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HomeMy WebLinkAboutPN_Project_Narrative_251126_v1 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: November 26, 2025 To: City of Renton, Department of Community and Economic Development From: Encompass Engineering & Surveying on behalf of Vision House Re: Project Narrative for the Vision House Phase IV _____________________________________________________________________________________ APPLICANT Vision House C/O Pavilion 8201 164th Avenue NE, #200 Redmond, WA 98052 Steven Jewett – cobagroup@msn.com SITE ADDRESS XXX Bremerton Avenue NE, Renton, WA 98058 PROJECT NARRATIVE a. Project name, size and location of site: The Vision House Phase IV project is located on a lot without an address off of Bremerton Avenue NE. The property is identified by tax parcel number 102305-9086 and is approximately 53,578 square feet (1.23 acres) in size. b. Zoning designation of the site and adjacent properties: The subject site is zoned Commercial Arterial (CA), Design District D in the Highlands Community Planning Area. The Renton Comprehensive Plan designation for the CA zone is Commercial Mixed Use. Allowed minimum density is 20 dwelling units per acre with a minimum lot size of 5,000 square feet. The maximum density is 60 dwelling units per acre if within the Highlands Community Planning Area which this property is located in. The properties to the east, south and west are also zoned CA. The properties to the north are zoned R-14. c. Current use of the site and any existing improvements: The present use for the subject site is a parking area with a play structure located on the north end of the site. There are no structures on the site. d. Special site features: The center portion of the subject site is relatively flat in topography, with an approximate 5-foot slope Vision House Phase IV Project Narrative for Site Plan Review November 26, 2025 Page 2 of 3 from the west to the east. The southern portion of the site has a steeper elevation change (approximately 14 feet) toward the south. Mostly flat in topography, with a slight slope west to east. According to the City of Renton Maps, there are no mapped critical areas on-site. Per the COR Maps as well as a Critical Area Delineation completed by Evergreen Aquatic Resources on 10/14/2025, there is a Category III wetland and a Type Ns stream located off-site to the south and east of the subject site. The Category III wetland requires a standard 75-foot buffer and the Type Ns stream requires a standard 50-foot buffer. Both the wetland and the stream require an additional 15-foot building structure setback from the edge of the buffer. The buffer does encroach onto the project site in the SE corner. 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). Per the Geotechnical Engineering Report completed by Terra Associates, on-site soils are not suitable for support of large-scale or low impact development (LID) infiltration facilities and so a stormwater detention tank is proposed along the eastern portion of the site. f. Proposed use of the property and scope of the proposed development (height, SF, lot coverage, parking access, etc.): The Vision House Phase IV project proposes the construction of a multi-family building with below grade parking, then a mixture of commercial space and program space for Vision House on the first floor and 28 residential villas on the second and third floors. The west side of the first floor will contain a daycare center, while the east side will be a mix of offices and conference rooms for Vision House Staff. Residential Units will range from 770sf to 1000 SF. Additional parking is also proposed on the exterior of the building along the western side of the building and the eastern property line. Access to the parking garage is proposed on the eastern side of the building with a 5-foot sidewalk proposed around the west, north and south sides of the building. Per RMC 4-2-110A, maximum building coverage will not exceed 65% unless parking is provided within the building and then coverage shall not exceed 75%. Access will be gained from Bremerton Ave NE via the access drives through the existing Vision House complex to the west. Per zoning, the maximum height is 70 feet for vertical mixed-use structures and the project has a proposed height of 50’-10.5”. g. Proposed off-site improvements (installation of sidewalks, fire hydrants, sewer main, etc.): To be determined. The subject parcel is landlocked and frontage improvements were done with earlier phases of work, so it is not anticipated that any frontage improvements will be required in the public ROW. On-site, a 5-foot sidewalk is proposed around the Multi-Family Building. An existing sewer manhole on the eastern edge of the property will provide service to the proposed building. A water main will be looped off the existing main to the west to provide adequate water service/fire flow. A new stormwater system consisting of conveyance, detention and water quality is proposed and will outfall to the wetland to the southeast to maintain existing drainage patterns. h. Total estimated construction cost and estimated fair market value of the proposed project: To be determined. A bond quantity worksheet has been prepared for the civil work. i. Estimated quantities and type of materials involved if any fill or excavation is proposed: Vision House Phase IV Project Narrative for Site Plan Review November 26, 2025 Page 3 of 3 Approximately 1.2 acres are to be regraded. This will incorporate approximately 1200cy cut and 2800cy of fill. The source of the fill has not been determined at this time. j. Number, type and size of the trees to be removed: There are 31 trees on site, 24 are Significant and 7 are Landmark. Two trees will be retained, one is a 42.5” Landmark Douglas Fir and the other is a 12.3” Bird Cherry. The remaining trees are located in the central are of the site where the building and access road are proposed. A robust landscape plan has been developed with a replanting plan to address the needed replacement tree credit requirements. k. Explanation of any land to be dedicated to the City: No land is being dedicated to the City. There are easements for utilities in the access road. 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. The project does not include a subdivision application.