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HomeMy WebLinkAboutJ_Modification_Justification_170718_v11 | P a g e Modification Justification The proposed modification to allow vehicular access to the subject properties via North 33rd Pl rather than the currently unimproved alley addresses each of the following requirements: 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; The modification proposal adheres to and implements the policies and objectives of the Renton Comprehensive Plan Land Use Element and the Community Design Element by 1)Planning for the efficient use of land and 2)Protecting the natural environment and ensuring natural resources for the future and 3)Promoting a safe, healthy, and attractive community. All these elements are discussed further in this justification. In addition, th e proposed modification is the minimum adjustment necessary to implement these policies and objectives. B. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; The proposal meets RMC safety concerns as vehicular access via an existing street is an approved use throughout the City and neighborhood and does not increase safety risk to drivers or pedestrians. In addition, North 33rd Pl has street lights for added safety, while an alley would not. The Renton Fire Department has also indicated they would never have their fire trucks access homes via an alley, and that the existing street would be their preferred access method. The proposal meets RMC function concerns as it is the most efficient way for vehicles to enter the lots. Entering via a small, narrow, dead - ended and steep alley would not be functional. In addition, although it is not a permitted use, homeowners may be able to use the unimproved alley as an addition to their backyard recreational space. The proposal meets RMC appearance concerns as the proposal would allow new homes to have garages in the front of the home, which would be in conformity with the rest of the neighborhood. The proposal meets RMC environmental protection concerns as not constructing an alley would not increase the amount of impervious surfaces and pollution generating surfaces and would allow the ground to function in a natural state. Non-construction of an alley would also allow trees 2 | P a g e to be saved. The proposal meets RMC maintainability concerns as non -construction of an alley would avoid the city having to take on maintenance of an additional street, which would require periodic paving, street sweeping, etc. C. Will not be injurious to other property(ies) in the vicinity; The proposal will not be injurious to other properties in th e vicinity as the proposal will allow the new homes to be similar in design to the ones next door. The proposal does not impact the neighboring homes in any way different than the current existing use of the property. In addition, although it is not a permitted use, the neighboring homeowners have been using the unimproved alley as an addition to their backyard, so the neighboring properties’ “extra backyards” will not be impacted. D. Conforms to the intent and purpose of the Code; RMC 4-7-150E.5 states “if the developer or property owner demonstrates that alley access is not practical, the use of alleys may not be required. The City will consider the following factors in determining whether the use of alleys is not practical: a. Size: The new development is a short plat. b. Topography: The topography of the site proposed for development is not conducive for an alley configuration. c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys. d. If site characteristics allow for the effective use of alleys. The project consists of only constructing three new single family homes, and constructing an alley adjacent to the subject properties in addition to a portion of an alley extension not adjacent to the properties is not practical from a financial standpoint for a project of this size. In addition, the topography makes constructing the alley a challenge, as the land slopes towards Lake Washington, and managing the storm water runoff from the alley would be difficult, as no storm water infrastructure is near the unimproved alley. The proposal also reduces any environmental impacts as not constructing an alley would not increase the amount of impervious surfaces and pollution generating surfaces and would allow the ground to function in a natural state. Non-construction of an alley would also allow trees to be saved. The site is also not a good candidate for alley improvements as the alley would not continue to the other end of the block, so turning around and using the alley would be cumbersome. Fire trucks would also be unable to use the alley due to the lack of a turnaround as well as the narrow width of an alley. E. Can be shown to be justified and required for the use and situation intended; and 3 | P a g e The proposed project involves developing three single family residential lots with three new single family homes in the Lower Kennydale area of Renton. The subject lots were developed in 1904 as part of the CD Hillman’s Lake Washington Garden of Eden Addition to Seattle No. 1. Plat, where over 500 lots were platted. The Hillman plat was designed with alleys between the rear lot lines of the lots. Over time, the Hillman plat was built-out with streets, utilities, and homes, however the proposed alleys never got built-out/improved. Eventually, owners in the Hillman plat petitioned the governing jurisdiction for alley vacations, as all the homes were gaining access from the streets instead of the alleys. All but a few of the alleys were vacated, and a large portion of the properties which back to the unvacated alleys treat the alleys as part of their backyard. The applicant believes that not requiring alley access is uniform with the neighborhood goals, is justified, and intended for the situation. F. Will not create adverse impacts to other property(ies) in the vicinity. The proposal will not create adverse impacts to other properties in the vicinity as the proposal will allow the new homes to be similar in design to the ones next door. The proposal does not impact the neighboring homes in any way different than the current existing use of the property. In addition, although it is not a permitted use, the neighboring homeowners have been using the unimproved alley as an addition to their backyard, so the neighboring properties’ “extra backyards” will not be impacted. If alley access were to be provided, the front yard setback would be reduced to 15ft instead of 20ft, which would 1) reduce the view corridor for properties East of the subject property, and 2) look uncharacteristic for the neighborhood as most of the neighboring homes have a 20ft front yard setback. By not constructing the alley, view corridors and neighborhood consistency are protected. Property values of neighboring properties will also not be affected by homes having vehicular access from N 33rd Pl instead of the alley.