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HomeMy WebLinkAboutJ_Rezone_Variance_Modification_Conditional_Use_Justification_20210521_v1.pdfSECTION 8 REZONE, VARIANCE, MODIFICATION OR CONDITIONAL USE JUSTIFICATION CONDITIONAL USE JUSTIFICATIONS 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. APPLICANT RESPONSE: The proposed development is planned to be constructed on a site that has two zoning designations. The majority of the site is zoned CD and the northern portion of the site is zoned R-14, however the building will be constructed over both of the zones. The maximum height in the CD zone is 95 feet, however this is reduced to 20 feet higher than the adjacent zoning height limit when abutting a residential zone, which is the R-14 zone. This would reduce the maximum height to 44 feet, per discussions with the City. This can also be modified through the CUP (and PUD) review. The proposed height for the building is 66’-6” for the majority of the building. This is measured to the top of the structure and does not include roof features, parapets, stair towers, elevator penthouse, mechanical equipment and screening, etc. Along the north portion of the building, where the zoning transition occurs, the proposed height is 66’-6”, not including the parapet walls. Additionally, the top floor of the building is set back 50 feet from the property line. Along with providing a zoning transition in height, the building design also provides a significant buffer to the lower density zone along the property line to the north. The lot line measures over 276 feet in length and only 64 feet (23.2%) of the proposed building length will be within 49 feet of the lot line, which is a significant setback for the majority of the building. A pedestrian promenade is also proposed for the west 26 feet of the north property line, which will connect Grady Way to Burnett Linear Park and provide both the proposed affordable housing project and the neighboring development to the north access to both of these nodes in the neighborhood. The proposed height increase is compatible with the goals, objectives and standards of the Comprehensive Plan and zoning regulations as the building is designed to be well below the maximum zoning height for the CD zone and is providing a zoning transition to the neighboring development to the north as required by the Codes. The increased height of the project will allow the development to maximize the quantity of new affordable housing units that are in need for the region, specifically in the City of Renton and would be a significant public benefit for the neighborhood. 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. APPLICANT RESPONSE: The height of the proposed building is 66’-6”, which is significantly lower than the allowed height in the zone, which is 95 feet. Along the zoning transition, the majority of the building has been setback over 49 feet and the remaining portion includes a significant upper story setback to account for the transition in zones. Additionally, the middle of the proposed building is carved out to provide a greater recess from the property to the north and a pedestrian promenade has been designed along the entire west side of the property, which will reduce the scale of the development and provide a soft edge in that location. 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. APPLICANT RESPONSE: The building is sited in the south east corner of the site so that it has continuous frontage along both Grady Way and Williams Avenue, with the exception of the south west corner, which has been developed into a pedestrian promenade that links Grady Way with Burnett Linear Park. The design of the building along the street fronts breaks the massing down into volumes that are less than 40 feet and are separated by residential unit decks on all levels. This provides visual interest to the building and also allows the users of the building to connect directly to the pedestrians on the streets. The residential decks are recessed in these locations and a secondary cladding system has been provided to give attention and warmth to these areas. The top of the smaller massing is capped off by providing a sloped roof element that is highlighted around the street front of the building and provides a residential scaled element to the top of the building. The ground level around the streets consists mainly of storefront window systems and will include human scale features and amenities in the form of landscaping, seating, lighting, weather protection, paving patterns and artwork. To provide zoning transitions, the building is stepped down along the north property line and provides a roof top residential lounge in this area. The building is also set back significantly along most of the north façade to provide a buffer for the zoning transition, and has been carved out in the middle along this façade for the same reasons. A second level residential courtyard space is also designed facing the zoning transition, which will soften the edge of the development facing the neighboring building. Additional softening of the edge between the two properties is provided with the pedestrian promenade that is designed along the entire west property line. 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. APPLICANT RESPONSE: The building will be designed so that light and glare will not impact the streets and public open spaces. All exterior lighting will be designed to be down-lighting and upper level lighting will not impact the public areas. Building materials and windows will be designed to not be reflective as well. 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. APPLICANT RESPONSE: The building is designed to be respective of blocking sunlight to the adjacent developments to the north and west. The building is setback significantly along the west property line in order to provide a pedestrian promenade, which will aid in allowing adequate sunlight to the development to the west. The building has also been setback significantly for the majority of the north property line as well as provide a step down at the north side of the building along the east façade to allow natural light to be maintained to the adjacent development. 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. APPLICANT RESPONSE: The proposed project consists of 145 affordable housing apartment units, which will require a CUP (via the PUD review) in order to maximize the density of the site and provide affordable housing to the City of Renton, which is a must needed housing type for the City as well as the region. This is one of the goals of the Comprehensive Plan for the City and is a goal for the entire region, as these types of housing are very much in need and the need is growing each year. 2. Location: The surrounding street network contains sufficient capacity to accommodate pedestrian and vehicle traffic. Public transit shall be accessible to residents. APPLICANT RESPONSE: The surrounding street network has sufficient capacity to accommodate the proposed pedestrian and vehicular traffic. The project is proposing 145 units and providing 99 parking stalls on site, so the impact to the existing streets would be minimal and typical for this type of project. The building is located along Grady Way, which is a transit route and provides multiple transit stops within close proximity to the building. There is also a bus stop directly in front of the project that can be used by the residents. The City is also planning to construct a new transit hub that will be within walking distance to the project, so there are many opportunities to connect to mass transit from the project site and the pedestrian and vehicular traffic will not become an issue for the surrounding neighborhood. 3. Diverse Unit Mix: The development shall not be limited to studio and/or one-bedroom units and shall provide a mix of bedroom counts to accommodate families with more than two (2) members. APPLICANT RESPONSE: The proposed project consists of all affordable housing apartments. The units will be Studio, Open 1- bedroom, 1-bedroom, 2-bedroom and 3-bedroom. The 3-bedroom units will be more than 20% of the unit mix, which will provide housing opportunities for families within the downtown area, which is very difficult to find in other projects. 4. Light and Air: Units shall provide adequate access to light and air. Units shall abut the building’s exterior walls and contain windows. APPLICANT RESPONSE: All units will be provided with significant light and air access throughout the building. The building is designed to have the majority of units to face the streets that surround the building. The majority of the remaining units will either face the pedestrian promenade along the west property line or the residential courtyard in middle of the building. All units will face the street or green spaces. All units will have windows as well. 5. Parking: The development shall provide adequate parking for residents and guests. APPLICANT RESPONSE: The proposed project consists of 145 affordable housing apartments and is providing 99 parking stalls, which is considerably more than what is required by Code for low-income housing (which only requires 1 stall per 4 units). Parking is provided within the building on the street level in a parking garage as well as surface parking in the north portion of the property. There is also street parking in the area for overflow.