HomeMy WebLinkAboutJ_Conditional_Use_Permit_Narrative_240903_v1.pdf
Date: August 29, 2024
To: City of Renton, Department of Community and Economic Development
Re: Conditional Use Permit Justification for Additional Height per 4-9-030 F
Project Site: 2811 13th Ave NE (parcel 7227801700) Renton WA
F. DECISION CRITERIA – HEIGHT INCREASES 4-9-030 F.
In lieu of the criteria in subsection D of this Section, Decision Criteria, the following criteria in
subsections F1 through 5 of this Section shall be considered in determining whether to issue a
conditional use permit to exceed the maximum height allowed when indicated as an option in the
development standards for the particular zone:
1. Comprehensive Plan: The proposed height increase shall be compatible with the general purpose,
goals, objectives and standards of the Comprehensive Plan, the zoning regulations and any other
plan, program, map or regulation of the City.
The base heigh limit for the zone is 24 feet. The project is designed to take advantage of the
increased height limit allowed under table 4-2-110A. It is the intention of the project team to
comply with planning and zoning objectives and regulations. The R-14 zone is intended to be
transitional between lower density zones and mixed use zones. The project is designed to
provide additional setback to the neighboring properties which will decrease the impact of
the added height. The exception was granted for the adjacent property to the west and is
consistent with current development.
2. Effect on Abutting and Adjacent Properties: Building heights shall not result in substantial or
undue adverse effects on adjacent and abutting property. When a building in excess of the
maximum height is proposed adjacent to or abutting a lot with a maximum height less than the
subject property, increased setbacks and/or step-backs may be appropriate to reduce adverse
effects on adjacent or abutting property.
The building height will be similar to the recently constructed townhome project to the west.
The location of the new alley along the north side and the common open space along the
south side results in buildings that are set back substantially farther than required by code
from the immediate neighbors. The tall existing trees to be preserved along the rear
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property line establish a larger scale on that side of the site. Preservation of those trees also
necessitates minimizing the proximity to that property line.
3. Bulk and Scale: Upper floor step-backs, varied tower heights with separation, and/or other
architectural methods shall be integrated into the design to provide a human-scaled building edge
along the street with access to sky views. Bulk reduction methods such as varied building geometry,
variety in materials, texture, pattern or color, architectural rooftop elements, and/or other
techniques shall be provided.
Roof forms are varied with a combination of gabled roofs and flat roof decks. The scale of
the facades, particularly along the street and entry sides, are further broken down with
changes in massing and materials and with balconies and railings. The result is a well
modulated building with distinct units and building form and features, particularly on the
entry facades, which break down the scale and emphasize the unit entries.
4. Light and Glare: Building(s) shall be designed so that light and glare impacts upon streets, public
facilities, and public open spaces are minimized.
Exterior lighting will be shielded and will be limited to building entries, decks and parking
areas.
5. Shade and Shadow: Building(s) shall be designed so that shade and shadow impacts on adjacent
shadow-sensitive uses (e.g., residential, outdoor restaurants, open spaces, and pedestrian areas) are
minimized. (Ord. 5965, 3-2-2020)
The large setback on the west side for the common open space, which is adjacent to the drive
aisle on the neighboring building, means that in the sunny months there will be virtually no
shadows cast on the adjacent building. Likewise, the new alley on the east side provides
extra separation for the existing residence on that side. Refer to shadow studies on A1.1.