HomeMy WebLinkAboutJ_Conditional_Use_Permit_Justification_Woo_Developments_LLC_190719_v1JEFFERSON HIGHLANDS TOWNHOMES
UNIT LOT SUBDIVISION
APPLICANT WOO DEVELOPMENTS, LLC
PROJECT MANAGER JIM HOWTON
12018 SE 51ST STREET, BELLEVUE, WA 98006-2857
TELEPHONE 425-641-4276
FAX 425-653-1304
EMAIL ADDRESS: jimhjim1111@comcast.net
CONDITIONAL USE PERMIT JUSTIFICATION
Consistency with Plans and Regulations:
The project is located in the Center Village designation of the Comprehensive Plan
in an area which has substantial existing multifamily housing.
In accordance with one goal of the Comprehensive Plan, the R-14 zone with
contingencies which permits 18 units per acre allows housing to be denser in the
infill area. This will also offer more support to the transit system within the City.
In, fact, there is a bus stop on the corner of NE 16th Street and Kirkland Avenue NE
just one half block north of the project. Furthermore, the project is only a few
blocks from the extensive commercial/shopping area on Sunset Avenue.
Almost all of the existing dwellings on both Jefferson Avenue NE and Kirkland
Avenue NE are multifamily units with a large majority being duplexes. There is a
Renton Housing Authority new large multifamily complex almost directly across
Kirkland Avenue on the east side of Kirkland Avenue from Jefferson Highlands.
Thus, this is in an area that already has this kind of land use as described as a goal
of the Comprehensive Plan.
The project definitely supports the goal that “It is important that development is
designed to be attractive”. The project will be replacing two 75 years old duplex
units as well as an old outbuilding and a carport.
The Comprehensive Plan goal that “It is important to have many different kinds of
housing to provide for people in all stages of life” will be supported by the size
and design of the new townhomes.
The project will meet one of the goals of the Sunset Area Community
Revitalization Program. Through this program, the Renton Housing Authority
constructed a new multifamily complex containing several townhomes along with
new sidewalks and planting strips on Kirkland Avenue NE. So, this is public
investment which will result in the “opportunity of private property development
of both market-rate and affordable housing”
The plate height of the new townhomes will be 32 feet which exceeds the R-14
zone plate height of 24 feet. This additional height is the reason for this
Conditional Use Permit. No views will be impacted or altered by this increase in
height. That is, there are one-story duplexes on all sides of the project none of
which have views.
Three-story or higher Townhomes being currently constructed and sold routinely
have a first floor with 8 feet from Floor to ceiling with a 2-car garage and a room
at the rear of the garage. The second floor is 9 or 10 feet in height and the third
floor is at least 9 feet in height. These heights have become standard and
purchasers expect them. The Applicant checked 7 townhome projects now under
construction with 4 projects located within 4 miles of Jefferson Highlands. One of
the projects is the Parc at Whitman Court located on NE 4th Street near Union
Avenue NE in Renton. All 7 projects have all living space areas a minimum of 9
feet ceiling heights and many have ceiling heights exceeding 9 feet.
Appropriate Location:
The location of the project Jefferson Highlands is in the R-14 Zone which allows up
to 18 units per acre and there will be 13 townhomes which equals less than 18
units per acre. One of the new homes will be “Affordable as defined by Renton
City Code. The property is surrounded by other multifamily housing. In addition,
the North Highlands Community Center and the new large Master Craft
Playground is only ½ block away.
Effect on Adjacent Properties:
The Jefferson Highlands townhomes project will result in increased property
values in the area. Many of the adjacent properties contain 75-year-old duplexes
many of which are in need of maintenance and repair. This project will encourage
more like-projects resulting in up-grading of the area.
Compatibility:
Jefferson Highlands is in an area primarily consisting of very old duplexes, which,
of course, are also multifamily houses. This area has been multifamily for many
years and, in accordance with the R-14 Zone, it will continue to be multifamily
homes.
Parking:
Parking will be in accordance with City codes which will be sufficient for the 13
townhomes. Each townhome will have an attached 2-car garage.
Traffic:
There will be little impact on the streets in the area. In addition, the project will
provide sidewalks on all adjacent streets which will provide for pedestrians.
Noise, light and Glare:
Construction and construction equipment noise will occur for about a nine
months period in the spring, summer and fall of 2019 only during the hours from
7:00 AM through 5:00 PM Monday through Friday. Long-term noise will be
vehicular and residential noise typically related to townhouse units. Noise will not
exceed that allowed by City of Renton code.
There will be lights located around the exterior of the buildings and in the
parking area. Also, some light will be emitted through windows in the buildings
following project completion. In addition, there will be vehicle headlight glare
from time to time, especially during the evening hours. There are already
adequate street lights on Jefferson Avenue NE and Kirkland Avenue NE. All of the
noise, light and glare will be that typically associated with residential units that
already exist in the area.
Landscaping:
As shown on the Landscape plans, trees, shrubs and lawn areas will be provided in
the project. There will be substantial landscaping all around the exteriors of the
townhomes as well as in all front yard areas. The Homeowners Association will
maintain all of the landscaping.