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HomeMy WebLinkAboutW_Waiver Request Jackson Short Plat12815 NE 126th Place, Kirkland, Washington 98034 T.425.747.3177 E-Mail: jasonb@mlarch.com Community & Economic Development 1055 South Grady Way Renton, WA 98057 February 22, 2024 RE: # PSUB22-000237 JACKSON SHORT PLAT WAIVER REQUEST Address: 2223 NE 23RD ST, RENTON, WA 98056 Attn. Fire Marshall & Development Engineering- Thank you for your review of this project. As suggested, we are submitting an Application for Waiver of certain Access requirements for this short plat. Specifically, we are requesting that the requirement for Fire Apparatus turn-around be waived. As proposed, this two-lot short plat provides direct access from two existing public streets, NE 23rd ST and NE 22nd ST. The existing residence on Lot A is within 25ft of the ROW and there is a fire hydrant located within 50ft of the north property corner. There are no changes proposed to the fire access of this single- family residence. The proposed Lot B would have access directly from west end of NE 22nd ST. There is an existing street intersection 175 ft to the east of Lot B which provides a fully compliant T-turn for fire apparatus. This is only 25ft beyond the 150 ft allowed for fire truck backing. The level of access provided to Lot B is the same as is currently provided to the adjacent residence at 2324 NE 22 nd ST. In addition to the direct access provided to Lot B, we are proposing to provide a Type 13R fire sprinkler system for the new residence on Lot B. This would add an additional level of protection to the proposed Lot B residence and decrease the likelihood of any fire spreading beyond the property. Pursuant to RMC IV-Chapter 9-250, Section C, Item 5 Decision Criteria, please note the following: a. The required turn around, while located wholly within the public Right of Way, would negatively impact the adjacent properties located at 2324 NE 22nd ST and 2115 Dayton AVE NE.  Both properties utilize parking within the ROW and both have landscaping and concrete driveway improvements within the ROW. Construction of a fire truck turnaround would destroy previous improvements and would eliminate parking for guests at the end of this street since no parking is allowed within a fire access turn- around.  Additionally, there is a large mature fir tree adjacent to the proposed turn-around. The roots of this tree may be damaged by construction activities and consequently need to be removed. This would have a negative impact on 2115 Dayton Ave NE.  There is an existing electric utility pole in front of 22324 NE 22nd ST. The pole is located within the proposed turnaround which would need to be relocated. This would negatively impact the adjacent properties since power would need to be disrupted in order to relocate this pole. b. The granting of this waiver for fire apparatus turnaround in no way reduces the current level of fire protection or access to the proposed short plat or to the adjacent lots. The City has no plans to extend NE 22nd Street, and there is an intersection within 175 ft. There are currently only two residences on this short dead-end street and with the addition of Lot B, there will be just three residences. Public welfare and safety are currently well provided and the existing street provides adequate maneuvering 12815 NE 126th Place, Kirkland, Washington 98034 T.425.747.3177 E-Mail: jasonb@mlarch.com space for even larger vehicles. The lack of a turn-around would have zero effect on the existing status. There are storm water utilities located below the existing street which would not be affected by the proposed development.  See attached photo showing location of fire hydrant relative to Lot A at 2223 NE 23 rd Street. Thank you for your consideration. Please contact me with any questions or concerns. Sincerely, Jason Beagle Merrick Lentz Architect Renton Municipal Code 4-9-250 C. WAIVER PROCEDURES: 1. Authority for Waiver, General: (Reserved) 2. Authority for Waiver of Street Improvements: The Administrator may grant waiver of the installation of street improvements subject to the determination that there is reasonable justification for such waiver. (Ord. 5156, 9-26-2005; Ord. 5450, 3-2-2009; Ord. 5676, 12-3-2012) 3. Application and Fee: Any application for such a waiver shall specify in detail the reason for such requested waiver and may contain such evidence including photographs, maps, and surveys as may be pertinent thereto. The application fee shall be as specified in the City of Renton Fee Schedule. 4. Decision Criteria, General: (Reserved) 5. Decision Criteria for Waivers of Street Improvements: Reasonable justification shall be based on criteria “a” and “b” below; additional justification may include, but is not limited to, criteria “c” through “e” below: a. Required street improvements would have a negative impact on other properties. b. In no case shall a waiver be granted unless it is shown that there will be a de minimis effect on the public health, safety or welfare if the improvements are not installed, and that the improvements are not needed for current or anticipated development. c. Required street improvements will alter an existing wetlands or stream, or have a negative impact on a shoreline’s area. d. Required improvements will be installed as part of a City project, as identified in the City’s Transportation Improvement Program or similar documentation as determined by the Administrator. e. Existing steep topography would make required street improvements infeasible. (Ord. 5137, 4-25-2005; Ord. 5981, 10-12-2020)