HomeMy WebLinkAboutBretzke Frontage Improvement Justification Item #5PSUB23-000093 Bretzke Single-Family Residence
Modified Frontage Improvements
Item #5 Justification for the Modification Request
Compliance Criteria
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 necessary to implement these policies and
objectives;
The policy and objectives include public safety and protection of critical areas. The
proposed frontage improvements will provide the required 5-foot wide sidewalk and protect
the critical area. The sidewalk will extend the full width of the property. The modification is
to eliminate the 8-foot wide planting strip, from the west property line, tapering it at 34 feet
west to 54 feet west, to the full 8-foot planting strip wide. The purpose of eliminating the
planting strip in this area is to minimize impact to the wetland/stream buffer. If the full
improvements were required, then a retaining wall would be required within a few feet of the
wetland boundary and one large Western cedar trees would need to be removed at the edge
of the wetland. For an unknown reason, the public right-of-way is 16 feet to the south on
the subject parcel but not on the parcels to the west, possibly because it is a critical area
tract created for the development to the west. The sidewalk at the west property line must
end north in the right-of-way, where the Bretzke site plan proposes.
b. Will meet the objectives and safety, function, appearance, environmental protection, and
maintainability intended by the code requirements, based on sound engineering
judgement;
The proposed frontage improvements will meet the objectives and safety, function,
appearance, environmental protection, and maintainability intended by the code and are
based on sound engineering judgement. The frontage improvements have been designed
by a licensed civil engineer and are based on sound engineering judgement and principles.
There is currently no sidewalk. The 5-foot sidewalk will improve public safety. The
appearance of the road shoulder will improve and be maintainable. Existing trees will be
retained, and the critical area will be protected from direct impacts.
c. Will not create substantial adverse impacts to other properties in the vicinity;
There is no adverse impact to other properties in the vicinity. Other people in the
community will have the added benefit of the sidewalk for safety.
d. Conforms to the intent and purpose of the code; and
The proposed frontage improvements conform to the intent and purpose of the code. Note
5 in Section 4-6-060, Minimum Design Standards Table for Public Streets and Alleys, states,
“Planting strips may be reduced if one of the following conditions is met: (a) when R-O-W
acquisition is problematic; or (b) when critical areas would be impacted. If approved, a
permanent alternative landscaped area should be provided equal to or greater than the
allowed planting strip area reduction that is in addition to any minimum existing code
requirements.” In this case, the proposed reduction in the planting strip is to reduce
impacts to critical areas, as allowed in the table note stated above. We propose that the
583 square foot mitigation area east of the driveway be used for the 340 square foot planting
strip replacement area and added to site landscaping.
e. Can be shown to be justified and required for the use and situation intended;
The need for this modification to the frontage improvement planting strip is justified by the
need to protect the critical area and significant trees, while maintaining public safety. It is
appropriate and reasonable for the intended use and situation.