HomeMy WebLinkAboutPN_Project_Narrative_and_Modification_Requests_20170327_v1CONSULTING ENGINEERS, LLC'
March 27, 2017
Clark Close
Senior Planner
City of Renton - Current Planning
1055 South Grady Way
Renton, WA 98057
RE: Project Narrative
Earlington Townhomes Site Plan Review
Dear Clark,
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BlueFern
DEVELOPMENT, LLC
On behalf of Blue Fern Development and our entire consulting team, ESM Consulting
Engineers is writing this letter in support of our application for a Site Plan Review of the
Earlington Townhomes project in the City of Renton. Named after the surrounding
neighborhood as well as the greenhouses which have historically occupied the site, this
project represents Blue Fern's first project within the City of Renton. Blue Fern has been an
active participant in the creation of urban infill communities within many other local
jurisdictions, and this project is an opportunity which Blue Fern and the whole team is very
excited about. Please allow this letter to serve as an introduction to our project as well as
our formal Project Narrative.
Design Context, Site Opportunities and Challenges
The development of the Earlington Townhomes site with its close proximity to Renton's
revitalized downtown core is a great opportunity for new housing within easy commuting
distance of the City. The zoning very much encourages a high-density residential
community.
With this said, it is safe to say that the site is a challenging development site for several
key reasons. Part of our goal in this project narrative is to give context and insight to many
of our design concepts as our team seeks to creatively mitigate some of the inherent
challenges of the site and produce a successful new community that contributes to
Renton's sustainable growth.
Site Location, Topography, and Dimensions
Directly northwest of the intersection S. 132nd St and Renton Ave S., the site is triangular in
shape with approx. 800 linear feet of frontage on Renton Avenue and 700 linear feet on
132nd.
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March 27, 2017
Page 2
Although the site's topography could be considered 'moderately' steep, the grade change
is particularly challenging in that it is nearly uninterrupted throughout the entirety of the
site, gaining approximately 70 vertical feet along the western property boundary. Renton
Ave S. is a busy arterial with traffic travelling at a greater speed than is conducive to a
residential community with small children. The site's triangular shape is demanding to
efficiently lay-out when compared to a more regular, rectangular-shaped assemblage of
parcels with the same density allowances. This also means the site has a disproportionate
amount of linear feet of frontage to buffer against relative to its total size.
Community Plan & Access
The continuous grade change across the site is a special challenge to vehicular
circulation and our ability to meaningfully organize units and provide useful, practical open
spaces as an amenity to homeowners. There was a very real challenge of avoiding
fronting homes directly onto a busy arterial, while at the same time (after open discussion
with the City) the mutual goal of providing an attractive view of the community from Renton
Ave S. (and not simply a row of back yards and fences).
To overcome these challenges, the site will be accessed from S. 132nd Street by a single
cul-de-sac with 5 alleys that extend laterally (east-west) from the main drive aisle and cul-
de-sac. Keeping the north south vehicular traffic to a single location (as opposed to some
type of loop) and avoiding a through-road across the site were 2 central tenants to our
design concept. This design minimizes grading (which is maximized at road locations),
increases the functionality and efficiency of a triangular shaped site, and creates a
community that is an extension of the more traffic-calmed S. 132nd St, to avoid fast-
moving vehicles within our site. It also allows us to have a landscaped buffer to Renton
Ave S. while allowing views of the fronts and sides of our townhomes.
Green Courts & Alleys a Separation of Vehicular and Pedestrian Traffic
Perhaps the most important component of our entire community is the conscious
separation of vehicular and pedestrian traffic. This layout will provide primary access to
100% of our townhomes via a system of trails and green courts, allowing for a safe
pedestrian design and encouraging the site to function as a neighborhood. Each home's
front entrance opens onto a public, landscaped court that is lushly planted with a mixture
of different colors and textures of foliage and trees. The reason we are able to achieve
these functional, level, highly-landscaped, spaces is that we are consolidating vehicular
traffic into the efficient alleys as described above. Separation of vehicular traffic onto
alleyways and pedestrian traffic onto landscaped green spaces that connect with the
site's larger public open spaces is the keystone design concept of Earlington Townhomes.
Scope of the Proposed Development
The community design includes 62 attached single -family townhomes. Our plan is to work
with the natural grades instead of fighting against them. For this reason, every townhome
on the site is either a daylight or tuck-under design. This allows us to consolidate the
retaining walls which our topography necessitates, into the buildings themselves. The
result is a shorter construction duration for the neighborhood, less retaining walls
throughout the site itself, and, as mentioned above, the achievement of functional, level,
open-spaces on an otherwise sloping site. The structures will be a mix of duplexes,
triplexes, and 4-plexes, in an attempt to minimize interior units.
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March 27, 2017
Page 3
Architecture, Climate, and Natural Light
As the site is sloping from the north to south, the townhomes will take full advantage of the
potential views by locating all living spaces to the south side of each unit with balconies
and larger windows positioned to help capture both light as well as potential views. Our
experience working with the families who are purchasing our townhomes has taught us
an important lesson: natural light is paramount. In an attached townhome, parry walls are
unable to provide light, so our design imperative is larger -than -typical windows on the
south side of all units.
The building design will contain a great deal of modulation, both along the faqade as well
as the roofline, creating a pleasing appearance and helping to reduce the buildings mass
to a more pedestrian feel. The building colors will be organic yet rich in nature and utilized
in a way to enhance the building modulation and work with the site design as a whole.
Further enhancing the buildings appearance, we have incorporated varying siding
materials & reveal dimensions, Juliet balconies and large windows.
Many homebuilders have strayed away from classic, Northwest design principals like
pitched roofs and lap siding. We firmly believe it is possible to produce a modern,
attractive, aesthetic while maintaining a connection to a design palette that make sense
for not only our local climate, but also the reality that many families who choose attached
houses are doing so because they are making a conscious decision to own a home that
requires less maintenance.
The reality is, it rains a lot in our area. Pitched roofs and lap siding are extremely effective
at shedding moisture downwards and still look good after many seasons of hard wear.
The ubiquitous, rectangular, flush panels that so many "modern" projects utilize don't
weather our climate as well, and mean more maintenance for our buyers. In our planning
for this community, we are making a decision to use more traditional materials while
concentrating on unique and expressive glazing and landscaping design.
Site Design and Green Space Amenities
In addition to the green courts where many front doors are located, meandering sidewalks
will connect to gathering spaces to help promote a sense of community. The layout of the
site will include several open and green spaces situated along the frontage of Renton
Avenue as well as at the termination of each green court located between buildings.
Amenities include an outdoor recreation and open space area in the southeast corner of
the site situated over the proposed storm vault. There will be a green plaza in the northern
extent of the project that will include walkways that connect to the sidewalk along Renton
Avenue. Trails run through the site connecting the different seating areas and offering
opportunities for views out towards Mt. Rainier.
Parking Solutions based on Experience
Every single townhome in our community is being provided a 2 -car garage, which actually
exceeds the maximum allowed by the City. This is important to us. Our experience selling
townhomes has taught us that garages are very important to homeowners, and that
people who buy townhomes will willingly use garage space for their vehicles, as long as
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March 27, 2017
Page 4
they have additional storage space. In every project we have ever built, the units with
garages sell first.
Guest parking will be provided as street parking located along the main entry aisle, a safe
enough distance from front doors to encourage use of garages, but not so far as to be
problematic for guests. The 2 -car garage standard and our guest parking concept go
hand-in-hand: the reality of a second parking spot is it provides families with 2 cars a way
to keep both cars close to home, and families with 1 car a way to use some garage space
as valuable storage while keeping room enough for their car.
Net Density and Proposed Number of New Lots
This specific application is for a Site Plan Review and not a subdivision. It is our intent to
follow this application with a Unit Lot Subdivision. Therefore we are including information
regarding our overall density as it relates to the parent parcel, but not including the range
of sizes of any new lots which will be further developed in our next application according
to the Unit Lot Subdivision ordinance.
Based on our calculations as outlined on the enclosed density worksheet, we are allowed
up to 49 townhomes in the R-14 zone since 14 units per acre yields 48.86 townhomes,
rounded up to 49. We are allowed to increase the density by up to 30% (or up to 18.82 per
acre) by providing affordable housing. We are proposing to provide 7 affordable homes
since we are allowed one market rate bonus home for each affordable home. This yields
62 units total.
Current Use of the Site and Existing Improvements
The site is currently a nursery with multiple greenhouses, outbuildings, a retail building,
and a caretaker's residence. The greenhouses vary in size, shape, and construction
materials. The retail store covers approximately 1,096 square feet and is wood frame
construction. The caretakers residence was constructed in 1965 and is approximately
2,820 square feet. Other site improvements include gravel and dirt driveways for access to
the various greenhouses and storage areas that were part of the normal operation of the
nursery. Most of the site is covered in either buildings or driveways.
Zoning Designation of this Site and Neighboring Parcels
The site is zoned R-14 (Residential 14 du/ac). The adjacent properties are zoned as
follows:
North - Renton Avenue, King County Zone R-12 (outside of city limits)
East - Renton Ave, R-14 properties along the eastern side of Renton Ave.
South - 132nd St, R-14 (11425 linear feet) and R-10 (Ell 75 linear feet) on south side of
132nd St
West - R-14 (11280 linear feet) and R-8 (11300 linear feet)
Land Use Permits Required
The project requires approval of a Site Plan Review. It is our intent to follow this with
application for a Unit Lot Subdivision to allow the division of the site into fee -simple lots for
individual ownership.
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March 27, 2017
Page 5
Estimated Construction Cost and Fair Market Value of the Project
The total estimated construction cost is approximately $12 Million and the fair market
value of the homes will depend on the market at the time they are completed. It is planned
that the townhomes will be priced as medium -income homes, and allowing for our
affordable units and the variability of the sizes and bedroom counts, at this time we have
included in our application materials an estimate of $24.8M.
Off -Site Improvements
Extensive off-site improvements will be made as part of the proposed project. This
includes frontage improvements along both Renton Avenue S. and S. 132nd Street. These
improvements will include curb, gutter, sidewalks and planters as required by city design
standards. Additional offsite water and sewer main extensions are being provided as per
guidance received to date from the City. The sewer will be connected into the existing
main in S. 132nd Street However, a small sewer main connection is being made at the
intersection of Renton Ave and 132nd Street A new water main will be extended north in
Renton Ave from this site up to a connecting point with an existing main in 130th Street.
Trash Collection
Refuse and recycling locations have been provided within each individual garage and
trash pickup locations provided between buildings throughout the site. This will eliminate
the potential for unsightly containers on site.
Special Site Features or Critical Areas:
A wetland and stream reconnaissance was conducted by our consulting biologist,
Altmann Oliver Associates. No wetlands or streams were found on site. Our geotechnical
engineer, Associated Earth Science, prepared a full geotechnical report which identifies
that the site has slopes but none of which qualify for protective measures. The slopes on
the site are generally less than 20 percent There are no other known or anticipated critical
areas on the site.
Distance From A Wetland to the Nearest Area of Work:
There are no wetlands or streams located on the site. The nearest known wetland or
stream is to the south of the Earlington Townhome site. This is a small drainage that runs
east -west and is Ell 75 feet south from the southwest corner of the property and 0350 feet
south from the southeast corner.
Soil Type and Drainage Conditions
The site contains Vashon Recessional Outwash, Vashon Lodgement Till, and fill material
according to the geotechnical report prepared by Associated Earth Sciences, dated
January 18, 2017. The site is located on a hillside and the surface water drains from the
north to the south. There are no known drainage concerns or issues on the site or in the
immediate vicinity/downstream.
Estimated Quantities and Type of FII and Excavation:
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March 27, 2017
Page 6
As indicated previously our intent is to utilize the Unit Lot Subdivision as a means to
consolidate site development and townhome construction into one continuous phase that
will help us minimize (both in quantity and timeline) our excavation and fill activities. This
site would be exceedingly difficult to construct in 2 phases because of the utilization of the
townhome foundations for so much of the site terracing. The purpose of proposed
grading/filling will be to accommodate the construction of proposed buildings and roads.
Final fill/grade quantities will be prepared as part of the clearing and grading permit(s).
Preliminary estimates are as follows:
Cut: 15,100 CY
Fill: 3,700 CY
Net Cut 11,400 CY
Tree Removal
The site contains 57 trees. The reality of the locations of the existing trees is that any
attempt to maintain them given the scale of the filling and grading as well as their
locations relative to the proposed road and cul-de-sac would make the project non -
feasible. As trees 30" and greater are classified as landmark in the City of Renton and are
prohibited from removal without an approved Land Development Permit, we will be
applying for these permits in our subsequent engineering submittals. There are 7 trees on
the site that meet this size threshold and will need to be removed as part of development
activities.
View Obstructions
The residential units proposed will not exceed a height of 35' above the average grade
level.
Land to be Dedicated to the City of Renton
The project will dedicate right-of-way along both Renton Ave and 132nd Street. The right of
way dedication along 132nd Street is approximately 11.5 feet along that entire frontage.
The right of way dedication along Renton Ave varies depending on the boundary and will
result in a uniform right of way that meets City of Renton standards. The proposed
roadway and cul-de-sac will also be dedicated to the City as a public road. No other
dedications are anticipated.
Model Homes, Job Shacks, Sales Trailers:
It is anticipated that upon substantial completion of the project's infrastructure,
construction of model homes will begin. The total number of model homes to be
constructed is yet to be determined. Job trailers may be necessary during site
development but will be addressed in pre -construction meetings.
Proposed Modifications
The proposed project includes the following modification requests:
1. Road Section
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March 27, 2017
Page 7
The applicant is requesting a road standard modification to Renton Municipal
Code 4-6-060.F. The proposed access will modify the code standard for a
Residential Access Road and Public Cul -De -Sac.
Per Renton Municipal Code 4-9-250.D.2 a modification to road standards can be
permitted when it is demonstrated that the following conditions are met:
a) Substantially implements the policy direction of the policies and objectives of
the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment necessary
to implement these policies and objectives;
The proposed road section provides a complete street for the use of the
residents of the Farlington Townhomes community. It allows for a reduced
street profile on a site that has extensive slopes and grading. Additionally the
reduced profile will further promote the pedestrian friendly element of the
community.
b) Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
The proposed road will meet the objectives of safety, function, appearance,
environmental protection and maintainability as intended by the code. The
proposed road section includes a large travel way for emergency access while
also providing parldng on one side of the road. On the side with parldng it is
proposed that the planting strip be on the outside edge of the sidewalk, so that
people getting in and out of their vehicles will not be stepping directly into a
planter but rather onto a sidewalk
c) Will not be injurious to other property(ies) in the vicinity;
The proposed road provides access to the townhomes only and will not be
extended or improved any further to provide access to any other homes. The
road will not be injurious to other properties.
Standard
Proposed
Right of Way Width
53'
30' (back of curb to back of
curb)
Sidewalks
5' both sides
5' both sides
Planting Strips
8' between curb & walk
both sides
4.5' on east side between
curb and sidewalk; ❑4' on
west side at back of
sidewalk.
Street Trees
In planter strip on both
sides
In planter strips on both
sides
Curbs
Both sides
Both sides
Parking Lanes
6' one side
8' one side
Paved Roadway Width
2 lanes - 20'
2 lanes - 20'
Lane Widths
10' travel lanes
10' travel lanes
Cul-de-sac ROW
55' Radius
51' Radius
Per Renton Municipal Code 4-9-250.D.2 a modification to road standards can be
permitted when it is demonstrated that the following conditions are met:
a) Substantially implements the policy direction of the policies and objectives of
the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment necessary
to implement these policies and objectives;
The proposed road section provides a complete street for the use of the
residents of the Farlington Townhomes community. It allows for a reduced
street profile on a site that has extensive slopes and grading. Additionally the
reduced profile will further promote the pedestrian friendly element of the
community.
b) Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
The proposed road will meet the objectives of safety, function, appearance,
environmental protection and maintainability as intended by the code. The
proposed road section includes a large travel way for emergency access while
also providing parldng on one side of the road. On the side with parldng it is
proposed that the planting strip be on the outside edge of the sidewalk, so that
people getting in and out of their vehicles will not be stepping directly into a
planter but rather onto a sidewalk
c) Will not be injurious to other property(ies) in the vicinity;
The proposed road provides access to the townhomes only and will not be
extended or improved any further to provide access to any other homes. The
road will not be injurious to other properties.
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March 27, 2017
Page 8
d) Conforms to the intent and purpose of the Code;
By providing a complete street with full travel ways, parking, curb, gutter,
planter, and sidewalk the proposed modification meet the intent of the code.
While several of the design elements as proposed are reduced in size and
scope, the road includes all elements of a complete street as required by the
city.
e) Can be shown to be justified and required for the use and situation intended;
and
The reduction is justified in order to accommodate the large grade change on
the site and to encourage a pedestrian friendly neighborhood.
f) Will not create adverse impacts to other property(ies) in the vicinity.
The proposed road provides access to the townhomes only and will not be
extended or improved any further to provide access to any other homes. The
road will not create adverse impacts to other properties.
2. Refuse and Recyclables Standards
The applicant is requesting a modification to the Refuse and Recyclables
Standards as they are found in RMC 4-4-090. A the proposed units are intended to
be fee simple townhomes there will not be a central refuse site. Rather it is
proposed that each home will have their own individual refuse cans that they will
take to collection points that are situated throughout the community. The collection
points will only be used on the specified collection day and will not require
additional screening.
3. Maximum Wall Plate Height
We request a modification to the plate height restriction as described in 4-2-110A
Development Standards for Residential Zoning Designations. Section 4-2-110A
allows for 3 stories yet restricts the maximum wall plate height to 24' with an
additional 6' vertical projection allowed for roofs with a slope of 4:12 or greater for
a combined maximum building height of 30'.
The Earlington Townhome site slopes from North to South which allows the use of
a grade plane to help achieve the required 24' maximum plate height This
however does not consider the required 12" stoop height found in 4-2-115
Residential Design and Open Space Standards: Section 3 Residential Design.
Having the required 12" stoop height at the entry to each unit along with a step up
of 4" from the top of stoop to the finished floor of each unit essentially drops the
grade 16" from the finished floor at the fronts of each unit Utilizing grade elevations
located 6' from the building's exterior walls further hinders the ability to achieve the
24' height limit since the site slopes away from each building on the south further
increasing the distance from the finished floor and does not increase in height
toward the north because of the private alleys. Lastly to account for proper
Clark Close
March 27, 2017
Page 9
drainage away trom each building a positive slope away from each garage to the
alley is required and therefore all buildings need to be raised a distance to provide
this positive slope again further increasing the distance from the units finish floor to
grade.
To achieve the required 24' plate height and overall 30' building height I have
reduced all front stoops to 12" and only allowed for a 1" step from the top of stoop
to finished floor. I have also eliminated the positive slope of each driveway and in
some cases, would end up with a negative slope back toward the garage entries. I
have limited the step from the garage to unit to be 7" maximum. The result is that I
am able to get the plate heights to work however the building heights still exceed
the height limit for several buildings by 0" to 7" respectively.
Per the November 10, 2016 Pre -Application meeting under Building Standards: it
was suggested that we could receive an increase in height up to 32' per the
Administrative Policy/Code Interpretation # CI -91. Per this allowance, we would
like to request an increase to the building plate height of at least 2' allowing for a
maximum plate height of 26'-0" along with the additional 6' allowing a total
building height of 32'. This would allow for the 12" stoop additional height to the
finished floor and positive drainage away from each garage edge to the private
alleys.
Submittal Attachments
The following application materials are included with this cover letter and narrative.
1. Pre -Application Meeting Summary;
2. Waiver Form;
3. Land Use Permit Master Application Form;
4. Fees;
5. Project Narrative (this letter);
6. Environmental Checklist;
7. Density Worksheet;
8. Plat Certificate or Title Report;
9. Draft Legal Documents;
10. Construction Mitigation description;
11. Affidavit of Installation of Public Information Sign;
12. Affidavit of Installation of Public Outreach Sign;
13. Proof of Neighborhood Meeting;
14. Neighborhood Detail Map;
15. Site Plan Drawings:
a. Preliminary Plat Site Plan;
b. Existing Conditions Plan (Topography Map);
c. Conceptual Landscape Plan;
d. Boundary and Topographic Survey ;
e. Tree Cutting/Land Clearing Plan;
f. Generalized Utilities Plan;
g. Conceptual Grading Plan;
h. Drainage Control Plan; and
i. Street Profile Plan;
16. Floor Plans;
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March 27, 2017
Page 10
17. Tree Retention/Land Clearing (Tree Inventory) Plan;
18. Tree Retention Worksheet;
19. Arborist Report;
20. Wetland Assessment;
21. Geotechnical Report;
22. Letter of Understanding Geologic Risk;
23. Drainage Report;
24. Architectural Elevations;
25. Screening Detail, Refuse/Recycling;
26. Traffic Study;
27. Plan Reductions;
28. Digital Copy;
29. Colored Maps for Display.
We understand that these items represent a complete list of required materials and the
applications will be deemed complete for processing upon intake.
We look forward to working with you through the City's review and approval process.
Should you have any questions, or require additional information, please contact me
directly at 253-838-6113.
Sincerely,
�ELVAMANN
Associate/Senior Planner
ESM CONSULTING ENGINEERS, LLC.
CC: Jordan Salisbury, Blue Fern Development
Benjamin Paulus, Blue Fern Development
John Graves, Blue Fern Development
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