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HomeMy WebLinkAboutPN_Project_Narrative__191209_v1Project Narrative 1. Project Narrative: A clear and concise description and summary of the proposed project, including the following: a. Project name, size and location of site; Flatiron-Lane JV is proposing the implementation of Temporary Field Office Trailers on site at the Former Pan Abode Site at 4350 Lake Washington Boulevard, North. This parcel is approximately 312,776 Square Feet, or 7.18 Acres. The property is located just north o f the May Creek Trail Entrance and just West of I-405. The project will utilize the Temp-Use Permit for Flatiron-Lane JV for (5) years. b. Zoning designation of the site and adjacent properties; The zoning designation for this parcel is called out as COR. Meanwhile, the May Creek Trail Parcel is directly south of the parcel and is Zoned R-6. Lake Washington Boulevard, North runs from the southwest corner of the parcel to the northernmost point of the property. Meanwhile, Interstate 405 and the N 44th Street Exit Lane/Ramp run along the parcel’s eastern side. c. Current use of the site and any existing improvements; The site is currently partially vacant with some use of one of the existing long metal hangar building. Current tenants use this building for storage space and have been advised to vacate the premises within 90 days as if 10/25/2019. d. Special site features (i.e., wetlands, water bodies, steep slopes); There are 4 existing structures on site of which we will utilize for storage as needed. The ground on this parcel is mostly covered with HMA. This will provide for a clea ner laydown/office yard during wet months. An area on the south end of the parcel shows a potential flood zone. However, in noticing the gravel material placement and elevation at this “FEMA” zone, I would consider this to not be a flood zone. Either way, Flatiron-Lane JV or its affiliates plan to completely avoid the area marked as a potential flood zone. e. Statement addressing soil type and drainage conditions; The existing ground conditions on-site are very well suited for our project. That being said , there is only a small stretch of exposed soil on the south end of the property. The soil is full of organics has a dense moss build-up. As well as some Blackberry bush overgrowth. f. Proposed use of the property and scope of the proposed development (i.e ., height, square footage, lot coverage, parking, access, etc.); Flatiron-Lane JV is to use this parcel for a project laydown/staging area as well as a site for project field offices. There is one driveway, which forks into two separate gated entrances f rom the north end of the property. Of the 312,776 Square Feet, about 50,000 square feet will be converted into a temporary parking lot for up to a capacity of 222 Flatiron-Lane JV and WSDOT vehicles. g. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.); Flatiron-Lane JV has proposed to reconstruct the existing 8” sewer line to accommodate for future residential development. Currently the sewer line is not in service. Flatiron -Lane JV and our team will utilize the existing sewer line for its office staff who are stationed on the parcel. Vulcan has made us aware of both Sound Transit’s Park and Ride facility on one half of the parcel, and their plans for construction of a multi-floor apartment complex on the other half. h. Total estimated construction cost and estimated fair market value of the proposed project; We have proposed a budget for this set-up of near 7 Million Dollars. After receiving quotes from 2 trailer providers and a quote to take additional space in our Talbot Rd. office, we were able to formulate what we saw as the most forecastable budget. i. Estimated quantities and type of materials involved if any fill or excavation is proposed; N/A j. Number, type and size of trees to be removed; Flatiron-Lane JV does not anticipate removing any trees from the site. There are existing trees in the center of the parcel which are near power lines that feed into the property. The project team has ample room to avoid these trees throughout the construction/staging process. k. Explanation of any land to be dedicated to the City; and In 2024, it is anticipated that Sound Transit will begin con struction on the northern half of this parcel to build their Park and Ride Facility. We will want to ensure that Flatiron-Lane JV and our team are still able to access the Southern portion of the parcel and may need to implement a new access route. l. For shoreline applications only: i. Name of adjacent water area or wetlands, Located just south of the parcel, is May Creek. This is a public loop trail open year-round to pedestrians. Some of the features here include thick foliage and a bridge over the creek. ii. Nature of existing shoreline – describe: • Type of shoreline (i.e., lake, stream, lagoon, marsh, bog, floodplain, floodway); Creek Shoreline/Wetland • Type of beach (i.e., accretion, erosion, high bank-low bank); N/A • Type of material (i.e., sand, gravel, mud, clay, rock, riprap); and The material in this wetland is composed mostly of mud, sand, and rock. In seeing this, Flatiron-Lane JV is taking into consideration any potential erosion or runoff caused by use of the adjacent property. • The extent and type of any bulkheading, and N/A 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 Currently, there are 4 existing structures on site. 3 are metal-framed structures while one is of wood-framing. Flatiron-Lane JV is proposing to demolish the existing woodframed office building as well as one of the metal-framed buildings located at the center of the parcel. Our team also proposes the implementation of 4 total trailer complex’s (Four 9-plex’s Sized at approximately 7,000 sf each. -56’x126’ EA) to house our Project team as well as WSDOT’s inspectors. None of which have any views to be obstructed by construction activities. m. The proposed number, size, and density of the new lots, for subdivision applications only. It has been communicated with Flatiron-Lane JV, that Sound Transit and Vulcan have plans for this parcel. That being said, this parcel will be subdivided into two in order to accommodate Sound Transit’s (Park and Ride) and Vulcan’s (Residential Development) needs. (See plan attached) The parcel is expected to be subdivided in 2023 in sequence with Flatiron-Lane JV’s adjacent roadway work on I-405. The Northern portion of the parcel will be converted into SDOT’s Park and Ride.