HomeMy WebLinkAbout17_J_Conditional_Use_Justification_v1
Date: September 25th, 2023
TO: City of Renton, Department of Community & Economic development
RE: CONDITIONAL USE JUSTIFICATION
REQUEST: Density Increase in CD zone PER RMC 4-9-030 G CONDITIONAL USE PERMITS:
APPLICANT:
Lavina Wadhwani
Dreamliner LLC
10655 NE 4th Street
Bellevue, WA 98005
lavinaw@veerarchitecture.com
SITE INFORMATION:
Parcel Number: 722930-0580
Site Address: 511 Airport Way, Renton, WA
Lot Size: 16,000 square feet (0.37 acres)
Zoning: Commercial Arterial (CA) and Commercial Downtown (CD)
Comprehensive Plan: Commercial Mixed Use
"DREAMLINER – 30-Unit Mul>family Mixed-Use Project"
Introduc’on: The proposed mul>family development seeks to increase the density allowed in
the CD zone from 150 dwelling units (DU) per acre to 200 DU per acre. This would result in an
addi>onal story and the addi>on of 4 extra units.
Decision Criteria – Density Increases:
RMC 4-9-030 G
1. Comprehensive Plan:
Our proposed mixed-use development strongly aligns with the objec>ves outlined in Renton's
Comprehensive Plan. The project will facilitate the crea>on of a vibrant, sustainable, and
aCrac>ve neighborhood along the Airport Way corridor.
By adding these extra units, we aim to support Renton's housing growth target and the goal of
providing compact, pedestrian-oriented, mixed-use developments to accommodate the
demands of popula>on and employment growth while minimizing transporta>on-related and
environmental impacts.
This development is situated on an arterial street, in proximity to public transporta>on, which
means that adding more units will enable a greater number of residents to access public
transporta>on easily. Addi>onally, the project will contribute to widening sidewalks,
encouraging increased pedestrian traffic to u>lize them for reaching public transporta>on.
Community Inclusivity: Offering a diverse range of housing types ensures that people of various
incomes, backgrounds, and family sizes can find suitable housing within the city. This promotes
social inclusivity and a diverse community, aligning with key objec>ves in comprehensive plans.
Economic Diversity: Our diverse unit mix can aCract a broader range of residents, including
young professionals, families, re>rees, and individuals with varying income levels. This diversity
can s>mulate economic ac>vity, suppor>ng various local businesses. A larger popula>on base
can aCract businesses and promote economic development, leading to the crea>on of new
businesses and job opportuni>es. This aligns with Renton's goal to encourage quality housing
choices for individuals of all ages and income levels.
Aging Popula’on and Aging in Place: A diverse unit mix can cater to the housing needs of an
aging popula>on by offering op>ons for downsizing, accessible housing, and services that allow
older residents to age in place.
Transit Use: The project will enhance the sidewalk and add landscaping, further encouraging
pedestrian traffic to use the sidewalk to access public transporta>on efficiently. Its proximity to
transit stops aligns with Renton's plan to facilitate efficient movement on the local road
network.
Open Landscape Spaces: The addi>onal units conform to height and zoning requirements,
seamlessly integra>ng with the project's design and mee>ng all code requirements.
Increased Tax Revenue: Expanding the number of residen>al units can result in increased
property tax revenue for the city. This addi>onal revenue can be u>lized to fund various public
services and infrastructure improvements, aligning with the goals outlined in the
comprehensive plan.
RMC 4-9-030 G
2. Loca’on:
The site is conveniently located at the intersec>on of Airport Way and Logan Way S, with several
bus stops within a half-mile radius. A traffic study confirms that the surrounding network can
accommodate the increased pedestrian and vehicular traffic generated by the addi>on of 4
extra units.
RMC 4-9-030 G
3. Diverse Unit Mix
The addi>onal 4 units offer a diverse ra>o mix, including 1 studio unit, 2 one-bedroom units,
and 1 two-bedroom unit.
RMC 4-9-030 G
4. Light and Air
Units have been thoughGully designed to comply with zoning code requirements, ensuring
adequate light and ven>la>on. To prevent living room windows from facing the façade,
bedrooms are posi>oned on the North and South faces of the building along Airport Way.
Kitchens on the East and West exterior walls feature kitchen counters with islands facing the
exterior façade, allowing the remaining space (9’-0” wide) to be used as a dining area or an
extension of the kitchen space. Both the dining and kitchen spaces are provided with windows
to bring natural light into the living area.
RMC 4-9-030 G
5. Parking
The zoning code mandates 1 parking space per unit, which has been provided within a covered
garage. The development offers sufficient parking for residents, and secured bike parking is
available within the building at a ra>o of 0.5 stall per unit.
Conclusion: In a >me when there is a housing shortage in Washington and across the na>on,
increasing density with a diverse mix of units can make a small yet meaningful contribu>on to
allevia>ng this crisis. Furthermore, more units mean increased economic ac>vity and support
for the local economy. During our neighborhood mee>ng, we learned that our neighbors
support this development and look forward to an improved area with wider sidewalks,
landscaping, and pedestrian-oriented spaces.
Integra>ng residen>al units into mixed-use developments can create walkable neighborhoods
and reduce the need for long-distance travel, aligning with goals related to smart growth and
sustainability.
Sincerely,
Lavina Wadhwani, Principal
Veer Architecture, PLLC