Loading...
HomeMy WebLinkAboutPN_Project_Narrative_Genesis_Homes_LLC_200219_v11 EMERALD HIGHLANDS UNIT LOT SUBDIVISION APPLICANT – GENESIS HOMES, LLC PROJECT MANAGER, JIM HOWTON 4621 123rd AVENUE SE, BELLEVUE, WA 98006 TELEPHONE 425-641-4276 FAX 425-679-6804 EMAIL ADDRESS: jimhjim1111@comcast.net PROJECT NARRATIVE January 20, 2020 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. The project name is Emerald Highlands. The project consists of building two 5- unit Townhome buildings, on 10 Unit Lot Subdivision lots. The 10 townhomes will be constructed on two existing contiguous lots. Lot 1, at address 1501 Kirkland Avenue NE, Renton, WA 98056, fronts on Kirkland Avenue NE. Lot 2, at address 1507 Kirkland Avenue NE Renton, WA 98056, also fronts on Kirkland Avenue NE and is contiguous with Lot 1 along the north side of Lot 1. (See attached plan). Lot 1 is 12,075 square feet and Lot 2 is 12,285 square feet. The total square footage of both lots together is 24,360 square feet. One of the 10 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. All ten of the townhomes will front on and face Kirkland Avenue NE. A duplex currently exists on each of the 2 existing lots. The existing duplex on Lot 2 also has 1 outbuilding (shed). Both existing duplexes, one on each lot, along with the outbuilding 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. B. Environment Review. C. Unit Lot Subdivision Approval (including a Public Hearing with the Hearing Examiner). D. Conditional Use Permit 2 E. Architectural Plans Approval. F. Building permits for the 10 townhomes. 3. Zoning of the Site is R-14. Properties to the north, south and west of both Lots are 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. 10 townhomes with a 2-car attached garage in each unit will be constructed on 10 Unit Lot Subdivision Lots. 8. Each of the 10 townhomes will be on a lot. The lots will range in size from 1,240 square feet to 1,947 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 northerly lot line of Lot 2. 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 northerly property line (as shown on the attached Site Plan). The temporary alley will provide access to a new public alley, running north to south, across the west property line (one half of which will be constructed as part of the project). A 10’ wide rear access alley will be constructed across the west property line which will consist of the 8’wide Public Alley plus an additional 2’ along the east side of the Public Alley to provide for a total 10’ access to the rear of the ten 2-car garages all as shown on the attached Site Plan. 11. Offsite improvements will include an 8’ wide sidewalk and a contiguous 8’ wide planting strip along Kirkland Avenue NE on the east side of the project thereby leaving an 11’ wide driving lane on Kirkland Avenue NE. 12. Total estimated construction cost of the project is $3,500,000. Land cost is $735,000. The fair market value is estimated to be $5,000,000. 13.Approximately 400 cubic yards of material will be excavated. The material will consist of topsoil and sandy loam. The topsoil will be stock piled on-site and will later be spread back over and used on the lots. Some debris, including the demolished 3 buildings will be removed from the site. 14. There are 4 Significant trees on the site of which 1 Significant tree is dead. 1 significant tree will be retained and the remining 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 10 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 3500 square feet (350 square feet per unit). 19. City of Renton water and sewer services are available on Kirkland Avenue NE. 20. Fire sprinkler systems will be provided in all 10 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 14.30 UNITS PER ACRE WHICH WILL THEN BE ROUNDED DOWN TO 14 UNITS PER ACRE TO ALLOW 8 REGULAR UNITS. THEN ONE ADDITIONAL REGULAR UNIT PLUS ONE AFFORDABLE UNIT WILL BE CONSTRUCTED IN THE PROJECT FOR A TOTAL OF 10 UNITS AS SHOWN ON THE SECOND ATTACHED DENSITY WORKSHEET WHICH SHOWS 17.88 UNITS PER ACRE WHICH IS LESS THAN THE ALLOWED 18 UNITS PER ACRE ALL AS ALLOWED PER RENTON MUNICIPLE CODE RMC 4-11-04.