The URL can be used to link to this page

Home My WebLink AboutReport 1CITY OF RENTON DJEP ARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: April 25, 2013 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: '. LUA (file) Number: Cook Driveway Modification LUA-12-036, MOD -::::: -:::::---.' 1 \ Cross-References: I : AKA's: !'~p_r_o~je_c_t_M __ a_n_ag~e_r_: __________ J_e_n_n_if_er __ H_en_n_i_ng~ ________________________________ ~!1 :: Acceptance Date: June 20, 2012 Applicant: William & Rhonda Cook : Owner: Same as applicant I Contact: Same as applicant I -----------------------~-------------------------------I , PID Number: 3342700483 " ------------------------------'" ,I , ERC Decision Date: Ii I' ERC Appeal Date: il --~---------------------------~, Administrative Approval: June 20, 2012 il .' Appeal Period Ends: July 5, 2012 Ii .~~---------~~-----------------~ :: Public Hearing Date: . Date Appealed to HEX: By Whom: HEX Decision: , Date Appealed to Council: : By Whom: Date: " I ,I " " , " Council Decision: Date: II ",---------------------------:I't, : Mylar Recording Number: Project Description: The applicant requests a modification in order to create a new 24-foot wide ;i ,: curb-cut and driveway from Park Avenue N. RMC 4-4-080l.3.b limits the width of driveways to 16 ' , feet. II Ii Location: 3712 Park Avenue N . Ii ~--------------------------------'II ,: Comments: II 'I 11 I I' _ .. J , . Denis Law Mayor, June 20, 2012 Will Thomas;CBD Will Thomas Designs p,O, Boi< 614 Maple Valley, WA 98038 "-.~ '. -""'-, -c Department of Community and Economic Development , 'C.E"Ch,ip"Vincent, Interim Administrator, . : . SUBJECT: COOK DRIVEWAY MODIFICATION-3712 PARK AVE NORTH (FILE'NO: LUA 12-036) DearM" Thomas, We have'reviewed your request (received,Aprii 30, 2012)' fbr aparking"m'odificatio~ for your property' ' located at 3712 Park Ave' North,' 'This ~equest includes' a lett~r from Yel", preli';'inary drawi'~gs, , supplementalemaii correspondenceincludinginipervio.u~an.dlotcoveragecal.culatiori~; and a letter of sUPI:iort from the property owners, William arid Rhonda Cook. The proposal i~ toco'nstructan addition , to the existing hous~c~risisting of a great room with a'g;uage·underneath. The 'addition would result in ' the need to access the new garage from the sou'thw~st corner, of the ,lot off of Park Ave North via a new 24-foot wid~ driveway. The Cook's currently a~cess their existing detached,garage via a pipestem ,'driveway, 'Ioplted on the abutting'propertyat 3714Park Ave North .. The subject site is zoned R-8.,' A modification from RMC4-4-o8oI.3.b is req'uested i~ order toawiss anew' ga~age'froni Park Avenue North ,via a 24-foot wide driveway. ',,' ' ',' I, ,SUMMARY & ANALYSIS OFTHE REQUESTED PARKING MODIFICATION: . -"'" -. Create a new 24-foot wide curb-cut and drivewayjrom Park Ave North., Renton Muni~ipal Code . S~ction 4-4-0BOI.3.b Umitsthewidth Of driveways to 16 feet. ' . '. , . Th~proposal for a new driveway from pdrk Ave Nprth is supported; however, not at the width proposed by 'the applicant.' A I6-footwide curb cut is aliawed. 'Hawever, the total cire~ of imperviaus coverage on the lot does cannat exceed ;;'5%. ' , the appli~ant calcuiatians i~d;ciJte that the proposeqlptcaverage co~plies with Renton MunicipiJlCode , , limitations of 35% building lot coveroge and 75% impervious coverage: ' " ," ' A; 'Will meet the abjectives a~dsafety, fi.mction"appear~i1ce, ~ilVironm~ntal protection and , niaintainabiliiy intended by the Code ~equi;ements, based upon ~ound'engineeri;;g judgment: and' , The proposal would add an unnecessarily wide driveway curb:cutfrom Park Ave North. Ttieapplicant, ,could provide a 16,foot wide curbeut to ttie newattached:garage that ,would be in addition to .the: ,_ existing driveway and apron access to the e~isting detach'ed garage. Staff is supportive of a 16,foot wide driveway curb cut. The applicant could expand,the apron width to serye the new garage, provided the impervious area allowed per code is not exceeded., ' .,'" ,~enton City Hall ""055 South Grady Way," 'Renton, Washington 98057'" rentonwa.gov ', .. Will Thomas June 19,2012 ,. • r . ", . , A 16-foot wide curb cut(tather thiln' the proposed 24-foot wJdth) would result in thepropci~al '-complying with the objectives, safetY; function, appea~ance, envir'onmenial protection and , maintainabilitY intended by the Code. ' ' 8. Wi/(not be injurious t'!.other prop~rty(s) in the vicinity; and , The proposal to increase width of thedriveway curb cut to 24 feet would not likely injure other' . propertY owners'in the vicinity. .' ,c. , Cant orr;, to the intent and purpose cij the Code; an~ , The requestedmodificatio~ proposing a 24-foot wide driveway does n'ot confonn to the intent and purpose of the Code. However, the ri'ewdriveway would conform if reduced to be no more than 16 feet in width., ", ' '., ' ' . , '," , D. "Can 'be shown to be justified and required f~; the useond situation intended; and, , . .",. . ,::. \ . ". , ,'.' The requesUor an additional priveway curb cut is reasonable provided the width is limited to 16 feet. ' ' . The driveway apron could be widened to meE!t the are,a needed fora parking apron arid maneuvering area for, the t)NO-Car garage, provided that th,e 'maximum impervious surface area allo,,!edper Codeis notexceeded'" This does not necessitate tJavinga 24-footwide curb cut. . E.' Will not create adverse impacts to other property (ies)Jn the vicinity. Modification of the parking standards to allow an additional driveway'a,t 24 feet in"";idthwould not" harm other property owners; however it is not necessary to accomplish the 'applicant's pu~pose. II. , DECISION: , . The requested parking modificat'ion has'been evaluated and analyzed per the criteria specified in Re~ton Municipal Code Section RMC 4-9-2500.2.', Based ori this analysis, the Parking Modification fo'r a 24-feet , ' wide driveway' is denied. However, the applicant will be permitted topra'vide a 16-fo'ot wide drive'way : curb cut. The driveway apron may be "";ider thim 16 feet,providedtheapplicant complies with' ,'. impervious s~rface standards, which limit impervious surfaces to 75%'of the lot area, . ,. _.", '.' . ' This administratilie iand use deCision will become finai if not appealed in writing to'the Hearing. '. Exa~iner on or before 5:00 p.m., July 5,2012, Appeal'~ to the' Examiner are governed by City of Renton, ' Municipal Code Section 4-8-110. Additional information regardi~g the appeal process' ";ay be'obtained fro"; the Renton City Clerks' Office, (42S) 430~651O: Appeals must b~ filed in,writing, togeth~rwith the , $2S0 appeal fee to,: Hearing Examiner, City of Renton; lOSS'South Grady Way, Renton; WA 98057.' . ( .' .,' . Sincerely, ~t{l;vterh(~tAH{~' () fOV c. E. "Chip" Vincent ',,' , , CED Administrator/Planning Director . Attachments . cc: . . Jennifer Henning, Current Planning Manager. William and Rhonda Cook r ._. r· , " , "'.' + WSABD Certified Building DeSigner + Member -De9ign & Drafting Technology AdvIsory Committee, Green River Community College + Professional Member- Washington A*iOCiatlon of Building OffIcials + Member -NW EcoBuilding Guild + Member -Solar Washington + Pae;t President - Washington Statt: A66ociation of Building Deeigners .r:;s FSC Certified @ WILL TH MAS DESIGNS Residential Design & Drafting -Permit Handling -Consulting P.O. Box 614. Maple Vallt?', Wa 98038 City of Renton L vA !O\-o~ Telephone 425-413-1101 E-mail: oldhomestyle@earthlink.net Department of Community & Economic Development 1055 South Grady Way Renton, WA 98057-3232 ATTN: C.E. "Chip" Vincent Planning Director Dear Mr. Vincent, April 14,2012 RE: Permit Driveway/curb cut request Cook residence; 3712 Park Ave. No. The purpose of this letter is to request approval for a driveway/curb cut as part of a proposed garage & recreation/great room addition to the existing single-family residence at the noted address. An email that outlined the details of the proposed driveway was sent to your office on April II, a copy of which is attached. Also attached are preliminary plans, including a site plan, floor plans and two elevation views. A cursory review of the neighborhood found several similar driveway configurations on other nearby single-family residential properties. Their addresses are noted in the email. If you want additional information or would like an in-person meeting with myself and/or the homeowner, please let me know. My email addressisoldhomes\yle@earthlink.net and my phone number is 425-413-1101. Thank you, V\tl1~ Will Thomas, CBD Cc: Bill & Rhonda Cook • Attach: Email 2 pgs 8.5 x II, Preliminary Plans 4 pgs 24 x 36. Blending Ae6thetic, Function & Structu~ with SU6tainabie Technology 34 Years Construction, Design & Drafting Experience ) From: Will Thomas <oldhomestyle@earthlink.nel> Subject: Driveway curb cut -3712 Park Ave. No. Date: April 11 ,20126:37:19 PM PDT To: cvincent@rentonwa.gov Cc: Bill Cook <bigbuckcook@comcast.nel> t> 1 Attachment, 2.3 MB 6:08 Hello Mr. Vincent, Last week I visited the city offices to verify the latest requirements for a building permit for an addition to an existing single-family residence, at the noted address. Proposed is a recreation room over a 2-car garage, which will face Park Ave. And the project would need a need curb cut/street access. There is no public walkway in the area, the existing pavement edge is about 15'-5" from the West property line, over a vegetated drainage swale that drops about 2-feet. Photo of the swale, looking North, is attached. The property currently has a detached garage with vehicle access from a shared easement to the North of the lot. In the course of reviewing the project with' Senior Planner Laureen Nicolay, she mentioned the has been some reluctant by the Public Works Department to approve this type of curb cut request. And she indicated a preliminary site plan, depicting the proposed work, should be prepared, and that I should arrange for a meeting with you to review the details. My client is willing to attend the meeting if needed. As part of the preparation to present this request, I spent some time in the neighborhood to see if any other similar driveway configurations existed. And found these five within a few blocks: I. 3734 Park; Just up the street from 3712 Park Ave. No. A corner lot with a driveway/curb cut on each side of the corner. 2. 3936 Park; Further up the street. Same basic configuration. 3. 1213 N. 37th st; Another Corner lot with driveway/curb cut on each side. 4. 3308 Park; Two driveway entrances that form a circular drive (no curb this area). 5. 2815 Park; Another corner lot with a drive/curb cut each side. An online review with Google Maps over a broader area of the neighborhood found several more single- family properties with two driveways/curb cuts. It appears to be a commonly-found configuration. I should have the preliminary site plan drawn by tomorrow, could meet with you this Friday, April 13, or in the coming week. If there are any other questions, please let me know. I can bring all to-date developed information, including the site plan, preliminary floor plans and elevation views of the proposed addition, when we meet. Thank you, Will Will Thomas, CBO WSABD Certified Building DeSigner · . - Will Thomas Designs Residential Design & Planning Services Specialty in older home styles Member -Green River Commun~y College Design & Drafting Advisory Committee Carpentry Program Advisory Committee Past President -Washington Association of Building DeSigners Editor -The Stralghtllne newsletter P.O. Box 614, Maple Valley, WA 98038 425-413-1101 oldhomestvle@earthllnk,net City or Renton, Washington This map is a user generated static output from an Internet mapping site and is. for reference only. Data layers that appear on this map may or may not be accurate, ament, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Lakes and Rivers Parcels Renton Fire Hydrant Other System Rre Hydrant Street Names Rights of Way Streets Roads Jurisdictions """"" 000_ '-..... 0 I<lngCooroly Man:« IsIInt -. RENTON SeaTK s._ T_ Aerial (March 2010) • Red: S.wU • Graen: 81...:'-2 • 8It.a: Band_3 @ 8 .5"x11" o Notes Enter Map Description • • ~ ----~--:--:------ , , ( . , , . , ill 1!7 "1 ~ ,-~ B ;, 5(, Ul " '. . . ~ .. . " • April 30, 2012 City of Renton Department ofComrnunity & Economic Development 1055 South Grady Way Renton, WA 98057-3232 AnN: C.E. "Chi,,"Vuu;ellt \JeV\Vl ~ter 1{eY1 '" 1'1 Planning Director RE: Permit 3712 Park Ave Addition Dear Mr. Vincent: CITY OF I'ENTON D RECEIVE APR 30 2012 BUILDING DIVISION A request for a building permit has been submitted for our home at 3712 Park Ave North. This permit is for an addition of a great room with a garage underneath which was submitted on our behalf by Will Thomas. The addition would require access from the southwest corner of our property. Currently we access our existing detached garage (located on the east side of our home) via the use of 3714 Park Ave North's pipestem drive, which is on the north side of our property. The existing detached garage will be used as a shop/garage workspace. Your approval of this permit would be appreciated as we have lived here for 31 years and would like to enhance the appearance and function of our home rather than seek a new residence that would fit our needs. Should you have any questions, please call us at anytime. Respectfully submitted, William and Rhonda Cook 425-941-5773 or 425-941-7981 3712 Park Ave North Renton W A 98056 Attachment Printed: 05-09-2012 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton. WA 98055 Land Use Actions RECEIPT Permit#: LUA12-036 05/09/2012 11 :56 AM Receipt Number: R1202089 Total Payment: 103.00 Payee: WILLIAM J COOK & RHONDA 5 COOK Current Payment Made to the Following Items: Trans Account Code Description 3080 503.000000.004.322 Technology Fee 5022 000.000000.007.345 Variance Fees Payments made for this receipt Trans Method Description Amount Payment Check 13145 103.00 Account Balances Amount 3.00 100.00 Trans Account Code Description Balance Due 3021 303.000000.020.345 Park Mitigation Fee 3080 503.000000.004.322 Technology Fee 3954 650.000000.000.237 Special Deposits 5006 000.000000.007.345 Annexation Fees 5007 000.000000.011.345 Appeals/waivers 5008 000.000000.007.345 Binding Site/Short Plat 5009 000.000000.007.345 Conditional Use Fees 5010 000.000000.007.345 Environmental Review 5011 000.000000.007.345 Prelim/Tentative Plat 5012 000.000000.007.345 Final Plat 5013 000.000000.007.345 PUD 5014 000.000000.007.345 Grading & Filling Fees 5015 000.000000.007.345 Lot Line Adjustment 5016 000.000000.007.345 Mobile Horne Parks 5017 000.000000.007.345 Rezone 5018 000.000000.007.345 Routine Vegetation Mgmt 5019 000.000000.007.345 Shoreline Subst Dev 5020 000.000000.007.345 Site Plan Approval 5021 000.000000.007.345 Temp Use, Hobbyk, Fence 5022 000.000000.007.345 Variance Fees 5024 000.000000.007.345 Conditional Approval Fee 5036 000.000000.007.345 Comprehensive Plan Amend 5909 000.000000.002.341 Booklets/EIS/Copies 5941 000.000000.007.341 Maps (Taxable) 5998 000.000000.000.231 Tax .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 Printed: 05-09-2012 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, W A 98055 Land Use Actions RECEIPT Permit#: LUA12-036 05/09/2012 11 :56 AM Receipt Number: R1202089 Total Payment: 103.00 Payee: WILLIAM J COOK & RHONDA 5 COOK Current Payment Made to the Following Items: Trans Account Code Description 3080 503.000000.004.322 Technology Fee 5022 000.000000.007.345 Variance Fees Payments made for this receipt Trans Method Description Amount Payment Check 13145 103.00 Account Balances Amount 3.00 100.00 Trans Account Code Description Balance Due 3021 303.000000.020.345 Park Mitigation Fee 3080 503.000000.004.322 Technology Fee 3954 650.000000.000.237 Special Deposits 5006 000.000000.007.345 Annexation Fees 5007 000.000000.011.345 Appeals/waivers 5008 000.000000.007.345 Binding Site/Short Plat 5009 000.000000.007.345 Conditional Use Fees 5010 000.000000.007.345 Environmental Review 5011 000.000000.007.345 Prelim/Tentative Plat 5012 000.000000.007.345 Final Plat 5013 000.000000.007.345 PUD 5014 000.000000.007.345 Grading & Filling Fees 5015 000.000000.007.345 Lot Line Adjustment 5016 000.000000.007.345 Mobile Horne Parks 5017 000.000000.007.345 Rezone 5018 000.000000.007.345 Routine vegetation Mgmt 5019 000.000000.007.345 Shoreline Subst Dev 5020 000.000000.007.345 Site Plan Approval 5021 000.000000.007.345 Temp Use, Hobbyk, Fence 5022 000.000000.007.345 Variance Fees 5024 000.000000.007.345 Conditional Approval Fee 5036 000.000000.007.345 Comprehensive Plan Amend 5909 000.000000.002.341 Booklets/EIS/Copies 5941 000.000000.007.341 Maps (Taxable) 5998 000.000000.000.231 Tax .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 ,. Jennifer T. Henning From: Sent: To: Cc: Subject: Hi Jennifer, Will Thomas [oldhomestyle@earthlink.net] Tuesday, June 19, 2012 1:56 PM Jennifer T. Henning 'bigbuckcook@comcast.net' Re: 3712 Park Ave North Attached is a scan of my Impervious Surface calculations page from May 3. Should be easy to follow. I am making a print of the site plan, and will use my II x 17 scanner to create an email attachment of it. You should receive it after a bit. If it doesn't come through or print well, just let me know and I will send the print to you by regular mail. Will 1 On Jun 18, 2012, at 6:26 PM, Je. ,er T. Henning wrote: Will, Please send over the site plan with the calculations. There is a question about the total impervious (footprints plus paving). And I need to see the take-offs to ensure that the site coverage is less than 75%. Thank you. Jennifer Henning, AICP Planning Manager City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 425.430.7286 <image001.jpg> From: Will Thomas [mailto:oldhomestyle@earthlink.net] Sent: Friday, May 04, 2012 8: 31 AM To: Jennifer T. Henning Cc: 'bigbuckcook@comcast.net' Subject: Re: 3712 Park Ave North Hi Jennifer, I've completed the Impervious Surface calculations, which of course included the Lot Coverage calculations, and both numbers appear to be well within city requirements. Proposed Lot Coverage is 3,230.5 sq. ft. or 30.7%. City maximum is 35%. Proposed Impervious Surface is 5,520 sq. ft. or 52.5%. City maximum is 75%. I have added the calculations to the preliminary site plan, and can send to you a print if needed. Please note myself and the owner are ready to meet with you or Chip to discuss/review any other questions or concerns. Thank you, Will Will Thomas. CBD WSABD Certified Building Designer Will Thomas Designs Residential Design & Planning Services Specialty in older home styles Member -Green River Community College Design & Drafting Advisory Committee Carpentry Program Advisory Committee Past President -Washington Association of Building Designers Editor -The Straightline newsletter P.O. Box 614, Maple Valley, WA 98038 425-413-1101 oldhomestyle@earthlink.net 3 '. 0 On May 2, 2012, at 4:51 PM, Jennifer T. Henning wrote: Hello Will, We have been reviewing the request for the additional driveway cut, and we have a question regarding the added impervious surface. Do you have a calculation for new, and total impervious surface (roofs, patios, driveways, walkways, decks, etc)? Thank you for this information. Jennifer Henning, AICP Planning Manager City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 425.430.7286 <image001.jpg> 4 Jennifer T. Henning From: Sent: Will Thomas [oldhomestyle@earthlink.net] Friday, May 04, 2012 8:31 AM To: Cc: Subject: Hi Jennifer, Jennifer T. Henning 'bigbuckcook@comcast.net' Re: 3712 Park Ave North I've completed the Impervious Surface calculations, which of course included the Lot Coverage calculations, and both numbers appear to be well within city requirements. Proposed Lot Coverage is 3,230.5 sq. ft. or 30.7%. City maximum is 35%. Proposed Impervious Surface is 5,520 sq. ft. or 52.5%. City maximum is 75%. I have added the calculations to the preliminary site plan, and can send to you a print if needed. Please note myself and the owner are ready to meet with you or Chip to discuss/review any other questions or concerns. Thank you, Will Will Thomas, CBD WSABD Certified Building Designer Will Thomas Designs Residential Design & Planning Services Specialty in older home styles Member -Green River Community College Design & Drafting Advisory Committee Carpentry Program Advisory Committee Past President -Washington Association of Building Designers Editor -The Straightline newsletter P.O. Box 614, Maple Valley, WA 98038 425-413-1101 oldhomestvle@earthlink.net On May 2, 2012, at 4:51 PM, Jennifer T. Henning wrote: Hello Will, We have been reviewing the request for the additional driveway cut, and we have a question regarding the added impervious surface. Do you have a calculation for new, and total impervious surface (roofs, patios, driveways, walkways, decks, etc)? Thank you for this information. Jennifer Henning, AICP Planning Manager 1