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HomeMy WebLinkAboutJ_modification_floor_height_unit_size_Justification_251120_v1Per RMC 4-9-250D D. MODIFICATION PROCEDURES: 1. Application Time and Decision Authority: Modification from standards, either in whole or in part, shall be subject to review and decision by the Administrator upon submittal in writing of justification for such modification. (Amd. Ord. 4777, 4-19-1999) 2. Decision Criteria: Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: 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; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; c. Will not create substantial adverse impacts to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; and e. Can be shown to be justified and required for the use and situation intended; (Ord. 4517, 5-8-1995; Ord. 4802, 10-25-1999; Ord. 5100, 11-1-2004; Ord. 5137, 4-25-2005; Ord. 5369, 4-14-2008; Ord. 5981, 10-12-2020) MOD Justification for: Departure from Floor-to-Floor Requirement in CA Zone Request for Modification Based on Practical Difficulties The justifications for this request based on Decision Criteria in RMC 4-9-250D are: 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 CA zoning code establishes a clear framework for mixed-use developments, particularly as they relate to ground floor commercial requirements. We substantially implement the majority of policy directions to the best of our ability with the exception for ceiling height. Request: We are seeking a modification for the ground floor ceiling height, which is designated primarily for commercial daycare use. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. The ground floor ceiling height modification will not result in any compromise to the safety, function, or environmental protection of the proposed building, and will be designed to sound engineering standards. The appearance of the building will be minimally impacted due to the lower floor to floor at ground level. Will not create substantial adverse impacts to other property(ies) in the vicinity; The modification request for a lower ground floor height will bring the overall height of the building lower which will be more sensitive to the adjacent properties by allowing better solar access than it would be with a taller ground level. Conforms to the intent and purpose of the Code; and Other than the requested modification, the building will conform to the intent and purpose of the Code. Can be shown to be justified and required for the use and situation intended New Building Setback from the Street: Our building is set back from Bremerton Ave NE, with an existing building (also owned by Vision House) between our new front door and the street. (see diagram below). This unique positioning supports our need for a lower commercial height, as the building's visibility and impact on the Bremerton Ave NE streetscape are minimized. Ground Floor Usage: The primary use on the ground floor will be commercial daycare operated by Vision House and serves as an essential service for the community. The code section requires a minimum floor-to-ceiling height of eighteen feet (18'), and a minimum clear height of fifteen feet (15') unless a lesser clear height is approved by the Administrator. Request: We are requesting a minimum floor-to-ceiling height of eleven foot, ten inches (11'-10”), and a minimum clear height of approximately ten feet (10') in the commercial daycare spaces. Project site MOD Justification for: Departure from Attached Dwelling units- minimum standards Request for Modification Based on Practical Difficulties The justifications for this request based on Decision Criteria in RMC 4-9-250D are: 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 Attached Dwelling units- minimum standards as defined in the RMC 4-4-155 require attached dwelling units to meet or be greater than 800 sf for a 2-bedroom unit and 1,000 sf for a 3- bedroom unit. Request: We are seeking a modification for a slightly smaller 2 and 3-bedroom unit. Additionally, as defined in the RMC 4-4-155 “Attached dwelling units with three (3) or more bedrooms shall provide no less than one and three-quarters (1-3/4) bathrooms. A three-quarter (3/4) bathroom shall include no less than a sink, a toilet, and a shower or a bathtub.” Request: We are also seeking a modification for only 1 complete bath in our 3-bedroom units. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. The requested modifications to Attached dwelling units- minimum standards will not result in any compromise to the safety, function, appearance, or environmental protection of the proposed building, and will be designed to sound engineering standards. Will not create substantial adverse impacts to other property(ies) in the vicinity; The modification request is internal to the building and will not impact other properties. Conforms to the intent and purpose of the Code; and Other than the requested modification, the attached dwelling units will conform to the intent and purpose of the Code. Can be shown to be justified and required for the use and situation intended Nature of use: The Vision House mission is to provide a place for families in need of support to get back on their feet. This housing is therefore deemed temporary, or transitional housing. We are only providing 2- and 3-bedroom units due to the families we serve. To maximize the Vision House mission, we have planned for very efficient units to be able to house more families. Laundry: The Vision house model has a combined laundry facility located on each residential floor. Having a community centric laundry facility provides for more efficient operation and maintenance. It also frees space within each unit. Bathrooms in unit: All units will have their own dedicated full bath. Given the temporary nature of transitional housing our 3-bedroom units will only have 1- full bath. Contributing to a smaller unit size. Request: We are requesting a reduced unit size. For a 2-bedroom unit (labeled Unit 2A), no smaller than 750sf and for a 3- bedroom unit (labeled Unit 3A), no smaller than 950sf. See below for current plan diagram of what we propose.