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HomeMy WebLinkAboutJ_SRTC Fence Variance Request Justification_250204_v1Memorandum Variance Request Justification Date: 01/23/2025 Project Name: BT105 South Renton Transit Center (SRTC) and Roadway Improvements Project Project No: D34586X X.XX Attention: Jill Ding, City of Renton Company: Sound Transit Copies to: The following memorandum has been prepared to accompany the variance request application requesting a variance for the South Renton Transit Center (SRTC) and Roadway Improvements Project from the code requirements stated in Renton Municipal Code (RMC) 4 -4 -040(E)(2)(b) which requires that fences not “exceed forty eight inches (48") in height within fifteen feet (15') of a secondary front yard property line.” Variances from code requirements stated in RMC 4 -4 -040 are allowed per RMC 4 -4 -060(F)(1). As part of the variance process, compliance with the decision criteria stated in RMC 4 -9 -250(B)(6) must be demonstrated. Table 1 assesses compliance with the decision criteria stated in RMC 4 -9 -250(B)(6). Table 1. Project Compliance with RMC 4-9-250 Variances, Waivers, Modifications, and Alternates Regulatory Text Evaluation of Compliance with LUC B. Variance Procedures. 1. Decision Criteria: Except for variances from critical areas regulations, a determination shall be made in writing that the conditions specified below have been found to exist: a. That 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, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; b. That 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; c. That 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; Yes, the variance request meets these criteria. Sound Transit is requesting to exceed the fence height limits within 15 -feet of a public road specified in RMC 4 -4 - 040(E)(2)(c). Subpart a Currently an existing chain-link, barbed wire fence exceeding 48 inches is located along the north property line of the site. This fence delineated the boundary of the Sound Ford dealership (previous use of the SRTC site) and the car dealerships to the north. The proposed use of the site as a public transit center increases the need for a fence between these parcels. The combined retaining wall and fence must exceed 48 inches within 15 feet of the east property line to adequately stop any members of the public from entering the car dealership parcel to the north from an uncontrolled access point . Strict application of the Zoning Code and shortening the combined retaining wall and fence to 48 inches within 15 -feet of the WSDOT parcel boundary to the east would create a gap in fence height that is otherwise allowed along the north property line and matches the existing fence height to the north. This condition would ineffectively prevent people entering the parcel to the north from an uncontrolled access point . By granting Memorandum Page 2 of 2 2 Regulatory Text Evaluation of Compliance with LUC d. That the approval is a minimum variance that will accomplish the desired purpose. this variance, both Sound Transit and the property owners to the north would enjoy the same right to adequately manage access and security as that afforded to the owners of other CA-zoned properties in the vicinity. Subpart b Granting this variance will not be materially detrimental to public welfare or injurious to the property or improvements in the vicinity . The result of granting this variance will be the opposite. The proposed fence will protect the abutting property to the north and replace the existing fence with a more unobtrusive fence. In addition, the fence will not impact the line -of -sight views for buses exiting and entering the site and other motorists using Lake Avenue S. Subpart c The approval will not grant special privilege to Sound Transit. The purpose of this variance is to afford the same right to adequately managing access and security consistent with that enjoyed by owners of other CA- zoned properties in the vicinity. Additionally, there currently exists two fences adjacent to the SRTC site that are out of compliance with RMC 4-4 -040(E)(2). This proposed variance will replace one of these fences with a more unobtrusive fence. Subpart d The proposed variance is the minimum necessary to meet the abutting property to the north and Sound Transit’s security needs as it is consistent with the proposed fence height along the north property line and the existing fence height to the north .