HomeMy WebLinkAboutJ_Modification_Project_Narrative_251109_v2Project Narrative for Justification for Modification
Request
1. Background
During pre-application submittal review, it was identified that the original ROW requirement
along Pierce Ave did not meet the City of Renton’s new requirement ROW of 60’.
2. Description of Proposed Modification
In order to preserve the street and neighborhood appearance, Pierce Ave ROW will be 53’ to
match the curb line of south adjacent lots which has been approved by the City of Renton’s
Engineering Department.
3. Reason for Change
Preserve the street and neighborhood appearance. Enhance the curb appeal of the homes in
harmony with the neighborhood’s overall street and curb lines.
4. Impact Assessment
The proposed modification has been evaluated and determined not to adversely affect the
overall objectives, safety, function, appearance, environmental protection and maintainability
intended by the Code requirements, based upon sound engineering judgment.
The details and specifications of the original project narrative, submitted with the pre-submittal
package, will remain unchanged as this is a minor modification.
a. Project Name, Size and Location of Site
Project Name: Y&C 2 SHORT PLAT
Site Size: 0.65 acres (approximately 28,162 square feet)
Location: 3607 NE12TH ST Renton, WA 98056
b. Zoning Designation of the Site and Adjacent Properties
Zoning Designation of Site: R-8 (Medium-Density Residential)
Adjacent Properties: Single family residential lots
c. Current Use of the Site and Any Existing Improvements
The site is currently a vacant lot vegetated with tall field grass, an area of blackberry bushes in
the southeast corner, a cedar hedge along the south property line and a few deciduous trees.
d. Special Site Features
There are no wetlands or water bodies on the site. The general slope ground slopes
southwesterly approximately 0%-5%. There are no environmentally sensitive features on record.
e. Soil Type and Drainage Conditions
On-site soil consists of Arents, Alderwood material (AmC), 6-15% slopes. This type of soil
consists of gravelly sandy loam. It is considered as hydrologic soil group C, till soil classification.
Please also see geotechnical report prepared by Gary A. Flower, PLLC dated December 2,
2024
f. Proposed Use and Scope of Development
The proposed use is a residential development consisting of:
● 3 buildings, each 2 stories tall
● Total Site Area After Dedication: Approximately 22,051 sq. ft
● Total Residential Units: 3 single family residential
● Lot Coverage: 50% max
● Building Height: 30’ max
● Parking: Attached Garage
● Access: Three curb cut outs from Queen Avenue for entry/exit
g. Proposed Off-Site Improvements
● NE 12th St to the South: Installation of curb/gutter/sidewalk/planting strip/bike
lane/parking lane
● Pierce to the East: Installation of curb/gutter/sidewalk/planting strip
● Queen to the West: Installation of curb/gutter/sidewalk/planting strip
● Extension of sanitary sewer main to connect to City system
h. Estimated Construction Cost and Fair Market Value
● Estimated Construction Cost: $2.7 million
● Estimated Fair Market Value Upon Completion: $3.9 million
i. Estimated Quantities and Types of Materials (Fill/Excavation)
● Excavation: Approximately 1,185 cubic yards of soil to be removed
● Fill: 2,055 cubic yards of engineered fill for site grading and sub-base stabilization
● Materials involved include loam, gravel, crushed stone, and clean fill
j. Tree Removal
● Total Trees to be Removed: 3 trees
● Types & Sizes:
○ 1 Deciduous (3"–6")
○ 1 Deciduous (16")
○ 1 Fir (30")
k. Land to be Dedicated to the City
Approximately 0.14 acres (6,111 sq. ft) will be dedicated to the City for future public use.
Formal dedication plat will be submitted during final approval.