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Home My WebLink AboutLUA14-001270_Report 1RECEIPT EG00028614 BILLING CONTACT HOPE & PETER GONZALES 15041 133RD AVE SE RENTON, WA 98058 REFERENCE NUMBER FEE NAME LUA 14-001270 PLAN -Modification Technology Fee Printed On; 9/18/2014 Prepared By: Angelea Wickstrom · r+-.·· CityoL, ---------1<~e:11 ID f} TRANSACTION TYPE Fee Payment Fee Payment Transaction Date: September 18, 2014 PAYMENT METHOD Check #2309 Check #2309 SUB TOTAL TOTAL AMOUNT PAID $100.00 $3.00 $103.00 $103.00 Page 1 of 1 RECEIPT EG00028614 BILLING CONTACT HOPE & PETER GONZALES 15041 133RD AVE SE RENTON, WA 98058 REFERENCE NUMBER FEE NAME LUA14-001270 PLAN . Modification Technology Fee Printed On: 9/18/2014 Prepared Bv: Angelea Wickstrom ____ ,,,,,,,,,,,__.. rt~. itry 0 1f.'r'· r .. · ·.·· ··r'.·. ·1 r .. . . . . . 1. 1 :,_..: '-.i; ------,,Ii ,'::J ,...,; -- TRANSACTION TYPE Fee Payment Fee Payment Transaction Date: September 18, 2014 PAYMENT METHOD Check #2309 k:;heck#2309 SUB TOTAL TOTAL AMOUNT PAID $100.00 $3.00 $103.00 $103.00 Page 1 of 1 RECEIPT EG00028614 BILLING CONTACT HOPE & PETER GONZALES 15041 133RD AVE SE RENTON, WA 98058 REFERENCE NUMBER FEE NAME LUA14-001270 PLAN -Modification Technology Fee Printed On: 9/18/2014 Prepared By: Angelea Wickstrom TRANSACTION TYPE Fee Payment Fee Payment Transaction Date: September 18, 2014 PAYMENT METHOD Check #2309 Check #2309 SUB TOTAL TOTAL AMOUNT PAID $100.00 $3.00 $103.00 $103.00 Page 1 of 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MODIFICATION OF FRONT YARD SETBACK REQUIREMENTS FOR PROJECTS WITHIN THE R-4 ZONES ~ APPROVAL D DENIAL EVALUATION FORM & DECISION An "X" is shown in the applicable residential design requirement box. When an alternative is employed that requires a modification, the staff evaluation is written on the lines below. The decision to approve or deny the requested modification can be found at the conclusion of this form. PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: 15041133rd Ave SE Modification of Front Yard Setback LUA14-001270, MOD Angelea Wickstrom, Assistant Planner Hope and Peter Gonzales 15041133rd Ave SE Renton, WA 98058 ZONING DESIGNATION: R-4 PROJECT LOCATION: 15041133rd Ave SE SUMMARY OF REQUEST: The applicant is requesting a modification from the minimum rear yard setback standard of 25 feet for Residential -4 zoning. Renton Municipal Code States in section 4-2-llOA, the Administrator of the Department of Community and Economic Development or designee may reduce the setback by a maximum of 50% of the required setback, when all of the following conditions apply: the setback that was required at the time of initial construction was less than 30 ft., a reduced setback is appropriate given the character of the immediate neighborhood, and there are no other alternative locations that can reasonably accommodate the request without encroaching into a setback. The applicant proposes to reduce the backyard setback from 25 feet to a setback of 6 feet (see Exhibit 2) from the backyard property line. City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision 15041133'' Ave SE Modification of Front Yard Setback LUA14-001270, MOD Report of October 9, 2014 Page 2 of 3 GENERAL REVIEW CRITERIA (4-2-llOA; Minimum Front Yard Setback): Yes No [g] D [g] D a. The setback that was required at the time of initial construction was less than 30 ft. The rear setback was 5 feet when the house was constructed under King County Regulations. The applicant proposes to reduce the backyard setback from 15 feet to a setback of 6 feet (see Exhibit 11 [ram the backyard property line, However, the code allows for a maximum reduction of 50% of the required setback. The required setback is 15 feet: therefore, the setback can only be reduced to 11.5 feet, without a variance. b. A reduced setback is appropriate given the character of the immediate neighborhood. All property in the vicinity was approved under the same King County regulations and there are many instances ofnanconforminq setbacks as a result (See Exhibit 3}. c. There are no other alternative locations that can reasonably accommodate the request without encroaching into a setback. An addition could potentially be built on the south west side of the house, however staff determined that, as a result af front and backyard setbacks, this location does not make sense with the house layout or harmonize with the architecture of the home. The applicant states, and stoff agree, that the proposed location for the addition is the only reasonable location for an addition to make sense with the layout of the existing house and the way it is configured on the existing lot. RMC 4-9-250D.2 Criteria for Modification of the Standards. The requested modification must also meet the following criteria: 1. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and 2. Will not be injurious to other property(ies) in the vicinity; and 3. Conform to the intent and purpose of the Code; and 4. Can be shown to be justified and required for the use and situation intended; and 5. Will not create adverse impacts to other property(ies) in the vicinity. City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision 15041133"' Ave SE Modification of Front Yard Setback LUA14-001270, MOD Report of October 9, 2014 Page 3 of 3 DECISION The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D2 for approval of modifications. Therefore, the 15041133rd Ave SE Modification of Front Yard Setback for the proposed single- family residential structure, Project Number LUA14-001270, MOD is(are) approved subject to the following condition. 1. The proposed addition shall maintain a minimum distance of 12.5 feet from the backyard property line. 10-9-2014 Jennifer Henning, Planning Direct~r Date Department of Community & Economic Development The decision to approve the modification(s) will become final if not appealed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 on or before 5:00 pm, on October 23, 2014. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -J'h Floor, (425) 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Angelea Wickstrom, at 425.430.7312 or awickstrom@rentonwa.gov. September 161h, 2014 City of Renton Department of Community & Economic Development c/o Angelea Wickstrom, Planner 1055 S. Grady Way Renton, WA 98057 RE: Setback Reduction Letter of Justification -Permit #B13004929 Gonzales Addition -15041133'd Ave SE Dear Angelea: EXHIBIT 1 We are pleased to present this letter of justification to request that the City of Renton administratively modify the setback requirements related to the our planned addition to their home (#Bl3004929). Existing Conditions & Request: Our residence, 15041133'd Ave SE, is located on a corner lot within an R-4 zone. The property was originally purchased while it was in King County, but it was subsequently annexed into Renton. The setbacks in Renton are substantially different than King County-both rear and side yard setbacks were only 5' in King County, however, setbacks are 25' and 5' respectively in the City of Renton. The house currently sits approximately 5' away from both the rear and side yard property lines. We would like to make an addition to his home to accommodate his growing family without having to move. In order to accomplish this with how his home currently sits on the property (with nonconforming setbacks), it is necessary for the addition to encroach into the standard setbacks that apply in the R-4 zone. We previously discussed this request with Kris Sorensen and understand that the City was able to verify that this is a common situation with corner lots in our neighborhood. Code Analysis: As we understand it, there are two sections of Renton's code that apply to setback modifications. Please see the discussion below: Section 4-Z-110A (Z): 2. The Administrator of the Department of Community and Economic Development or designee may reduce the setback by a maximum of 50% of the required setback, when all of the following conditions apply: a. The setback that was required at the time of initial construction was less than 25 ft. Discussion: The rear setback was 5' when the house was constructed under King County regulations. b. A reduced setback is appropriate given the character of the immediate neighborhood. Discussion: This criterion has been met. All property in the vicinity was approved under the same rules and there are many instances of nonconforming setbacks as a result. c. There are no other alternative locations that can reasonably accommodate the request without encroaching into a setback. Discussion: This is the only reasonable location for an addition to make sense with the layout of the existing house and the way it is configured on the existing lot. Section 4-10-0SOA: A. NONCONFORMING STRUCTURES-GENERAL: Any legally established nonconforming structure may remain, although such structure does not conform with the provisions of the Renton Municipal Code; provided, that: 1. Not Vacant or Left Abandoned: The nonconforming structure that has historic significance, and/or has not been vacant for two (2) or more years, or has not been abandoned. Discussion: This requirement has been met. 2. Unsafe Structures: The structure is kept in a safe and secure condition. Discussion: This requirement has been met. 3. Limits on Alterations: The cost of the alterations of a legal nonconforming structure shall not exceed an aggregate cost of fifty percent (50%) of the value of the structure, based upon its most recent assessment or appraisal, unless the alterations make the structure more conforming, or is used to restore to a safe condition any portion of a structure declared unsafe by a proper authority. Alterations shall not result in or increase any nonconforming condition. Discussion: The proposed addition does not increase the nonconformity -it does not extend closer to the property line than the existing home. Further the value of construction does not exceed 50% of the value of the home. 4. Limits on Enlargement: a. The structure shall not be enlarged unless the enlargement is conforming, except as identified in subsection A4b of this Section. b. Nonconforming enlargements may only be allowed at the discretion of the Community and Economic Development Administrator if the enlargement is shown to be moving towards conformity and is either: Discussion: This proposal is moving towards conformity because the addition does not go as far into the setback as the original structure. i. Sited carefully to achieve compatible transition between surrounding buildings, parking areas and other land uses; or Discussion: This has been met -an addition in any other location would be out of character far both the existing home and surrounding neighborhood. ii. Does not significantly cause any adverse or undesirable effects on the site or neighboring properties. (Ord. 5676, 12-3-2012) Discussion: This has been met. Conclusion: Based upon the applicable code criteria, we believe that a setback modification is justified. It appears that these provisions were created for this very purpose -to provide flexibility for single-family homes that were annexed from King County. We appreciate your consideration of this request and look forward to hearing from you. For any further clarification, Ken Lyons can be reached at (206) 227-0020 or I can be reached at (206) 240-9000. Sincerely, Peter Gonzales, Ill Home Owner/Applicant cc: File Kris Sorenson, Associate Planner, City of Renton Ken Lyons, Land Use Associate Rr:NfON RE:51t?E:N1IAL-At?t?l1ION WASMIIA P.NeK Pl..-A'f l?L-OCK, 4 PL.Afl-Of: 14 C'XV'Rff':~ '.Xc-naN ·rO'-NN~II"' RANa: NW-22"2~-5- PREP~l? r,Y: F:'IQ-LARD r,, H/IU .... , AJA. ARCHl11:C-f 4210 1171H PL.A.CE. 5E. E:\/eREII. WA 9620B (425') 602-1219 IS041 l'5'5Rt7 AVE: 51" ~N-rON, WA 9BOSB PRC'PE.l<TY OE5(J~IP110N: C:.ONZ/'i..E.5 .... bl? SQ. ff 2-5f0RY. 51NGL-E. FA/11\ILY .AOt?lilON ··,-\ ,,,/f' i.-1 "'s« ,·-:,-,. ·V ,,, ,'-iN) SCALE: 1" = ~----0 20' EXHIBIT 2 20' ! 40' ; F / I I I f I ! I I ! C ity of Ren ton Print map Temp Notes None 128 0 0 64 W GS_ 1984_ Web_Mercator_Auxiliary_Sphere 128 Fe et ~nlon® Finance & IT Division I s v..\::ij£ c. ,\-le (y \: 0 SvV\, v,,.-Lo\-':> EXHIBIT 3