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HomeMy WebLinkAboutJ_Conditional_Use_Permit_Justification_Genesis_Homes_LLC_200220_v1EMERALD HIGHLANDS UNIT LOT SUBDIVISION APPLICANT GENESIS HOMES, LLC PROJECT MANAGER JIM HOWTON 4621 123rd AVENUE SE, BELLEVUE, WA 98006 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 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 Kirkland Avenue NE, Jefferson Avenue NE, NE 16th Street and NE 12th Street 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 NE from Emerald Highlands. Plus, there are two new duplex units just completed on the east side of Kirkland Avenue NE across the street from Emerald 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 small shed. 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 just north of Emerald Highlands. 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 in the general area of Renton, Bellevue, etc. 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. In Addition, a new project named Jefferson Highlands located contiguous with the north side of Emerald Highlands has already been approved with the same height as being requested for Emerald Highlands. The Applicant checked 7 townhome projects now under construction or recently completed, with 4 of the projects located within 4 miles of Emerald 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 Emerald Highlands is in the R-14 Zone which allows up to 18 units per acre and there will be 10 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 relatively new large Master Craft Playground is only 1 block away. Effect on Adjacent Properties: The Emerald 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: Emerald 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 10 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 a new sidewalk on Kirkland Avenue NE 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 2020 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 streetlights on 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 yard areas. The Homeowners Association will maintain all of the landscaping.