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HomeMy WebLinkAboutAvana Ridge - Project NarrativeAvana Ridge Planned Urban Development 10616 SE 172nd Street, Renton, WA 98055 Page 1 of 10 Project Narrative Project name, size, and location of site Avana Ridge is an apartment development at 10616 SE 172nd Street at the northwesterly corner of the intersection of Benson Drive South and Benson Road South. The project is comprised of a triangular property, made up of two separate tax parcels (King County Parcel #292305-9009 and #292305-9148, totaling 164,828 square feet (3.78 acres). The property is located in the SW ¼ of Section 29, Township 23 North, Range 5 East. Land Use Permits Required The following permits are required for the proposed project:  Preliminary Planned Urban Development  Final Planned Urban Development  Lot Line Adjustment Zoning Designation- Site and Adjacent Properties Both of the parcels proposed for development have a Residential High Density (RHD) land use designation and are currently zoned Residential Multifamily (RM-F), per to City of Renton’s zoning map. The site to the east adjacent to the two parcels proposed to be developed is currently zoned RM-F, operating as a daycare facility, Family Circle Learning Center (on .75 acres). The five parcels located to the north of parcel 292305-9009 are zoned R-8, and consist of existing single-family residences. Northeasterly to parcel 292305-9009, adjacent to the single family residences, is a vacant parcel zoned R-14. Located SE of the project parcels, along 108th Ave SE, consists of a single parcel (on 1.19 acres) zoned RM-F, which is currently vacant and heavily wooded. Located due west, along Benson Drive South (SR-515), of both parcels are five parcels currently zoned CA. These parcels have existing structures on them, consisting of the following uses:  Glenview Heights Apartments ( on .91 acres), a 10-unit subsidized housing community by King County Housing Authority  The Aviator Apartments (on 4.42 acres), a four-building, 124-unit apartment community  Public Storage (2.91 acres), a self-storage facility  Storage One @ Benson (on .95 acres), a self-storage facility  Valley Dental Center (on .83 acres), an outpatient dental care facility The parcels located east of the proposed project are all zoned R-14 and consist of the following structures:  Kelsey Court (on 2.08 acres), a 36-unit condominium community  Kelsey Lane, a ten lot single family community Avana Ridge Planned Urban Development 10616 SE 172nd Street, Renton, WA 98055 Page 2 of 10  18 separate parcels along SE 173rd Street, 16 which consist of single-family residences, and 2 of which are vacant.  Life of Victory Church (on 2.08 acres), a religious congregation Current Use of the Site and Existing Improvements Both parcels proposed for development are currently undeveloped with a ground cover of second growth conifer, deciduous trees and brush. Both parcels are covered in native vegetation, predominantly deciduous tree species with moderate to dense lower understory. Parcel #292305-9148 has a SW aspect with a stream delineated through the center of the site, east to west. Special Site Features (wetlands, water bodies, steep slopes) The site is characterized by an unnamed seasonal stream characterized as Class 4 per Renton Municipal Code (within the central and southern site areas) and a historic coal mine, known as the Springbrook mine, as well as its associated opening (near the south property line). The stream runs east to west across the project site. A Wetland and Stream Delineation Study was performed by Sewall Wetland Consulting, Inc. on December 22, 2015 detailing their findings. Site topography generally descends from north to south, with a total elevation change of approximately 50 feet, with typical slopes ranging from 1-20%. Existing vegetation is very dense, and indicates undisturbed forested conditions. Steep slopes are present at several locations site-wide. Of the 429 total trees on site, 332 are classified as viable, and 97 are classified as dangerous, per the project’s Registered Consulting Arborist. The coal mine at the southern portion of the site (dates 1948) has been designated to have high coal mine hazard (City Designation: CH). A Coal Mine Hazard Assessment was performed by Icicle Creek Engineers, Inc. on March 22, 2004. The report describes a mine shaft entrance located in the southwest portion for the site adjacent to Benson Drive (SR 515). A structural plug is recommended for the shaft entrance to mitigate any potential hazard. This southern, geologically sensitive area of the site will not contain disruptive improvements. Soil Type and Drainage Conditions The referenced geologic report indicates that native soils on site are comprised primarily of silty sand with gravel (USCS: SM), consistent with the makeup of Vashon till. Across the site, the upper two to three feet of Vashon till has been classified as “weathered” and encountered in loose to medium-dense state, while Vashon till at depth has been classified as “unweathered” and encountered in dense to very dense state. The presence of iron oxide has contributed to the “weathered” classification. Avana Ridge Planned Urban Development 10616 SE 172nd Street, Renton, WA 98055 Page 3 of 10 A Class 4 stream bisects the site into two sub-drainage basins. Both sub-drainage basins drain toward the stream at grades of 5 to 20%. The stream is collected in a catch basin inlet and conveyed via underground culverts westerly underneath Benson Drive (SR-515). Proposed Use of the Property and Scope of the Proposed Development Avana Ridge Apartments proposes the construction of two new, 4-story multifamily residential buildings totaling 74 units comprised of one-, two-, and three- bedroom units. The proposal of units is as follows: (28) 1-bedroom units, (29) 2-bedroom units, and (17) 3-bedroom units, with types equally distributed across both proposed buildings. The architectural design of the proposed residential building complements the character of the surrounding community through the use of residentially-scaled windows, thoughtful and frequent modulation of the facades, and pedestrian-friendly access points, signage, and proposed plantings. The arrangement of the buildings stays respectful of neighboring properties through their placement on site. The residential development fronts on SE 172nd Street, which is comprised of mostly residential homes. The placement of the buildings along this street allows buffers and additional distance from the other two rights-of way along the perimeters of the development. The buildings screen the parking from the residential properties to the north, and are pulled away from the neighboring day care property to the East, through its location over 30’ from the east property line at its most narrow point. By splitting the units between two buildings, the project maintains an appropriately scaled development that will reduce congestion on the site and allow for multiple views as well as modulated facades compared to one continuous structure. The existing stream buffer, which separates the north apartment building area from the southern open space, is mostly existing forest (primarily Alder and Cottonwood) with an understory dominated by invasive Blackberry. The buffer will be enhanced through the removal of the invasive Blackberries and other undesirable vegetation and replacement with native understory vegetation. A path will connect the north and south sides of the buffer, crossing over the stream via an attractively designed pedestrian bridge. A surface parking lot will support both buildings, and no covered garages or underground parking are being proposed. The site is unique in its large area of open space to the southern portion of the site. The applicant is proposing the construction of a large landscaped community open space at the southern portion of the site. The community open space incorporates active and passive space, with a central connecting sidewalk which links the park to the public right of way. A central path and complementing pedestrian bridge crossing will be constructed to create an access point to the community open space from the surface parking lot. The objectives of the community open space design are as follows:  To create a special, memorable place that expresses pride of ownership and allows apartment residents as well as members of the local neighborhood to gather and enjoy the views and space. Avana Ridge Planned Urban Development 10616 SE 172nd Street, Renton, WA 98055 Page 4 of 10  To provide ample usable space for passive recreation and special events such as picnics, parties, weddings and receptions, movie night in the park, concerts, etc. These events promote community involvement, neighborly interactions, and a sense of responsibility towards a commonly used and appreciated rare amenity.  To take advantage of and display the attractive territorial views to the West  To preserve and enhance existing vegetation and natural character through tree preservation, removal of extensive invasive Blackberries, and replacement with native understory vegetation to be maintained through the life of the development.  To promote effective pedestrian access from Benson Drive and Benson Road and through the community open space that is safe and inviting. In order to meet these objectives, the community open space features a large, central, gently sloping lawn for casual seating and recreation. The lawn is oriented to slope down towards an open pavilion whose intended use includes performances, and community gatherings. The pavilion is sited to capture and frame the attractive territorial views to the west and to be a great setting for photos (e.g. weddings, graduation). The lawn has a perimeter path paved with pervious fine crushed stone with benches to facilitate short strolls to enjoy attractive perimeter plantings, which includes existing tree groves with enhanced understory plantings, as well as more ornamental plantings. Two picnic tables (at least one is accessible) are nestled among the perimeter planting areas overlooking the central lawn area. Pedestrians may access the community open space via a proposed paved accessible path from Benson Road where grades are the most gentle, from Benson Drive by stairs that ascend an approximately 15 foot high slope, or from the path that crosses the stream buffer from the north. The path is lit with bollard lights which conform to the dark-sky initiative to prevent light pollution. A cobble and boulder-lined drainage swale designed to mimic a small, natural streambed parallels a portion of the central path through the site. Two focal points with a sculptural focal element are provided at entry points to the central lawn area. All of the proposed components of the community open space promote a variety of different activities and opportunities to enjoy the landscape, views, and community interaction. A small fenced off-leash dog run is provided at the east side of the site between the buffer and the parking lot among a grove of existing trees to be preserved. The dog run would be surfaced with a pervious wood-chip surface. A pervious wood chip path provides access from the proposed apartment buildings. The building and parking lot landscape is designed to meet several objectives:  help reduce the overall scale of the building through ample tree plantings  help break up large areas of parking lot pavement with interior and perimeter landscape  provide a measure of screening from adjacent public R.O.W. through perimeter landscape buffering Avana Ridge Planned Urban Development 10616 SE 172nd Street, Renton, WA 98055 Page 5 of 10  express ownership by distinguishing private from public space through an orderly, attractively designed landscape  help define circulation routes and frame or enhance views  enhance safety and security by avoiding potential hiding places and areas with poor visibility  enhance existing tree areas to remain with native understory plantings  provide attractive residential surroundings with year-round ornamental interest (flowers, fall color, winter greenery, fragrance)  provide environmental benefits such as shade, improved air quality, natural stormwater treatment, and wildlife habitat  screen on-site utilitarian areas such as trash enclosures Access Avana Ridge Apartments is fronted by three public rights-of-way: SE 172nd Street, Benson Road South (108th Ave SE) and Benson Drive South (SR-515). The applicant proposes one entrance off of SE 172nd Street to the north of the site between the East and West buildings, and one entrance off of Benson Road South to the eastern side of the site, both meeting to form the primary drive-through access across the site. This will also serve as the emergency vehicle ingress/egress access. The site is served by surface parking to the south of the proposed buildings, flanking the main access drive. Pedestrian access is provided with existing concrete sidewalks along Benson Drive SR-515 and new sidewalks proposed along Benson Road and SE 172nd St. A pedestrian stair along Benson Drive (SR-515) is proposed to provide direct access to the site. Internal sidewalks and the on-site trails will provide convenient pedestrian connections within the development and adjacent right-of-way. Emergency vehicle ingress/egress over the property will be provided per the indicated drive aisle on the site plan. The proposed development conforms to required maximum hose-reach lengths as dictated by the local fire department from all points of the building. These required access points are illustrated on the site plan provided on sheet A1.00. Proposed Off-Site Improvements (i.e; installation of sidewalks, fire hydrants, sewer main,etc) The Avana Ridge Apartment project is very unique in that it has frontage on three existing public rights-of- way. SE 172nd St. (172nd) is classified as a Commercial Mixed Use Roadway and will be improved to add vertical curb and gutter, 0’ – 25’ feet of additional asphalt from the existing condition, eight foot (8’) sidewalks, eight foot (8’) landscaped planter strips with street trees and grass lawn groundcover to allow easy access for pedestrians between on-street parking and the sidewalk. Ornamental trees, shrubs, and groundcover will be provided near the project Avana Ridge Planned Urban Development 10616 SE 172nd Street, Renton, WA 98055 Page 6 of 10 driveway entry for curb appeal and as a visual cue for drivers. LED streetlights will provide pedestrian and roadway illumination. The widened roadway section will provide parallel parking along a portion of the new streetscape. An additional three feet (3’) of right-of-way will be dedicated to the City to accompany these improvements. Benson Road South (Benson Rd.) is classified as a Minor Arterial Roadway and will be improved along the project’s frontage with the removal of the limited existing sidewalk, extruded curb and asphalt walkway and the replacement of missing vertical curb and gutter, eight foot (8’) sidewalks, eight foot (8’) landscaped planter strips with street trees, low shrubs, groundcover, and LED streetlights to provide pedestrian and roadway illumination. The area between the sidewalk and the R.O.W. line will also be enhanced with new plantings and lawn where slopes permit. Sufficient right-of-way exists along Benson Rd. and as such, no dedication is proposed. Approximately twelve feet (12’) of additional ROW lie behind the newly proposed sidewalk along Benson Rd. S. and the applicant is proposing to install landscaping in the area consisting of a mix of additional street trees and ground cover to provide a transitional area to both the existing stream buffer and the large proposed community open space. A pedestrian connection via the sidewalk on Benson Rd. S. to the community open space is proposed which consists of a five foot (5’) concrete walking path that invites the public to the community open space and then provides a connection back to Benson Drive South. This serves to promote recreational opportunities within the open space and take pedestrian traffic away from the intersection of Benson Drive South and Benson Rd. Benson Drive South - SR515 (Benson Dr.) is a classified as Principal Arterial Roadway and currently contains a five foot (5’) concrete sidewalk with a steep incline at the back of the existing walk with native underbrush. The applicant is proposing to upgrade the existing non-accessible/pedestrian ramp at the intersection of Benson Rd. and Benson Dr. to meet current ADA standards. The applicant proposes to leave approximately 380’ linear feet of the existing sidewalk on the eastern frontage but improve the 20’ – 27’ additional right-of-way behind the sidewalk with landscaping consisting of a mix of additional street trees and ground cover. Behind the existing sidewalk the existing embankment slope will be enhanced with street trees, shrubs, and groundcover, and lawn where slopes permit. A gap in the tree planting will be provided near the community open space so as not to impede the territorial views to the west from within open space and views of the proposed monument sign at the corner of Benson Drive and Benson Road. The topography in this area would require the installation of a 4’ to 10’ wall in areas to extend a traditional 8’ planter and 8’ sidewalk. By maintaining the existing sidewalk, which currently accommodates safe pedestrian traffic, we eliminate the need for terraced walls, we minimize impacts to the stream buffer along Benson Dr. and we promote pedestrian use of the proposed community walking path along this section of Benson Dr. Along the portion of the Benson Dr., which directly abuts the new proposed parking and building facades, the applicant proposes removal of the existing sidewalk and the installation of eight foot (8’) sidewalks and eight foot (8’) landscaped planter strips with street trees. In this area walls are minimized, additional right-of-way exists to again add additional street trees and Avana Ridge Planned Urban Development 10616 SE 172nd Street, Renton, WA 98055 Page 7 of 10 ground cover behind the new sidewalk. The applicant is also proposing to replace the existing asphalt walk path from 172nd to the sidewalk on Benson Dr. This walk path will continue to provide a well utilized pedestrian connection between the two roadways. Existing street lighting along Benson Dr. was retrofitted to LED style bulbs by the City of Renton in recent years. Currently these lights meet the pedestrian lighting requirements along Benson Dr. but fail to meet roadway illumination standards. The applicant proposes coordinating the installation of new LED streetlights to meet current code requirements. Off-site utility work will be limited to a connection in the existing storm manhole in Benson Dr. Water and sewer service connections are limited to direct taps on the existing mains in 172nd. along with two fire water services and new hydrant tap are proposed. Dry utilities (power, phone and cable) will be served from the existing feeder lines at the intersection of 172nd and 108th Ave SE. These service lines will be feed underground via new conduit systems the applicant proposes to install. Total Estimated Construction Cost and Estimated Fair Market Value of Proposed Project The total estimated construction cost for the project is +/- $9 million and the estimated fair market value is yet to be determined. Estimated Quantities and Type of Materials Involved Construction of the proposed building, roadway and parking improvements will cover 3.0 acres of land. Preliminary earthwork quantities for this work are 11,000 cubic yards of excavation, and 3250 cubic yards of fill. Approximately 1,000 cubic yards of the fill will be imported structural material for building foundations, road and parking lot base, pipe bedding and other uses. Local quarries will source this material. The owner and contractor will locate a suitable dump site for excess excavated material. Number, type and size of any trees to be removed Approximately 2.6 acres of land will be cleared to allow Project improvements. This will involve removal of all vegetation. Additionally, vegetation within approximately 0.5 acres of the Site and adjacent right-of-way will be altered. This will include removal of invasive understory plants. An accompanying proposal for the trees to be removed can be found within the Tree Retention Plan. Explanation of any land to be dedicated to the city The northernmost 3’-0 along the northernmost property line are proposed to be dedicated to the city. No other dedications are anticipated. Avana Ridge Planned Urban Development 10616 SE 172nd Street, Renton, WA 98055 Page 8 of 10 Proposed Job Shacks, Sales Trailers, and/or Model Homes Two temporary job shacks are anticipated during construction. One is planned for site development, and one for the building contractor. Proposed Modifications Requested Any modifications to the Municipal Code are addressed in the Planned Urban Development statement justification as well as in the table below. A variance or waiver is also being requested of the City to request that the existing sidewalk along Benson Drive (SR-515) remain, and that the existing street lighting be retrofitted to meet current code standards. There are a number of standards proposed within the table contained on the Planned Urban Development statement justification. The items listed below serve to delineate standards that have been modified with this PUD. These are as follows: Variance Table – Deviations from code D1 - Parking Avana Ridge currently provides 94 stalls on-site. The minimum required per RMC 4-4-080.10 is 96 total stalls. The current parking proposal adheres to the intent of the code by providing parking to the extent feasible without disturbing buffer areas and minimizing impervious surface area. Though the proposal of 94 stalls does not meet the minimum 96, there are also 20 stalls provided along 172nd Street, which total 18 stalls over the minimum required number of stalls. D2 – ROW Improvements Benson Drive South - The applicant proposes to leave approximately 380’ linear feet of the existing sidewalk on the eastern frontage but improve the 20’ – 27’ additional right-of-way behind the sidewalk with landscaping consisting of a mix of additional street trees and ground cover. By maintaining the existing sidewalk, the need for terraced walls is eliminated, we minimize impacts to the stream buffer along Benson Dr, and we promote pedestrian use of the proposed community walking path along this section of Benson Dr. D3 – Private Open Space The current proposal provides 4,156 SF of private, attached open space through the use of private balconies. Avana Ridge also proposes a large outdoor amenity on West Building Level 1 at 1,124 SF. In addition to these Avana Ridge Planned Urban Development 10616 SE 172nd Street, Renton, WA 98055 Page 9 of 10 two types of spaces (private balcony space and outdoor amenity space at west Level 1), the applicant proposes a large, landscaped community open space provided at the southern portion of the site totaling 19,795 SF. Per RMC 4-4-100.E4, the minimum required attached private open space is 7,400 SF, and minimum private open space required is 11,100 SF, Avana Ridge provides 25,075 SF of total open space, which greatly exceeds literal code requirements as well as addressing the intent of the code through the provision of numerous types of outdoor areas. The community open space to the south provides an amenity both to the residents as well as the surrounding community, and provides for numerous types of active and passive recreation activities. D4 – Retaining Wall Height RMC 4-04-040D.1 and D.2 establish maximum heights for retaining walls for residential property. The height limits are geared toward single-family residential development, so application of this chapter requires a certain amount of interpretation. In general heights are limited to 48 inches for walls located in front yard setbacks, and 72 inches for walls located side and rear yard setback. For the purposes of applying this chapter, Those portions of the property adjacent to the three streets surrounding the Site are considered front yards, and The property lines in common with the adjacent day care facility are considered side yards. This definition indicates a variance will be necessary to approve the proposed site grading. Specific descriptions of the deviations as follows: A section of the keystone-type wall located near the monument sign at the Benson Road/Benson Drive intersection is 5.5’ tall. This wall faces the street. Imposing the 4-foot max height would require a 4-foot wide terrace and add 105 feet of 1.0- to 1.5-foot tall wall. The wall would require removal of three additional trees. Because the wall fronts an arterial roadway (Benson Road), the visual impact of the added height will be minimal. Because adherence to the code would provide no real benefit but involve costs (right-of-way and tree loss), we proposed one wall. Avana Ridge Planned Urban Development 10616 SE 172nd Street, Renton, WA 98055 Page 10 of 10 A section of the keystone-type wall located along the east side of the east building reaches 6.6 feet tall, exceeding the 6-foot maximum. This wall faces the proposed building. The excess height is preferable to a terraced configuration because it provides a contiguous landscape buffer. The wall could be limited to a 6-foot by steepening the grade of the landscape buffer. This was not pursued in an effort to minimize visual impacts to the adjacent day care facility. D5 – Pitched Roof Slope Requirements RMC 4-2-110D states: “Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height”. This PUD seeks to modify the minimum pitch from 4:12 to 2:12. This modification will still give the appearance of pitched shed roof from the pedestrian perspective. Refer to A0.06 and A0.07 for 3D images from the pedestrian point of view. These images, while not code-required, serve to illustrate the roof profile and modulation from the ground plane. By providing a 4:12 pitch, it will create additional wall massing to mitigate. Our current building modulation already successfully modulates the massing. The artful combination of parapet and roof slope, combined with cornice details and trellis elements achieve a more artful and sophisticated method of breaking up the roofline and adding visual interest to building facades and roof massing. These elements serve to exceed the literal minimum code requirements, and effectively achieve the intent of the code by breaking up the massing and providing visual interest to the building rooflines. These referenced proposed standards adhere to the intent of the Municipal Code. The proposed development exceeds several of the quantified requirements of the development code, including setback requirements, minimum site landscape requirements, and parking buffer requirements. The proposed Planned Urban Development also proposes a well-designed community open space that will benefit the residents of the development as well as members of the surrounding community. In this regard, the project sets a standard of care for future developments to follow through its enhancement of the pedestrian thoroughfare and overall experience. The Avana Ridge Planned Urban Development will enrich the quality of the community and promote neighborly gathering.