HomeMy WebLinkAboutEX2_L_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
EXHIBIT 2
RECEIVED
PLANNING DIVISION
05/18/2023
AVanGordon
DocuSign Envelope ID: 9B2A4A27-43EE-4D9A-8B1F-F05BD7757CD1
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.
DocuSign Envelope ID: 9B2A4A27-43EE-4D9A-8B1F-F05BD7757CD1