%. TDA 1 drains northwest exist the Site near northwest property corner. TDA 2 consists of central and southeastern non -buildable sensitive areas of the Site and an offsite upstream area from backyard of property adjacent to east property line slopes in multiple directions (northerly, westerly, northeasterly, southwesterly and southeasterly at an overall slope of approximately 2 -10% and regulated slopes greater than 40% in eastern portion of the Site. TDA 2 drains onsite and offsite Category III wetland ‘A’. TDA 3 consists of northeastern non-buildable sensitive areas of the Site and an offsite upstream area from backyard of property adjacent to east property line slopes in multiple directions (westerly, northwesterly and northeasterly at an overall slope of approximately 2 -10% and regulated slopes greater than 40% in the eastern portion of the site. TDA 3 drains to onsite Category III wetland ‘B’. Runoff from northwestern buildable portion of the Site (TDA 1) drains west and northwest exit the Site across west property line and near northwest property corner which is a natural discharge location of the buildable area of the Site. Runoff from Jones Ave NE right-of-way centerline along the project frontage generally flows northeast as surface flows heads north along the edge of payment flowline discharges into roadside ditch located on the east side of Jones Ave NE. The Project is required to adhere to Level 2 Flow Control and Enhanced Basic Water Quality Treatment area. The Level 2 performance criteria requires that the developed condition’s durations must match the predeveloped durations ranging from 50% of the two -year peak flow up to the full 50-year peak flow and match developed peak discharge rates to predeveloped peak discharge rates for the 2 -year and 10-year return periods (2022 RSWDM, Sec. 1.2.3.1). The project will utilize stormwater BMPs to mitigate runoff generated by new surfaces. Proposed roof areas will be fully infiltrate by utilizing infiltration trenches. Cleared and landscaped areas will receive amended soil. The project meets the 0.15 cfs exemption. The Project is required to provide water quality treatment if the total amount of proposed new or replaced pollution generating impervious surface (PGIS) is more than 5,000 sf. The total of effective PGIS from Jones Ave NE frontage improvements and onsite private driveway will be 4,033 s.f. and is less than 5,000 s.f., therefore water quality treatment is not required. Developed Site Conditions: The applicant is seeking to construct a new 5 -story (35,000 s.f.) mixed use building with onsite and offsite parking with driveway access from Jones Ave NE and utilize building and parking for religious and residential purposes where members of all ages and faith can come together. The vision for this project is to create a space that promotes spiritual growth, social cohesion, educational advancement, and community welfare. Project is in Commercial Arterial (CA) zone which requires maximum lot coverage lim ited to 65% maximum of the lot area and 75% if Salah Foundation Center Page 3 of 4 parking provided within the building. The project will provide onsite ground level 20 parking stalls under the proposed building and 42 offsite parking stalls at existing Eastside Self Storage parking lot under mutual sign agreement. Per the Traffic Memorandum, 44 parking stalls are required. The project completed will provide 66 parking stalls with 18 parking stalls as surplus. The proposed 8-foot parking lane on Jones Ave NE will also provide additional 7 parking stalls. The allowed building height is 50 feet and 70 feet for vertically mixed -use buildings. Access to ground level parking will be from Jones Ave NE. Proposed offsite Improvements: Half street right-of-way improvements in Jones Ave NE along the Site frontage will include minimum 36’ paved roadway consisting of 2–10’ travel lanes and an 8’ parking lane, a 1.5’ concrete curb and gutter, 8’ planter strip, and 6’ concrete sidewalk , street trees and necessary curb cuts for the proposed commercial driveway access to ground level parking under the building. Two feet of clear space behind the sidewalk and additional 4.5’ of right -of-way dedication will be provided. No additional streetlight is needed per the lighting plan and photometric analysis. New storm drainage structures in Jones Ave NE consisting of Type I catch basins and 12-inch LCPE pipes are proposed for the collection and conveyance of stormwater runoff. Landscaping: There is no outside parking lot proposed therefore the perimeter parking lot landscaping strip per RMC 4-4-070 (H)(4) does not apply. The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on -site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. There is no outside parking lot proposed therefore the perimeter parking lot landscaping strip per RMC 4-4-070 (H)(4) does not apply. Per the proposed landscape plan, t en feet of onsite landscaping is proposed along the frontage behind new right-of-line in the front 15 feet setback. All pervious areas in 15’ structural setbacks and area between building and north property line will be landscaped. The remaining site area is sensitive area and buffers which will be enhanced through buffer mitigation plan with the removal of existing structures, and gravel from the sensitive areas. Estimated Construction Cost The cost of construction and value is estimated to be $9,500,000. Estimated Earthwork Quantities and Type of Material : This project is expected to remove 1,767 s.f. of existing asphalt and install 3,746 s.f. of new asphalt pavement with minimum 2” grind and overlay. Standard pavement base and top courses are expected to be used. Concrete traffic curb-gutter, concrete sidewalk, planter and concrete commercial driveway access to ground level concrete parking garage under the building. The purpose of the onsite and offsite grading will be to construct the utilities, frontage improvements on Jones Ave NE, access driveway and parking under the proposed building and building foundations. Approximately 8 cubic yards of cut and 279 cubic yards of fill are computed for the Project. The net volume is approximately 271 cubic yards of fill. Net fill volumes do not include excavation of building foundation. Fill needed in excess of onsite soil shall be imported from an approved source and shall be approved by Geotechnical Engineer. Salah Foundation Center Page 4 of 4 Tree Retention: Per the Arborist report dated July 08, 2025, A total of 14 trees meeting the size threshold for significant trees were identified on -site. Of these, four qualify as Landmark trees. Three trees were determined to meet the definition of hazardous trees under RMC 4.4.130(B)(8) and are therefore excluded from the significant tree count. The remaining 11 significant trees are located entirely within a Category III wetland or its associated buffer. Per RMC 4.4.130(H), developments must retain a minimum of 30% of significant trees and achieve at least 30 tree credits per net acre of buildable area. For this 0.342 -acre buildable portion of the site, a minimum of 10.2 tree credits is required. The project proposes to retain all 11 significant trees, achieving a 100% tree retention rate and retaining 85.0 tree credits. Because these trees are located within the wetland and buffer areas, their retention is excluded from the tree credit and retention requirement calculations per RMC guidelines. As a result, the project must replant a minimum of 10 tree credits to satisfy this requirement. Three hazardous black cottonwood trees (Populus trichocarpa) located within the 75-foot wetland buffer (Trees #272, #273, and #274) are proposed for removal due to poor structural conditions and proximity to the proposed building. Land Dedication to City: A right of way dedication of approximately 4.5’ along the frontage will be provided to meet the City’s Street standards.