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Home My WebLink About(2) J_Project_Narrative_&_Justification_240909_V1September 5, 2024 Alex Morganroth Senior Planner City of Renton 1055 South Grady Way Renton, WA 98057 Towns on 12th – Modification of Previously Approved Site Plan CORE Project No. 21008 Dear Alex Morganroth: The following is a project narrative and justification of modification request to replace two units (#38 & #39) with 9 guest parking stalls. The reason for this change is to support the community with additional parking in lieu of additional units. The proposed change is in agreement with the Comprehensive Plan, conforms to the intent and purpose of the code, and will not adversely impact any other properties in the vicinity. The estimated cost for completing this work is $16,000. The rest of the original project remains unchanged, as follows. The site consists of seven parcels that have a total approximate gross area of 6.55-acres. The project site has frontage along NE 12th Street and NE Sunset Boulevard. A few structures existed onsite and have since been demolished with the approval of construction for the project. The sites topography generally slopes from its high points in the south-central region to its low point in the north. The approximate elevation change is 38-feet. Vegetation onsite consists of mowed lawn and natural vegetation, with pines and deciduous trees. From aerial imagery it appears that the northern and eastern boundaries of the site are lined with matures trees. There are also a few mature trees scattered along the driveway access points and around the existing residence. Four parcels to the south hold a zoning designation of R-10 (Residential – 10 dwelling units per acre), and the three northernmost parcels hold the zoning designation of RM-F (Residential Multi-family). All parcels have a comprehensive plan designation of Residential High Density. The three parcels zoned as RM-F also have an Urban Design District B Overlay applied to them. The entire project site is also located within the Highlands Community Planning Area. Neighboring and adjacent parcels hold the following zoning designations; North – RM-F (Residential Multi-family), East – CA (Commercial Arterial), South – R-8 (Residential-8 dwelling units per acre), and West – R-8 & R-10. The projects original intent was to entitle a 90 Lot Subdivision with building footprints ranging 720 to approx. 1,000 square feet. With this site plan modification, 88 lots are now proposed as 2 have been removed in order to provide more site parking. As previously approved, all lots are planned to gain access via one public roadway directly accessing onto NE 12th Street, with a terminating cul-de-sac. No access will be gained from NE Sunset Boulevard. Multiple public alleys will be utilized internally to access smaller groupings of unit lots. At least two garage parking stalls will be provided within the boundaries of each unit lot, and extra parallel parking stalls will be provided along the new public roadway. Interconnecting sidewalks will be placed throughout the project so that pedestrians can access the entire development September 5, 2024 Alex Morganroth Page 2 J:\2021\21008\Submittals\2024-08-XX Site Plan Modification\Project Narrative & Justification 2024-09-05.docx and external multi-modal infrastructure. There are utilities serving the existing residence, and upgrades will be required on water/sewer service line along NE 12th Street. One stormwater detention vault serving the entire development will be located to the north. Water quality for the site will be treated via a Biopod proprietary water quality media filter manufactured by Oldcastle. Impact fees will be due for the water/sewer, transportation, and fire infrastructure special districts. All of the aforementioned design components remain the same, as originally approved. Dwellings will be constructed using a two-story, townhome-style design with common wall property lines. In observation of density requirements for two different zoning designations onsite, multiple townhome designs will be utilized. The NET area of the site within the R-10 zone is 39,594 SF and proposes 9 lots, which renders a density of 9.9015 units per acre. This remains unchanged from the original approval. The NET area of the site within the RMF zone is 197,076 SF and proposes 79 lots, which renders a density of 17.4615 units per acre. This is a slight density decrease from the original approval. Steep slopes, moderate landslide hazards and a portion of a Category III wetland buffer are located onsite. The area to the north is denoted as a moderate landslide hazard has been analyzed by a professional Geotechnical Engineer and a conclusion was made that the area will withstand the thresholds set for earthquake loading required by the International Building Code. The analyses also noted that a re-evaluation will be needed once site grading has been performed. Soil types onsite include, Alderwood gravelly sandy loam, 8 to 15 percent slopes, and Arents, Alderwood material, 6 to 15 percent slopes. Based on the professional Biologist’s analysis, a reduction of the required 75’ wetland buffer to 56.25’ has been determined to not jeopardize the wetland ecology. In addition to this reduced wetland buffer a 15’ structure buffer will be observed. An itemized listing of the project narrative requirements is included below. Project Name:Towns on 12th Parcel Numbers:042503-9063, 042305-9067, 042305-9099, 042305-9100, 042305- 9101, 042305-9140, & 042305-9247 Size:6.55± Acres / 285,204± Square Feet (7 Parcels) Location:3916, 3924, & 3926 NE 12th Street Remaining Parcels have no address assigned; South side of NE Sunset Boulevard, north side of NE 12th Street, near Union Avenue NE. Zoning Designation:R-10 – Four parcels adjacent to NE 12th Street, & RM-F – Three parcels adjacent to NE Sunset Boulevard Neighboring Zoning Designation: North: RM-F, East: CA, South: R-8, West: R-8 Current Use:Currently in construction under approved LUA22-000180 Site Features:Category III Wetland to the southwest, & both Protected and Sensitive Steep Slope Areas Wetlands Offsite Wetland Rating Summary by Altmann Oliver Associates, LLC Slopes Geotechnical Report by Terra Associates, Inc. Soil Type Statement:‘In general, the soil conditions at the site consisted of approximately 6 to 12 inches of topsoil overlaying approximately 3 to 8 feet of medium dense silty sand over medium dense to very dense sand with silt and gravel and silty sand with gravel to the termination of the test pits…In our opinion, the soil conditions we September 5, 2024 Alex Morganroth Page 3 J:\2021\21008\Submittals\2024-08-XX Site Plan Modification\Project Narrative & Justification 2024-09-05.docx observed at the site will be suitable for support of the proposed development, provided the recommendations presented in this report are incorporated into project design and construction.’ ~Geotechnical Report by Terra Associates, Inc. Drainage Conditions Statement:‘…Drainage along NE 12th Street will be collected and discharged to the existing conveyance system along NE 12th Street…Impervious areas for the site were calculated based off of city zoning…Flow control facilities have been designed using WWHM…The Project will utilize a standard detention vault to provide flow control.’ ~Technical Information Report by Core Design, Inc. Proposed Use:Simple-Fee Lot Ownership entitled through Unit Lot Subdivision Number of Lots 88 Townhome-Style Lots Lot Size Unit lot = approx. 720 sqft or 1000 sqft footprints, Lot Density R-10: 9.90 DU/AC (Net); 9 Lots Proposed RMF: 17.46 DU/AC (Net) ; 79 Lots Proposed Structure Height Two-story and Three-story Square footage Approx. 1000 sqft to 1700 sqft per dwelling Lot Coverage Lot coverage equals the unit footprint noted in Lot Size. Stormwater Underground detention vault to the north with Biopod proprietary water quality media filter Parking Two garage parking spaces, plus limited parallel on-street parking. Access One public roadway access point on NE 12th Street, with a terminating cul-de-sac, and multiple public alleys internally. Offsite Improvements:Frontage Improvements along NE 12th Street & NE Sunset Blvd. Water, Sewer, Transportation, and Fire District Impact Fees Sidewalks Internal Pedestrian Circulation of Sidewalks Onsite, 5’ Sidewalk along NE 12th Street and connection to Sunset Blvd Fire hydrants Five (5) New Fire Hydrants Onsite Water Main N/A Sewer Main N/A Estimated Construction Costs:Assessed as construction plans develop & market value established. Estimated Fair Market Value:Assessed as construction plans develop & market value established. Estimated Excavation Cut/Fill:Approx. 13,355 CY of Cut & 13,250 CY of fill. Trees to be Retained:46 (See Retention Plan) Sincerely, CORE DESIGN, INC. Holli Heavrin, P.E. Principal Project Manager