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HomeMy WebLinkAboutJ_Written_Justification_for_CUP_250509_v1 Thursday, May 8, 2025 City of Renton Building Department Conditional Use Permit Justification Parcel# 2144800535 Project Name: RAVENHOUSE TOWNHOMES Project Address: 8225 S 132ND ST Renton, WA 98178 Conditional Use Permit Justification 1. Height. For the R-14 zone, the maximum wall plate height is 24’, with an increase to 32’ possible through administrative conditional use permit approval. · Our reasoning: The site allows for 3 stories, but 24 feet is very short for a 3-story building in terms of ceiling height and structural requirements. This site also has a slope from the north to the south. Another reason is to match the neighborhood scale. The townhouse complex across the street (132nd) is 3-story townhouses, and it appears to have a 32’ max wall plate height also. Townhouses are taller and narrower, compared to the same space as a single-family residence. A. Consistency with Plans and Regulations: Townhouses are allowed in this zone, and the townhouse complex north of the site looks like it has a 32’ top plate height. B. Appropriate location. To achieve a minimum of 4 units for this site, with half of it in a stream buffer, a townhouse or multi-family development is the only option. A detached single-family would not work for this density. C. Effect on adjacent properties: The area to the south has little to no impact, as a tree forest and a stream surround it. Visibly, you can’t see the lot to the south.. The site to the north is 3-story townhouse complexes. The site to the east and west is a single-family residence. D. Compatibility: The townhouse density is the requirement for this zone. The lot to the north is also a 3-story townhouse complex. E. Parking: parking requirements are met with the proposed parking structure on the 1st floor. The site can’t support exterior parking. The first floor is primarily used for parking and as the entrance to the townhouse, except for unit 5, which doesn’t have internal parking. F. Traffic: The extra 8’ height doesn’t affect traffic G. Noise, light Glare: the height shouldn’t affect these items. H. Landscaping: Should have little to no effect on the height increase. I. Kennel and day care: NA J. Live-work units: NA Regards, Richard Tran COATES DESIGN, INC.