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HomeMy WebLinkAboutJ_Modification_Parking_Type_210804_v1 Parking Stall Type Modification August 4, 2021 Jill Ding, Senior Planner City of Renton Department of Planning and Development Renton City Hall 1055 South Grady Way Renton, WA 98057 RE: Harrington Redevelopment PRE- 20000078 The purpose of this letter is to justify the type of parking stall to be used requested for the Harrington Redevelopment Project. We are requesting to utilize structured parking type stalls within our on grade parking garage area per Renton zoning code 4-4-080.F.8.b. With the modification, rather than Renton standard size parking stalls, we will use Renton structured parking stall dimensions. Standard parking stall type justification A. Substantially implements the policy direction of the policies and objective of 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; Our goal for the building design is to balance Renton’s requirements within the shape and limitations given to us by the site. One of the requirements we try to respect is the number of parking stalls required for the building design as well as Renton level one interior commercial space requirements. By utilizing Renton structured parking stall and drive aisle standards, we can maximize the amount of parking possible out of our site while also giving a generous amount of space for level one commercial and residential occupancies to operate. B. Will meet the objective safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgement; Govern by the shape of our project site, program, and elements of level one need to work in an elongated design. We’ve found running the parking stall rows the long side going north to south would get us the greatest number of stalls possible. That leaves the stall depths and drive aisles to make up east to west of the site. On average our site running short direction is about 105’. With the current design using one row of standard structure parking (15’ depth) and two rows compact (12’ depth), we are left with about 18’ of pace to use for occupiable spaces and circulation. If we were to approach the parking layout using Renton standard stalls (20’ standard 16’ compact, we would have about 11’ left of space for habitat occupancies, making the space infeasible. Without the front occupiable space, it would leave our parking garage as the frontage for Harrington Avenue. If we were to keep our interior spaces as is and try to achieve standard parking stall types, we would end up reducing the parking count by another 20 or more stalls. See traffic report for more information on this approach. C. Will not be injurious to other properties in the vicinity; Adjusting the parking type percentage will not be injurious to the other properties in the vicinity. Renton Parking Stall Type Justification 08/04/2021 Page 2 of 2 D. Conforms to the intent and purpose of the Code; The code requirement for number of stalls could not be achieved but this layout will provide 24’ clearance requirements for car access and give the commercial space needed to be properly utilized. In following the Urban Design requirements, we’ve hidden the parking well behind the building, minimized number of parking entries to one on Sunset and one in an existing rear access easement. By using structured parking stall sizes, we can create the street frontage Renton is looking for while also not reducing the minimum parking stall count any further. E. Can be shown to be justified and required for the use and situation intended; and Please see comment “b” for information F. Will not create adverse impacts to other properties in the vicinity; Please see comment “c” for information This concludes our modification justification letter. Please feel free to contact us with any questions or concerns you may have on the justification. Sincerely, Kyle Stevens Project Architect