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HomeMy WebLinkAboutPN_Project_Narrative_190315_v1.pdf 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community Willowcrest Project Narrative: Please provide a clear and concise description of the proposed project, including the following: • Project name, size and location of site Willowcrest Site Address: 1132 Edmonds Ave NE, Renton WA Parcel # 0923059080 74,052 sf to be subdivided and developed in phases Phase 1 Willowcrest Project Area: 31,187 sf site area to be subdivided into: Tract A: 10,517 sf of common use areas 12 lots for single family townhomes, 1500-1800sf each Tract B: 5,819 sf, utility and access easement on RHA site Phase 2 Future RHA Project Area Lot 1 on Binding Site Plan: 40,927 sf parcel and 2,951 sf ROW areas Future Renton Housing Authority multi-family development • Land use permits required for proposed project Planned Urban Development (PUD) Binding Site Plan (BSP) Civil Construction Permit NPDES permit (Washington State DOE) • Zoning designation of the site and adjacent properties The site is zoned Center Village (CV), as are adjacent parcels to the north and south. The Glennwood Townhomes properties to the east are zoned R-14. • Current use of the site and any existing improvements The site is currently undeveloped. • Special site features (i.e. wetlands, water bodies, steep slopes) There are no critical areas present on site. • Statement addressing soil type and drainage conditions Site soils include “Arents, Alderwood Material” and “Ragnar-Indianola”. Test pits revealed about one foot of topsoil mixed with loose fill underlain by a 2 to 3.5 foot layer of silty sand, which was underlain by impermeable glacial till soil. No groundwater seepage was observed in the test pits completed as part of the geotechnical analysis. Detailed findings are provided in the geotechnical report. 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community Grades within the project area slope 3-10% east to west. Currently, stormwater runoff from the project site sheet flows across the adjacent undeveloped site to the west. Grades on this portion of the parcel slope 10-15% east to west. A piped conveyance system in Edmonds Ave NE collects runoff from the site and conveys flows to the south. • Proposed use of the property and scope of the proposed development The proposed site for Willowcrest is the center area of three contiguous parcels belonging to the Renton Housing Authority (RHA). The parcels to the east are the location of the existing RHA Glennwood Townhomes and front Glennwood Avenue NE. The parcel to the west fronting Edmonds Avenue NE is currently undeveloped and will be subdivided. Tract A, 12 single-family lots, and Tract B will be developed in Phase 1 and comprise the project area for Willowcrest Townhomes. Lot 1 has been identified as a future RHA multi-family development site. Willowcrest will consist of 3 buildings of 4 townhome units each, for a total of 12 single-family townhomes. Site development will include an access drive with a hammerhead turn-around, surface parking, pedestrian walkways and outdoor common areas, and associated storm drainage, utility, and landscape improvements. • For plats indicate the proposed number, net density and range of sizes (net lot area) of the new lots Proposed number of lots: 13 (12 on Willowcrest site, 1 for future RHA development) Tracts A and B contain common use areas and utility and access easements Net Density: 7 du/acre Lot size range (net lot area): Lots A1-C4: 972 sf – 1669 sf Lot 1= 40,927 sf • Access The proposal applies an access easement to the existing Glennwood Townhomes site to create a shared access drive from Glennwood Avenue NE. The existing Glennwood Townhomes parking lot will be reconfigured to accommodate the access drive, and the existing number of parking spots will be maintained. Phase 2 of the proposal includes the construction of an access drive from Edmonds Ave NE, through the undeveloped RHA site to the Willowcrest site, and will provide continuous fire access through all three sites. • Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc.) The Phase 1 Homestead Willowcrest Townhomes project development area does not have a street frontage. There will be two fire hydrants on the Willowcrest site. Off-site improvements are limited to the access easement on the Glennwood Townhomes site to create the shared access drive. The future 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community development of the Phase 2 RHA site to the west will include Edmonds Ave NE frontage improvements. • Total estimated construction cost and estimated fair market value of the proposed project Current estimated construction cost: $3,275,000 Current estimated fair market value: $5,400,000 • Estimated quantities and type of materials involved if any fill or excavation is proposed There will be an estimated 1,800 cubic yards of fill. Imported fill material shall be obtained from a Washington Department of Transportation approved source. • Number, type and size of any trees to be removed Phase 1: (1) 30” Cedar Phase 2: (1) 36” Maple, (1) 34” Fir, and (1) 38” Madrona • Explanation of any land to be dedicated to the City In Phase 2, approximately 2,951 sf of frontage on Edmonds Ave NE will be dedicated to the city • Any proposed job shacks, sales trailers, and/or model homes; and There potentially will be one mobile job shack trailer on site for the duration of construction. • Any proposed modifications being requested (include written justification). No modifications are being requested. This project is not located within 100 feet of a stream or wetland, nor is it within 200 feet of Black River, Cedar River, Springbrook Creek, May Creek and Lake Washington.