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HomeMy WebLinkAboutPN_Project_Narrative_Greystoke_LLC_180406_v2.pdf28HUNDRED TOWNHOME PROJECT 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 January 3, 2018 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 two 4 unit townhome buildings plus one 3 unit townhome building on 11 Unit Lot Subdivision lots. One of the 11 townhomes will be “Affordable” 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 11 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 11,439 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. 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 with medium to poor infiltration The holes were all dry with no standing water. 7. 11 townhomes with a 2- car attached garage in each unit will be constructed on 11 Unit Lot Subdivision Lots. 8. Each of the 11 townhomes will be on a lot. The lots will range in size from about 1,050 square feet to about 2,000 square feet which includes at least 150 square feet of open space on each lot. 10. Access to all townhomes will be from both NE 12th Street and from NE 13th Street with a private 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 plus a 5’ wide sidewalk with a contiguous 6’ wide planting strip along the south property line fronting on NE 12th 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 $4,800,000. 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 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 deciduous trees. 1 of the firs will be removed. The City agreed in writing to replace, in kind, the trees the city removed but this did not happen. 15. There will be a job shack and later a model home as one of the 11 townhomes. 16. A Site Plan, Floor Plans and Elevations as well as renderings for the buildings are attached. 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 McKnight Middle School which contains a 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 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 all 11 townhomes. 21. There will be no obstructed views from other residential units and the height of the townhomes will be 35’. DENSITY CALCULATIONS FOR 28HUNDRED 43560 27,554 14 X Then; 27.554 X 14 = 385,756 sq. ft. And; 385,756 8.9 units 43,560 Then, this is rounded up to 9 units. FOR BONUS DENSITY OF 18 UNITS PER ACRE: 27,554 = .633 acres 43,560 Then; .633 X 18 = 11.39 units Then this is rounded down to 11 units. IN ADDITION, PLEASE SEE THE ATTACHED CITY OF RENTON DENSITY CALCULATION SHEET WHICH SHOWS 17.24 UNITS PER ACRE WHICH IS LESS THAN THE 18 UNITS PER ACRE ALLOWED BY RENTON MUNICIPLE CODE RMC 4-11-040.