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Home My WebLink AboutJ_SiteSecurityFence_Landscape_Variance Request_230522_v1.pdf WSP USA Suite 300 33301 Ninth Avenue South Federal Way, WA 98003-2600 +1 206-431-2300 wsp.com May 19, 2023 Alex Morganroth City of Renton 1055 South Grady Way Renton, WA 98051 Subject: Boeing Renton Site Security Fence and Landscaping – Landscape Variance WSP Project No. 30902701 Dear A. Morganroth, As a representative of Boeing, this document includes a request for a code variance from the City of Renton Landscape criteria for perimeter landscaping around existing parking lots, as required by Renton Municipal Code (RMC) 4-4-070, Landscaping, Section F.6.a, Section F.6.e, and Section H.4. Per Section R, to deviate from the provisions of RMC 4-4-070, a variance must be submitted and approved pursuant to RMC 4-9-250B5. Variance Request Boeing is proposing to install an 8-foot-high Ameristar Montage security fencing around existing Boeing-owned parking lots to protect employees and employee vehicles from rising crime in the immediate vicinity of Logan Avenue North, North Sixth Street, and Park Avenue North. There is 471 linear feet of proposed fence along North Sixth Street and Park Avenue North that cannot be installed with the required 10-foot width of landscaped frontage. The variance locations can be seen in the attached Exhibit A. To maintain the existing 43 vehicle parking stall positions considered critical in Lot E3 and Lot E4, the stalls must be modified from full-size stalls to 16- foot-long compact vehicle stalls. With curb and fence installation, a 2-foot landscaping strip can be provided along Park Avenue North, and a 3-foot landscaping strip can be provided along North Sixth Street. Variance Request Justification Below are the conditions provided by the City of Renton in the document “Variance Submittal Requirements,” Item 6, dated November 4, 2022. Each condition is written out in italics, and the written statement addressing and justifying each of the conditions is written below. a. The applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, and location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights Alex Morganroth May 19, 2023 Page 2 and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Justification Statement The security of staff and their possessions is one of the highest priorities to Boeing and, unfortunately, there has been a noticeable increase in criminal activity occurring in and around Boeing property, specifically parking lots. In just the last 17 months, over 80 criminal incidents have occurred, which directly impacts Boeing. The full report of parking lot criminal statistics can be seen in the attached Exhibit B. This criminal activity has incurred a practical difficulty and unnecessary hardship for the applicant (Boeing), which has forced them to propose the installation of an 8-foot-high montage security fence around existing parking lots. The proposed fencing is an unexpected cost for Boeing, who has no control over criminal activity emanating from the public right-of- way. The additional requirement from the City of Renton code requiring a 10-foot landscaped frontage would encroach onto the Boeing property and require the removal of 43 parking stalls. This would prevent the site from operating in its existing capacity and would be a critical loss to an already difficult parking situation for staff at the Boeing Renton site. Recently, Boeing has also added a new shuttle stop at the nearby 10-18 Building, generating more employee parking activity at Lots E3 and E4 (see Exhibit A). A loss of parking stalls in this location would exacerbate the ongoing difficulties of parking for staff and deprives Boeing of its rights and privileges on its own property. Other property owners in the city of Renton enjoy the full use of their property without the required 10-foot landscaped frontage. See the below list of properties within the UC-2 Zone, which don’t currently have landscaping installed between the City right-of-way and their parking or business. These properties are also shown in Exhibit C. Parcel 0823059127 – AMONS PARK AVE LLC Parking Lot & Espresso Stand 600 Park Ave N, Renton, WA 98057 Parcel 0823059030 – AMON PARK AVE LLC Kenny’s Auto Rebuild 618 Park Ave N, Renton, WA 98057 Parcel 1823059239 – RAPACZ RONALD + VICKI Dental & Office Building 345 Burnett Ave N, Renton, WA 98057 Parcel 1823059198 – UNIVERSAL CONSULTANTS INC. Office Building 325 Burnett Ave N, Renton, WA 98057 Alex Morganroth May 19, 2023 Page 3 Parcel 1823059206 – UNIVERSAL CONSULTANTS INC. Parking Lot 325 Burnett Ave N, Renton, WA 98057 Parcel 1823059150 – PACIFIC NORTHWEST REGIONAL Carpenters Local PNW Regional Building 231 Burnett Ave N, Renton, WA 98057 b. The granting of the variance will not be materially detrimental to the public welfare, or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Justification Statement The existing condition is paved or gravel surfacing to the property line. The proposed fence installation and landscaping provide an improvement to the existing condition — to both Boeing and the public. Maintaining the existing parking stalls and installing the proposed security fencing will not deprive the subject property to rights and privileges as it is considered an improvement to Boeing. The installation of decorative security fencing and landscaping adjacent to the sidewalk will also be an improvement to the public and, therefore, will not be detrimental to properties within the vicinity or the zone. c. The approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Justification Statement The property owner is in no way requesting special privilege, nor will the owner benefit in any way beyond the ability to continue the existing function of the site and potentially provide additional security to their property. Granting this variance would deter easy access to Boeing’s employees, other staff, and their vehicles and would increase the overall security of the Boeing property and continued normal operation of the site. d. The approval is the minimum variance that will accomplish the desired purpose. Justification Statement Boeing is providing a 10-foot-wide landscaped frontage per City of Renton code in all areas where doing so is practicable and does not impact the existing function of the property. Existing landscaping strips throughout the project will be maintained. Boeing prides itself as part of the City of Renton community and has made every effort to provide the full 10-foot landscaped frontage per code throughout the Logan Avenue North, North Sixth Street, and Park Avenue North corridors. In this case, existing parking stalls have been reduced to 16-foot-long compact stalls to allow for the installation of the security fence and provide a 2-foot/3-foot landscaping strip where none existed before. Alex Morganroth May 19, 2023 Page 4 Shifting parking stalls farther towards the interior of the lot would reduce the drive aisle width between rows of parking and eliminate critical parking stalls for Boeing staff. We are requesting that Boeing be allowed to install 2-foot and 3-foot landscaped frontage as shown on Exhibit A and as shown within permit documents submitted along with this request. Let us know if you have any questions. Sincerely, Jourden Makinen, PE Civil Engineer JM:st:nb Attachments LANDSCAPE VARIANCE REQUESTEXHIBIT ASITE PLAN CODE SUMMARY SCOPE OF WORK PROJECT DIRECTORY BOEING COMMERCIAL AIRPLANE GROUP RR RRPHASE 1 PROJECT SITE EXTERIOR PARKING LOTS SITE SECURITY FENCE & LANDSCAPING DATUM NOTES Last Saved by: USJM675458 on: Apr 26, 2023 10:03 AM File: C:\Users\USJM675458\WSP O365\Civil-FederalWay - Projects\202306687\000\CADD\Dwgs\01_RTN-YD-C502-1.dwgCALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 STEV E N P. T R UESTATE O F W ASHIN GTON31271R EGIST E R E DPROF E SSIONA L E N G INEERIN COMPLIANCE WITH CITY OF RENTON STANDARDS LUA:18-00293PR:18-000208WSP USA Inc. Suite 300 Federal Way, WA 98003-2600 TEL: (206) 431-2300 FAX: (206) 431-2250 33301 9th Avenue South CIVIL PERMITTED-40-4177C-21001033PRELIMINARY C01C502-1 COVER SHEET, LEGEND, AND ABBREVIATIONS RENTON SITE R-4177090 D1 SHEET LAYOUT FOR LANDSCAPING SITE PLANS LOADING ZONENO PARKINGNO PARKINGLast Saved by: USJM675458 on: May 16, 2023 12:35 PM File: C:\Users\USJM675458\WSP O365\Civil-FederalWay - Projects\202306687\000\CADD\Dwgs\Landscape Site Plans\07_RTN-YD-C502-1D.dwgCALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 STEV E N P. T R UESTATE O F W ASHIN GTON31271R EGIST E R E DPROF E SSIONA L E N G INEERIN COMPLIANCE WITH CITY OF RENTON STANDARDS LUA:18-00293PR:18-000208WSP USA Inc. Suite 300 Federal Way, WA 98003-2600 TEL: (206) 431-2300 FAX: (206) 431-2250 33301 9th Avenue South CIVIL PERMITTED-40-4177C-21001033PRELIMINARY D1C502-1D LANDSCAPE SITE PLAN RENTON SITE R-4177123 SEE SECTION A ON THE NEXT SHEET. VARIANCE REQUEST FOR A 2'-0" LANDSCAPING STRIP ALONG THE EAST SIDE OF LOT E3. SEE SECTION A ON THE NEXT SHEET. VARIANCE REQUEST FOR A 2'-0" LANDSCAPING STRIP ALONG THE EAST SIDE OF LOT E3. SEE SECTION C ON THE NEXT SHEET. VARIANCE REQUEST FOR A 3'-0" LANDSCAPING STRIP ALONG THE SOUTH SIDE OF LOT E4. Last Saved by: USJM675458 on: Apr 26, 2023 10:25 AM File: C:\Users\USJM675458\WSP O365\Civil-FederalWay - Projects\202306687\000\CADD\Dwgs\03_RTN-YD-C502-2A.dwgCALL 48 HOURS BEFORE YOU DIG 1-800-424-5555 STEV E N P. T R UESTATE O F W ASHIN GTON31271R EGIST E R E DPROF E SSIONA L E N G INEERIN COMPLIANCE WITH CITY OF RENTON STANDARDS LUA:18-00293PR:18-000208WSP USA Inc. Suite 300 Federal Way, WA 98003-2600 TEL: (206) 431-2300 FAX: (206) 431-2250 33301 9th Avenue South CIVIL PERMITTED-40-4177C-21001033PRELIMINARY C21C502-2A FENCE DETAILS RENTON SITE R-4177110 EXHIBIT C - PROPERTY OWNERS IN UC-2 WITHOUT 10' LANDSCAPED FRONTAGE PER CODE Parcel 0823059127 – AMONS PARK AVE LLC Parking Lot & Espresso Stand 600 Park Ave N, Renton, WA 98057 Parcel 0823059030 – AMON PARK AVE LLC Kenny’s Auto Rebuild 618 Park Ave N, Renton, WA 98057 Parcel 1823059239 – RAPACZ RONALD + VICKI Dental & Office Building 345 Burnett Ave N, Renton, WA 98057 Parcel 1823059198 – UNIVERSAL CONSULTANTS INC. Office Building 325 Burnett Ave N, Renton, WA 98057 Parcel 1823059206 – UNIVERSAL CONSULTANTS INC. Parking Lot 325 Burnett Ave N, Renton, WA 98057 Parcel 1823059150 – PACIFIC NORTHWEST REGIONAL Carpenters Local PNW Regional Building 231 Burnett Ave N, Renton, WA 98057