HomeMy WebLinkAboutPN_Project_Narrative_201125_v1
November 25, 2020
DRS Project No. 20070
Michael Sippo
Senior Planner
1055 South Grady Way
Renton, WA 98057
Re: Bassano Multi-Family Project Narrative
The narrative is provided in support of the modification application for the Bassano Multi-
Family. The Site is located at 117 Wells Avenue South, Renton, Washington 98057 also
known as King County Tax Parcel Number 723150-2025. The project is the development of
the existing parcel with 6 townhouses. The total Site area is 6,005 s.f. (0.138 acres). All of the
existing structures on-site will be removed.
Project Contact Information:
Developer: Joe Bernasconi
PO Box 1343
Renton, WA 98056
(253) 740-2119
Engineer/Surveyor: D.R. Strong Consulting Engineers
620 7th Avenue
Kirkland, WA 98033
(425) 827-3063
Yoshio Piediscalzi, P.E.
Permits Required:
-Civil Construction
-Code Modification
Zoning and Density:
The property and adjacent properties are zoned CD (Center Downtown). Proposed net density
is 43 dwelling units/acre.
Current use of Site and existing improvements:
The current site is vacant and contains a gravel parking area. The remainder of the Site is
made up of landscaped lawn area.
Special Site features:
There are no special Site features for this project.
Soil Type and Drainage Conditions:
As per the King County Soil Survey, onsite soil consists of Ur, Urban land, with
slopes ranging from 0-8%. Per the geotechnical report, soils present on-site is
Michael Sippo
November 25, 2020
Page 2 of 3
holocene alluvium which is considered an outwash soil. The Site contains one Threshold
Discharge Area and one Natural Discharge Areas with only one existing downstream path. The
frontage area also contains one Natural Discharge Area with a separate downstream path.
Proposed Use of Property:
The Project is the development of the existing parcel zoned CD (0.139 acres) with 6 multi-
family units, per the City of Renton’s site plan review process. This will result in a density of 43
dwelling units per acre, which is below the maximum allowable per the RMC.
Access, Traffic, and Circulation:
The Project will access directly from Wells Avenue S via the existing driveway cut.
Proposed Off-site Improvements:
The only offsite work proposed for this Project is for the utility connection to the existing
stormwater main located within the Wells Avenue S right of way and for the water main
extension from S 2nd Street. The existing sidewalk will-also be re-constructed and widened
along the Site frontage.
Estimated Construction Cost & Proposed Market Value:
The approximate construction cost is typical of a subdivision of this size and nature totals
approximately $1,600,000.00. The estimated fair market value of the proposed project is
approximately $2,500,000.00.
Cut Materials:
Approximately 192 c.y. of cut and 0 c.y. of fill is computed for the Project. The net volume is
approximately 192 c.y. of fill to be exported. Fill needed in excess of onsite soil will be
imported from an approved source and will be approved by the geotechnical engineer.
Tree Inventory:
There are currently no trees on-site that are considered significant for the purposes of tree
retention according to the RMC Section 4-4-130.
Land Dedication:
A 2.5’ right of way dedication along Wells Avenue is proposed for this Project.
Proposed Modifications:
Per RMC, Wells Avenue S is classified as minor arterial street, and is required to provide 91-
feet of right-of-way, 54-feet of pavement width, 8-feet of planter strip, and sidewalk on both
sides which would require a dedication of approximately 8 feet. However, due to the existing
Site constraints and the proximity of the Site to City Center and Downtown Core area where
frontage improvement requirements differ, a 12-foot sidewalk with no planter strip and 2.75’
right of way dedication is being proposed. A modification request has been included in this
submittal.
Michael Sippo
November 25, 2020
Page 3 of 3
Sincerely yours,
D. R. STRONG Consulting Engineers Inc.
Garrett L. Benson, E.I.T.
Design Engineer
GLB