HomeMy WebLinkAboutJ_Revised_Extra_Height_Justification_VEK_On_Aberdeen_200508_v2*Please see Exhibits 1 & 2 for depiction of additional open space and amenity areas.
ADDITIONAL HEIGHT JUSTIFICATION
REF 4-2-110A…. Condition 20. An additional ten feet (10') of maximum wall plate height and an additional
story for a residential dwelling structure may be obtained through the provision of additional amenities such as
additional recreation facilities, underground parking, and additional landscaped open space areas; as determined
through the site development plan review process and depending on the compatibility of the proposed buildings
with adjacent or abutting existing residential development. The maximum wall plate height of a residential
structure shall not exceed forty-two feet (42').
Below is a comparison between code requirements and provided amenities and open space:
Standard Required Provided Difference Description
RMC 4-2-
115(Standards for
Private Yards):
250 SF/unit (no
dimension less
than 8’ in width)
+ 179 SF for
Type A Units
+ 311 Sf for
Type C Units
+3,202 SF* Combination of rooftop
decks and ground level
private yards
RMC 4-2-115
(Common Open
Space) 1.
350 SF/unit of
4200 SF total
4626 SF +426 SF* Two open spaces are
provided, Tract C is
centrally located, and Tract
D is located at the western
side of site connected via
walkway to all units
RMC 4-2-115
(Common Open
Space) 2.
Picnic areas,
space for
recreational
activities and
other activities
as appropriate
BBQ Pit,
Horseshoe
area, Open
community
space with
picnic tables
& firepit with
outdoor
seating
Landscaped
pedestrian
pathways,
focal point
NA
RMC 4-2-115
(Common Open
Space) 3.
Located in
highly visible
area and be
easily accessible
to the
neighborhood
Two highly
visible
locations
onsite
NA Tract C is centrally located
within the development
and is highly visible from
the unit lot driveway which
will be utilized by all units
for access.
RMC 4-2-115
(Common Open
Space) 4.
Contiguous to
the majority of
the dwellings
and accessible to
all dwellings,
shall be at least
20’ wide
Two
locations
contiguous to
the majority
of the units by
pedestrian
walkway and
unit lot drive
NA All dwellings are connected
to the two spaces by a
landscaped walkway. No
open space dimension is
less than 20’.
RMC 4-2-115
(Common Open
Space) 7.
Grass-crete or
other pervious
surfaces may be
used in the
common open
Grassed Tract
D and
landscaped,
concrete
NA Stamped concrete is
proposed in lieu of grass-
crete per Corey Thomas’
direction that the concrete
meets 30-ton weight
*Please see Exhibits 1 & 2 for depiction of additional open space and amenity areas.
space for the
purposed of
meeting the 150’
distance
requirement for
emergency
vehicle access
but shall not be
used for
personal vehicle
access or to
meet off-street
parking
requirements.
open space in
Tract C
requirements for the
emergency vehicle access.
This access shall not be
used by personal vehicles
and a no parking sign will
be posted. Additionally,
bollards per standard are
positioned to fully restrict
personal vehicle
access/parking. Tract D is
almost entirely grassed
with a paver walkway,
amongst other amenities
RMC 4-2-115
(Common Open
Space) 8.
Max slope of 5% Tract C and D
both meet
this
requirement
NA All slopes in the designated
open space areas are 5% or
less
RMC 4-2-115
(Common Open
Space) 9.
No obstructions No walls or
other
obstructions
exist in either
open space
Tract
NA No obstructions are in the
open spaces
Other Considerations
1. Additional Landscaping:
a. Sight obscuring vegetation is provided to buffer the project from an existing
development to the north and visa-versa.
b. Landscaping provided between driveways of individual units to enhance privacy
c. Landscaped private yards provide additional privacy and enhance beauty of pedestrian
pathway to the south of units
2. Additional roof top private decks*:
a. Type A Units have an additional 64 SF Level 4 deck and Type C Units have an additional
125 SF Level 4 deck in addition to the ‘Level 5’ private open space roof decks provided
for each unit.
b. Balconies are provided for each unit on each level (2, 3, and 4) in addition to the decks
on Levels 4 & 5 giving occupants the opportunity to take advantage of light from the
north and south.
3. Due to the sloping site, the two lower units are under the standard 32 feet height from Grade
Plane. The four units requiring the 10-foot exemption are stepped back where possible to
minimize the building massing and utilize open railing around the upper roof top deck.
4. The adjacent developments, built in 2006 and 2009, have their access driveways abutting our
proposed development. The proposed average building setback is +/- 20 ft so the separation
between the adjacent developments has fully been maximized leaving between 35 ft and 50 ft
of separation between the two adjacent buildings to the north and south.
5. Unit 1, facing Aberdeen, will have raised planting beds, and additional landscaping to minimize
the bulk across Aberdeen Ave.
6. Steep slopes and a wetland encumber much of the western portion of the property. This natural
area provides a buffer and visual relief as well as relief to “urban fatigue” for future residents.
The entire western portion of the property, a total of 28,792 SF, including approximately 7,743
SF of area that are not classified as critical areas, will set aside and protected as a permanent
open space ‘Native Growth Protection Area’ tract, on the final plat.
TOP OF SLOPE
PER GEOTECH
SLOPE BUFFER
PER GEOTECH
8" DI WATER
PJOHN CREEKFOUND REBAR & CAP
LS #30581
TOP OF SLOPE
PER GEOTECH
15' SETBACK
SLOPE BUFFER
PER GEOTECH15' BSBLP
15' BSBL
JOHN CREEKW E
N
S
W4 E7 E1E2E3E4E5E6W1W2W3
N2
Net Density
Ingress/Egress
(Tract B)
N3
Critical Slopes
Wetland &
Buffer
COMMON OPEN SPACE:
COMMON SPACE REQ'D = 4,200 SF:
COMMON SPACE PROVIDED = 4,626 SF
(SEE CIVIL SHEET 1 FOR AREA BREAKDOWN)
PRIVATE OPEN SPACE:
PRIVATE OPEN SPACE REQ'D = 3,000 SF:
PRIVATE OPEN SPACE PROVIDED = 6,202 SF
(SEE SHEET A-103 FOR AREA BREAKDOWN)
OPEN SPACE REQUIREMENTS:
250SF OF PRIVATE OPEN SPACE PER UNIT (250 * 12) = (3,000 SF)
350SF OF PUBLIC OPEN SPACE PER UNIT (350 * 12) = (4,200 SF)
5' SIDEWALK
TYPICAL MIDDLE UNIT (X8)
TYPICAL END UNIT (X4)
NOTE: SEE SHEET A-103 FOR PRIVATE OPEN
SPACE AREA CALCULATIONS/PLANS
NOTE: SEE SHEET A-103 FOR PRIVATE OPEN
SPACE AREA CALCULATIONS/PLANS
TRACT A
LANDSCAPE
(SEE CIVIL SHEET 1)
Tract C
COMMON SPACE
(SEE CIVIL SHEET 1)
TRACT D
COMMON SPACE
(SEE CIVIL SHEET 1)
Common Space
Common Space 1
1
TRACT B
(SEE CIVIL SHEET 1)
1
SCALE 24X36:
PROJECT NO:
ISSUE DATE:
DRAWN BY:
CHECKED BY:
* NOTE:11X17 SETS ARE
REDUCED 50%; SCALE
DRAWINGS ACCORDINGLY. 451 DUVALL AVE NE, RENTON, W A 98059206.612.8647 | WWW.ATERAHOMES.COM1" = 20'-0"5/6/2020 6:41:38 AMC:\Users\Paul Monsef\MDDG\studio - Documents\MDDG Current Projects\2018\18015 957 Aberdeen TH, Renton\04 Design Development\18015 957 Aberdeen, 12Unit, Site.rvtDENSITY/OPEN
SPACE
CALCULATIONS
18015
2019/11/06
SPM
A-102
DESIGN
DEVELOPMENTVEK on Aberdeen957 ABERDEEN AVE NE--
SCALE:1" = 20'-0"1 NET DENSITY AREA PLAN/CALCULATIONS
SCALE:1" = 20'-0"2 OPEN SPACE AREA PLAN/CALCULATIONS
N0'10'20'80'
DENSITY CALCULATIONS:
GROSS SITE AREA:
LESS DEDUCTIONS:
-PRIVATE ACCESS EASEMENTS:
-CRITICAL SLOPES:
-WETLAND AND BUFFER:
NET LOT AREA:
54,057 SF
-5,650.86 SF
-17,991 SF
-3,058 SF
26,699.86 S F
NET ACREAGE:
PROPOSED DWELLING UNITS:
PROPOSED NET DENSITY:
MAX NET DENSITY:
0.6129 ACRES
12 UNITS
19.6
20 UNITS
1
1 No.DateDescription12020/04/26CITY REVISIONS
E
N
S
E1E2E3E4E5E6
N2
AREA:498 SF
Garage
AREA:70 SF
L1 Porch/Stairs AREA:307 SF
Level 1
AREA:406 SF
Garage
AREA:498 SF
Garage
AREA:70 SF
L1 Porch/StairsAREA:307 SF
Level 1
AREA:406 SF
Garage
AREA:307 SF
Level 1
AREA:406 SF
Garage
AREA:307 SF
Level 1
AREA:406 SF
Garage
UNIT TYPE A
14'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
14'-0"
UNIT TYPE A
19'-0"
AREA:185 SF
L1 Private Yard AREA:185 SF
L1 Private Yard
AREA:356 SFL1 Private YardAREA:356 SFL1 Private YardAREA:356 SFL1 Private YardAREA:356 SFL1 Private YardE
N
S
E1E2E3E4E5E6
N2
AREA:561 SF
Level 2
AREA:54 SF
L2 Balcony
AREA:767 SFLevel 2AREA:27 SFL2 BalconyAREA:561 SF
Level 2
AREA:54 SF
L2 Balcony
AREA:767 SFLevel 2AREA:27 SFL2 BalconyAREA:767 SFLevel 2AREA:27 SFL2 BalconyAREA:767 SFLevel 2AREA:27 SFL2 BalconyUNIT 6
14'-0"
UNIT 5
19'-0"
UNIT 4
19'-0"
UNIT 3
19'-0"
UNIT 2
14'-0"
UNIT 1
19'-0"
UNIT TYPE A
14'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
14'-0"
UNIT TYPE A
19'-0"
E
N
S
E1E2E3E4E5E6
N2
AREA:592 SF
Level 3
AREA:77 SF
L3 Balcony AREA:699 SFLevel 3AREA:56 SFL3 BalconyAREA:592 SF
Level 3
AREA:77 SF
L3 BalconyAREA:699 SFLevel 3AREA:56 SFL3 BalconyAREA:699 SFLevel 3AREA:56 SFL3 BalconyAREA:699 SFLevel 3AREA:56 SFL3 BalconyUNIT TYPE A
14'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
14'-0"
UNIT TYPE A
19'-0"
E
N
S
E1E2E3E4E5E6
N2
AREA:451 SF
Level 4
AREA:61 SF
L4 Roof Deck
AREA:599 SF
Level 4AREA:56 SFL4 BalconyAREA:125 SFL4 Roof DeckAREA:451 SF
Level 4
AREA:61 SF
L4 Roof Deck
AREA:599 SF
Level 4AREA:56 SFL4 BalconyAREA:125 SFL4 Roof DeckAREA:599 SF
Level 4AREA:56 SFL4 BalconyAREA:125 SFL4 Roof DeckAREA:599 SF
Level 4AREA:56 SFL4 BalconyAREA:125 SFL4 Roof DeckUNIT TYPE A
14'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
14'-0"
UNIT TYPE A
19'-0"
E
N
S
E1E2E3E4E5E6
N2
9'-8"20'-9"8'-3"13'-3"14'-8"
9'-8"20'-9"8'-3"13'-3"14'-8"13'-3"14'-8"13'-3"14'-8"
UNIT TYPE A
14'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
19'-0"
UNIT TYPE C
14'-0"
UNIT TYPE A
19'-0"
L5 Roof Deck
L5 Roof DeckL5 Roof DeckL5 Roof DeckL5 Roof DeckL5 Roof DeckSCALE 24X36:
PROJECT NO:
ISSUE DATE:
DRAWN BY:
CHECKED BY:
* NOTE:11X17 SETS ARE
REDUCED 50%; SCALE
DRAWINGS ACCORDINGLY. 451 DUVALL AVE NE, RENTON, W A 98059206.612.8647 | WWW.ATERAHOMES.COM1/16" = 1'-0"5/6/2020 6:41:45 AMC:\Users\Paul Monsef\MDDG\studio - Documents\MDDG Current Projects\2018\18015 957 Aberdeen TH, Renton\04 Design Development\18015 957 Aberdeen, 12Unit, Site.rvtAREA
PLANS/PRIVATE
OPEN SPACE
CALCULATIONS
18015
2019/11/06
SPM
A-103
DESIGN
DEVELOPMENTVEK on Aberdeen957 ABERDEEN AVE NE--
SCALE:1/16" = 1'-0"1 LEVEL 1 -AREA PLANS (BLDG A/B SIM)
SCALE:1/16" = 1'-0"2 LEVEL 2 -AREA PLANS (BLDG A/B SIM)
SCALE:1/16" = 1'-0"3 LEVEL 3 -AREA PLANS (BLDG A/B SIM)
SCALE:1/16" = 1'-0"4 LEVEL 4 -AREA PLANS (BLDG A/B SIM)
SCALE:1/16" = 1'-0"5 ROOF DECK -AREA PLANS (BLDG A/B SIM)
AREA SCHEDULE - BLDG A
NAME AREA Unit Type #OfUnits Total Area
Level 1 307 SF A 4 1229 SF
Level 2 767 SF A 4 3069 SF
Level 3 699 SF A 4 2795 SF
Level 4 599 SF A 4 2397 SF
Level 2 561 SF C 2 1122 SF
Level 3 592 SF C 2 1184 SF
Level 4 451 SF C 2 902 SF
Gross Building Area 12699 SF
Garage 406 SF A 4 1626 SF
L2 Balcony 27 SF A 4 109 SF
L3 Balcony 56 SF A 4 222 SF
L4 Balcony 56 SF A 4 222 SF
L4 Roof Deck 125 SF A 4 502 SF
L5 Roof Deck Not Placed A 4 0 SF
Garage 498 SF C 2 996 SF
L1 Porch/Stairs 70 SF C 2 140 SF
L2 Balcony 54 SF C 2 107 SF
L3 Balcony 77 SF C 2 154 SF
L4 Roof Deck 61 SF C 2 121 SF
L5 Roof Deck Not Placed C 2 0 SF
L1 Private Yard 185 SF TYPE A 1 185 SF
L5 Roof Deck 244 SF TYPE A 1 244 SF
L1 Private Yard 356 SF TYPE C 1 712 SF
L5 Roof Deck 205 SF TYPE C 1 410 SF
Exterior Area 5750 SF
AREA SCHEDULE - BLDG B
NAME AREA Unit Type #OfUnits Total Area
Level 1 307 SF A 4 1229 SF
Level 2 767 SF A 4 3069 SF
Level 3 699 SF A 4 2795 SF
Level 4 599 SF A 4 2397 SF
Level 2 561 SF C 2 1122 SF
Level 3 592 SF C 2 1184 SF
Level 4 451 SF C 2 902 SF
Gross Building Area 12699 SF
Garage 406 SF A 4 1626 SF
L2 Balcony 27 SF A 4 109 SF
L3 Balcony 56 SF A 4 222 SF
L4 Balcony 56 SF A 4 222 SF
L4 Roof Deck 125 SF A 4 502 SF
L5 Roof Deck Not Placed A 4 0 SF
Garage 498 SF C 2 996 SF
L1 Porch/Stairs 70 SF C 2 140 SF
L2 Balcony 54 SF C 2 107 SF
L3 Balcony 77 SF C 2 154 SF
L4 Roof Deck 61 SF C 2 121 SF
L5 Roof Deck Not Placed C 2 0 SF
L1 Private Yard 185 SF TYPE A 1 185 SF
L5 Roof Deck 244 SF TYPE A 1 244 SF
L1 Private Yard 356 SF TYPE C 1 712 SF
L5 Roof Deck 205 SF TYPE C 1 410 SF
Exterior Area 5750 SF
PRIVATE OPEN SPACE, TYP BLDG
NAME UNIT TYPE AREA COUNT TOTAL AREA
L1 Private Yard TYPE A 185 SF 2 371 SF
L5 Roof Deck TYPE A 244 SF 2 488 SF
4 858 SF
L1 Private Yard TYPE C 356 SF 4 1423 SF
L5 Roof Deck TYPE C 205 SF 4 820 SF
8 2243 SF
12 3101 SF
PRIVATE OPEN SPACE:
PRIVATE SPACE REQ'D = 250 SF PER UNIT * 12 UNITS = 3,000 SF
PRIVATE SPACE PROVIDED: 3,101 SF PER BLDG= 6,202 SF OF PRIVATE
OPEN SPACE
1
1
1 No.DateDescription12020/04/26CITY REVISIONS