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HomeMy WebLinkAboutRequest for Reconsideration_Kinkade Crossing_LUA15-000695!rawcitV_—.—__Community&EconomicDevelopmentDepartmentJanury13,2016C.E.”Chip”Vincent,AdministratorEmilyTerrellHearingExaminer,ProTernOlbrechts&Associates18833NE74thSt.GraniteFalls,WA98252Subject:RequestforReconsiderationKinkadeCrossingPreliminaryPlat,LUA5-000695,ECF,MOD,PPDearHearingExaminerTerrell:Staffrespectfullyrequestsreconsiderationofconditionofapproval#8includedintheExaminer’sDecisionforKinkadeCrossingPreliminaryPlat,datedJanuary5,2016.Conditionofapproval#8readsasfollows:8.Lots14-17shallgainvehicularaccesstotheirrespectivelotsoffthealley.Lots1and2shallgainaccessfromashareddriveway.Lot13maybeaccessedviaeitherRoadAorthealley.Thisshallbenotedonthefaceoftheplot.AfinalroadplanshallbesubmittedtoandapprovedbytheCityofRentonCurrentPlanningProjectManagerpriortoissuanceaconstructionpermit.AsnotedinCondition#8above,theword“shall”tieslots1and2togetherwithoutallowingenoughflexibilityforthefinalplatdesigntoconsiderthefinalsizingofthepondandfinalorientationoftheidentifiedlots.Furthermore,pursuanttoRMC4-6-060iSharedDrivewayStandards,subsectionb,ashareddrivewayisnotpermittedifcreatedbyasubdivisionof10ormotelots.ThesubjectPlatis17lotsandthereforeshareddrivewaysarenotpermitted.However,pursuanttoRMC4-6-060Q.1,modificationstothesestandardscanberequested.Initially,theapplicantrequestedamodificationtotheshareddrivewayprovisionsforLots5and6,andstaffrecommendeddenialoftherequestbecausetheshareddrivewaymodificationdidnotprovideacompletestreetstandardinfrontofLots5and6andthuswasnotconsistentwithpoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElement(amongotherfactors).AspartofthepublichearingonDecember22,2015,theapplicantrequestedashareddrivewayforLots1and2,whichwerenotincludedwiththeoriginalapplication.Therefore,aRentonCityHall1055SouthGradyWay.Renton,Washington98057.rentonwa.gov KinkadeCrossingPreliminaryPlat,PRE15-000695RequestforReconsiderationPage2of3January13,2016decisiononallowingashareddrivewayforLots1and2ispremature.Astherecordreflects,staffhasindicatedtheywouldbesupportiveofashareddrivewayforLots1and2,iftheapplicantsubmittedadrivewaymodificationrequesttotheCity.Tosummarizeinbrief,theusageoftheterm“shall”inCondition#8requiresashareddrivewayforLot1and2.Additionally,itdoesnotallowfortheCity’sofficialmodificationprocesstobecompletedforashareddrivewayatLot1and2.Staffrequeststhattheterm“shall”bechangedto“may”inCondition#8,asnotedbelow,toreflectthenecessarymodificationrequestforashareddrivewayviathecode-requiredmodificationprocess(inadditiontofurtheramendments).Inaddition,staffisrequestingclarificationaroundCondition#8’ssentencethree,whichreadsfollows(Page15,line26):“Lot13maybeaccessedviaeitherRoadAorthealley.”Tosupportsentencethree,theExaminer’sjustificationisasfollows(Page12,line4):15.Theprojectprovidesagridconnectionbyconnectingtheinternalstreets,RoadsAandB,to116thAvenueSEandSE177thPlace.TheApplicantwillprovidesidewalksalongitsfrontageof116thAvenueSEaswellasonbothsidesofinternalRoadsAandB.PerRMC4-7-150E.5,AlleyAccess—Newresidentialdevelopmentinareaswithoutexistingalleysshallutilizealleyaccessforinteriorlots.Similarly,aspartofthepublichearing,stafftestifiedthatwhenalleyaccessisavailable,vehicularaccessshallbetakenfromthealley(seeRMC4-4-OSOF.7.b).TheExaminer’sjustificationdoesnotexplainwhyLot13shouldbeallottedtheflexibilitytoaccessfromeitherRoadA(limitedresidentialaccessStreet)orthealley,asconditioned.BasedonRMC4-7-150E.5andRMC4-4-OSOF.7.b,staffrequeststhattheExaminerreconsidertheflexibilitygrantedforaccesstoLot13tobefromthealleyorRoadA.RMCclearlystatesthatalleyaccessisthepreferredstreetpatternandisrequiredforinteriorlotswhenpartofanR-$subdivision.Inconclusion,staffrequeststhattheHearingExaminerre-examineCondition#8tonotgrantshareddrivewaysaccessforLots1and2outrightwithoutcompletingthecoderequiredmodificationprocessand,inaddition,removetheoptionforLot13togainaccessfromaresidentialroad(RoadA),sincevehicularaccessisavailablefromthealley.StaffrequeststhatCondition#8berevisedtoreadasfollows:8.Lots13-17shallgainvehicularaccesstotheirrespectivelotsoffthealley.Lots1and2maygainaccessfromashareddriveway,ifashareddrivewaymodificationisapprovedbytheCity.Thisshallbenotedonthefaceoftheplat.AfinalroadplanshallbesubmittedtoandapprovedbytheCityofRentonCurrentPlanningProjectManagerpriortoissuanceofaconstructionpermit.Pleasecontactmeat(425)430-7289shouldyouhaveanyquestionsregardingthisreconsiderationrequest. KinkadeCrossingPreliminaryPlat,PRE15-000695RequestforReconsiderationPage3of3January13,2016Sincerely,(ClarkH.CloseSeniorPlannercc:PhilOlbrechts,HearingExaminerJasonSeth,CityClerkCindyMoya,RecordsManagementSpecialistMeganGregor,DeputyCityClerkNordicRidge,LLC/Owner(s)PhillipKitzes,PKEnterprises/ApplicantBuckmeier,Darby,Jermasek,Jones/PartiesofRecordYellowFile