HomeMy WebLinkAboutPN_My_Precious_Home_Project_Narrative_210412_v2Project 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 and a
The home that is proposed will be approximately 3,708 square feet through the basement and 2 stories.
The footprint is roughly 1,638 sqft which includes a 647 sqft attached 3‐car garage with a maximum wall
plate height of approximately 23.87’ above grade plane, and a maximum roof peak height of 29.87’.
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.
RECEIVED
04/20/2021 BGillia
PLANNING DIVISION
Lot coverage of the footprint of this home will be approximately 30.99%. The total lot coverage with all
site improvements will be 48.92%.
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, a bedroom, laundry, and a 3/4 bath. Other floors
will consist of the kitchen, living room, 3 bedrooms, open flex area, and access to a covered deck off the
first floor. Total interior square footage for this home will be approximately 3,708 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.
Frontage improvements as required by local codes.
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: $1,150,000
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 4 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 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 yard building setbacks
With the property in a R‐6 zone, the front yard setback requirement is 25 feet. 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
1,638 sqft putting the lot coverage at 30.99%. The setback variance will give much needed adequate
space to construct a home in keeping with the new homes in the surrounding area.