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NSULTINC ENGINEERS, LLC
June 13, 2017
Mr. Clark Close
Senior Planner
City of Renton - Current Planning
1055 South Grady Way
Renton, WA 98057
RE: Project Narrative
Earlington Townhomes PPUD/Preliminary Plat
Dear Clark:
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BlueFern
DEVELOPMENT, LLC
On behalf of Blue Fern Development and our entire consulting team, ESM Consulting
Engineers is writing this letter in support of our application for a Preliminary Planned Unit
Development and Preliminary Plat of the Eadington Townhomes project in the City of
Renton. Named after the surrounding neighborhood as well as the greenhouses which
have historically occupied the site, this project represents Blue Fern's first project within
the City of Renton. Blue Fern has been an active participant in the creation of urban infill
communities within many other local jurisdictions, and this project is an opportunity which
Blue Fern and the whole team is very excited about. Please allow this letter to serve as an
introduction to our project as well as our formal Project Narrative.
Design Context; Site Opportunities and Challenges
The development of the Earlington Townhomes site with its close proximity to Renton's
revitalized downtown core is a great opportunity for new housing within easy commuting
distance of the City. The zoning very much encourages a high-density residential
community.
With this said, it is safe to say that the site is a challenging development site for several
key reasons. Part of our goal in this project narrative is to give context and insight to many
of our design concepts as our team seeks to creatively mitigate some of the inherent
challenges of the site and produce a successful new community that contributes to
Renton's sustainable growth.
Site Location, Topography, and Dimensions
Directly northwest of the intersection S. 132nd St and Renton Ave S., the site is triangular in
shape with approx. 800 linear feet of frontage on Renton Avenue and 700 linear feet on
132nd.
Mr. Clark Close
June 13, 2017
Page 2
Although the site's topography could be considered 'moderately' steep, the grade change
is particularly challenging in that it is nearly uninterrupted throughout the entirety of the
site, gaining approximately 70 vertical feet along the western property boundary. Renton
Ave S. is a busy arterial with traffic travelling at a greater speed than is conducive to a
residential community with small children. The site's triangular shape is demanding to
efficiently lay -out when compared to a more regular, rectangular -shaped assemblage of
parcels with the same density allowances. This also means the site has a disproportionate
amount of linear feet of frontage to buffer against relative to its total size.
Community Plan & Access
The continuous grade change across the site is a special challenge to vehicular
circulation and our ability to meaningfully organize units and provide useful, practical open
spaces as an amenity to homeowners. There was a very real challenge of avoiding
fronting homes directly onto a busy arterial, while at the same time (after open discussion
with the City) the mutual goal of providing an attractive view of the community from Renton
Ave S. (and not simply a row of back yards and fences).
To overcome these challenges, the site will be accessed from S. 132nd Street by a single
cul-de-sac with 5 alleys that extend laterally (east -west) from the main drive aisle and cul-
de-sac. Keeping the north south vehicular traffic to a single location (as opposed to some
type of loop) and avoiding a through -road across the site were 2 central tenants to our
design concept. This design minimizes grading (which is maximized at road locations),
increases the functionality and efficiency of a triangular shaped site, and creates a
community that is an extension of the more traffic -calmed S. 132nd St, to avoid fast-
moving vehicles within our site. It also allows us to have a landscaped buffer to Renton
Ave S. while allowing views of the fronts and sides of our townhomes.
Green Courts & Alleys - Separation of Vehicular and Pedestrian Traffic
Perhaps the most important component of our entire community is the conscious
separation of vehicular and pedestrian traffic. This layout will provide primary access to
100% of our townhomes via a system of trails and green courts, allowing for a safe
pedestrian design and encouraging the site to function as a neighborhood. Each home's
front entrance opens onto a public, landscaped court that is lushly planted with a mixture
of different colors and textures of foliage and trees. The reason we are able to achieve
these functional, level, highly -landscaped, spaces is that we are consolidating vehicular
traffic into the efficient alleys as described above. Separation of vehicular traffic onto
alleyways and pedestrian traffic onto landscaped green spaces that connect with the
site's larger public open spaces is the keystone design concept of Earlington Townhomes.
Scope of the Proposed Development
The community design includes 60 attached single-family townhomes. Our plan is to work
with the natural grades instead of fighting against them. For this reason, every townhome
on the site is either a daylight or tuck -under design. This allows us to consolidate the
retaining walls which our topography necessitates, into the buildings themselves. The
result is a shorter construction duration for the neighborhood, less retaining walls
throughout the site itself, and, as mentioned above, the achievement of functional, level,
open -spaces on an otherwise sloping site.
Mr. Clark Close
June 13, 2017
Page 3
Architecture, Climate, and Natural Light
As the site is sloping from the north to south, the townhomes will take full advantage of the
potential views by locating all living spaces to the south side of each unit with balconies
and larger windows positioned to help capture both light as well as potential views. Our
experience working with the families who are purchasing our townhomes has taught us
an important lesson: natural light is paramount. In an attached townhome, party walls are
unable to provide light, so our design imperative is larger -than -typical windows on the
south side of all units.
The building design will contain a great deal of modulation, both along the fapade as well
as the roofline, creating a pleasing appearance and helping to reduce the buildings mass
to a more pedestrian feel. The building colors will be organic yet rich in nature and utilized
in a way to enhance the building modulation and work with the site design as a whole.
Further enhancing the buildings appearance, we have incorporated varying siding
materials & reveal dimensions, Juliet balconies and large windows.
Many homebuilders have strayed away from classic, Northwest design principals like
pitched roofs and lap siding. We firmly believe it is possible to produce a modern,
attractive, aesthetic while maintaining a connection to a design palette that make sense
for not only our local climate, but also the reality that many families who choose attached
houses are doing so because they are making a conscious decision to own a home that
requires less maintenance.
The reality is, it rains a lot in our area. Pitched roofs and lap siding are extremely effective
at shedding moisture downwards and still look good after many seasons of hard wear.
The ubiquitous, rectangular, flush panels that so many "modern" projects utilize don't
weather our climate as well, and mean more maintenance for our buyers. In our planning
for this community, we are making a decision to use more traditional materials while
concentrating on unique and expressive glazing and landscaping design.
Site Design and Green Space Amenities
In addition to the green courts where many front doors are located, meandering sidewalks
will connect to gathering spaces to help promote a sense of community. The layout of the
site will include several open and green spaces situated along the frontage of Renton
Avenue as well as at the termination of each green court located between buildings.
Amenities include an outdoor recreation and open space area in the southeast corner of
the site situated over the proposed storm vault. There will be a green plaza in the northern
extent of the project that will include walkways that connect to the sidewalk along Renton
Avenue. Trails run through the site connecting the different seating areas and offering
opportunities for views out towards Mt. Rainier.
Parking Solutions based on Experience
Every single townhome in our community is being provided a 2 -car garage, which actually
exceeds the maximum allowed by the City. This is important to us. Our experience selling
townhomes has taught us that garages are very important to homeowners, and that
people who buy townhomes will willingly use garage space for their vehicles, as long as
Mr. Clark Close
June 13, 2017
Page 4
they have additional storage space. In every project we have ever built, the units with
garages sell first
Guest parking will be provided as street parking located along the main entry aisle, a safe
enough distance from front doors to encourage use of garages, but not so far as to be
problematic for guests. The 2 -car garage standard and our guest parking concept go
hand-in-hand: the reality of a second parking spot is it provides families with 2 cars a way
to keep both cars close to home, and families with 1 car a way to use some garage space
as valuable storage while keeping room enough for their car.
Net Density and Proposed Number of New Lots
Based on our calculations as outlined on the enclosed density worksheet, we are allowed
up to 49 townhomes in the R-14 zone since 14 units per acre yields 46.58 townhomes,
rounded up to 47. We are allowed to increase the density by up to 30% (or up to 18.82 per
acre) by providing affordable housing. We are proposing to provide 7 affordable homes
since we are allowed one market rate bonus home for each affordable home. This yields
60 units total.
Current Use of the Site and Existing Improvements
The site is currently a nursery with multiple greenhouses, outbuildings, a retail building,
and a caretaker's residence. The greenhouses vary in size, shape, and construction
materials. The retail store covers approximately 1,096 square feet and is wood frame
construction. The caretaker's residence was constructed in 1965 and is approximately
2,820 square feet. Other site improvements include gravel and dirt driveways for access to
the various greenhouses and storage areas that were part of the normal operation of the
nursery. Most of the site is covered in either buildings or driveways.
Zoning Designation of this Site and Neighboring Parcels
The site is zoned R-14 (Residential 14 du/ac). The adjacent properties are zoned as
follows:
North - Renton Avenue, King County Zone R-12 (outside of city limits)
East - Renton Ave, R-14 properties along the eastern side of Renton Ave.
South - 132nd St, R-14 (11425 linear feet) and R-10 (Ell 75 linear feet) on south side of
132nd St
West - R-14 (11280 linear feet) and R-8 (11300 linear feet)
Land Use Permits Required
The project requires approval of a Preliminary Planned Unit Development and a
Preliminary Plat. It is our intent to develop the site into fee -simple lots for individual
ownership.
Estimated Construction Cost and Fair Market Value of the Project
The total estimated construction cost is approximately $12 Million and the fair market
value of the homes will depend on the market at the time they are completed. It is planned
that the townhomes will be priced as medium -income homes, and allowing for our
Mr. Clark Close
June 13, 2017
Page 5
affordable units and the variability of the sizes and bedroom counts, at this time we have
included in our application materials an estimate of $24.8M.
Off -Site Improvements
Extensive off-site improvements will be made as part of the proposed project This
includes frontage improvements along both Renton Avenue S. and S. 132nd Street These
improvements will include curb, gutter, sidewalks and planters as required by city design
standards. Additional offsite water and sewer main extensions are being provided as per
guidance received to date from the City. The sewer will be connected into the existing
main in S. 132nd Street However, a small sewer main connection is being made at the
intersection of Renton Ave and 132nd Street. A new water main will be extended north in
Renton Ave from this site up to a connecting point with an existing main in 130th Street.
Trash Collection
Refuse and recycling locations have been provided within each individual garage and
trash pickup locations provided between buildings throughout the site. This will eliminate
the potential for unsightly containers on site.
Special Site Features or Critical Areas:
A wetland and stream reconnaissance was conducted by our consulting biologist,
Altmann Oliver Associates. No wetlands or streams were found on site. Our geotechnical
engineer, Associated Earth Science, prepared a full geotechnical report, which identifies
that the site has slopes but none of which qualify for protective measures. The slopes on
the site are generally less than 20 percent There are no other known or anticipated critical
areas on the site.
Distance From A Wetland to the Nearest Area of Work:
There are no wetlands or streams located on the site. The nearest known wetland or
stream is to the south of the Earlington Townhome site. This is a small drainage that runs
east -west and is Ell 75 feet south from the southwest corner of the property and 11350 feet
south from the southeast comer.
Soil Type and Drainage Conditions
The site contains Vashon Recessional Outwash, Vashon Lodgement Till, and fill material
according to the geotechnical report prepared by Associated Earth Sciences, dated
January 18, 2017. The site is located on a hillside and the surface water drains from the
north to the south. There are no known drainage concerns or issues on the site or in the
immediate vicinity/downstream.
Estimated Quantities and Type of FII and Excavation:
The purpose of proposed grading/filling will be to accommodate the construction of
proposed buildings and roads. Final fill/grade quantities will be prepared as part of the
clearing and grading permit(s). Preliminary estimates are as follows:
Mr. Clark Close
June 13, 2017
Page 6
Cut: 15,000 CY
Fill: 3,350 CY
Net Cut 11,650 CY
Tree Removal
The site contains 57 trees. The reality of the locations of the existing trees is that any
attempt to maintain them given the scale of the filling and grading as well as their
locations relative to the proposed road and cul-de-sac would make the project non -
feasible. As trees 30" and greater are classified as landmark in the City of Renton and are
prohibited from removal without an approved Land Development Permit, we will be
applying for these permits in our subsequent engineering submittals. There are 7 trees on
the site that meet this size threshold and will need to be removed as part of development
activities.
View Obstructions
The residential units proposed will not exceed a height of 35' above the average grade
level.
Land to be Dedicated to the City of Renton
The project will dedicate right-of-way along both Renton Ave and 132nd Street. The right of
way dedication along 132nd Street is approximately 11.5 feet along that entire frontage.
The right of way dedication along Renton Ave varies depending on the boundary and will
result in a uniform right of way that meets City of Renton standards. The proposed
roadway and cul-de-sac will also be dedicated to the City as a public road. No other
dedications are anticipated.
Model Homes, Job Shacks, Sales Trailers:
It is anticipated that upon substantial completion of the projects infrastructure,
construction of model homes will begin. The total number of model homes to be
constructed is yet to be determined. Job trailers may be necessary during site
development but will be addressed in pre -construction meetings.
Proposed Modifications
The proposed project includes the following modification requests as detailed in the
Statement Addressing Compliance:
1. Modifications to the Bulk Standards to include:
a. Lot width;
b. Lot Depth;
C. Setbacks;
d. Private open space;
e. Building coverage;
f. Impervious Surface;
g. Wall Plate Height;
2. Refuse and recyclables;
3. Maximum number of Units per Building;
Mr. Clark Close
June 13, 2017
Page 7
4. Maximum Retaining Wall Height;
Submittal Attachments
The following application materials are included with this cover letter and narrative.
1. Pre -Application Meeting Summary;
2. Waiver Form;
3. Land Use Permit Master Application Form;
4. Fees;
5. Project Narrative (this letter);
6. Environmental Checklist;
7. Density Worksheet;
8. Plat Certificate or Title Report;
9. Draft Legal Documents;
10. Construction Mitigation description;
11. Affidavit of Installation of Public Information Sign;
12. Affidavit of Installation of Public Outreach Sign;
13. Proof of Neighborhood Meeting;
14. Neighborhood Detail Map;
15. Site Plan Drawings:
a. Preliminary Plat Site Plan;
b. Existing Conditions Plan (Topography Map);
C. Conceptual Landscape Plan;
d. Boundary and Topographic Survey,
e. Tree Cutting/Land Clearing Plan;
f. Generalized Utilities Plan;
g. Conceptual Grading Plan;
h. Drainage Control Plan; and
i. Street Profile Plan;
16. Floor Plans;
17. Tree Retention/Land Clearing (Tree Inventory) Plan;
18. Tree Retention Worksheet;
19. Arborist Report;
20, Wetland Assessment;
21. Geotechnical Report;
22. Letter of Understanding Geologic Risk;
23. Drainage Report;
24. Architectural Elevations;
25. Screening Detail, Refuse/Recycling;
26. Traffic Study;
27. Plan Reductions;
28. Digital Copy;
29. Colored Maps for Display.
Mr. Clark Close
June 13, 2017
Page 8
We understand that these items represent a complete list of required materials and the
applications will be deemed complete for processing upon intake.
We look forward to working with you through the City's review and approval process.
Should you have any questions, or require additional information, please contact me
directly at 253-838-6113.
Sincerely,
ESM C ULTING ENGINEERS, LLC
EVAN MANN
Associate/Senior Planner
CC: Jordan Salisbury, Blue Fern Development
Benjamin Paulus, Blue Fern Development
John Graves, Blue Fern Development
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