HomeMy WebLinkAboutJ_Variance_Justification_Letter_250121_V1 3631 36th Ave W, Seattle WA 98199 •
206.321.1449
October 30, 2024
City of Renton
Community and Economic Development
Jill Ding, Senior Planner
Matthew Herrera, Planning Director
1055 S Grady Way
Renton, WA 98057
Re: 414 Monroe Ave NE Apartments Variance Justification Request
Dear Jill, Matthew,
Thank you for allowing me the opportunity to present the Variance Justification Request
for our project at the subject address. The project is as follows:
The Project:
Demolish a 1 story industrial building and construct a 4 story mixed-use residential and
commercial building with 20 apartment units and 2,250 square feet of street level
commercial. Parking consists of 11 stalls within the structure and 13 stalls on an exterior
surface parking area.
The Site:
A 15,625 sf lot located on the east side of Monroe Ave NE and zoned CA (Commercial
Arterial). The project will dedicate 15’-5” along it’s frontage for street widening
improvements resulting in a 14,562 sf lot. The site is surrounded on three sides by an
apartment complex consisting of 3 story buildings and surface parking.
Renton Municipal Code Requirements:
According to 4-2-060 Zoning Use Table, attached dwelling-flats are allowed under
condition P6 in the CA zone. Condition P6 does not specify that a stand-alone
residential building would be permitted under the given zoning conditions, thus it is
deduced that a vertically mixed-use building with ground floor commercial is required
according to Ord. 6089, 12-12-2022. Chapter 4-4-150 of the Municipal Code stipulates
that the commercial space at ground floor make up 40% of the building footprint in the
CA zone. Additionally, the commercial space is to have an average depth of 30’ and no
less that 20’ at any point and have a minimum floor to ceiling height of 18’.
According to chapter 4-2-120A, the maximum density in the CA zone is 60 dwelling units
per acre which calculates to 20 units based on lot size. Parking for residential units shall
be enclosed within the same building as the unit it serves. According to chapter 4-4-080,
parking is proposed at a rate 1 per dwelling unit and 2.5 per 1,000 sf of retail and
10 per 1,000 sf of restaurant dining area. A total of 26 parking stalls are proposed with 9
being shared between residential and commercial use.
The site is located in District D according to the Urban Design Regulations on chapter 4-
3-100 which states the building should be oriented to the street with clear connections to
3631 36th Ave W, Seattle WA 98199 •
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the sidewalk. Regarding parking, surface parking lots shall not be located between the
building and the front property line, garages at grade shall include screening or be
enclosed from view with treatment such as walls, and the entire public facing facade
shall be pedestrian oriented.
Design Response:
The proposed building seeks to introduce “infill” urban housing in a neighborhood that is
suburban, automobile dependent in nature. The site is located near major local
employers such as Boeing, PACCAR, numerous retailers along NE 4th St. and is
immediately across Renton Technical College and is easily accessible by frequent bus
transit along Monroe Ave NE and NE 4th street. It is anticipated that apartment tenants
will be employed and frequent these businesses. Additionally, ground floor commercial
spaces could serve the immediate area by providing casual eating and retail services for
Renton Technical College and surrounding community. Retail spaces will be provided at
a rate of 40% of the ground level building footprint. The 4-story building will consist of
three levels for 20 apartment units and over 2,250 sf of street level retail/ restaurant
space fronted by a pedestrian plaza with amenities such as seating, landscaping,
weather protection and decorative paving. Commercial parking on a surface lot north of
the retail spaces buffered from street view by screening and landscaping. Residential
parking will be partially within the structure and behind the retail spaces and the
remainder will be on an exterior surface lot behind the retail spaces blocked from street
view. High quality perimeter fencing will block view from adjacent property.
Variance in Conforming with the Renton Municipal Code
In accordance to the Renton Municipal Use Code, the project proposes:
•A 15-ground level front setback.
•Ground floor commercial space depth of 20’ minimum and 30’ average, 18’ in
height that occupies 40% of building footprint.
•Twenty-four total parking stalls, 4 exterior commercial stalls, 9 exterior joint use
stalls and 11 residential stalls within the structure.
The project seeks a variance as follows:
•The requirement that all residential parking stalls be within the structure.
3631 36th Ave W, Seattle WA 98199 •
206.321.1449
• If parking were to be within the building, the building footprint would increase,
and the commercial space would be less than the 40% of building footprint
requirement.
Justification for Variance in Conforming with the Renton Municipal Code
The proposed commercial space is maximized per the Municipal Code and will help to
enhance the surrounding area by providing much needed retail services. Locating a
portion of the residential parking on an exterior lot behind these commercial spaces will
not impact the pedestrian street experience or the neighboring properties which are
currently composed of low-rise multi-family residential structures and sprawling surface
parking lots. The proposed exterior parking will be similar to adjacent properties and will
not constitute a grant of special privilege. Conversely, enclosing all residential parking
will be of no benefit as the location is not visible from the street or adjacent properties.
As an alternative, we have explored locating the residential parking below grade. This
option would require perimeter shoring and an upgrade to the building construction type.
Similarly, locating the parking above grade would require ramping up 18’ to get above
the retail level. This would result in an increase in bulk and scale as perceived by
adjacent properties. While we recognize the intent of the code to maximize commercial
space and minimize the visual impact of parking, these options are not possible given
the limited size of the lot. The additional costs would pose a financial hardship that
would be difficult to recover by 20 apartment units at the local rental rates.
RMC 4-2-120C.16 Condtions:
i. The perceived scale of the proposed structure that is created by the reduced
setback is compatible with the abutting structures and the surrounding
neighborhood; and; The site is currently surrounded by surface parking
lots and is suburban in nature. This project seeks to create a
pedestrian infill environment with a street edge defining building mass.
Despite this goal and the request for a front setback reduction, the
proposed building would be set back relative to the front of the closest
building to the north along Monroe Ave NE. This is due to the 15’-6”
deep dedication of properly along the front of the site which puts the
3631 36th Ave W, Seattle WA 98199 •
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proposed building 6’-6” further from the street compared to the existing
building to the north which results in a reduction of perceived scale.
ii. The required street frontage landscaping identified in RMC 4-4-070F1 is increased to
fifteen feet (15') along all public street frontages with the exception of walkways,
driveways, programmed pedestrian plazas, and the area of reduced setback; and:
The proposed street level setback is 15’-0” to create a plaza with paved
surfaces and built-in benches. The intent is to create a pedestrian environment
and activate the retail experience by creating a usable outdoor space for
restaurant seating and other ancillary activities. The plaza is protected by an
overhead canopy constructed of heavy timber in order to create a softer, more
tactile experience.
iii. Enhanced landscaping, such as increased caliper size of trees, increased container
size of shrubs, and/or increased quantity or diversity of plantings, is provided within
the public right-of-way on the street frontage abutting the reduced setback; and: An
8’ wide planting strip is proposed along the street curb except at the driveway.
The American Horbeams will be spaced at 30’ and will grow to be 30’ in height
and 20’ in width along with a Rhododendron understory and Kinnikinnik ground
cover. In our landscape architect’s opinion, this will provide a robust and
diverse landscape to help transition from a vehicular to a protected pedestrian
environment.
iv. The project includes a public art installation, subject to review and approval, with a
minimum monetary value of one percent (1%) of the assessed value of the proposed
structure, or when the Administrator determines that it is impractical to install public
art on site, payment of a fee-in-lieu may be approved in an amount of money
approximating one percent (1%) of the assessed value of the proposed structure;
and: No art is currently proposed. It is the intent to work with the city through
Site Plan Review in order to include an art installation that is suitable for the
neighborhood and the city. Additionally, the applicant is open to making a
payment of a fee-in-lieu as determined by the city.
v. The design of the proposed structure complies with all of the following
requirements:
3631 36th Ave W, Seattle WA 98199 •
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(a) Back of house facilities such as walk-in freezers, bathrooms, breakrooms,
storage rooms, or other rooms that do not contain windows, are not located
along any building facade that fronts a public street; and: All these facilities
are located at the back of the building and out of site from the street
frontage. A required transformer room and doors is proposed at the south
end of the frontage.
(b) Floor to ceiling transparent windows are provided for at least fifty percent
(50%) of the ground floor building facade that fronts a reduced setback; and:
Ground level is 80% transparent. A required ground level transformer
room makes up the rest.
(c) The proposed structure includes design features such as step-backs of
upper levels, changes in roof plane, and changes in roof form/slope in a manner
that serves to reduce the apparent bulk of the proposed structure; and: Upper
residential levels include 2 banks of 9’ wide and 4’ deep balconies to break
up the façade. These recesses continue to up to form the roof parapets.
(d) Canopies or similar design features are provided along any building facade
that fronts a public street, with emphasis provided to the primary entry; and:
Canopies 6’ deep are proposed along the entire frontage. The heavy-
timber construction will create a softer more tactile feel as opposed to
traditional steel canopies. A dramatic overhang will accentuate the
primary entrance to the residential lobby.
(e) Structured parking is not located along any building facade that fronts a
reduced setback. Parking is located behind the retail spaces. No parking is
proposed along the frontage of the building.
3631 36th Ave W, Seattle WA 98199 •
206.321.1449