HomeMy WebLinkAboutRenton Commons Narrative and Conditional Use Justification
204 First Avenue South, Seattle, Washington 98104 | 206·624·7880 | www.tonkinarchitecture.com
Project Narrative and Modification Justification June 7, 2016
The Low Income Housing Institute and Tonkin Architecture are submitting a
land use permit application for hearing examiner site plan review, conditional
use, and environmental review. The application also includes three
modifications: bike parking, street, and refuse/recycling. The proposed
project, to be called “Renton Commons”, will be a six-story 48-unit affordable
housing project to provide rental housing to households and individuals
earning at or below 50% of the area median income with units set aside for
working individuals and families, and units set aside for veteran households
and families exiting homelessness. The project will meet the need for units of
sustainably designed, well-built affordable housing at a transit-oriented
development site near the Renton Transit Center, Renton High School and
downtown Renton. The project will incorporate sustainable “green” features
meeting the requirements of the Washington State Commerce Department’s
Evergreen Sustainable Design Standard.
Pursuant to goals articulated by the Mayor in his State of the City report
delivered in March, 2015, Renton Commons will include a set-aside of 36
units for homeless families and individuals, including veterans, who will have
access to on-site supportive services, job connections and case managers to
help people improve their incomes, get back on their feet, retain their self-
sufficiency, strengthen their physical and mental health and progress in their
lives. Thank you in advance for considering our proposal.
Project Name: Renton Commons
Project Address: 215 Whitworth Avenue South
Parcel Number: 784180-0090
Project Contact: Pam Derry, Architect, Tonkin Architecture
Phone: 206-624-7880 x 116
pam@tonkinarchitecture.com
Project Description
With the goal of providing high-quality affordable housing to the residents of
Renton, the Low Income Housing Institute (LIHI) and Tonkin Architecture are
proposing a 6-story multifamily apartment building that will house 48
affordable housing units. The proposed building will have a total gross square
footage of 42,243 square feet and a unit mix of 4 studio, 19 one bedroom,
20 two bedroom, and 5 three bedroom apartments housing individuals,
couples, and families. The building will also provide amenity spaces for its
residents such as a multi-purpose common room, a library, community
computer stations, a community kitchen for events, a classroom, a
management office, a counseling office, and a covered parking garage at the
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rear of the property.
The proposed building massing will be L-shaped with an outdoor play area
and a vehicle access driveway located on the SE corner of the site. This
design will provide the maximum amount of natural sunlight to both the
outdoor common spaces and the residential units above.
Vertical bay windows and other modulations on the building facades will help
reduce the perceived size of the building mass. Large horizontal material
changes along the bottom floor and the upper two floors will help reduce the
perceived height of the building mass. Smaller-scaled design elements such
as the windows, cornices, canopies, plus the textures and colors of the
façade materials will also help provide a well-balanced and well-proportioned
building exterior that will enhance the surrounding areas when viewed from
all four sides.
It is the hope that the careful design of this building will help set a high
standard for future development in the area.
Location Description
The site of the proposed project is located south of the Renton Airfield, on
the west side of Whitworth Ave S, immediately south of Seattle Public
Utility’s Cedar River pipeline right-of-way with an 11’ wide public alley to the
west.
The site and the surrounding properties are zoned CD (Center Downtown)
and are subject to Design District “A” design regulations. The purpose of the
CD zone, according to the Renton Municipal Code, is “to provide a mixed-use
urban commercial center serving a regional market as well as high-density
residential development”. The existing single family house that is currently
located on the site would not be allowed as new construction in the CD zone.
The surrounding neighborhood is very much in transition with some low-rise
small-scale existing buildings and a growing number of multi-story
multifamily and mixed-use buildings. The existing buildings around the site
include a single family house to the west, churches to the south and east,
and an office building for an international adoption agency to the north. A
four-story mixed-use building, the Compass Veterans Center, is located to
the northeast, diagonally across Whitworth Ave. South. Renton High School
is located a block to the north.
Site Conditions and Off Site Improvements
The existing house single-family house on the project site will be demolished
as part of the site preparation for the proposed six story building. An initial
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archeological study has been conducted at the site by Willamette CRA, the
same firm who did investigations on the site of the Renton High School. No
significant artifacts were found. During construction deep excavations will be
archeologically monitored.
There are no significant trees on the site. Existing shrubs and blackberry
bushes will be removed for construction. New building perimeter landscaping
will be installed. Existing street trees will be removed for construction and
replaced with two new street trees.
With the exception of a man made depression at the northwest corner of the
site, the parcel is exceptionally flat. Geotechnical soil tests determined that
the soil at the site has medium dense sandy soil with a high water table. This
soil is susceptible to uneven settlement and potential seismic liquefaction
during an earthquake. A deep foundation system supported by pipe piles is
therefore recommended to reduce the potential for uneven settlement, which
would occur with a simpler foundation system. To install the foundation and
on site improvements estimated earthwork quantities are 100 cubic yards of
cut and 300 cubic yards of fill.
Off-site improvements include a widened and improved public sidewalk along
Whitworth Ave S, a new curb cut for vehicle access onto the site, a water
main extension from South 3rd Street to South 2nd Street, and a connection
to the existing storm drain in the SPU right-of-way.
The proposed project will also provide a new paved walkway along the SPU
right-of-way to the north, though that will be located on the project site. The
hope is that the next new development to the west will do the same and
extend this new sidewalk to Shattuck Ave S, effectively providing a new
through-block pedestrian connection.
Density Requiring Conditional Use
Under the current CD zoning the minimum residential density is 25 units per
acre. The maximum is 100 units per acre, but that may be increased for 150
units per acre through an administrative conditional use permit process. The
proposed site area is 0.32 acres; the minimum number of residential units
allowed is 8. The maximum without administrative conditional use is 32 and
the maximum with administrative conditional use is 48. We understand that
the proposed 48 units require an administrative conditional use permit. This
density bonus is critical for providing much needed affordable housing in an
efficient manner. A lower density would increase the project cost per unit and
make construction funding difficult, if not impossible, to obtain. With high
prevailing wages, off-site infrastructure costs, high design standard
requirements and street improvements, spreading the cost over more units
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to be built to achieve economies of scale helps create a project that public
and private financing sources can support. Many of these are fixed costs that
would be similarly priced whether for a 32-unit development or 48 units. In
the case of Renton Commons, more is better given the need to revitalize and
build out the downtown with high quality buildings and the need to produce
units with rents within reach of working families and their incomes, without
undue rent burdens so true of today’s marketplace.
The issue of housing affordability has worsened over the previous years, with
reports of more and more people paying as much as 50% of their monthly
income for rent; rent burden is defined as paying more than 30%.
Additionally, increases in individuals and families without a permanent
address point to the benefit of building units to be part of the solution. The
One Night Count of the Homeless in 2016 registered a doubling over 2015’s
result, climbing in 2016 to 160 from 79 the year before. Of the 160
individuals counted, as many as 139 were living in cars, in doorways, in the
underbrush, at bus stops, walking around, in city parks or under roadways.
Locating added density in downtown and near transit hubs supports growth
near transit and preserves the single-family communities of Renton while
managing growth to accommodate rental housing demand.
The site at 215 Whitworth Ave S. has some unique synergies: The adjacent
Harambee Church provides community meals and resource referrals for those
experiencing homelessness. The church also houses the Cry Out! program for
youth, giving access to music recording studio, dance, art, and various life
skills workshops in robust afterschool programs for middle and high school
students. The site is also very near Renton High School, and close to
Safeway, the Renton Farmer’s Market, and other shops and restaurants. We
have a great opportunity to provide working individuals and families,
including those who have exited homelessness, access to these amenities.
Increasing the density at this site by permitting the building of another 16
units over what is permitted outright, would bring housing within reach of an
additional 16 households.
This development is in line with the proposed vision for Downtown Renton - a
modern gathering place for dining, shopping, arts, and access. Projects like
the Lofts at Second and Main, which is currently under construction, help
bring more people to this vibrant and emerging Downtown Renton. Our
intention with this project is to provide the same access to these wonderful
amenities to people who can afford predictable rents that are related to the
incomes they earn. With increased density at the site, we can bring even
more shoppers, artists, and diners into this area. People living in affordable
housing communities are known to shop locally and favor nearby stores and
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amenities. With predictable rents that do not spike uncontrollably, they are
able to afford the groceries, entertainment and meals that support the
commercial district and businesses nearby.
Parking
Within the CD zone for low income housing (defined as less than 80% in the
Renton Municipal Code) the minimum required parking is one space for every
four units and the maximum is 1.75 parking spaces per unit. For 48 units the
minimum required parking is therefore 12 spaces. The proposed building
includes an open surface parking garage on the rear of the site to provide the
required 12 parking spaces. These parking spaces will be accessed through a
driveway on the south side of the site. As required by the design review
regulations for Design District “A” the parking garage will not front on the
street and will be entirely at the rear of the property. Since the majority of
the proposed housing is for extremely low income families and individuals,
many of the tenants will not own cars, and twelve parking spaces will be
sufficient. The site proximity to the Renton Transit Center and shopping is
ideal for tenants without vehicles and is one of the factors making the site
attractive for affordable housing. We plan to secure via a lease with SPU,
three staff parking spaces in the vicinity of the site. An agreement has
generously been arranged with Seattle Public Utilities to rent three staff
parking spaces on the SPU pipeline right of way directly north of the site. We
have seen in other projects well-located to transit that providing parking at
the minimum level required is sufficient for this population and encourages a
pedestrian and transit-oriented lifestyle, which is a goal for the revitalization
of the Downtown Renton area.
We will also make part of our leasing process a clear declaration that on-site
parking is very limited. We will provide printed material on City of Renton on-
street parking rules, the area bus and transit routes and maps from the site
to the transit stops; area garages or parking options that are legally
available. We ask people to acknowledge (a) their familiarity with City of
Renton parking rules; (b) their familiarity with the bus routes and schedules
within walking distance of the project address; and (c) their proposed plan
for parking/garaging their vehicle if they are not among the priorities to
secure on-site parking. Our intention is not to burden the streets with
additional parkers that could be in violation of local laws. We will make these
regulations very clear during the marketing and leasing process for units. Our
priority process for parking spaces on site relates to giving priority to (1) the
disabled; (2) families with children who are car owners; and (3) commuters
for whom taking public transit is not feasible. There priorities will also be
shared with potential tenants as they express interest in leasing units at
Renton Commons. We will also allow no more than one car per unit to be
garaged, if they are within the priority populations noted above.
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Bicycle Parking Modification
Per Renton’s zoning code for attached dwellings 0.5 bicycle parking spaces
are required per residential unit. For 48 units that would be 24 bicycle
parking spaces. The zoning code also includes a provision for other uses
within CD zoning of 10% of the required number of off street parking spaces.
On this tight site providing interior first floor bicycle parking for 24 bicycles
would limit the space that could be provided for important supportive
services and public open space. We therefore propose to provide three on-
site exterior bicycle racks with capacity for 24 bikes. Two of these racks with
capacity for 16 bikes will be protected from weather by a canopy. Two short
term bicycle racks at the public sidewalk with space for up to 4 bicycles will
also be provided. In LIHI’s other developments, especially among people
occupying studios and one-bedrooms as individuals or couples and young
families who are bike riders and bike commuters, we have found that they
prefer to store their bicycles within their units. We will be providing a wall-
mounted bike rack for those who request it—this addresses the need for bike
storage as well as their need for completely secure bike storage that is not
within a public nor even building-wide location. This option will be provided
in ways that do not affect ADA clearance requirements in any unit.
Street Improvement Modification
The City of Renton’s draft downtown street standards call for a twelve foot
wide sidewalk with street trees in tree grates, a six inch curb, a five foot bike
lane and an eleven foot travel lane. The existing Whitworth Ave right of way
is 60 feet wide. To provide all of these improvements including a five foot
bike lane, a 70 foot wide ROW would be required. However we have been
informed by City of Renton staff that a bike lane is not required on the west
side of Whitworth, since it would not connect to any existing bike lanes
beyond the property street frontage, therefore no street dedication is
proposed.
To build a twelve foot wide sidewalk without modifying the alignment of the
ROW curb requires the sidewalk to encroach on the property a distance of
two feet. We propose to build the sidewalk with this extension onto the
property, without a right of way dedication. This will allow the full sidewalk
width without modifying the curb alignment, but will also allow the upper
floors of the building to overhang the sidewalk extension into the parcel. A
pedestrian easement will insure that this sidewalk extension remains
available to the public.
Encroachment over Right of Way
To provide a more varied and interesting modulation on the upper façade
facing the street—Whitworth Avenue, and to make the main building
entrance more prominent, we propose to overhang the ROW by a maximum
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of two feet at the entrance canopy and at the central bay on the building’s
east and main façade. The modulation at the central bay is proposed to begin
at the third floor at a height of approximately 25 feet above grade. The
canopy will be located at a height of approximately 13’ above grade. The
distance above grade will insure that the encroachment over the sidewalk
portion of the right of way will have no adverse impact on pedestrians on the
sidewalk.
Roof Pitch
To provide interesting pitched roofs as required by the Design District A
guidelines the proposed pitched roofs are shed roofs at the top of articulated
bays. To keep the shed roofs in scale with the articulated bays, it is proposed
that pitched roofs have a 2.5:12 slope rather than a 1:4 (3:12) slope.
Including the full height of the pitched shed roofs the maximum height of the
structure will be 76 feet. This is well within the maximum building height of
95’ allowed by the property zoning. The remainder of the roof will be low-
slope, membrane roofing with a surrounding parapet and cornice. Part of the
roof and two lower roofs will be “green” roofs with low growing sedum
plantings. The green roofs will assist with storm water control
Trash/Recycling Modification
Renton’s development standards require a trash collection area for every 30
dwelling units. Instead of providing 2 exterior trash collection areas, we
propose to provide 1 interior trash collection area with a trash compactor to
minimize the space needed for trash. With trash chute access on every
residential floor, access to trash disposal will be very convenient for
residents. Renton’s standard for the size of a trash collection area without a
trash compactor is 1.5 square feet of recyclable collection space per dwelling
unit and 3 square feet of refuse deposit area per dwelling unit. For 48 units
this would be a minimum of 72 square feet for recyclables and 144 square
feet for trash without a trash compactor.
The interior trash room proposed has space for two 2-yard bins, which each
have an area of 18 square feet and two 4-yard bins. Four 2-yard bins would
provide 72 square feet for un-compacted recyclables, which is in compliance
with Renton’s standard. Two 4-yard bins will provide the same volume of
space for recyclables more efficiently.
With a trash compactor having a typical compaction ratio of 4:1, one quarter
of 144 square feet or 36 square feet should be sufficient space for trash
collection. Therefore two 2-yard bins with an area of 18 square feet each
should have sufficient capacity for compacted trash. LIHI property
management also engages in tenant education regarding recycling and
reuse, food composting and minimizing waste.
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To avoid having the trash room highly visible from the front of the building,
its proposed location is toward the rear of the property. The bins will have
wheels. With the assistance of a trash caddy, which will be stored in the
trash room, the on site manager will be able to bring the bins to the curb for
pick up. The on site manager will promptly return the bins to the trash room
after pick up. Since the trash caddy can be stored in the trash room, no
additional container hauling vehicle space is necessary. An exterior staging
area for trash and recycling will be provided directly exterior to the
trash/recycling room.
Conclusion
Renton Commons will be designed and programmed to meet the needs of
working families and individuals, including many who have exited
homelessness and will at last, be safely and suitably housed, a status that
supports their job retention, school achievements of their children and their
participation in community. The 215 Whitworth Ave S location in the
walkable downtown area near transit and shopping areas is ideal for this
purpose. The combination of housing and (for those who will find it helpful),
support services, will be a valuable resource for the community of Renton.