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HomeMy WebLinkAboutPN_Project_Narrative_191018_v1 55 South Atlantic Street • Suite 301 • Seattle, WA 98134 • 206.682.7525 / Fax. 206.682.7529 Oct 18, 2019 City of Renton Dept. of Community and Economic Development 1050 S. Grady Way Renton, WA 98057 RE: Project Narrative Site: 1625 Duvall Ave NE KC Parcel #: 516970-0129 Permit #: PRE 17-000639 Project Name: 1625 DUVALL AVE NE OFFICE BUILDING The proposed project location is 1625 Duvall Avenue NE, Renton, Washington and is located on the southwest corner of the intersection of NE 17th Street and Duvall Avenue NE. The site is fairly tight with access gained from NE 17th Street. The property is zoned CA Commercial Arterial and is part of Urban Design District D. Office uses, including dental / medical office uses are permitted outright in this in this zone. Adjacent parcels to the north and west along NE 17th Street are zoned residential single family. Adjacent parcels to the south and east along Duvall are zoned commercial and the parcel to the south is currently an oil-change-and-lube business. Current Uses. The site is currently occupied by a residential structure reported to have been built in 1943. The residential structure has been converted to an office and is currently occupied by a painting contractor. The existing home/office building includes a basement that daylight to the east. Review of King County records indicates that the daylight basement level extends under most of the structure, but does not extend below the former front porch, located on the west side. The former front porch has been enclosed and now consists of living space. Topography. The topography of the site is relatively flat except along its north and east margins where it slopes down toward the adjacent streets. A modular block retaining wall with a maximum height of approximately 6 feet is located along the east property margin. The modular block wall extends around the northeast corner of the property where it abuts an ivy-covered rockery that extends along most of the north side of the site. The rockery has a maximum height of approximately 6 feet. Above the tops of the modular block walls and rockery, the topography 55 South Atlantic Street • Suite 301 • Seattle, WA 98134 • 206.682.7525 / Fax. 206.682.7529 2 slopes up toward the interior of the parcel approximately 3 to 5 feet at a visually estimated inclination of approximately 2H:1V (horizontal to vertical). Retaining walls are also located along the south property margin, which provide grade separation between the subject site and the lower lying property to the south. The retaining walls along the south property margin consist of two ecology block walls with maximum heights of approximately 8 feet that are located along the eastern and western ends of the south property line. In between the ecology block walls is a concrete cast-in-place wall with a maximum height of approximately 11 to 12 feet. Along most of the south property line, the topography adjacent to the tops of the walls is relatively flat, but the topography does slope down several feet toward the ecology block wall near the southwest corner of the property. The total relief across the subject site is approximately 7 feet. Access into the property is provided by a gravel driveway that enters the north side of the parcel off of NE 17th Street near its northwest corner. Soil Conditions. Site soil conditions are summarized in detailed in the Geotechnical report and indicate the site is suitable for a building of this nature. The existing topsoil layer is 3 to 6 inches thick. Portions of the site also have fill material. Neither the topsoil nor the fill material is suitable for foundation support. The natural sediments below consist of generally dense very silty gravelly sand that has low permeability. The report also notes that the risk of ground rupture due to earthquakes during the expected life of the building is low and no mitigation measures are recommended. The structural design building should be designed for a Site Class ‘C’ as the is suitable bearing strata for resisting earthquake ground motion. Liquefaction and landslide concerns are low and no mitigation is recommended. Erosion due to silt and fine sand exposed during construction is a concern. Best management practices (BMP’s) that mitigate erosion and run-off, especially in wet months, are outlined in the report. Building Use. The building program is to develop a 3,000 square foot office suite with at least 13 parking spaces. This will necessitate having the parking located under the new structure and office functions on the 2nd floor. The building will have an entry lobby accessible from both the street on one side and the parking area on the other. The lobby will contain both stairs and an elevator to the 2nd floor. Vehicular access to the site will be off of NE 17th Street with pedestrian access focused on the intersection. Building Character. The overall character of the building and site improvements try to provide professional offices and parking while also being respectful to adjacent residential properties. The building utilizes durable cement board lap siding and trim, commercial aluminum framed windows, and residential type pitched roofs with standing seam roofing. The parking will largely 55 South Atlantic Street • Suite 301 • Seattle, WA 98134 • 206.682.7525 / Fax. 206.682.7529 3 be screened by concrete block walls topped with trellises and generous landscaping. The base of the building uses the same concrete block as the retaining and screen walls for a unified look. The front of the building features a curved sidewalk and forecourt with bench seating to make an inviting entry area somewhat separated from the busy street. Work in the Right-of-Ways. The city is requiring a right-of-way dedication and sidewalk improvements to meet current city standards. Along Duvall Ave NE the east property line will be adjusted to a location 51.5’ from the right-of-way centerline (1/2 of 103’ min. right-of-way for a principal arterial). The city is allowing retention of the existing curb-line and pavement width. A new 8-foot planting strip behind the curb and new 8-foot sidewalk will be provided. These improvements will require removal of the existing concrete block wall within the right-of-way and regrading. An existing streetlight near the corner conflicts with the new sidewalk location and will be relocated to the planting strip. At the corner, the existing ADA curb ramp will be replaced to conform to the new sidewalk configuration. The right-of-way dedication includes a modification to the property line adjacent to the curb ramp. Along NE 17th Street, a new curb- and-gutter will be provided per residential access road standards. The existing right-of-way widths meet current standards. In email follow-up with the planning dept. in Sept. 2019, the city has agreed to allow a modified street standard for a 5-foot landscape strip behind the curb and a 5-foot sidewalk. Because the building will have a 0-foot setback in the refuse area, the gap between the sidewalk and the building would allow for some additional landscaping. A new 24- foot driveway with approach aprons will be installed per city standards. At the west property line, the sidewalk extends west as much as possible before having to divert around the existing rockery holding up the neighbor’s yard. The asphalt in NE 17th Street will also be opened and repaired as required for installation of new water and fire services and patching in the new curb and gutter. Cut and Fill. The building is being cut into the existing grade for ease of access. The landforms to the east and north will be regraded to create berms adjacent to the building. 2423 cubic yards of cut will be removed from the site. Trees. There are 6 significant existing trees adjacent to the site. 3-Douglas Firs located to the west of the property line are in good condition and will be protected. 3-Douglas Firs located on the neighboring lot south of the property line will be removed as a result of excavations for the new building. Arrangements will be made with the neighbor to provide adequate replacement trees. New street trees will be installed according to city landscaping requirements. 55 South Atlantic Street • Suite 301 • Seattle, WA 98134 • 206.682.7525 / Fax. 206.682.7529 4 Modifications to Standards. 1.) We are seeking an administrative modification to the 15-foot setback along NE 17th Street to 0-feet. The modification will allow the building and required parking to fit on the site most efficiently. The upper portion of the building is set back from the property line 7.6 to 10 feet along the north façade. 2.) Along NE 17th Street, we are seeking an administrative modification of the street standard of an 8-foot planting strip reduced to 5-feet which would allow a 3.5’ strip of landscaping between the sidewalk and the building/property line. This configuration was implemented at the suggestion of the city in lieu of us seeking the sidewalk at the street’s edge. 3.) The waste/recycling enclosure door is required to be 12 feet. Since the collection trucks cannot enter the parking area and no other locations are permittable for the waste/recycling enclosure relief from this requirement is requested.