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HomeMy WebLinkAboutA_VoyagerMOD_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map A_VoyagerMOD_FINAL A. ADMINISTRATIVE MODIFICATION REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: February 14, 2024 Project File Number: PR23-000124 Project Name: Voyager Modification Land Use File Number: LUA24-000041, MOD Project Manager: Andrew Van Gordon, Associate Planner Owner: Voyager Development, 1302 N 30th St, Renton, WA 98056 Applicant: Kevin Singh, Signature General Construction Inc, 1302 N 30th St, Renton, WA 98056 Contact: Kevin Singh, Signature General Construction Inc, 1302 N 30th St, Renton, WA 98056 Project Location: 3312 Lake Washington Blvd (APN 3342100050) Project Summary: The applicant is requesting a modification related to a proposed detached dwelling located at 3312 Lake Washington Blvd (APN 3342100050). The applicant is requesting a modification to the development regulations related to residential parking location requirements for the Residential - 8 (R-8) zone (RMC 4-4-080F7b). The applicant has requested to access the site from Lake Washington Blvd, rather than from the abutting partially improved alley, and to have a front-loaded garage instead of a garage located at the rear or side of the building. The subject property is 7,463 square feet, is located within the R-8 zoning classification and the Residential Medium Density Comprehensive Plan land use designation. Per COR Maps the property is within Shoreline Residential designation of Lake Washington, Reach D and has sensitive slopes on site. Site Area: 0.17 acre (7,463 square feet) DocuSign Envelope ID: 72FB341C-CC29-4A4D-9D90-516227725B72 City of Renton Department of Community & Economic Development Voyager Modification Administrative Modification Report & Decision LUA24-000041, MOD Report of February 14, 2024 Page 2 of 5 A_VoyagerMOD_FINAL B. EXHIBITS: Exhibit 1: Administrative Modification Decision Exhibit 2: Modification Request Justification Exhibit 3: Site Plan Exhibit 4: Elevations Exhibit 5: Garage Door Examples C. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on February 2, 2024 and determined the application complete on February 2, 2024. The project complies with the 120- day review period. 2. The applicant’s submittal materials comply with the requirements necessary to process the modification request. 3. The project site is located 3312 Lake Washington Blvd (APN 3342100050). 4. The project site is currently vacant. A demolition permit (B23003873) to demolish the previous detached dwelling was issued November 20, 2023. A building permit (B23005716) is currently under review for the construction of a new detached dwelling. 5. Access to the site would be provided via a residential driveway from Lake Washington Blvd. 6. The property is located within the Residential Medium Density Comprehensive Plan land use designation. 7. The site is located within the Residential – 8 (R-8) zoning classification. 8. There are no identified signficiant trees on the site. 9. The site is mapped with sensitive slopes and is within the Shoreline Residential designation of Lake Washington, Reach D. 10. The applicant is proposing to begin construction as soon as the current building permit (B23005716) is issued. 11. Modification Analysis: The applicant is requesting a modification from RMC 4-4-070F7b in order to access the site from Lake Washington Blvd and to have a front-loaded garage as an alternative to gaining access from the existing partially improved alley abutting the eastern property line. The code citation from above states, “For lots abutting an alley, all parking areas and/or detached garages shall not occur in front of the building and/or in the area between the front lot line and the front building line; parking areas and garages must occur at the rear or side of the building, and vehicle access shall be taken from the alley. See RMC 4-2-115, Residential Design and Open Space Standards.” The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: 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: 72FB341C-CC29-4A4D-9D90-516227725B72 City of Renton Department of Community & Economic Development Voyager Modification Administrative Modification Report & Decision LUA24-000041, MOD Report of February 14, 2024 Page 3 of 5 A_VoyagerMOD_FINAL Staff Comment: The applicant contends that the proposal is the minimum adjustment necessary (Exhibit 2) as there is no practical way to construct access from the alley due to the topography as there is an eight-foot (8’) difference in elevation from the termination of the existing alley right-of-way improvements to the existing buildable grade on the project site. Staff concurs that the proposed modification implements the policy direction of the Comprehensive Plan and is the minimum adjustment necessary. Using COR Maps, the applicant would need to install alley right-of-way improvements with a slope of approximately 60 percent (60%) to gain access to the site from the alley; this includes a rise of approximately six feet (6’) with a run of approximately 10 feet (10’). This would require a modification as the maximum slope permitted for an alley is 15 percent (15%). As an alternative to alley access the applicant is proposing access from Lake Washington Blvd N, with a front-loaded garage. The existing property currently has two (2) residential access points to Lake Washington Blvd N. Per the proposed site plan (Exhibit 3) the driveway will be constructed to the driveway standards for single family uses as required in RMC 4-4-080I, Driveway Design Standards. This will include removing one (1) of the existing driveway access points and completing frontage improvements which will bring the access more into conformance with current standards. The modification is consistent with Goal L-BB, Policy L-47 and Policy L-48, which promote change, functionality and infill development in a manner that enhances livability and quality of life. Therefore, staff finds that the modification criteria is being met by the proposed design. Compliant if condition of approval is met 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 proposed design will not impact neighboring properties. Staff concurs the proposed modification would meet the objectives of function and maintainability intended by the code requirement. The access will be constructed to all other applicable standards in RMC 4-4-080, Parking, Loading and Driveway Regulations. However, staff does not find that the proposed design meets the intended appearance. The intent of a side or rear loaded garage is to reduce the visual impact garages have on the front façade of a detached dwelling. As shown on the elevations (Exhibit 4) garage access is split between two (2) garage doors: one (1) double-door and one (1) single-door. Both doors are made up of glass panels with the double door being framed by a brick façade treatment. The glass panels do not match the design of the other front façade windows but are similar to a typical panel layout seen on garage doors. The brick façade treatment is only used in one (1) other location on the facade near the primary entrance and is obscured by retaining walls. Further, the double door is located 20 feet (20’) from the right-of-way, the minimum front yard setback within the R-8 zone, with the single door setback an additional four feet (4’). Both doors are placed prominently with regards to the dwelling’s primary entrance which is set back approximately 26 feet (26’) from the right-of-way. Due to the design and topography of the site, the garage doors are also the only area of the ground floor which are entirely unobstructed from view when viewed from the Lake Washington Blvd N right-of-way. DocuSign Envelope ID: 72FB341C-CC29-4A4D-9D90-516227725B72 City of Renton Department of Community & Economic Development Voyager Modification Administrative Modification Report & Decision LUA24-000041, MOD Report of February 14, 2024 Page 4 of 5 A_VoyagerMOD_FINAL E. DECISION: The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D for approval of modifications. Therefore, the Voyager Modification, File No. LUA24-000041, MOD, is approved and is subject to the following conditions: 1. The applicant shall install wooden garage doors with a horizontal row of inset windows. Materials used for the front façade shall be made up of a minimum of 70 percent (70%) wooden materials unless otherwise determined by the Current Planning Project Manager which match and/or compliment the wooden garage doors. Approved materials shall wrap corners of vertical wall changes no less than 24 inches (24”) unless otherwise determined by the Current Planning Project Manager. A full color elevation rendering of the front façade shall be provided. The plan shall be reviewed and approved by the Current Planning reviewer prior to building permit approval. The applicant did provide example substitute door designs (Exhibit 5) which incorporate wood into the design. However, the example doors include no windows, which would create a large blank area if used, and the façade currently does not include any other wood treatments. Therefore, to ensure that the impact of the garage doors is minimized staff recommends as a condition of approval that the applicant install wooden garage doors with a horizontal row of inset windows. Materials used for the front façade shall be made up of a minimum of 70 percent (70%) wooden materials unless otherwise determined by the Current Planning Project Manager which match and/or compliment the wooden garage. Approved materials shall wrap corners of vertical wall changes no less than 24 inches (24”) unless otherwise determined by the Current Planning Project Manager. A full color elevation rendering of the front façade shall be provided. The plan shall be reviewed and approved by the Current Planning reviewer prior to building permit approval. ✓ c. Will not create substantial adverse impacts to other property(ies) in the vicinity. Staff Comment: The applicant contends that the proposed design will not impact neighboring properties, will not disturb them and will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity. Staff concurs that the modification will not be injurious to other properties in the vicinity. The proposed access would require no deviation if the property did not abut an alley. Access from Lake Washington Blvd N will be required to comply with driveway standards set forth in RMC 4-4-080I plus the garage will be required to comply with residential design standards set forth in RMC 4-2-115 along with the recommended condition of approval made through this modification. Therefore, staff finds that the modification criteria is being met by the proposed design. ✓ 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. Staff Comment: See comments under criterion ‘b’. DocuSign Envelope ID: 72FB341C-CC29-4A4D-9D90-516227725B72 City of Renton Department of Community & Economic Development Voyager Modification Administrative Modification Report & Decision LUA24-000041, MOD Report of February 14, 2024 Page 5 of 5 A_VoyagerMOD_FINAL DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Matthew Herrera, Planning Director Date TRANSMITTED on February 14, 2024 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Voyager Development, 1302 N 30th St, Renton, WA 98056 Kevin Singh, Signature General Construction, Inc, 1302 N 30th St, Renton, WA 98056 Kevin Singh, Signature General Construction, Inc, 1302 N 30th St, Renton, WA 98056 TRANSMITTED on February 14, 2024 to the following: Brianne Bannwarth, Interim CED Administrator Justin Johnson, Interim Development Engineering Director Gina Estep, Economic Development Director Nathan Janders, Development Engineering Manager Anjela Barton, Fire Marshal K. 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 February 28, 2024. 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 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: 72FB341C-CC29-4A4D-9D90-516227725B72 2/14/2024 | 2:45 PM PST CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE MODIFICATION REPORT & DECISION EXHIBITS Project Name: Voyager Modification Land Use File Number: LUA24-000041, MOD Date of Report February 14, 2024 Staff Contact Andrew Van Gordon Associate Planner Project Contact/Applicant Kevin Singh Signature General Construction Inc 1302 N 30th St, Renton, WA 98056 Project Location 3312 Lake Washington Blvd (APN 3342100050) The following exhibits are included with the Administrative Modification Report: Exhibit 1: Administrative Modification Decision Exhibit 2: Modification Request Justification Exhibit 3: Site Plan Exhibit 4: Elevations Exhibit 5: Garage Door Examples DocuSign Envelope ID: 72FB341C-CC29-4A4D-9D90-516227725B72