Loading...
HomeMy WebLinkAboutPN_Project_Narrative_Woo_Developments_LLC_190719_v11 JEFFERSON 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 PROJECT NARRATIVE December 12, 2018 Department of Community and Economic Development Planning Division Renton City Hall 1055 S. Grady Way Renton, WA 98057 We are requesting review by Renton City Development Services of this proposed project. 1. The project name is Jefferson Highlands. The project consists of building one 6-unit Townhome building, plus one 4-unit townhome building and one 3-unit townhome building on 13 Unit Lot Subdivision lots. One of the 13 townhomes will be “Affordable” as defined by the City of Renton code as “Housing reserved for occupancy as a primary residence by eligible households whose annual income does not exceed eighty percent (80%) of the area medium income for ownership of housing, adjusted for household size, as determined by the Department of Housing and Urban Development for the Seattle Metropolitan Statistical Area The 13 townhomes will be constructed on two existing contiguous lots. Lot 1, at address 1513 Kirkland Avenue NE, Renton, WA 98056 fronts on Kirkland Avenue NE. Lot 2, at address 1526 Jefferson Avenue NE Renton, WA 98056, fronts on Jefferson Avenue NE and is contiguous with Lot 1 along the east side of Lot 2. (See attached plan). Lot 1 is 14,175 square feet and Lot 2 is 20,171 square feet. The total square footage of both lots together is 34,346 square feet. Six of the townhomes will front on and face Kirkland Avenue NE and 7 units will front on and face Jefferson Avenue NE. A duplex currently exists on each of the 2 existing lots. The existing duplex on Lot 2 also has an attached 2- car carport and 2 small outbuildings (sheds). There are Also 2 small outbuildings (sheds) on Lot 1. Both existing duplexes, one on each lot, along with all of the outbuildings on both lots along with the carport on Lot 2 will be demolished and removed from the site when development begins. Following construction of the units, the entire site will be landscaped. . 2. The Land Use Permits will include: A. Preliminary Plat and Site Plan Approval. 2 B. Environment Review. C. Unit Lot Subdivision Approval (including a Public Hearing with the Hearing Examiner). D. Conditional Use Permit E. Building permits for the 13 townhomes. 3. Zoning of the Site is R-14. Properties to the north, south and west of Lot 1 are zoned R - 14. Property to the east of Lot 1 is zoned RMF. Properties to the north, south, east and west of Lot 2 are all zoned R-14. 4. Both duplexes have 2 tenants, one tenant in each unit of the 2 duplexes. 5. The site lies within the City of Renton Aquifer Overlay Zone 2. There are no bodies of water or any other critical areas on or near the site. Both lots are nearly flat. 6. The soil on both Lots 1 and 2 is classified as ACM. Five soil log holes were dug and a soils report was completed. The upper approximately four feet is sandy loam with satisfactory infiltration and drainage properties. Below four feet is loose to consolidated till. The holes were all dry with no standing water. A storm drainage vault will be provided along with enhanced water quality treatment facilities. 7. 13 townhomes with a 2-car attached garage in each unit will be constructed on 13 Unit Lot Subdivision Lots. 8. Each of the 13 townhomes will be on a lot. The lots will range in size from 1277 square feet to 1740 square feet. 10. Access to all townhomes will be from Kirkland Avenue NE using a temporary alley which will be shared with the owners of the 2 lots contiguous to the southerly lot line of Lot 1. All 3 of these lots face Kirkland Avenue NE. Maintenance of the shared temporary alley will also be shared by the Homeowner’s Associations of both parties identified in the Shared Driveway Agreement (copy attached). The temporary alley will be 16’ wide with 8’ lying on each side of the Lot 1 southerly property line (as shown on the attached Site Plan). The temporary alley will provide access to a new public alley (which will be constructed as part of the project) as well as to a 16’ wide public alley which will provide rear access to all of the townhomes as also shown on the attached Site Plan. 11. Off-site improvements will include a new 5’ wide sidewalk with a contiguous 8’ wide planting strip along the west property line of Lot 2 fronting on Jefferson Avenue NE plus an 5’ wide sidewalk and a 8’ wide planting strip along the east side of Lot 1 facing Kirkland Avenue NE. 12. Total estimated construction cost of the project is $3,500,000. Land cost is $630,000. The fair market value is estimated to be $5,000,000. 3 13.Approximately 400 cubic yards of material will be excavated. The material will consist of top soil and sandy loam. The top soil will be stock piled on-site and will later be spread back over and used on the lots. Some debris, including the demolished buildings will be removed from the site. 14. There are 6 healthy, viable, Significant trees on the site plus 3 Significant trees which are in poor condition. All existing Significant trees will be removed and they will be replaced as required by Renton City Code. Please see the Arborist Report for details. 15. There will be a job shack and later a model home as one of the 13 townhomes. 16. A Preliminary Plat/Site Plan, floor plans and elevations as well as renderings for the buildings are attached. 17. A conditional Use Permit will be required as the height of the buildings will exceed the 24’ plate height IN the R-14 Zone. The plate height of the buildings will be 32’ 18. Each Unit will contain the required 250 square feet of yard area and there is substantially more open space in the project than the required 4550 square feet (350 square feet per unit). 19. City of Renton water and sewer services are available on both Jefferson Avenue NE and Kirkland Avenue NE. 20. Fire sprinkler systems will be provided in all 13 townhomes. 21. There will be no obstructed views from other residential units and the height of the townhomes will be 35’-6”. IN ADDITION, PLEASE SEE THE TWO ATTACHED CITY OF RENTON DENSITY CALCULATION WORKSHEETS, ONE WHICH SHOWS 14.04 UNITS PER ACRE WHICH WILL THEN BE ROUNDED DOWN TO 14 UNITS PER ACRE TO ALLOW 11 REGULAR UNITS. THEN ONE ADDITIONAL REGULAR UNIT PLUS ONE AFFORDABLE UNIT WILL BE CONSTRUCTED IN THE PROJECT FOR A TOTAL OF 13 UNITS AS SHOWN ON THE SECOND ATTACHED DENSITY WORKSHEET WHICH SHOWS 16.6 UNITS PER ACRE WHICIH IS LESS THAN THE ALLOWED 18 UNITS PER ACRE ALL AS ALLOWED PER RENTON MUNICIPLE CODE RMC 4-11-04.