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HomeMy WebLinkAboutJ_Conditional_Use_Permit_Wall_Height_Justification_Jefferson_Highlands_211025_v1 Western Washington Division Eastern Washington Division 165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd, Cle Elum, WA 98922 Phone: (425) 392-0250 Phone: (509) 674-7433 www.EncompassES.net Date: October 25th, 2021 To: City of Renton, Department of Community and Economic Development From: Encompass Engineering & Surveying & KNIT Designing Community on behalf of Anita Woo Re: Conditional Use Permit Justification for the Jefferson Highlands Unit Lot Subdivision __________________________________________________________________________________ APPLICANT Anita Woo 12906 NE 25th Place Bellevue, WA 98005 anitatwoo@yahoo.com 206-372-9008 SITE ADDRESS 1518 Jefferson Avenue NE, 1524/1526 Jefferson Avenue NE & 1513/1515 Kirkland Avenue NE Renton, WA 98056 CONDITIONAL USE PERMIT JUSTIFICATION The Jefferson Highlands Unit Lot Subdivision project proposes an increased wall plate height of 32-feet from the standard 24-foot requirement in code section RMC 4-2-110A. The following is the Applicant’s response to the Conditional Use Permit Decision Criteria. RMC 4-9-030 D. Decision Criteria 1. Consistency with Plans and Regulations: The project site is zoned Residential-14 (R-14) and is in the Residential High Density (RHD) designation of the Comprehensive Plan in an area which has substantial existing multi-family housing. The surrounding area is also zoned R-14 and the area to the east (opposite side of Kirkland Avenue NE) is zoned RM-F. In accordance with one goal of the Comprehensive Plan, the R-14 zone with bonus density allowances, permits eighteen (18) units per acre which allows housing to be denser in the infill area. There is convenient access to public transportation and the project site is located in close proximity to the commercial/shopping area on Sunset Avenue. Almost all the dwellings on both Jefferson Highlands Unit Lot Subdivision Conditional Use Permit Justification October 25th, 2021 Page 2 of 4 Jefferson Avenue NE and Kirkland Avenue NE are multi-family units with a large majority being duplexes. The City of Renton has approved the construction of other large multi-family complexes on the same block of Kirkland Avenue NE. There is a Renton Housing Authority multi-family complex across Kirkland Avenue NE and to the northeast. There is also another new multi-family complex across the street (Kirkland Avenue NE) from the project site. The Jefferson Highlands Unit Lot Subdivision proposal, and these examples of other similar development in the area, demonstrate the implementation of the Comprehensive Plan’s goals and policies for urban development in the R-14 zone. The project proposes the construction of modern, aesthetically designed townhomes, while replacing five (5) 75-plus year-old dwelling units as well as their associated outbuildings. This supports the City’s goal of encouraging vibrant, sustainable and attractive development, as well as maximizing land use efficiency. The development will also provide frontage improvements along Kirkland Avenue NE including a sidewalk and planter strip, contributing to the revitalization and accessibility of the area. City of Renton’s R-14 zoning designation allows for seven (7) to fourteen (14) dwelling units per net acre. The project is proposing eighteen (18) dwelling units, which is permitted for the R-14 zone with bonus density opportunities by providing affordable housing within the development. The Applicant is proposing two (2) of the dwelling units be reserved for lower-income residents. The Growth Management Act (GMA) encourages the availability of affordable housing and the City’s Comprehensive Plan addresses the goals and strategies to implement additional affordable housing options in the area. The wall plate height of the new townhomes will be 32-feet which exceeds the R-14 zone plate maximum height limit of 24-feet (RMC 4-2-110A). In an effort to minimize the impact of this increase in height, the project proposes additional setback from the street in excess of the standard requirement. Many of the surrounding properties consist of one-story duplexes, none of which have territorial views and already are well below the maximum height. Three-story or higher townhomes currently being constructed routinely have an 8-foot first floor with a 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 are now industry standard and purchasers expect them. Each of the proposed units will include a rooftop terrace/private open space. 2. Appropriate Location: The Jefferson Highlands Unit Lot Subdivision project is located in the Highlands area, in the R-14 zone which allows up to 18 units per acre, with adherence to the bonus density criteria. The site’s existing dwelling units – a single-family residence and two separate duplex units – will be replaced with eighteen (18) townhomes for a total of thirteen (13) net residences. The property is Jefferson Highlands Unit Lot Subdivision Conditional Use Permit Justification October 25th, 2021 Page 3 of 4 surrounded by other multi-family housing and in an area that encourages revitalization. In addition, schools are located close by with McKnight Middle School approximately half-a-mile away and the North Highlands Community Center and the large new Master Craft Playground is only two-and-a-half blocks away. 3. Effect on Adjacent Properties: The Jefferson Highlands Unit Lot Subdivision project will result in increased property values in the area. Many of the adjacent properties contain duplexes that were constructed in the 1940s and many of which need maintenance and repair. This project will encourage similar projects resulting in potential future revitalization of the area. 4. Compatibility: Jefferson Highlands is in an area primarily consisting of old duplexes. This area has been multi- family for many years and, in accordance with the R-14 Zone, the property will continue to consist of multi-family residences. 5. Parking: Parking will be in accordance with City codes which will be sufficient for the eighteen (18) townhomes. Each townhome will have a single-car garage and driveway parking. Three (3) guest parking spaces are proposed along the access road. In addition, wall mounted bicycle storage is provided in each units’ garage. 6. Traffic: There will be little impact on the streets in the area as multi-family housing is already common in this part of Renton. The project’s anticipated AM peak hour and PM peak hour trips falls below the threshold of triggering a Traffic Study. In addition, the project will have sidewalks on all adjacent streets which will provide reasonable and safe access for pedestrian travelers. 7. Noise, Light and Glare: Construction and construction equipment noise will occur for about a nine-month period in 2022/early 2023. Construction will be limited to the hours of 7:00 AM to 5:00 PM, Monday through Friday. Long-term noise will be vehicular and residential noise all of which is typical to townhouse units. Noise will not exceed that allowed by the City of Renton Municipal Code. There will be lights located around the exterior of the building and in the parking area and some light will be emitted through the windows in the buildings following the project’s completion. In Jefferson Highlands Unit Lot Subdivision Conditional Use Permit Justification October 25th, 2021 Page 4 of 4 addition, vehicle headlight glare in the early morning and evening hours is expected, as is typical to residential units. The streetlight system along Jefferson Avenue NE and Kirkland Avenue NE is adequate for the area. 8. Landscaping: As shown on the Landscape Plan, trees, shrubs and lawn areas will be provided in the project. There will be landscaping around the exteriors of the townhomes as well as in all the front yard areas. The Homeowners Association will maintain all the landscaping.