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HomeMy WebLinkAboutCond_Use_Permit_Justification_17.02.1728 Hundred TOWNHOMES UNIT LOT SUBDIVISION APPLICANT YVES TANG 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 CONDITIONASL 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 more dense in the infill area. This will also offer more support to the transit system within the City. In, fact, there is a bus stop directly across Harrington Avenue NE from the project. Furthermore, the project is only a few blocks from the extensive commercial/shopping area on Sunset Avenue. There are several multifamily buildings up and down NE 12th Street on both the east side and the west side all close to the project. 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 73 years old duplex units as well as several old outbuildings. 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. Seventeen percent of the new townhomes will be “Affordable” which will provide housing for those people in different income categories. Also, the project will meet one of the goals of the Sunset Area Community Revitalization Program. Through this program, a new sidewalk and planting strip was constructed along several blocks of Harrington Avenue NE, including all of the west side of this townhome project. 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 two duplex housing units adjacent to the east side of the property (one east of each existing lot). The northerly duplex faces north toward NE13th Street and has no view other than the duplex across NE 13th Street. The southerly duplex faces NE 12 th Street and has no view other than a multifamily complex across NE 12th Street. There is one duplex across NE 13th Street north of the northerly lot of this project. It is directly across Harrington Avenue NE from McKnight Middle School and the school blocks any view. The duplex on the east side of Lot #1 was just completely remodeled inside and outside with no increase in height. 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 this 28 Hundred project. One of the projects is the Parc at Whitman Court located on NE 4 th Street near Union Avenue NE in Renton. All 7 projects have all living space areas a minimu m of 9 feet ceiling heights and many have ceiling heights exceeding 9 feet. Appropriate Location: The location of the project 28 Hundred is in the R-14 Zone which allows up to 18 units per acre and there will be 12 townhomes which equals 18 units per acre. The property is surrounded by other multifamily housing. In addition, schools are located close by with McKnight Middle School directly across the street. Also, the North Highlands Community Center and the new large Master Craft Playground is only 2 ½ blocks away. Effect on Adjacent Properties: The 28 Hundred townhomes project will result in increased property values in the area. Many of the adjacent properties contain 73 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: 28 Hundred is in an area of newer large multifamily buildings interspersed by the 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 12 townhomes. Traffic: As shown by the Traffic Study, there will be little impact on the streets in the area. In addition the project will have 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 2017 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. Nosie will not exceed that allowed by City of Renton code. There will be lights located around the exterior of the building 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 NE 12th Street as well as on Harrington Avenue NE. All of the noise, light and glare will be that typically associated with residential units and will not differ significantly from that which already exists in the area. Landscaping: As shown on the Landscape plans, trees, including some fruit 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. Some landscaping currently exists in the planting strip which the City provided along Harrington Avenue NE. The Homeowners Association will maintain all of the landscaping.