HomeMy WebLinkAbout15_1228 Project Narrative25 CENTRAL WAY SUITE 210 : KIRKLAND, WA 98033 : 425.454.7130 : WWW.MILBRANDTARCH.COM
MILBRANDT ARCHITECTS
December 16, 2015
City of Renton Planning Division
1055 South Grady Way
Renton, WA 98057
Re: PPUD Project Narrative:
The Grant Place Townhomes will be located at 1600 Grant Avenue South just south East of the city of Renton.
The current site is 92,721 square feet or approximately 2.13 acres and located in a RM‐F zone surrounded by
RM‐F zones to the South and West with R‐8 zones to the North and East.
The proposed project will require additional permits such as this Preliminary Planned Urban Development
(PPUD) Permit, a Preliminary Plat permit for the proposed 36 dwelling units and an Environmental review
permit.
The existing site currently zoned RM‐F and contains one vacant single family residence with a detached
garage surrounded by trees, shrubs and blackberry bushes with no current improvements. The site gradually
rises in grade from West to East approximately 60 feet in elevation over the entire site which is about 545
feet in length.
The soil conditions consist of .5 to 1.5 of top soil and then what is described in the soils report as glacial till
consisting of silty, fine to medium sand with gravel.
The proposed design consists of 36 platted townhome units with a contemporary design arranged in (4) 4
plex and (4) 5 plex buildings. Each plat size would range from approximately 850 square feet for interior E1
units, 1000 square feet for interior E2 units and 1500 square feet for the exterior F1 units with a density of
1.5665977961 units per acre. Additional tracts would be provided for a storm drain vault (Tract A), vehicular
circulation, pedestrian circulations as well as two tree preservation tracts (Tracts B & C). Drainage of the site
will be accomplished with yard drains and catch basins within the private street and held in a detention vault
at the West end of the site below what is shown as a play lawn and open space.
The proposed vehicular circulation design will utilize a single drive aisle that enters at the North West corner
of the site and exits at the South West corner of the site. These locations were decided based off of the
recommendations of the Traffic Study done by Jake Traffic Engineering, Inc. The design intent behind having
a single entrance and Exit was to provide safety for residents both coming and leaving the site. Another
benefit of having this split entrance to the site was that it created a usable open space along Grant Avenue
South that could be utilized as a public park or quality open space for the residents while additionally
providing a buffer for the residents from Grant Avenue South. Another benefit of having the drive aisle
circling the perimeter of the site is that it allows for an interior pedestrian path/park space providing a
pleasant garden style entrance to each unit completely separating pedestrians from vehicles.
Parking for residence of the site will be provided by means of private garages as well as parallel street parking
located at the North West entrance, East side of the site and South West exit.
The proposed project would also include site improvements along Grant Avenue which would include two
curb cuts for the exit along the south property line and entrance access at the North property line as well as
sidewalks along the length of the west property line adjacent to Grant Avenue. The project will also be adding
a new 8” sanitary sewer line extending from the South West corner of the site to a new Manhole within
Grant Avenue, then running another 8” sanitary sewer line South down Grant Ave approximately 165’ where
and additional Manhole would be added.
The total estimated construction cost of the project would be in the range of $8,344,890 having an estimated
fair market value in the range of $9,179,379 when completed.
25 CENTRAL WAY SUITE 210 : KIRKLAND, WA 98033 : 425.454.7130 : WWW.MILBRANDTARCH.COM
MILBRANDT ARCHITECTS
The project would have an estimated cut and fill in the range or 7,000 CY Cut and 6,000 CY of fill. The site
contains 53 trees with species including 34 Alder, 7 Maple, 3 Fir, 3 Cedar, 1 Locust, 1 Ash, 3 Cherry and one
tree labeled deciduous, that range in trunk size from 12” to 36” diameter. We will be working to save
approximately 10 trees on site, these trees are located at the 3rd quarter of the East portion of the site in
tracts B & C.
Sincerely,
Robert E. Weible
Principal