HomeMy WebLinkAboutD_RockeyDrivewayMod_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: January 9, 2023
Project File Number: PR22-000001
Project Name: Rockey Driveway Modification
Land Use File Number: LUA22-000421, MOD
Project Manager: Andrew Van Gordon, Associate Planner
Owner: Taylor Rockey, 4119 SE 4th Pl, Renton, WA 98059
Applicant/Contact: Taylor Rockey, 4119 SE 4th Pl, Renton, WA 98059
Project Location: 4119 SE 4th Pl
Project Summary: The applicant is requesting a modification related to a proposed 24-foot by 28-foot
(24’ x 28’) detached accessory building located at 4119 SE 4th Pl (Parcel number
3211100670). The applicant is requesting a modification to the development
regulations related to the driveway separation from a side property line (RMC 4-4-
080I2biii) and maximum driveway width (RMC 4-4-080I3b). The applicant has
requested to retain the existing driveway, which is closer than five feet (5’) to the
subject property’s northern property line and greater than nine feet (9’) in width, as-
is. The subject property is 12,273 square feet and is located within the Residential-6
(R-6) zoning classification and Residential Medium Density Comprehensive Plan land
use designation. Per COR Maps critical areas are not present on the site.
Site Area: 0.28 acre (12,273 square feet)
DocuSign Envelope ID: 6FF7C922-3796-4765-9DA0-D28291F029DD
City of Renton Department of Community & Economic Development
Rockey Driveway Modification
Administrative Modification Report & Decision
LUA22-000421, MOD
Report of January 9, 2023 Page 2 of 5
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
C. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on December
20, 2022, and determined the application complete on December 20, 2022.
2. The applicant’s submittal materials comply with the requirements necessary to process the modification
request.
3. The project site is located at 4119 SE 4th Pl.
4. The project site is currently developed with an existing single-family residence.
5. Access to the site would continue to be provided via an existing residential driveway extending from SE
4th Pl.
6. The property is located within the Residential Medium Density Comprehensive Plan land use designation.
7. The site is located within the Residential-6 (R-6) zoning classification.
8. There are approximately 14 significant trees located on-site. No trees are proposed for removal.
9. The applicant is proposing to begin construction following land use and building permit approval.
10. Driveway Modification Analysis: The applicant is proposing to construct a 24-foot by 28-foot (24’ x 28’)
detached accessory building behind the existing detached dwelling. Requirements in RMC 4-4-080,
Parking, Loading and Driveway Regulations are triggered when construction of a new building or structure
is proposed. As the applicant is proposing a new building, they are required to bring the site into
conformance with the current regulations. The existing detached dwelling includes an attached single-
loaded garage with an associated driveway that is approximately 18 feet in width at the right-of-way and
approximately one foot (1’) from the northern property line.
The applicant is requesting a modification from RMC 4-4-080I2biii to retain the existing driveway which is
adjacent to the northern property line onto SE 4th Pl. The code citation from above states, “Driveways
shall not be closer than five feet (5') to any property line (except as allowed under subsection I9 of this
Section, Joint Use Driveways).” The applicant is also requesting a modification from RMC 4-4-080I3b. The
code citation from above states, “The maximum width of single loaded garage driveways shall not exceed
nine feet (9’) and double loaded garage driveways shall not exceed 16 feet (16’). If a garage is not present
on the subject property the maximum width of a driveway shall be 16 feet (16’). The proposal is compliant
with the following modification criteria, pursuant to RMC 4-9-250; therefore, staff is recommending
approval of the requested modification.
Compliance Modification Criteria and Analysis
✓
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;
DocuSign Envelope ID: 6FF7C922-3796-4765-9DA0-D28291F029DD
City of Renton Department of Community & Economic Development
Rockey Driveway Modification
Administrative Modification Report & Decision
LUA22-000421, MOD
Report of January 9, 2023 Page 3 of 5
Staff Comment: The applicant contends that revising the driveway would remove
functional portions of the drive and reduce its use. New curbing and relocating of the
existing water meter would be required. Retaining the driveway as -is would meet this
requirement. (Exhibit 2)
Staff concurs that the proposed modification implements the policy direction of the
Comprehensive Plan and is the minimum adjustment necessary. Per the site plan the
driveway is approximately 18 feet (18’) in width at the right-of-way and approximately
one foot (1’) from the northern property line. (Exhibit 3). The proposed building is not a
garage, nor is the applicant proposing to extend the driveway to the proposed building.
Further, they will not install garage doors but rather French-doors. While applicability
requirements in RMC 4-4-080, Parking, Loading and Driveway Regulations are triggered
by the construction of new buildings, the driveway is not being utilized for access to the
new detached accessory building. The modification is consistent with Land Use Element
Policies L-47 and L-48, which promote change and infill development in a manner that
enhances livability and quality of life. Requiring the applicant to bring the driveway up
to current code, which would involve relocating the existing w ater meter and revising
the existing street curb, is out of scale and context with the requested project.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
Staff Comment: The applicant contends that the existing driveway is flat, unobtrusive
and in-line with the existing style of their neighborhood. The applicant also states that
it poses no risk to their or the neighbors’ safety, and the lot will remain under maximum
impervious surface requirements for the zone.
Staff concurs the proposed modification would meet the objectives of safety,
appearance, environmental protection, and maintainability intended by code
requirements. The applicant’s dwelling, like many in the generally vicinity, was built in
the 1980s. The corresponding driveways, like the applicant’s, are also generally wider
and closer to the property line than current standards would permit. The property would
also stay under the impervious surface maximum allowance with retention of the
driveway as-is. Further, the driveway appears to be well maintained and is functionally
level. Staff was unable to identify issues, such as a steep grade, that w ould hinder
maintainability. Therefore, staff finds that the modification criteria is being met by
retaining the existing driveway as-is.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity;
Staff Comment: The applicant contends that the proposed modification will not have
adverse impacts on neighboring properties or the City as a whole. The applicant further
states that the driveway has not had an issue functioning since it was constructed.
Staff concurs the modification will not be injurious to other properties in the vicinity.
The existing width and five (5)-foot encroachment into the five (5)-foot separation
requirement for the driveway location is nominal and would not impact surrounding
properties.
✓
d. Conforms to the intent and purpose of the Code; and
Staff Comment: See comments under criterion ‘b’.
✓ e. Can be shown to be justified and required for the use and situation intended.
DocuSign Envelope ID: 6FF7C922-3796-4765-9DA0-D28291F029DD
City of Renton Department of Community & Economic Development
Rockey Driveway Modification
Administrative Modification Report & Decision
LUA22-000421, MOD
Report of January 9, 2023 Page 4 of 5
D. DECISION:
The proposed driveway modification satisfies 5 of the 5 criteria listed in RMC 4-9-250 for approval of
modifications. Therefore, the Rockey Driveway Modification, File No. LUA22-000421, MOD, is approved.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on January 9, 2023 to the Owner/Applicant/Contact:
Owner/Applicant/Contact:
Taylor Rockey
4119 SE 4th Pl
Renton, WA 98-59
TRANSMITTED on January 9, 2023 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
E. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on January 23, 2023. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically to the City Clerk
at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee,
normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted
electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals
to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process
may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1)-year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
Staff Comment: See comments under criterion ‘a’ and ‘b’.
DocuSign Envelope ID: 6FF7C922-3796-4765-9DA0-D28291F029DD
1/9/2023 | 9:57 AM PST
City of Renton Department of Community & Economic Development
Rockey Driveway Modification
Administrative Modification Report & Decision
LUA22-000421, MOD
Report of January 9, 2023 Page 5 of 5
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 6FF7C922-3796-4765-9DA0-D28291F029DD
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Rockey Driveway Modification
Land Use File Number:
LUA22-000421, MOD
Date of Report
January 9, 2023
Staff Contact
Andrew Van Gordon
Associate Planner
Project Contact/Applicant
Taylor Rockey
4119 SE 4th Pl, Renton, WA
98059
Project Location
4119 SE 4th Pl
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
DocuSign Envelope ID: 6FF7C922-3796-4765-9DA0-D28291F029DD