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Home My WebLink AboutPN_Project_Narrative_Jefferson_Highlands_211025_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: October 25th, 2021 To: City of Renton, Department of Community and Economic Development From: Encompass Engineering & Surveying on behalf of Anita Woo Re: Project Narrative for the Jefferson Highlands Unit Lot Subdivision _____________________________________________________________________________________ APPLICANT Anita Woo 12906 NE 25th Place Bellevue, WA 98005 anitatwoo@yahoo.com 206-372-9008 SITE ADDRESS 1518 Jefferson Avenue NE, 1524/1526 Jefferson Avenue NE & 1513/1515 Kirkland Avenue NE Renton, WA 98056 PROJECT NARRATIVE a. Project name, size and location of site: The Jefferson Highlands Unit Lot Subdivision project is made up of three (3) subject properties. The first site is located at 1518 Jefferson Avenue NE, Renton, WA 98056 (tax parcel # 722780-1555) and is 9,774 square feet (0.22 acres) in size. The second lot is located at 1524/1526 Jefferson Avenue NE, Renton, WA 98056 (tax parcel # 722780-1560) and is 19,383 square feet (0.44 acres) in size. The third, and final lot, is located at 1513/1515 Kirkland Avenue NE, Renton, WA 98056 (tax parcel # 722780- 1485) and is 14,175 square feet (0.33 acres) in size. The combined square footage of the three lots is 43,332 square feet (0.99 acres). b. Zoning designation of the site and adjacent properties: The three properties that make up the project site are zoned Residential-14 (R-14). The Renton Comprehensive Plan designation for R-14 is Residential High Density (RHD). The R-14 zone allows a range of seven (7) to fourteen (14) dwelling units per net acre. All properties immediately surrounding the project sites to the north, south and west are also zoned R-14. The properties located on the opposite side of Kirkland Avenue NE are zoned Residential Multi-Family (RM-F). Jefferson Highlands Unit Lot Subdivision Project Narrative October 25th, 2021 Page 2 of 3 c. Current use of the site and any existing improvements: The present use for the subject properties is one (1) single-family residence (1518 Jefferson Avenue NE) and a multi-family duplex on each of the other two lots. Existing improvements to the lots are consistent with those associated with a SFR/duplex (driveways, carports, utility connections, clearing/landscaping, etc.). The existing dwelling units and improvements are proposed to be removed. d. Special site features: The subject site is mostly flat in topography, with a slight slope west to east. The overall elevation difference is approximately 8-feet. According to the City of Renton Maps, the site contains slopes between 15-25% near the southern portion of the project site. Sensitive slopes less than 40% are located just offsite on the neighboring property south of 1518 Jefferson Avenue NE. No other critical areas are known to be on-site. The Geotechnical Engineering Report completed by The Riley Group, Inc. supports the proposed construction from a geotechnical standpoint. e. Statement addressing soil type and drainage conditions: Per the Geotechnical Engineering Reports prepared by Riley Group dated April 6, 2018 and September 1, 2021, the site is underlain with some fill over native silty sand and sand with varying amounts of gravel, sand and silt. The Applicant is proposing an on-site infiltration system within the underlying native silty sand and gravel layer for drainage. Emergency overflows connections to the City storm system will be provided. f. Proposed use of the property and scope of the proposed development (height, SF, lot coverage, parking access, etc.): The Jefferson Highlands project proposes a Unit Lot Subdivision for a total of eighteen (18) townhomes. The townhouses are organized in three (3) six-unit blocks; six (6) units are located along Kirkland Avenue NE and twelve (12) units abut Jefferson Avenue NE. The units along Jefferson Avenue NE are three-stories high with a rooftop terrace on top of the flat roof. These units have a detached garage. Each unit’s size is approximately 2,600 square feet. The units along Kirkland Avenue are also three stories in height with a rooftop terrace and attached garage located beneath the second floor living space. Each unit is approximately 1,900 square feet in size. The wall plate height for all the dwelling units is 32-feet and the wall plate height for the detached garages is 21-feet. Vehicle access and parking is via an alleyway that is accessed from Kirkland Avenue. Per RMC 4-2-110A, maximum building coverage will not exceed 65% and total impervious area will not exceed 80%. Access for all units will be gained from Kirkland Avenue NE. g. Proposed off-site improvements (installation of sidewalks, fire hydrants, sewer main, etc.): Frontage improvements along Kirkland Avenue NE are proposed to be a 11.5-foot paved travel lane (measured from centerline), 0.5-foot vertical curb, 12-foot bioretention planter strip, and a 5-foot sidewalk with a 1-foot clear width between the back of the sidewalk and the edge of the right-of-way. Frontage improvements on Jefferson Avenue NE are proposed to be constructed with the City of Renton’s NE 16th Street/Jefferson Avenue NE Stormwater Green Connection Capital Improvement Project. Jefferson Highlands Unit Lot Subdivision Project Narrative October 25th, 2021 Page 3 of 3 h. Total estimated construction cost and estimated fair market value of the proposed project: The probable construction cost for the eighteen (18) Unit Lot Subdivision is approximately $7.5 million. The estimated project valuation is $9.3 million. i. Estimated quantities and type of materials involved if any fill or excavation is proposed: Excavation: 650 cubic yards (To be confirmed during final design) Fill: 1,550 cubic yards (To be confirmed during final design) Net: 900 cubic yards Fill (To be confirmed during final design) j. Number, type and size of the trees to be removed: All twenty-two significant trees on-site are proposed to be removed. Per RMC 4-4-130, the project proposes nineteen (19) replacement trees. The tree types and sizes to be removed are: 4 West Red Cedars 6” DBH 1 West Red Cedar 40” DBH 2 West Red Cedars 24” DBH 1 West Red Cedar 12” DBH 1 West Red Cedar 14/24” DBH Fruit Cherry 6,6,8,10” DBH Fruit Apple 6,8,8,8” DBH Leyland Cypress 8” DBH Crabapple 6, 10” DBH Sugar Maple 34” DBH Fruit Cherry 16” DBH Fruit Cherry 14” DBH Fruit Cherry 6,8,8,10” DBH Mt Ash 6” DBH Deciduous Tree 8” DBH Hackberry 8,8” DBH Douglas Fir 36” DBH Blue Spruce 24” DBH k. Explanation of any land to be dedicated to the City: The project proposes a 1.5-foot dedication to the City of Renton, along Jefferson Avenue NE, totaling 339 square feet. A Public Alley dedication of 2,433 square feet is also included in the project proposal. 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: The Jefferson Highlands project is proposing to subdivide the subject sites into eighteen (18) unit lots. The units are proposed to be between approximately 1,900 and 2,600 square feet. The proposed residential density is 18.2374 dwelling units per acre, using the Bonus Density opportunities in RMC 4-9-065 by providing two (2) affordable housing units.