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HomeMy WebLinkAboutJ_CUP_Height_180712_v1.pdf June 01, 2018 Planning Department – City of Renton, WA 1055 S Grady Way, Renton, WA 98057 T: 425-430-6400 RE: Solera Site Plan Review Submittal – CUP Justifications for proposed buildings height. Consistency with Plans and Regulations: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the comprehensive plan, the zoning ordinance and any other plans, programs, maps or ordinances of the City of Renton. The proposed use of the additional height is for residential dwelling units in a mixed use building along NE Sunset Boulevard. This has the effect of reinforcing the more desired walkable, commercial and mixed use nature of NE Sunset Boulevard, which is consistent with the plans of the City of Renton as well as with the vision for adjacent properties including the new library and proposed sites south on Sunset. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. The mixed use units provided within the proposed height are within the allowable density for the project site. Additional height in the mixed use buildings does not increase the density of the site beyond that which would otherwise allowed, it merely provides for flexibility with respect to the location of the units on the site. This proposal would therefore not create an over concentration of this use within the city or neighborhood. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. The proposed height for the mixed use buildings allow for the density of the site to be weighted towards NE Sunset Boulevard. This provides for the opportunity to have a more positive impact on adjacent properties by reducing the density towards the rear of the site. The result is a project that transitions from the single family homes and low rise multifamily neighbors to the North and West of the site to on site three story townhomes and finally up to seven story mixed use buildings along the commercial corridor. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. The proposed use and height of the mixed use buildings and therefore weighting of the density of the site makes the proposed project more compatible with the various scales of surrounding properties particularly to the North and West as mentioned above. It also makes the proposed project overall more compatible with the scale and the character of the forward vision for NE Sunset Boulevard. Parking: Adequate parking is, or will be made, available. Adequate parking will be available for the residential units. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. As mentioned above the proposed units are within the allowable density for the site and therefore will not increase the potential intensity of the use of the site. All vehicular entrances and exits to individual buildings are made internal to the site on public or private streets which connect to the existing neighborhood street network and pattern to minimize the impact of vehicular movement on and off of existing roads. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. The proposed use will not have a negative impact on potential noise, light or glare, and again weights the activity within the site towards the more commercial frontage. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Landscaping will the provided in all areas that area not occupied by a building or pedestrian or vehicular path. See submitted landscape plan for full site landscaping proposed.