A routine application for a three-lot property subdivision has become earthbound by city policy in addition to fodder for outcry.
The lot in question, on the northeast corner of Fifth Avenue South in the Everest neighborhood, happens to be adjacent to an unopened right of way. At first glance, no big deal. But there's double trouble. First, the city's zoning code requires all developments to install street improvements, such as curbs, sidewalks, storm drainage and paving on property street frontage. For the property owners, that would mean improvements both to Eighth Street South and Fifth Avenue South.
Second, the city's comprehensive plan and subdivision ordinance promote a grid pattern of street connectivity, with the intention of creating multiple accesses for the public and emergency vehicles. These regulations allow the city to require the installation of street improvements.
EXPENSIVE ROAD
Bottom line: at $250 per lineal feet, and with approximately 200 feet of street frontage, property owners Dave and Anna Aubrey would have to cough up approximately $50,000.
It doesn't end there. If this street is improved, another new single-family home under construction to the west of the Aubry short plat - owned by Clement and Donna Neil - will also be required to install street improvements. Additionally, the city would require that Fifth Avenue South, currently a walking path, be open for vehicular use between Seventh Street South and Eighth Street South.
Finances aside, the rest of the neighbors are vehemently opposed to splaying their quaint, enclosed neighborhood and subjecting it to through traffic and rush-hour congestion.
Not surprisingly, a group of neighbors filed an appeal, speaking specifically to the so-called half-street improvements (curb, gutter, sidewalks) to currently unopened Fifth Avenue South. The 130-plus-signature appeal, filed on March 20, recommends "that the condition of approval be modified to require driveway access to the westernmost proposed lot along with an improved pedestrian and bicycle pathway, in lieu of a through street."
Beverly Gilbert, who lives on Seventh Street South adjacent to the proposed road, is one of the appellants. Sixth Street South is unfriendly to pedestrians, she says, and there's a blind turn on Railroad Street.
"The whole neighborhood has for years complained about Sixth Street South and how the traffic bottlenecks with Kirkland Way. We welcome anything the city can do to mitigate the problems. But pushing a road through is not a way to do it."
Rob Jammerman, the city's development engineering manager with the Public Works Department, understands. But he says staffers' hands are tied. "Whenever the city processes any project, we are required to evaluate it for street improvement," he says. "Most of the time, people install half-street improvements. But every once in a while we come across an unopen right of way."
And that's how Everest neighbors want it to stay. The appeal stipulates that opening the street will not improve the connectivity of the city's street grid, nor will it improve emergency vehicle response time and access within the neighborhood. Rather, the through street will provide a bypass route for congested traffic on Sixth Street South to get to the N.E. 85th Street/I-405 interchange. As a result, the route "will place a busy intersection immediately in front of the children's ball fields in Everest Park," the appeal says.
Kids' safety a concern
In an April 4 letter to the Kirkland City Council, Clement and Donna Neil - who are constructing the new home at 700 Fifth Ave. S. - also cite the safety of the children and ball players at nearby Everest Park. Neil goes on to cite the negative environmental impact the through street would have on trees, vegetation, the wetlands and wild life. The property has been classified by the city as having wetlands to the east of the property. In addition, he said that they simply don't have the money to pay for the road.
Strong feelings aside, Jammerman made a point to say that through all the meetings and conversations between the city and neighbors, calm and respect have prevailed. "The staff here has been very impressed with the neighbors and how they've articulated their concerns. They should be commended for that."
Jammerman says the appeal will be brought to bring it to city council by the end of May or beginning of June.[[In-content Ad]]
