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HomeMy WebLinkAboutPN_My_Precious_Home_Project_Narrative_210219_v1Project Narrative Project Name: My Precious Home Property Size: 5,286 sqft Property Location Address: 12- N 37th ST, Renton, Wa 98056 Parcel Number: 362860-0007 Subject property zoning: R-6 Adjacent property zoning: 362860-0006: R-6 362860-0008: R-6 334270-0457: R-6 Description: ISLAND VIEW ADD LESS E 93 FT Contact Phone Number: 206.960.9324 Current Use This parcel is a single-family lot zoned R-6. The site is currently a vacant, non-conforming lot located on a street comprised of other new, newly renovated, and established single family homes. It has an approximately 3-foot-tall hog wire fence and gate running parallel to the roadway. The gate enters into an unmaintained garden area comprised mostly of overgrown landscape plantings and few trees. It appears to have been a garden or part of a landscaped yard at one point. Site Features The property is mostly flat and has some high spots with a few trees. There is a slight slope downward from southeast to northwest. There are no wetlands, water bodies or steep slopes on this property. Soil Type and Drainage Conditions: This site is comprised of rocky, sandy soils and some mixed organics. There is no standing water or areas that hold water after rain falls. Proposed Use The project will construct a Built Green single-family dwelling structure with 2 floors above grade, a basement, and an attached garage. The Built Green home proposed for this lot will be a home of contemporary design, which is in-keeping with many of the homes in the neighborhood, following a streamlined shape of the front property line, as other homes in the neighborhood do, to maximize use of the small non-conforming lot, with an aesthetically pleasing façade conforming to the requirements of section 4.2.115. There will be access to a covered deck off the first floor. The home that is proposed will be approximately 4,046 square feet through the basement and 2 stories. The footprint is roughly 1,863 sqft which includes a 710 sqft attached 3-car garage with a maximum wall plate height of approximately 26.37’ above grade plane, and a maximum roof peak height of 27.91’ Access to the garage from the street will be over a concrete driveway. There will be a concrete walkway to access the front porch from the street. This will allow for 3 parking spaces in the garage with an additional 1-2 parking spaces in the driveway, allowing residents and guests to park off-street. Lot coverage of the footprint of this home will be approximately 35.24%. The total lot coverage with all site improvements will be 57.56%. This property will be connected to the city storm drainage system for any drainage required by the footing drain, and to catch water in a strip drain in the driveway to prevent water from entering the homes garage and basement area. The remaining areas will be re-landscaped with new drought tolerant plants and plants reclaimed from the existing site with a goal to utilize rain collected in rain barrels for irrigation necessary beyond normal rainfall. The basement will consist of a flex area with a wet bar, an additional flex, laundry, and a 3/4 bath. Other floors will consist of the kitchen, living room, 4 bedrooms, open flex area, access to a covered deck off the first floor. Total interior square footage for this home will be approximately 4,046 sqft with approximately 259 sqft of total deck area. Proposed Offsite Improvements: Connection to sewer main currently exists on the property. Connection to city storm drainage, and to utilities (water, gas, electrical, cable) will be necessary. This parcel and parcels along the entire abutting street currently do not have frontage improvements. To conform with the current look of the neighborhood, a fee in lieu of ½ street public ROW improvements is proposed. The “Fee-in-Lieu of Street Improvements Application” will be submitted with the building permit submittal. As determined by the Roadway/Drainage review, there will be no new dedication to the city. Total Estimated construction cost Estimated Cost of construction: $620,000 Estimated Fair Market Value: Estimated Value upon completion: $1,200,000 Estimated Quantities and Type of materials for fill or excavation: The basement will be built below grade. Whenever possible, all excavated material will be maintained on-site and utilized for backfilling the foundation. Any remaining material after backfill is complete will be exported, approximately 100-150 cubic yards of material. Other material brought in will consist of roughly 10 yards of drain rock to line the footing drain and the positive drain under the basement slab. Number, Type and size of Trees to be removed: There are few large trees on the property. There are 5 significant trees that encroach on the proposed home’s footprint. Based on the tree removal plan and tree schedule, trees #40, a Western Red Cedar with a DBH of 24” and 65’ tall, #41, a Native Dogwood with a DBH of 9” and 25’ tall, #43, a Stewartia with a DBH of 12” and 18’ tall, #45, a Leyland Cypress with a DBH of 12” and 40’ tall, and #46, a Leyland Cypress with a DBH of 11” and 40’ tall will be removed due to their encroachment on the home. All other trees will remain and will be protected throughout construction. Existing Constraints: The property is of nonconforming size and irregular shape. Relief is requested in order to build a home consistent with the other homes in the area and the recent progression of the neighborhood. Relief Requested 1) Variance for Reduced Front and Rear yard building setbacks 2) Variance for increased lot coverage 3) Height Variance for max top plate height 4) Waiver of Street Improvements 1) A variance is requested to reduce the front and rear yard building setbacks. With the property in a R-6 zone, the front and rear yard setback requirements are 25 feet each. The property's west property line is roughly 58' 9" in depth. The current setback requirements, would leave a building area of approximately 9' along the west side of the new home, giving the home an extremely small footprint, and leaving no usable place for a garage that is either consistent with the neighborhood, perpendicular to the street, or of a standard shape or size sufficient to fit a single average sized vehicle. Current setback restrictions will give the home a footprint of approximately 1,000 sqft and a lot coverage of approximately 19%. 19% lot coverage is substantially less than the maximum allowed by code at 40%. Of the 1,000 sqft footprint, 300 sqft would be a garage, leaving approximately 700 square feet of the footprint to build the home, making this home substantially smaller than the other homes in the area. Based on recent sales and current listings, homes in the area range in size from approximately 2,100 sqft (Older homes), up to approximately 5,175 sqft, (newer homes). Of all of the homes in the neighborhood, it appears that the majority are built with reduced setbacks in some way. In order to conform with current trends and styles of the neighborhood, a variance would be required/necessary. With approval of this variance, the footprint of the home will be approximately 1,863 sqft putting the lot coverage at 35.24%. The setback variance will give much needed adequate space to construct a home in keeping with the new homes in the surrounding area. 2) Variance for increased lot coverage The subject parcel’s small size along with the zones maximum total lot coverage of 55% gives the parcel allowable total impervious surfaces of 2907 sqft. With the building footprint being 1,863 sqft (35.24% lot coverage), below the allowed 40% (2,114 sqft) for the building footprint, this leaves approximately 911 sqft for site features such as building eaves, site retaining walls, the front porch, the driveway, and exterior stairs to access the covered deck. 3) The maximum top plate height increase is necessary to maintain a visually appealing home, internally and externally. While the top plate height is requested to be increase to 27.5 above grade plane, the overall height of the building will be maintained at or below 29’ above grade plane. This will keep the buildings maximum height below the maximum allowed by the zone while also not negatively affecting the architectural design elements of the home. 4) Fee-in-lieu of Required Street Improvements This parcel and parcels along the entire abutting street currently do not have frontage improvements. To conform with the current look of the neighborhood, a fee in lieu of ½ street public ROW improvements is proposed. The “Fee-in-Lieu of Street Improvements Application” will be submitted with the building permit submittal. As determined by the Roadway/Drainage review, there will be no new dedication to the city.