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HomeMy WebLinkAboutPN_Project_Narrative_221209_v1 800 GARDEN Project Narrative a. Project name, size and location of site – 800 Garden Site Area – 501,641 SF Phase 1 / Building A – 8 stories - 696,496 SF Phase 2 / Building B – 7 stories – 582,385 SF Phase 3 / Building C – 7 stories - 591,702 SF b. Zoning designation of the site and adjacent properties; The site is zoned Urban Center – UC2. Adjacent zoning to the north (Lowe’s store) and west (Target store) is also UC-2 while properties to the east (rail track and warehouse) and south are zoned as IH- Industrial Heavy. c. Current use of the site and any existing improvements; The site (501,641 SF) is located at the intersection of Garden Avenue N. and N. 8th Street and includes an existing 1 story retail building (former Fry’s electronics store) and surface parking, which will be demolished to allow for the new proposed buildings. d. Special site features (i.e., wetlands, water bodies, steep slopes); None, except that the site is within the seismic hazard area. e. Statement addressing soil type and drainage conditions; Soils: Per the Geotech report, the soils encountered at the site consist of relatively shallow fill overlying alluvial deposits (asphalt, fill and Alluvium). The surficial soils in the vicinity of the site are mapped as modified land over alluvial deposits. The modified land consists of land changes by man for construction or development purposes, generally fill methods. The alluvial deposits range from clay to gravel, with silt and fine sand most common along the Duwamish River floodplain. The alluvium is commonly organic rich, sometimes containing interbedded peat. The alluvial soils were deposited by the meandering Cedar River and are poorly to moderately consolidated. Refer to the geotech report for further information. Drainage: The proposal mimics the existing drainage patterns, reduces the total amount of impervious surface, and provides water quality treatment for pollution-generating surfaces; therefore, it is not anticipated to alter or affect drainage patterns in the vicinity of the site. Site stormwater runoff from building roofs, pedestrian plazas, and other non-pollution generating sources will be collected in a series of catch basins and discharged to the public storm drain in Garden Avenue North. Stormwater runoff from roadways will be collected in a series of catch basins and routed to a water quality vault meeting Enhanced Basic Treatment requirements prior to discharging to the public storm drain in Garden Avenue North. The 72-inch public storm drain in Garden Avenue North is part of Johns Creek, which discharges to Lake Washington. Page 2 of 3 f. Proposed use of the property and scope of the proposed development ( i.e., height, square footage, lot coverage, parking, access, etc.); Phase 1 / Building A - 696,496 SF with 25,697 SF of ground level commercial space, 419 dwelling units & 635 parking stalls. 8 stories; +/- 84' above level 1 FFE; Level 1 varies slightly per grade. Phase 2 / Building B – 582,385 SF with 13,195 SF of ground level commercial space 375 dwelling units & 488 parking stalls. 7 stories; +/- 74' above level 1 FFE; Level 1 varies slightly per grade. Phase 3 / Building C – 591,702 SF with 9,869 SF of ground level commercial space, 385 dwelling units and 490 parking stalls. 7 stories; +/- 73' above level 1 FFE; Level 1 varies slightly per grade. The site (501,641 SF) is located at the intersection of Garden Avenue N. and N. 8th Street which provides retail vehicular access the development. Additional residential vehicular access is provided from an interior access road along the north and east of the site. The proposed development has sufficient vehicular and emergency access with frontage on two streets and an interior access road towards the north and east forming a loop around the buildings. Primary pedestrian entries are located facing Garden Ave N. All buildings have structured parking within a garage which allows for 100% lot coverage. g. Proposed off-site improvements ( i.e., installation of sidewalks, fire hydrants, sewer main, etc.); Off-site roadway improvements along North 8th Street and Garden Avenue North include installation of sidewalks, landscaping, driveways, curb ramps, and roadway widening. Off-site utility improvements include installation of stormwater, sewer, water, electrical, and communications services; undergrounding of power and communications infrastructure; and re-routing of an existing water main within an easement on-site. h. Total estimated construction cost and estimated fair market value of the proposed project; To be determined. i. Estimated quantities and type of materials involved if any fill or excavation is proposed; Filling, excavation, and grading will accommodate pavement, building, and utility construction as needed. Fill will be imported by the contractor as on-site soils are not suitable for backfill. Approximately 20,000 CY export and 18,000 CY import is anticipated. j. Number, type and size of trees to be removed; Per Arborist Report. k. Explanation of any land to be dedicated to the City; Total Area of ROW dedications = 36,385 SF 23.5 feet ROW dedication along Garden Ave N & +/-25 (24.9’-25.5’) ROW dedication along N 8th Street. l. For shoreline applications only: N/A i. Name of adjacent water area or wetlands, Page 3 of 3 ii. Nature of existing shoreline – describe: Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain, floodway); Type of beach (i.e., accretion, erosion, high bank-low bank); Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and The extent and type of any bulkheading, and iii. The number and location of structures and/ or residential units (existing and potential) which might have views obstructed as a result of the proposed project; and m. The proposed number, size, and density of the new lots, for subdivision applications only. Lot subdivision that allows each of the three phases (Building A, B & C) to be on its own parcel.