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HomeMy WebLinkAbout6-Modification Jusitification VEK frontageModification Request: Justification VEK on Aberdeen RMC 4-6-060(E) Half Street Frontage Improvements 6. Justification for the Modification Request: Please provide a written justification for the modification request. The burden of proof as to the appropriateness of the application lies with the applicant. Whenever there are practical difficulties involved in carrying out the provisions of this Title, the Department Administrator may grant modifications for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification. Please submit a written statement addressing and justifying how the modification request complies with each of the following issues to be considered by the Administrator: Response: Renton Municipal Code Section 4-6-060(E) provides the applicable standards related to the design and construction of half streets. The proposed alternative is to match the established standard street section for Aberdeen Ave NE. The City established standard street section for Aberdeen Ave NE, which shall be installed by the developer as part of this proposal will allow pavement width of 36 feet, 5-foot sidewalks, and 0.5-foot curb. No ROW dedication will be required for this alternate street section. 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; Response: The proposal implements the policy direction of the Comprehensive Plan Land Use Element and the Community Design Element and is the minimum adjustment necessary to implement these policies and objectives. Specifically, the proposal is consistent with the following policies and objectives: Policy L-2: Support compact urban development to improve health outcomes, support transit use, maximize land use efficiency, and maximize public investment in infrastructure and services. Policy L-16 Residential High Density- Designate land for RHD where access, topography and adjacent land uses create conditions appropriate for a variety of housing unit types, or where there is existing multifamily development. RHD unit types are designed to incorporate features from both single family and multifamily developments, support cost-efficient housing, facilitate infill development, have close access to transit service, and efficiently use urban services and infrastructure. Land designated RHD is where projects will be compatible with existing uses and where infrastructure is adequate to handle impacts from higher density uses. • Residential Multi-Family Zone: Zone lands RMF where there is existing multifamily development of one-acre or greater in size. Expanded RMF zoning should only be where access is from a street classified as a Principal arterial, Minor arterial or Collector, and where existing multi-family is abutting at least two property sides. RMF zoning implements the RHD land use designation. L-28: Minimize erosion and sedimentation in and near sensitive areas by requiring appropriate construction techniques and resource practices, such as low impact development. Modification Request: Justification VEK on Aberdeen RMC 4-6-060(E) Half Street Frontage Improvements L-34: Ensure buildings, roads and other built features are located on less sensitive portions of a site when sensitive areas are present. L-51: Include human-scale features such as pedestrian pathways, quality landscaping and public spaces that have discernible edges, entries and borders to create a distinctive sense of place in neighborhoods, commercial areas and centers. In summary, the proposal implements the aforementioned policies by being located in an area that already consists of multi-family residences and is served by a public transit (L-2 & L-16). The site is greater than an acre is size and access is proposed from Aberdeen AVE NE, a street classified as collector arterial (L-16). All buildings, roads and other improvements of the proposal are located in the eastern portion of the property, as far from the steep slope and sensitive areas in the western portion of the property (L-34). No work is proposed in the sensitive areas of the property and along with appropriate construction techniques, and BMPs, erosion and sedimentation will be minimized (L-28). The proposal includes a 5-foot sidewalk along the frontage of Aberdeen AVE NE and landscaping is proposed throughout the project site including within the setback fronting Aberdeen AVE NE (L-51 & L-60). b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Response: The proposed frontage improvements are proposed per the City established standard street section for Aberdeen Ave NE as described in the pre-application notes for the subject project (PRE18- 000643). City established design standards for Aberdeen Ave NE: a. Roadway width: 36-feet b. Curb: 0.5-foot c. Landscaping Strip and Sidewalk: No landscape strip and 5-foot sidewalk d. ROW dedication: none required (pending final survey) In summary, the proposed frontage improvements will ensure Aberdeen Ave NE has a roadway width of 36-feet (2.a.). The proposal includes 0.5-foot curb installation along the project’s frontage on Aberdeen AVE NE (2.b.). The proposal includes a 5-foot sidewalk installation along the project’s frontage on Aberdeen AVE NE (2.c.). No ROW dedication is currently required for the proposal. c. Will not be injurious to other property(ies) in the vicinity; The proposal will match the established standard street section for Aberdeen AVE NE. As such the proposal will be consistent with the existing street standards in the vicinity. The public interest will be served by the proposed development because it will facilitate residential development at a density consistent with and mandated by the Washington State Growth Management Act, as well as implementation of the City of Renton Comprehensive Plan and compliance with the Renton Municipal Code. d. Conforms to the intent and purpose of the Code; Response: Modification Request: Justification VEK on Aberdeen RMC 4-6-060(E) Half Street Frontage Improvements The intent and purpose of the Code (4-6-060 Street Standards) is: It is the purpose of this Section to establish design standards and development requirements for street improvements to ensure reasonable and safe access to public and private properties. These improvements include appropriately scaled sidewalks related to the urban context, a range of landscape buffers, curbs, gutters, street paving, monumentation, signage, and lighting, to be developed with complete streets principles. Complete streets principles are to plan, design, and operate streets to enable safe and convenient access and travel for all users including pedestrians, bicyclists, transit riders, and people of all ages and abilities, as well as freight and motor vehicle drivers, and to foster a sense of place in the public realm with attractive design amenities. The proposal ensures reasonable and safe access to the proposed private properties. Pedestrian access, curbs, and paving are designed to enable safe, convenient access and travel for all users while maintaining a sense of place and attractive design within the project site. e. Can be shown to be justified and required for the use and situation intended; and Response: Due to the narrow overall width of the parent property and the critical areas encumbering the western portion of the site, a different type of street, such as a private road, is not feasible. Additionally, as a unit lot subdivision is proposed, it is most appropriate to provide access via a unit lot drive. The proposed unit lot drive will fulfill its purpose of provided access to the proposed townhomes from Aberdeen Ave NE in a safe as well as pedestrian access from Aberdeen to the rear of the proposed project site. Thus, the proposal is justified and required for the use and situation intended as well as consistent with the Washington State Growth Management Act, City of Renton Comprehensive Plan and Renton Municipal Code. f. Will not create adverse impacts to other property(ies) in the vicinity. Response: The proposal will match the established standard street section for Aberdeen AVE NE. As such the proposal will be consistent with the existing street standards in the vicinity. The surrounding properties in the vicinity are already developed as multi-family residential, as such, the half-street standards of RMC 4-6-060(E) would be inconsistent with existing conditions and would be unorderly and arbitrary, inconsistent with the City’s planning goals and policies. Drainage will be retained and treated before being discharged to the natural drainage feature within the western portion of the property. The amount of traffic estimated to be generated by the proposal is a net increase of 5 trips during the weekday AM peak hour and 6 trips during the weekday PM peak hour, and is thus unlikely to significantly impact the level of service currently experienced by surrounding property(ies) residents.