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HomeMy WebLinkAboutJ_CUP_Justification_190716_v2LAKEVIEW CREST (aka SENZA LAKEVIEW), RENTON, WA Conditional Use Permit Justification The applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, and location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The modification we are requesting pertains to the setbacks for lot 3 (1106 N 39th CT) as well as lot 6 (1107 N 39th CT) at Lakeview Crest. For lot 6 we would like to shift the fit as far forward as possible without encroaching into the water ESMT. This shift forward opens up the view corridor for the existing homes adjacent to lot 6 along the South property line. Allowing this shift would also help for the height criteria of 30’ max from average grade within the R-6 zoning code. This proposal would reduce the current setback per zoning requirements by 18% or 4’-7” on the East property line of lot 6. The proposal for Lot 3 is for the unique setbacks as shown within the site plan of this variance request. Per the zoning code, the setbacks on this lot make it a challenge to accommodate a home that aligns with the rest of the community. The rear elevations of lots 3 and 4 have been enhanced to read as front façades in addition to adding a pedestrian path for access to Lake WA BLVD N. for lots 3-6 per City of Renton’s request. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The private pedestrian path is situated within the rear yard of lot 2 and a portion of lot 1 before it turns down to connect to the path within the open space of Tract A. This private path creates safe accessibility for pedestrians traveling to LK WA BLVD N from homesites 3 and 4. In addition, homesites 5 and 6 are proposed to have rear yard gates in order to safely access the newly proposed pathway that will run through Tract B in order to access LK WA BLVD N; once again allowing the homeowners/pedestrians a point of safe travel. Lakeview Crest includes four underlying parcels. The surrounding neighborhood includes single-family residential homes with a mix of styles. This new community fits in with the newer existing homes and is well suited for the proposed use. The site is divided into varying lot sizes and shapes with a modern, unique product type. Lakeview Crest adjoins Lake Washington BLVD N. within the City of Renton. There are a few existing trees, along with an approved planting plan to add street trees as well as 2-3 additional trees per lot, in addition to the required 10’ landscaping buffer within the front yards. The approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; and The approval is the minimum variance that will accomplish the desired purpose: The plan type intended for these two lots was designed by the same architect that designed the rest of the Lakeview Crest community. This was intentional in order to maintain a continuity of style within the community. The plan is similar in scale with the average size of homes at Lakeview and includes the typical two stories with basement. This plan stands out from the rest of the project by showcasing two front façades as well as an enhanced side elevation. These lots face into the main community as well as the main road of Lake WA BLVD N. The new community includes its own access roads. Since these are not through streets, there shall be minimal traffic created, only by the residents and their visitors, for the most part. The Lakeview Crest community adds sidewalks to Park Ave N, N 39th Ct, and Wells Ave N. which will ensure safe pedestrian movement inside the community and outside N 40th St, in front of the community. Landscaping will be done according to the approved landscape planting plan that was approved under LAU16-000165.