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HomeMy WebLinkAboutL_State_Farm_RMC 4-4-090 Justification_230528_v25. Justification for the Modification Request Project Name: State Farm Tenant Improvement Project Address: 3418 SE 6th St, Renton, WA 98058 Assessor’s Tax Number: 512690-0326 Modification Request to deviate from Refuse & Recycling Standards (RMC4-4-090) a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. The proposed modification of Renton Municipal Code (RMC4-4-090) using roller bins as approved and recommended by Republic Services NW in lieu of a dumpster is the minimum adjustment that can be made for this property. As can be seen on the provided site plan, the site zoned CN is only 5,989 square feet and the existing building footprint occupies a large portion of the site. There is no location a dumpster can be located and serviced by Republic Services NW on the property that meets RMC 4-4-090 setback or refuse and recyclables sizing standards. The proposed solution is for Republic Services NW to provide refuse and recycling roller bins (the same used in the adjacent residential zone properties) that can be moved by the owners from the rear of the property behind the existing structure to SE 6th St for collection. Per Republic’s recommendation 6 roller bins (1 for refuse and 1 for recyclables for each of the three uses on the property) will adequately service the property. The proposed refuse and recyclables enclosure shown on the submitted plans will allow for the secure storage of 7 roller bins. An additional modification request is for the location of the recycling and refuse bin enclosure. Per RMC 4-4-090C.3 outdoor refuse and recyclables deposit areas and collection points are not to be located within 50 feet of a lot zoned residential. As can be seen on the site plan the site is only 36.83 feet wide at the north property line and only 65 feet long on the east property line which both abut residential zone properties. The proposed location shown on the plan is the only and furthest location the refuse and recyclables enclosure can be located from the residential zoned properties. b. Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements, based upon sound engineering judgement. The proposed modification will still meet all the safety, function, appearance, environmental protection, and maintainability intended by RMC 4-4-090. Per the email from Republic Services NW the existing site and location of the existing building does not allow for the safe entry and exit of a garbage truck on the site. Additionally, the site is surrounded on three sides by residential zoned properties. Per Republic Services NW direction roller bins for refuse and recycle for the State Farm Insurance office and the two garden apartments will be provided. The roller bins will be stored in the rear portion of the site in a four sided with roof enclosure. The encloser will allow for the contained and screened storage of refuse and recycling bins for the property. Please refer to the architectural submitted plans for more details on the proposed refuse and recyclable’s structure. The Owners and occupants of the property will roll the bins to SE 6th St on the designated collection day in similar fashion to the surrounding residential properties to the north and east. c. Will not be injurious to other property(ies) in the vicinity The proposed modification presented in this submittal not only maintains the same refuse and recyclables procedure from when this property functioned as a market but improves the existing condition. The previous owner under the previous use as a market also used roller bins for refuse and recyclables without an enclosed storage structure. This proposal does improve the existing condition by proposing a refuse and recyclables enclosure structure. The proposed structure follows the intent of RMC standards as close as the existing property configuration will allow. d. Conforms to the intent and purpose of the Code The proposed refuse and recyclable modification for this property conforms to the intent and purpose of the code in that it provides adequate refuse and recyclable onsite collection and storage for the intended uses of the property (two residential garden units and one State Farm Insurance office). Additionally, this proposed modification encloses the roller bins and screens their visibility from the surrounding residential properties to the best of the site’s ability. The proposed location also keeps the bins the farthest from the existing adjacent residential property lines as the configuration of the site allows. e. Can be shown to be justified and required for the use and situation intended: and Will not create adverse impacts to other property(ies) in the vicinity There will be no adverse impacts to adjacent or neighboring properties due to this modification. As mentioned above the method for refuse and recyclables will remain the same as under the prior use. By the construction of the roller bin four sided with a roof enclosure the refuse and recyclables will be more contained and less visible to the adjacent residential properties. Additionally, the use of the roller bins as proposed will eliminate a garbage collection vehicle from entering the site creating additional noise and disturbance in the rear of this existing property. This will keep the noise on SE 6th St away from the existing residential properties and keep the narrow sidewalk safe for pedestrians on collection day.