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HomeMy WebLinkAboutEx23_Unit Lot Drive Modification JustificationModification Request: Justification VEK on Aberdeen RMC 4-6-060(K) Unit Lot Drives 6. Justification for the Modification Request: Please provide a written justification for the modification request. The burden of proof as to the appropriateness of the application lies with the applicant. 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 t he 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. Please submit a written statement addressing and justifying how the modification request complies with each of the following issues to be considered by the Administrator: Response: Renton Municipal Code Section 4-6-060(K) provides the applicable standards related to the design and construction of Unit Lot Drives. The proposed alternative is to allow twelve (12) single-family townhome dwellings to be accessed from the proposed unit lot drive, rather than the standard maximum of nine (9) units. Additional modifications to the standard unit lot drive will include the replacement of the standard sidewalk along the unit lot drive with a pedestrian pathway separated from the motorized travel way, and a reduced width landscaping tract. The proposed unit lot drive gains access via Aberdeen Ave NE, a public collector arterial road, and is the only access available in this area. Notwithstanding the requested modification (Section 4-6-060(K)), the proposed unit lot drive meets or exceeds all other applicable standards. 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; Response: The proposal implements the policy direction of the Comprehensive Plan Land Use Element and the Community Design Element and is the minimum adjustment necessary to implement these policies and objectives. Specifically, the proposal is consistent with the following policies and objectives: Policy L-2: Support compact urban development to improve health outcomes, support transit use, maximize land use efficiency, and maximize public investment in infrastructure and services. Policy L-16 Residential High Density- Designate land for RHD where access, topography and adjacent land uses create conditions appropriate for a variety of housing unit types, or where there is existing multifamily development. RHD unit types are designed to incorporate features from both single family and multifamily developments, support cost-efficient housing, facilitate infill development, have close access to transit service, and efficiently use urban services and infrastructure. Land designated RHD is where projects will be compatible with existing uses and where infrastructure is adequate to handle impacts from higher density uses. • Residential Multi-Family Zone: Zone lands RMF where there is existing multifamily development of one-acre or greater in size. Expanded RMF zoning should only be where access is from a street classified as a Principal arterial, Minor arterial or Collector, and Modification Request: Justification VEK on Aberdeen RMC 4-6-060(K) Unit Lot Drives where existing multi-family is abutting at least two property sides. RMF zoning implements the RHD land use designation. L-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development. L-34: Ensure buildings, roads and other built features are located on less sensitive portions of a site when sensitive areas are present. L-51: Include human-scale features such as pedestrian pathways, quality landscaping and public spaces that have discernible edges, entries and borders to create a distinctive sense of place in neighborhoods, commercial areas and centers. L-60: Improve the appearance of parking lots through landscaping and screening. In summary, the proposal implements the aforementioned policies by being located in an area that already consists of multi-family residences and is served by a public transit (L-2 & L-16). The site is greater than an acre is size and access is proposed from Aberdeen AVE NE, a street classified as collector arterial (L-16). All buildings, roads and other improvements of the proposal are located in the eastern portion of the property, as far from the steep slope and sensitive areas in the western portion of the property (L-34). No work is proposed in the sensitive areas of the property and along with appropriate construction techniques, and BMPs, erosion and sedimentation will be minimized (L-28). While this modification involves the removal of a sidewalk and reduction in the standard landscaping strip per RMC 4-6-060(K) unit lot drives, a pedestrian pathway located along the landscaped southern project boundary will replace the standard sidewalk which will be safer for pedestrians as it will be removed from motorized traffic, and more aesthetically pleasing (L-51 & L-60). This modification requests that reduced width of 4.5’ be approved instead of the standard 5’ width landscaping strip along the unit lot drive, but the proposed landscaping strip will be vegetated with dense vegetative screening to improve the appearance of the unit lot drive and to screen the proposed units from the neighboring townhomes’ parking lot abutting the project site to the north (L-60). b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed unit lot drive is proposed per RMC 4-6-060K to service a unit lot subdivision per RMC 4-7-090 and shall be accessed by a public collector arterial street. A modification is being requested to allow 12 unit lots to be served instead of nine (9) unit lots and to the configuration of the standard unit lot drive. Notwithstanding the requested modification, the proposed unit lot drive meets all other applicable unit lot drive design standards of 4-6-060K including: 2. Design standards: a. Roadway width: The paved roadway shall be a minimum of sixteen feet wide; the fire department may require the paved roadway to be up to twenty feet wide. b. Curb: Except for points of ingress/egress, curb shall be installed along the perimeter of the roadway. c. Landscaping Strip and Sidewalk: There shall be an eight-foot-wide landscaping strip between the curb and a five-foot-wide sidewalk along one side of the unit lot drive. Modification Request: Justification VEK on Aberdeen RMC 4-6-060(K) Unit Lot Drives In summary, the proposed roadway width is 20 feet wide meeting the fire department’s minimum width requirement (2.a.). The proposal includes 0.5’ curb installation along the perimeter of the roadway excepting points of ingress/egress (2.b.). This modification requests approval of the proposed *4.5* wide landscaping strip between the curb and property line and a 5’ pedestrian pathway from Aberdeen Ave to the western most common open space area, parallel to the unit lot drive but on the south side of the proposed townhomes to provide for a safer, more user friendly and aesthetically pleasing alternative to a sidewalk along the motorized travel lane at the rear of the buildings where the unit lot drive is proposed(2.c.). c. Will not be injurious to other property(ies) in the vicinity; The subject project is abutted to the north and south by existing townhome/multifamily projects. As such the proposal will be consistent and not injurious to other properties in the vicinity. Additionally, the landscaping strip will visually buffer the proposed unit lot drive from the neighboring property to the north. The public interest will be served by the proposed development because it will facilitate residential development at a density consistent with and mandated by the Washington State Growth Management Act, as well as implementation of the City of Renton Comprehensive Plan and compliance with the Renton Municipal Code. d. Conforms to the intent and purpose of the Code; Response: The intent and purpose of the Code (4-6-060 Street Standards) is: It is the purpose of this Section to establish design standards and development requirements for street improvements to ensure reasonable and safe access to public and private properties. These improvements include appropriately scaled sidewalks related to the urban context, a range of landscape buffers, curbs, gutters, street paving, monumentation, signage, and lighting, to be developed with complete streets principles. Complete streets principles are to plan, design, and operate streets to enable safe and convenient access and travel for all users including pedestrians, bicyclists, transit riders, and people of all ages and abilities, as well as freight and motor vehicle drivers, and to foster a sense of place in the public realm with attractive design amenities. The proposal ensures reasonable and safe access to the proposed private properties. Landscaping and pedestrian access, curbs, and paving are designed to enable safe, convenient access and travel for all users while maintaining a sense of place and attractive design within the project site. e. Can be shown to be justified and required for the use and situation intended; and Response: Due to the narrow overall width of the parent property and the critical areas encumbering the western portion of the site, a different type of street, such as a private road, is not feasible. Additionally, as a unit lot subdivision is proposed, it is most appropriate to provide access via a unit lot drive. The proposed unit lot drive will fulfill its purpose of provided access to the proposed townhomes from Aberdeen Ave NE in a safe as well as pedestrian access from Aberdeen to the rear of the proposed project site. Thus, the proposal is justified and required for the use and situation intended. Modification Request: Justification VEK on Aberdeen RMC 4-6-060(K) Unit Lot Drives f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The proposal will not create adverse impacts to other properties in the vicinity. Surrounding uses included multi-family residences abutting the proposal to the north and south, similar to the proposal. Drainage will be retained and treated before being discharged to the drainage feature within the western portion of the property. The amount of traffic estimated to be generated by the proposal is a net increase of 5 trips during the weekday AM peak hour and 6 trips during the weekday PM peak hour, and is thus unlikely to significantly impact the level of service currently experienced by surrounding property(ies) residents. The proposal is to serve 12 vs 9 unit lots with the proposed unit lot drive, there are no expected impacts to surrounding property(ies) whatsoever foreseen by this proposed increase. While the width of the landscaping tract is requested to be reduced from 5’ to 4.5’, dense vegetative planting within the reduced landscaping strip will screen the proposal from the abutting townhome parking lot to the north and visa versa. Additionally, the proposed pedestrian pathway will be located within the project boundaries and is unlikely to impact surrounding properties. All impacts would be seen on the parent property, within the project boundaries.