HomeMy WebLinkAboutM_Modifcation_Request_2_191112_v1 55 South Atlantic Street • Suite 301 • Seattle, WA 98134 • 206.682.7525 / Fax. 206.682.7529
Wednesday, November 13, 2019
City of Renton
Dept. of Community and Economic Development
1050 S. Grady Way
Renton, WA 98057
RE: Modification Request to Refuse/Recyclables Enclosure Size
Site: 1625 Duvall Ave NE KC Parcel #: 516970-0129
Permit #: PRE 17-000639
Project Name: 1625 DUVALL AVE NE OFFICE BUILDING
Current Requirements: Per RMC 4-4-090.C.10, enclosures for refuse and recyclables must have gate
openings at least 12’ wide for haulers and an at least 11’ tall vertical clearance.
Proposed Modifications: Provide a refuse and recycling enclosure with a 9’ wide gate and ±7’-10”
vertical clearance adequate for the proposed (wheeled) dumpsters.
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 they shall first
find that a specific reason makes the strict letter of the 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;
The required configurations with a 12’ wide opening and 11’ tall clearance would require
substantially more space and a completely different building design. This approach supports Land
Use Policy L-2 for compact urban development to… maximize land use efficiency, and maximize
public investment in infrastructure and services.
b.) Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
Safety: Allows for collection in a designated area just off the driveway.
Appearance: The small size of the enclosure lessens the impact on neighbors, allows for the
enclosure to largely disappear into the base of the building.
55 South Atlantic Street • Suite 301 • Seattle, WA 98134 • 206.682.7525 / Fax. 206.682.7529
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Environmental: The smaller enclosure requires a smaller footprint, thus less impervious surfaces.
It also allows the enclosure to be located near the driveway and not closer to nearby residences.
Maintenance: The smaller enclosure, due to its size, is easier to maintain and upkeep.
c.) Will not be injurious to other property(ies) in the vicinity;
No foreseen impacts. The enclosure is low profile, low visibility, and located away from adjacent
residences.
d.) Conforms to the intent and purpose of the Code;
The enclosure, with exception of the opening width and vertical clearance requirements meets all
the requirements of 4-4-090.
e.) Can be shown to be justified and required for the use and situation intended; and
The small size of the enclosure can be justified as the proposed use of the building is for ±3000
square feet of office which typically only requires residential style rolling bins. In the worst case
scenario, a 2 yard dumpster could be used for this type of small business. Republic Services
provides 2 yard dumpsters that are up to 3’-4”L. x 6’-11”W. x 3’-11”H. which are can easily fit
with the proposed enclosure with space to spare. For pickup, the dumpsters would be rolled out at
the time of collection. Attached is a copy of a ‘Will Serve’ letter with an acknowledgment from
Republic Services that the site can be serviced as designed.
f.) Will not create adverse impacts to other property(ies) in the vicinity.
The limited amount of space available on-site for parking and the resulting building configuration
that nearly completely screens the parking from the neighbors. The enclosure, located along the
entry drive, is compact and efficiently uses the space available. Other configurations considered in
the design process would have created less desirable second driveways or waste enclosures next to
residential areas. This small enclosure helps avoid those adverse impacts to the neighbors.