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HomeMy WebLinkAboutC_Statement_Addressing-Compliance_250117_V1.pdf 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community Willowcrest II Statement Addressing Project’s Compliance with Each of the Following Decision Criteria Criteria 1 | Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. Response: The proposed Willowcrest II project is a collaborative development effort between Homestead Community Land Trust (Homestead) and the Renton Housing Authority (RHA). The project will create new opportunities for sustainable, affordable home ownership for modest-income residents in the Sunset neighborhood. The proposal supports the following goals outlined in the City of Renton’s Comprehensive Plan: Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. The proposal supports this goal through its strategies for harnessing unique site conditions for community benefit. The proposed site for Willowcrest II is the last of three contiguous parcels creating a comprehensive site connected through pedestrian connections. The proposed development of the Willowcrest II site uses shared circulation and open space amenities to create a mutually beneficial relationship between the three areas, increasing the opportunities for shared uses and social interactions, land use efficiencies, and amenities. The proposal provides 19 affordable homes in an area with established transit connections. The site is located in the CV zone and is within a half-mile of multiple bus routes and future Rapid Ride expansion. In addition to increasing existing density, the proposal improves vehicular and pedestrian connections between the Willowcrest site and the neighboring RHA sites, from Glennwood Avenue NE to Edmonds Avenue NE. Goal L-EE: Build neighborhoods that promote community resiliency through healthy lifestyles, active transportation, proximity to goods and services, access to local fresh food, environmental sustainability, and a feeling of community. The proposal supports this goal through the creation of pedestrian circulation paths, shared outdoor recreation space, edible landscaping, native and drought-tolerant landscaping, and deep green energy-efficient, healthy, 100-year buildings. Please see additional supporting detail in responses below. 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community Goal HHS-B: Ensure a variety of housing types are available within the City that meet the needs of the present without compromising the needs of future generations The proposal supports this goal by providing single-family townhomes affordable to low- to moderate- income residents in an existing mixed-use neighborhood. The homes will serve as an example for affordable homeownership, sustainable design practices in the neighborhood, and feature a super- insulated envelope, passive and active heating, cooling, and ventilation systems, and will be solar- ready. The proposal considers not only the existing neighborhood context but is completing a pedestrian connection from Glennwood Ave. NE to Edmonds Ave. NE. Also included is the completion of a fire access driveway connecting Glennwood Avenue NE to Edmonds Avenue NE. Goal HHS–C: Increase the stability of neighborhoods by fostering long-term homeownership, property maintenance, and investments in existing housing. The proposal supports this goal through the features of the affordable homeownership community land trust model, and answers the City’s specific needs for upward mobility opportunities and energy efficient, healthy housing for low- and moderate-income households. There is a low rate of homeownership in the Sunset neighborhood (36.4%) compared with Renton overall (50.8%) or King County (54.4%). Homestead’s homes would create opportunities for homeownership with income- appropriate mortgage payments that also allow owners to build financial equity. The permanent affordability of these homes created by the community land trust assures that they will prevent further displacement of low- and moderate-income people from the neighborhood and contribute to an inclusive housing environment in the Sunset neighborhood for people of all incomes. The Willowcrest II Townhomes will be sold through Homestead. The community land trust model of homeownership allows homeowners to purchase homes below market rates. The land trust maintains ownership of the land, while the homeowner owns the home itself. Homeowners lease the land for a low monthly fee. A resale formula in the ground lease assures the home will remain affordable at resale. Homeowners achieve an affordable housing payment while they build equity. The Willowcrest Townhomes will be priced for homeowners in the 60-80% AMI range, and will provide these first-time homeowners with a sustainable and affordable home. The inclusion of sustainable features and systems is key to long-term housing affordability and resiliency. The Willowcrest Townhomes are designed to be high-performance and low-maintenance, which will yield affordable and predictable heating, cooling, and electric costs over the life of the home. Materials have been chosen for durability as well as aesthetic appeal, and will ensure that homeowners do not have to remodel repeatedly to maintain the appearance and function of their homes. Criteria 2 | Public Benefit In addition, applicants shall demonstrate that a proposed development will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: Response: Willowcrest II fulfills the intent of the public benefit requirement with the creation of 19 affordable and sustainable homes in the Sunset neighborhood. The unique features of the community land trust model ensure that these homes will be permanently affordable not only to the first owners, but to future owners who purchase the homes at resale. Community land trust homeownership creates a bridge between affordable rental and market rate ownership. Modest income purchasers who would be cost-burdened by a market-rate home can instead purchase a community land trust home and safely build equity while making income-appropriate mortgage payments. It is expected that over a 50-year period up to 7 families may purchase and own each home. This means that the 19 homes in this development can create stability and economic mobility for up to 133 families over the next five decades. Willowcrest will serve as an anchor for the affordable housing stock in the Sunset neighborhood. As neighborhood development and revitalization continues, these homes will safeguard against gentrification and displacement and provide upward mobility opportunities for low- to middle-income community members. Research shows that there are distinct financial and social benefits to owning rather than renting an affordable home. Willowcrest homeowners are likely to experience: • Increased Stability: Homeowners are not at risk of rental displacement • Predictable Housing Costs: 30-year fixed-rate mortgage payments ensure predictable housing costs that allow homeowners to save and plan for the future. • Safe Equity Accrual: Community land trust homeowners receive a fair return of equity as determined by HUD. Homeowners with land trust support are10 times less likely than typical homeowners to experience foreclosure. • Social Benefits: Compared to a stable rental experience, homeownership fosters greater attachment to neighborhoods and neighbors and improved financial skills. Homeowners report higher levels of life satisfaction, higher levels of self-esteem and happiness, and a higher degree of perceived control over their lives. Children who live in owned homes experience lower rates of teen pregnancy and delinquency, more time in organized activities like athletics, as well as higher test scores and high school graduation rates. Beyond providing an affordable entry to the housing market, Willowcrest will serve the community as a catalyst for sustainable development and social connectivity. The site is located on the edge of the Improvement Area in the Sunset Area Transformation Plan and will link existing residences on Glennwood Ave NE to future development along Edmonds Ave NE. Willowcrest will help define this neighborhood edge, provide safe and accessible outdoor amenities, provide opportunities for engagement and interaction among neighboring properties, and create a framework for future adjacent development. Willowcrest Townhomes provide the following additional public benefits: 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community d. Overall Design ii. Circulation/Screening Provides superior circulation patterns or location or screening of parking facilities; Response: The proposed site plan finalizes a connection from Glennwood Avenue NE to Edmonds Ave NE. This access drive will not only ensure continuous fire access throughout all three sites, but it will provide residents with greater east-to-west connectivity through the neighborhood. The orientation of a central amenity axis with the playground, common green space, and pedestrian loop create pedestrian circulation spaces for all three sites as well. Phase 2 of the proposed development identifies the location of a new access drive from Edmonds Ave NE that would connect to the northwest end of the Willowcrest access drive. Future residents at the RHA multi-family site to the west will have access to pedestrian paths alongside the access drive that will connect them to the Willowcrest and Glennwood sites and common areas, linking all three sites from Glennwood Ave NE to Edmonds Ave NE. All of the proposed access drives are designed as woonerfs. Woonerf is a Dutch term meaning “living street,” and is a shared space for pedestrians, bicycles, and vehicles. Woonerfs differ from a typical street in their function as a shared space for pedestrians, bicycles, and vehicles. They are specifically detailed without a curb as a single surface, and employ changes in paving material, color, and pattern to define the roadway and indicate multi-modal use. These visual cues encourage more cautious interactions between drivers, cyclists, and pedestrians and calm traffic patterns. The woonerfs also provide a greater level of accessibility for pedestrians. Since the sidewalks are flush with the driving surface, curb cuts can be eliminated where the access drive meets each driveway and the entrance to the Glennwood lot, ensuring that the pedestrian path is level and more easily traversed along the access drive. Surface parking spots on the Willowcrest II site are located alongside the drive aisle and at the end of the existing drive aisle at Willowcrest I. The parking will be screened with trees to provide seasonal shading and reduce the visual impact of parking areas. The continuous, flush pedestrian path demarcates them from the drive aisle and provides drivers who have parked with a clear path to nearby site areas. iv. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; Response: Buildings E and F are oriented towards Edmonds Avenue NE and a pedestrian connection from Edmonds Ave. Up to the residential entrances is proposed. 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community Rather than have a strict front or back to the buildings, The buildings that aren’t facing Edmonds Ave. NE are designed to acknowledge the neighboring Willowcrest I and share active facades in all directions. All sides of the buildings are designed with main entries, ground level porches, second level balconies, and pedestrian circulation, providing opportunities for visual connection and social interaction on all sides. The activation of all facades on the buildings also allows for more variety in building orientation and helps create a variety of types and sizes of spaces between the buildings. Variety is expressed through the architectural elements of each building as well: as the orientations of the building masses shift, the roof plans for each building shift to ensure south- facing roof slopes and ideal solar access for all residents, creating different profiles and detailing opportunities. Sustainable features at the site and building level are included in the design. Native drought- tolerant plants are used throughout the landscape, and approximately 90% of the species used are edibles. Trees are located for seasonal shading and cooling to minimize the heat island effect throughout the site. The building envelopes will be super-insulated and provide high efficiency mechanical systems as well as passive ventilation and daylighting. Each home will be solar-ready to enable individual roof-mounted photovoltaic arrays. Due to the specific financing of affordable housing development, some of these features are pending funding availability. Every effort is being made to ensure that the design balances affordability, return on investment, and high-performance sustainable features. Criteria 3 | Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: a. Building and Site Design: i. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare. Response: The surrounding neighborhood features a mixture of single family, duplex, multi- family, and commercial buildings. The Willowcrest II buildings will be similar in size and scale to Willowcrest I directly to the east. The buildings and site at Willowcrest II are scaled with pedestrians in mind: porches and balconies moderate the massing and facades of the townhomes. Willowcrest II will have a contemporary aesthetic and will bring a vibrant variation to the neighborhood aesthetic as it evolves through revitalization efforts. 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, detached, attached, townhouses, etc. Response: The five townhouse buildings are related to each other in their massing, materials, and color palette. They all have shed roofs that slope north to south, but since the building orientations shift on the site each building’s roof is uniquely related to its mass. The roof overhangs on the gable ends transition into vertical fins that extend to the ground, and the locations of these fins vary on each building. Downspouts run along the back side of the fins to the ground. This creates a shared visual language among the set of buildings while giving each building a unique appearance. Materials have been selected for both visual appeal and durability, and the exteriors will feature fiber cement siding with composite wood and metal accents. b. Circulation: i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. Response: Frontage improvements on Edmonds, and a continuous network of sidewalks from Glennwood Avenue NE to Edmonds Avenue NE through the three sites will be provided. The access drive will complete a connection from Glennwood Ave NE to Edmonds Ave NE and provide continuous fire access through the three sites. Preliminary trip generation analysis by consulting transportation engineers determined that the proposal will generate a total of 9 Weekday AM Peak Hour trips and a total of 11 Weekday PM Peak Hour trips, below the threshold required for a Transportation Impact Analysis. ii. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. Response: 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community The proposed access drive will be a woonerf and feature sidewalks flush with the drive surface. Sidewalks will be indicated with a change in paving color and material rather than a curb. The shared nature of the woonerf calms traffic and fosters mutual awareness between drivers, cyclists, and pedestrians. The main access drive slopes downward gradually as it follows the topography of the site, and flattens out towards the center of the site. A series of pedestrian only paths connect to each other as well as the central pedestrian only connection that links Edmonds Ave. NE and Glennwood Ave. NE. iii. Provision of a system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. Response: Sidewalks throughout the development create accessible paths for neighbors to connect with each other and access shared amenities. Each unit in Willowcrest II has access to a pedestrian path that connects to the other buildings on site as well as the central amenity axis, where it is a short walk to the common open space area.. The existing sidewalks at Edmonds Ave. NE connect to the existing central axis, so Willowcrest I, and Glennwood Apartments residents can enjoy these pedestrian connections as well. Providing a cohesive network of paths throughout the sites will foster social connections and a sense of place that is shared between the sites. iv. Provides safe, efficient access for emergency vehicles. Response: The completion of the continuous vehicular circulation for all three sites will provide safe and efficient emergency vehicle access. c. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. Response: The proposal locates a utility easement under the main access drive on the site where public utility connections will be routed. Each unit in Willowcrest will have fire sprinklers. Each unit will be solar-ready, with conduit in place for homeowners who wish to install rooftop photovoltaic arrays. d. Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well-designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. Response: The Willowcrest townhomes are grouped into five buildings. Four buildings will have 4 units and one building will have three units. This creates a balance between the mass and scale of 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community the buildings and the amount of open space on site. The buildings are distributed across the site to create a variety of private, semi-private, and public spaces near each building. The spacing of the buildings on site also maximizes solar access and view access. Impervious surfaces are limited to the main drive aisle, sidewalks, porches, and a main common open space are in the Southwest corner of the site. e. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed-use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. Response: The building plans are designed to provide each unit with a private yard and porch on the ground floor. Their location on the building facades vary—corner units enter on the sides of the buildings, and middle units enter from the front and back—to create a greater sense of privacy than if all entries were clustered on the same façade. The second-floor balconies for each unit alternate from front to back as well to offer a greater sense of privacy. Each unit has ample access to daylight and natural ventilation. The common wall separating the townhomes provides both fire and acoustical separation. The assembly is comprised of two separate stud walls insulated with acoustic batts and separated by an airspace. f. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. Response: All units in Willowcrest have views of green space. The spacing and changes in orientation between the buildings avoids conditions where residents have views into other units. g. Parking Area Design: i. Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use of parking, and shared parking facilities where appropriate. Response: Each unit in Willowcrest has a private single car garage. 11 overflow parallel and perpendicular spots are provided in small groups throughout the Willowcrest and 177 Western Avenue West, Suite 266, Seattle, WA 98119 | p: 206.331.3795 | e: info@thirdplacedesigncoop.com third place design co-operative where architecture meets community Willocrest II site along the main access drive. The overflow spots are shaded and screened with trees that will grow to 15-20 feet tall and provide seasonal shading. ii. Adequacy: Provides sufficient on-site vehicular parking areas consistent with the parking demand created by the development as documented in a parking analysis approved by the City. Parking management plans shall ensure sufficient resident, employee, or visitor parking standards, and there shall be no reliance on adjacent or abutting properties unless a shared parking arrangement consistent with RMC 4-4-080 is approved. Response: The 11 overflow spots will provide flexible parking for visitors and households with multiple vehicles. In addition to the 19 private spots provided in garages, the total parking is under the maximum allowed per code. The overflow parking will be shared across the existing Willowcrest site and proposed Willowcrest II site. h. Phasing: Each phase of the proposed development contains the required parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. Response: The Willowcrest II site will be developed in a single phase of construction.