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28 Hundred TOWNHOMES
UNIT LOT SUBDIVISION
APPLICANT YVES TANG
PROJECT MANAGER JIM HOWTON
12018 SE 51ST STREET, BELLEVUE, WA 98006-2857
TELEPHONE 425-641-4276
FAX 425-653-1304
EMAIL ADDRESS: jimhjim1111@comcast.net
PROJECT NARRATIVE
February, 2017
Department of Community and
Economic Development
Planning Division
Renton City Hall
1055 S. Grady Way
Renton, WA 98057
We are requesting review by Renton City Development Services of this proposed project.
1. The project name is 28 Hundred. The project consists of building one 5-unit town-
home, plus one 4 unit townhome plus one three unit townhome on 12 Unit Lot
Subdivision lots. Two of the 12 townhomes will be “Affordable” units as defined by
the City of Renton code as “Housing reserved for occupancy as a primary residence
by eligible households whose annual income does not exceed eighty percent (80%) of
the area medium income for ownership of housing, adjusted for household size, as
determined by the Department of Housing and Urban Development for the Seattle
Metropolitan Statistical Area. The 12 townhomes will be constructed on two existing
contiguous lots. Lot 1, at address 2800 NE 12th Street, Renton, WA 98056 fronts on
Harrington Avenue NE and NE 12th Street. Lot 2, at address 2801 NE 13th Street,
Renton, WA 98056, fronts on Harrington Avenue NE and NE 13th Street and is
contiguous with Lot 1 along the south side of Lot 2. (See attached plan). Lot 1 is
16,942 square feet and Lot 2 is 11,751 square feet. A duplex that existed on Lot 1
caught fire and was destroyed in September, 2015 and has since been demolished and
removed from the site. An existing duplex on Lot 2 along with 2 detached 2- car
garages, one on each lot, as well as 3 outbuildings will be demolished and removed
from the site when development begins.
.
2. The Land Use Permits will include:
A. Preliminary Plat and Site Plan Approval.
B. Environment Review.
C. Unit Lot Subdivision Approval.
D. Conditional Use Permit
E. Building permits for the 12 townhomes.
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3. Zoning of the Site is R-14. Property to the east and to the north of Lots 1 and 2 is
R-14. Zoning to the west is R-8 and zoning to the south is CV.
4. Lot 1 has one 2- car garage plus one out building. Lot 2 has a duplex with two tenants
plus a detached 2-car garage and 2 out buildings.
5. The site lies within the City of Renton Aquifer Overlay Zone 2. There are no bodies
of water or any other critical areas on or near the site. Both lots are flat.
6. The soil on both Lots 1 and 2 is classified as ACM. Five soil log holes were dug and a
soils report was completed. The upper approximately four feet is sandy loam with
excellent infiltration and drainage properties. Below four feet is loose to consolidated
till. The holes were all dry with no standing water.
7. 12 townhomes with 2 attached garages will be constructed on 12 Unit Lot
Subdivision Lots.
8. Each of the 12 townhomes will be on a lot. The lots will range in size from to . .
10. Access to all townhomes will be from both NE 12th Street and from NE 13th Street
with the homeowner’s owned and maintained Unit Lot Driveway running between
the two streets. (See attached plan).
11. Off-site improvements will include a new 5’ wide sidewalk with a contiguous 8’ wide
planting strip along the north property line fronting on NE 13th Street.
12. Total estimated construction cost of the project is $3,500,000. Land cost is $630,000.
The fair market value is estimated to be $5,000,000.
13.Approximately 400 cubic yards of material will be excavated. The material will
consist of top soil and sandy loam. The top soil will be stock piled on-site and will
later be spread back over and used on the lots. Some debris, including the demolished
buildings will be removed from the site.
14. There are 5 trees remaining on Lots 1 and 2. The City of Renton removed 3 trees
from the property during the recent construction of the new sidewalk, planting strip
and subsurface drainage facility along Harrington Avenue NE. The five remaining
trees include 2 large Douglas Firs, 1 large Western Red Cedar and 2 non-native
ornamental deciduous trees that are not in good condition. 1 of the firs and both of the
deciduous trees will be removed.
15. There will be a job shack and later a model home as one of the 12 townhomes.
16. A PreliminaryPlat/Site Plan, floor plans and elevations as well as renderings for the
buildings are attached.
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17. A conditional Use Permit will be required as the height of the buildings will exceed
the 24’ plate height of the R-14 Zone. The plate height of the buildings will be 32’
18. Lots 1 and 2 are across the street (Harrington Avenue NE) from a McKnight
Middle School large open area. In addition, fruit trees will be planted and roof
top areas for each townhome will contain patio areas. Also, 4 planting boxes will be
installed in the open space area on the east side of the driveway near NE 13tjh Street
as shown on the Landscape Plan. Each lot will contain more than the required 150
square feet of open space and there is adequate open space in the project to meet the
350 square feet per unit requirement.
19. City of Renton water and sewer services are available on all three surrounding streets
including Harrington Avenue NE, NE 12th Street and NE 13th Street.
20. Fire sprinkler systems will be provided in all12 townhomes.
21. There will be no obstructed views from other residential units and the height of the
townhomes will be 35’-6”.
DENSITY CALCULATIONS FOR 28 Hundred
43560 28693
14 X
Then;
28,693 X 14 = 401,702 sq. ft.
And;
397,334 9.2218 units
43,560
FOR BONUS DENSITY OF 18 UNITS PER ACRE:
28,693 .659 acres
43,560
Then;
.659 X 18 = 11.86 units
Rounding up as per R-14 Zoning Code = 12 units
IN ADDITION, PLEASE SEE THE ATTACHED CITY OF RENTON DENSITY
CALCULATION SHEET WHICH SHOWS 18.4 UNITS PER ACRE WHICH
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WILL THEN BE ROUNDED DOWN TO 18 UNIT PER ACRE AS PER RENTON
MUNICIPLE CODE RMC 4-11-04