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HomeMy WebLinkAboutJ_Conditional_Use_Permit_Justification_Steele House_251209_v1.pdf Date: September 4, 2025 To: City of Renton, Department of Community and Economic Development Re: Conditional Use Permit Justification for Additional Height and Density Bonus per 4-9-030 Project Site: 3001 NE 16TH ST, RENTON 98056 4-9-030 CONDITIONAL USE PERMITS: The project is requestion Conditional Use approval for the height limit increase and for the density bonus for affordable housing. F. DECISION CRITERIA – HEIGHT INCREASES 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 provides additional setback to the neighboring properties which will decrease the impact of the added height. 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. Page 2 of 4 The site is located across the street from North Highlands Park, so the front façade faces a larger public landscape rather than the smaller single family homes of the neighborhood. The lot is bordered on the east by a new alley, and on the west by Jefferson Ave NE, so there is ample separation from neighboring lots. The south side of the building is buffered by the generous woonerf and open space, as well as the stand of tall evergreens that will be preserved. 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. The project employs gabled roof forms with cross gables defining modulated portions of the facades. Color/material changes, particularly at the entry facade, as well as building modulation are also used 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 only adjacent property on which the building will cast shadows lies to the east across the new alley. Shadows cast on the east adjacent property will occur only late in the day. Refer to shadow studies on A1.1. G. DECISION CRITERIA – DENSITY INCREASES: In lieu of the criteria in subsection D of this Section, Decision Criteria, the following criteria in subsections G1 through 5 of this Section shall be considered in determining whether to issue a conditional use permit to exceed the maximum net residential density allowed when indicated as an option in the development standards for the particular zone: 1. Comprehensive Plan: The proposed density 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. Page 3 of 4 The comprehensive plan for this lot is high density residential. Most of the lots in the neighborhood have not been redeveloped yet and are still occupied by single family detached homes. Increasing the number of units on the lot is consistent with the comprehensive plan and the addition of a single unit above minimum will have minimal impact. 2. Location: The surrounding street network contains sufficient capacity to accommodate pedestrian and vehicle traffic. Public transit shall be accessible to residents. Jefferson will be provided a dedication to increase the ROW width consistent with improvements required for future density. Bus stops are available on Kirkland Ave NE, one block to the east, and across the street on NE 16th Street. 3. Diverse Unit Mix: The development shall not be limited to studio and/or one (1) bedroom units and shall provide a mix of bedroom counts to accommodate families with more than two (2) members. All units in the development will have 3 bedrooms and all units will be affordable. 4. Light and Air: Units shall provide adequate access to light and air. Units shall abut the building’s exterior walls and contain windows. All primary living spaces and all bedrooms have exterior walls with windows. 5. Parking: The development shall provide adequate parking for residents and guests. (Ord. 5965, 3- 2-2020) Parking will be provided as required by zoning, 2 spaces per unit. E. AFFORDABLE HOUSING DENSITY BONUS STANDARDS 4-9-065 F. 1. Minimum Number of Affordable Housing Units: For every two (2) dwelling units that exceed the baseline maximum density for the applicable zoning, at least one (1) unit shall be reserved for affordable housing. Bonus dwelling units may be granted up to the maximum density bonus allowed pursuant to subsection D1 of this Section, Maximum Bonus Dwelling Units. All units on in this project are Affordable Housing Units. The baseline maximum density allows for 5 units. One additional unit is proposed. 2. Affordable Housing Income Levels: Dwelling units conditioned as affordable under this Section shall conform to the definition of “affordable housing” pursuant to RMC 4-11-010, Definitions A. Page 4 of 4 Income levels will be in compliance with the applicable sections. Verification paperwork will be provided as needed. 3. On-Site Affordable Housing: Developments qualifying for density bonus due to on-site affordable housing shall conform to the following standards: The project will provide 6 affordable housing units and will comply with the criteria and monitoring required by this section.