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SETBACK VARIANCE REQUEST JUSTIFICATION
Project: 4th Dimension Building
Site Location: 4502 NE 4th Street, Renton, WA
APN 1023059068
Site Area: 23,171 SF
The property in question is a corner site facing NE 4th Street and Bremerton Ave NE. The city
has requested a dedication of property for street and right of way improvements. The
dedication on Bremerton is over 14’ of land which represents over 15% of the depth of the lot all
the way down. This has made it difficult to fit a building which will meet the program and goals
of both the client and the city. For this reason we are requesting an encroachment into the
setback of approximately 5’. This dedication has also impacted our ability to fit the desired
number of units as the density is now exceeded. We believe we meet the basic criteria to be
considered for this variance as follows:
Our building design and scale are consistent with neighboring structures of similar
program which are being encouraged along NE 4th Street and will be compatible with
other commercial developments along the street.
Our landscaping will include 10’-0” between our building and the property line which will
include a plaza and some landscape area as well as another 13’-0” between our
property line and the street curb which will be a sidewalk and additional 8’ of
landscaping. This exceeds the minimum criteria of 15’ of landscaping.
The landscaping along the street has been designed exceed planning requirements.
The project includes an art installation which will be located on the plaza near the corner.
The building design does not include ‘back of house’ functions on the street side.
The façade includes floor to ceiling glazing exceeding 50% of the street frontage.
The elevation is stepped and provides visual relief in various locations which helps break
up the structure into more intricate and complex forms.
Canopies have been incorporated into the design to offer shelter as well as draw visitors
to the entrances of the building.
Most structured parking is located below grade. Main floor parking is open similar to the
glazed commercial areas so as not to visually encroach on the street and will offer an
inviting and airy feel.