HomeMy WebLinkAboutJ_Justification_For_Modification_Request_160621_v16. Justification for the Modification Request
The modification request is made pursuant to the direction of the City of Renton. See attached.
City staff reviewed the planning standards.
SURFACE PARKING
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back of
buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking
area and associated vehicles. Large areas of surface parking shall also be designed to accommodate future
infill development.
BUILDING LOCATION AND ORIENTATION
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and pedestrian
pathways. To organize buildings for pedestrian use and so that natural light is available to other structures
and open space. To ensure an appropriate transition between buildings, parking areas, and other land uses;
and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as with
the roads, open space, and pedestrian amenities while working to create a pedestrian oriented environment.
Lots shall be configured to encourage variety and so that natural light is available to buildings and open
space. The privacy of individuals in residential uses shall be provided for.
The requested modifications comply with each of the following criteria:
a. Parking shall be located so that no surface parking is located between,
A building and the front property line; and/or
A building and the side property line (when on a corner lot)
The proposed implements the following goals and policies of the Land Use Element:
The onsite parking stall shall be screened with evergreens from surrounding streets as
dictated with the approval of City of Renton Planning Department.
b. Will meet the objectives and safety, function, appearance, environmental protection
and maintainability intended by the Code requirements, based upon sound
engineering and planning judgment.
The proposed improvements are consistent with the City’s planned improvements to N.E.
Sunset Blvd. and recognize the particular conditions of this property, including multiple
driveways (one a shard driveway with other businesses) and minimum required parking
for the specific use of this property.
c. Will not be injurious to other property(ies) in the vicinity;
The proposal includes evergreen planting surrounding all parking stalls between the
building and the site surrounding streets, while preserving access to adjacent properties
through existing driveways. The improvements will not be injurious to other properties.
The reduction in the south facing planter wall from 5 feet to 3 feet is requested to include
the necessary features for ADA parking and patio area requested by the City Planning
Department.
d. Conforms to the intent and purpose of the Code;
The purpose of the onsite parking standard (screening) is to:
establish design standards and development requirements for mainly street
appearance.
e. Can be shown to be justified and required for the use and situation intended; and
The proposed improvements are presented for the use and situation intended. The
proposed improvements are consistent with the City’s planned request and consider the
particular conditions of this property, including multiple driveways and required frontage
parking.
f. Will not create adverse impacts to other property(ies) in the vicinity.
As stated above, the proposal includes onsite (evergreen (emerald greens)tree screening
elements) to all parking stalls between the building and the front and side property lines
including a minor reduction in building planter depth along the building south wall,
awhile preserving access to adjacent properties through an existing driveway. The
improvements proposed will not be injurious to other properties.
g. thru k. Will adhere closely with minimum standards and guidelines nor have
detrimental impact on nearby properties in the vicinity.
The onsite proposal will further enhance the appearance of the intersection and
neighborhood while closely following the intent of the land use standard and code as a
whole.