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Home My WebLink AboutReport 01CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: April 17, 2014 To: City Clerk's Office From: Lisa Marie Mcelrea Subiect: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City riaf-Wc nffiro Project Name: Borao Modification LUA (file) Number: LUA-14-000283 . Cross -References: AKA's: Project Manager: Kris Sorensen Acceptance Date: Applicant: Ken Borao Owner: Ken Borao Contact: Jim Hanson PID Number: 7227500815 ERC Determination: Date: Appeal Period Ends: Administrative Decision: Denied Date: March 17, 2014 Appeal Period Ends: March 31 2014 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Appeal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: *Modification request to allow vehicle access for new proposed SF home from front street where property has improved alley at the rear of the lot, where alley access is code requirement. Location: 808 Dayton Ave NE Comments: ERC Determination Types: DNS - Determination of Non-5igniricance; ©N5 -M - ueterminauon or Non -Significance -Mitigated; DS - Determination of Significance. Denis Law -- - City Of Mayor - - - - , % lJ Department of Community and Economic Development C.E."Chip"Vincent, Administrator March 17, 2014 Ken Borao 808 Dayton Ave NE Renton, WA 98056 SUBJECT: 808 Dayton Ave NE New Single Family Residence Driveway Location Modification Response Proposed New Single Family Building; LUA14-000283 MOD Dear Mr. Borao, This office is in receipt of your modification application submitted March 5, 2014. You have requested a modification to allow'street frontage access to the proposed new home and garage rather than as required from the existing alley. Your request is in preparation of submitting a permit application for a new single family building at the address 808 Dayton Ave NE. Your modification request application includes a proposal narrative, justification for request, photos of nearby homes, site plan, and proposed home elevations. The narrative states the existing home would be demolished: For the new home, the site plan shows a proposed vehicular access from Dayton Ave NE to the attached garage at the front of the property rather than the alley as required by code. The Renton Municipal Code for "Residential Parking Location Requirements" per RMC 4-4- 08013.7b, states: "R-8 Zones: For lots abutting an alley, all parking areas and or attac4ed.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 vehicular access shall be taken from the alley. See RMC 4-2-115, Residential Design and Open Space Standards." The Renton Municipal Code also states in subsection 4-7-150E Street Pattern - Alley Access: "all new residential development in an area,that'has existing alleys shall utilize alley access.". The subject alley is located between. NE 9th St and NE 7 t St to the north and south, and Edmonds Ave NE and Dayton Ave NE, to the east and west. Your letter provides photos of different properties along an alley that have established fencing, have cut off access from rear Renton City Hall . 1055 South Grady Way . Renton, Washington 98057 • rentonwa.gov March 17, 2014; Modification F nse LUA14-000283 MOD yards, and gain access from a front yard where an improved and publicly maintained alley exists and is available for all properties to use.. Some alleys within the city are improved and others are not. Some alleys have hard surfacing such as pavement, some gravel, and some a mix of both and have historically been considered improved enough to drive on. The alley for this application is improved sufficiently for vehicular use and extends the full width between two primary street outlets, being NE 9" St and NE 7th St. The justification provided in your application includes Comprehensive Plan policies about improving the neighborhood through new development as a reason the request should be granted. In the recent past, Renton Comprehensive Plan policies and administrative decisions have promoted the use of alleys as the primary vehicle access where alleys are available unless there are reasons to allow access from the front of a home due to topography for example. A number of alley access code changes have been put in place by City Council in the recent past. In fact, alleys are now required for subdivisions in the R-8 zone where vehicle access to the lot would only be gained from the rear of the lot, where a garage would be in the rear of the lot. Your modification request states there are fences on either side of the alley which would create a hazard for backing out. The City agrees with this assessment and has a code requirement to reduce this potential hazard. A code requirement for alley accessed residences states a minimum of 24 feet backout distance to be provided on site or in combination with the alley surface, so a backout hazard is not created. The neighborhood was platted. with public alleys and this. became part of the residential area's character and design. Over the years and without requirements that restricted vehicle access from the front yard,, driveways were established off of Dayton Ave. Currently it is the intent of both City policy and code to not allow vehicle access in the front yard where alley access is available including in this case. Renton Municipal Code allows the Department Administrator to grant modifications (RMC subsection 4-9-250D.2) for individual cases provided he/she shall first find that a specific reason .makes the strict letter of this Code impractical, that the intent and purpose'of the governing land use designation of the Comprehensive Plan is.met and that the modification.is in conformity with the intent and purpose of this Code, and that such modification: 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; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; March 17, 2414; Modification Respom LUA14-000283 MOD c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property(ies) in the vicinity. The six criteria above are not met through the request. There is sufficiently improved alley access to the site. Although the existing home and improvements to the existing home would allow for the vehicle access to stay from the front, new construction requires vehicle access from the alley. The request would not implement policies and objectives of the City and further, the intent and purpose of the.Code would not be implemented. DECISION The requested modification is hereby denied. C.E. "Chip" Vincent, Administrator Department of Community & Economic Development 4vl L-WIL-1 Date 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 March 31, 2014. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City_ Hall --7th Floor, (425) 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Kris Sorensen, at 425.430.6593 or ksorensen@rentonwa.gov. Cc, Jim Hanson, J.Hanson Consulting LLC,Contact Vanessa Dolbee, Current Planning Manager Kris Sorensen, Associate Planner File LUA13600919 MOD City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: ADDRESS: E09 DA -711 -?W 0,5- v—` - CITY: RETe A' W,[� ZIP: ?9 4310 TELEPHONE NUMBER: '20& APPLICANT (if other than owner) NAME: COMPANY (if applicable): ADDRESS: CITY ZIP: TELEPHONE NUMBER: CONTACT PERSON NAME. COMPANY (if applicable): j��}rvsae� CcltFste�Tn�� ADDRESS: 1 0 �cJ� L.v CITY:/LT' V AwUvly t0,4 ZIP: c�7 TELEPHONE NUMBER AND EMAIL ADDRESS: PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: is1�aa;Fj�.r4i �on> PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: r� � sv-7-c� a�% u► � �c�� `� � KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): .72-2-7 elria V1 EXISTING LAND USE(S): �. &,C.-r3-y1t71) L� ;�v uCC-- PROPOSED LAND USE(S): 5AX.116 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) Aj R EXISTING ZONING: P -g PROPOSED ZONING (if applicable): SITE AREA (in square feet): ! 7 5 S �� • t 'r SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: ItI 4 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: N A- -ENED PROPOSED RESIDENTIAL D IN UNITS ER NET ACRE (if applicable) IV4 MAS 0 5 ? �� NUMBER OF PROPOSED LOT f p09gbI�jp NUMBER OF NEW DWELLING UNITS (if applicable): NA PROjcCT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): A/ t~ SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): /Vx% SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): V 14 NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): IV4 NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW: n PROJECT (if applicable)4 TION (continued PROJECT VALUE: VXJ IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. ❑ SHORELINE STREAMS & LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION 1� , TOWNSHIPA , RANGE -, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON L v T 2.44, rt31-H cS, PLA T- e,,r fR,5,v i p,u TYPE OF APPLICATION & FEES List all land use applications being applied for: M4 D i Fd T10 A) 2 3. 4. Staff will calculate applicable fees and postage: $ / AFFIDAVIT OF OWNERSHIP I, (Print Name/s) � / :-7_ 16 !41 0 , deGare under penalty of perjury under the Paws of the State of Washington that I am (please check one) the current owner of the property involved in this application or _ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that nnct4 _ 7�, C' ..� signed this instrument and acknowledge it to be hisiherltheir free and voluntary 14 act for the uses and purposes mentioned in the instrument. (Signature of Own r epresentative) (Signature of OwneriRepresentative) IIAIAQI'� Notary Publi in a for the State of Was tt Notary (Print) My appointment expires: AL, -4 t. C#`1. t 1. p1ANNii G Borao modification narrative Ken Borao, 808 Dayton Ave NE wishes to remove the older house on the lot and construct a new house. Presently the access to the garage is form Dayton Ave NE. There is an alley at the rear of the lot. Mr. Borao has learned that the RMC requires access form the alley if possible. Mr Borao wishes the get access from Dayton Ave NE like most of the other houses along Dayton Ave NE. Both sides of the alley have 6 foot fences which makes backing out into the alley dangerous, very limited sight distance. The garbage pickup does not even use the alley. The only people that use the alley are teenagers and those who leave stolen bicycles and cars. The alley is unlit and most people are afraid to use it after dark. Everyone along Dayton Ave NE gets access from the street. Very few have garages off the alley and they do not use them for access to the lot, but regularly they use Dayton Ave for access on a daily basis. The new house will be an improvement to the neighborhood. Most of the other houses in the area were built about 70 years ago and some are not in the best condition. Attached are pictures of the houses showing access from Dayton Ave NE. Also attached are pictures of the alley showing most do not use the alley for access. Mr. Barao is requesting a modification of Section 4-4-080F,7,b which requires alley access in order to allow access from Dayton Ave NE for his new house and garage Justification for Modification request The following address the decision criteria required by Section 4-9-250132 for granting a modification of city standards: a. The proposal will implement the policies in the Community Design Element of the Comprehensive Plan. 1. The new house meets the goals of the Community Design Element by raising the aesthetic quality of the City. The house will be higher quality residential housing then any house in the area. 2. Objective CD -C will be met by an upgrade in an existing residential neighbor 3. Policy CD -15 will be met, the residence will access the garage from th lk� of the other houses along Dayton Ave NE for blocks on each side_ 4. Policy CD -18b will be met by having the garage accessing the street using tl same1, pattern as established in the vicinity. % .,i)� �v b. The proposal will meet the objectives and safety intended by the code. Allowing access from the street will provide a much safer access to the garage then using the alley. Six foot fences are all along the alley block vision when backing out into the alley. The alley is not lit and people are afraid to use it after dark. No one in the neighborhood uses the alley other than Kids and those who leave stolen bikes and cars. c. The granting of the modification will not be injurious to other properties in the vicinity. All of the neighbors in the area use Dayton Avenue for access to their houses and parking. d. The proposal conforms to the intent of the code by provided safe access to the house and garage while keeping in character with the neighborhood. e. Allowing the access from the street rather than the alley is justified and required for the situation intended since it results in more appropriate access for a higher end residence rather than accessing from an alley that no one in the area uses for access. Since no one uses the alley for access it remains dangerous at night because of the fact that it is basically dark and vacant. f. The modification requested will not create adverse impacts to other properties in the vicinity but rather improve the area by having a new house. All other properties in the area access the houses and garages from the street. The street is capable of safely providing access for the subject property. Please review the proposal for granting a modification to allow access from the street to the new residence and garage at 808 Dayton Ave NE, LIF 2 3 41 ■ • A4'A I;` .,:t ME-_-:-Imm. 0 W-P-11-immikk, 11, MIN; W.. 17A M 1111411.111 LO :111:11 NEVA IM 0 IF! RE-C�IvED MAS. 0 5 2014 c►iY''� �; AfV?Is G !Yj6 fir,; > O FRONT ELEvATION 4�)MAIN FLOOR PLAN FPANCHINl GROURDESIGN 106=-.4.644 ILI, I'll BORAO 'E5IUENCL a 0 a DAYTON "014 C10 vo-� ,�II,,,I��IIIIIIII MAR o 5 2014 rt r" 4 r:1 TON "LANINjVG I]rV151QN RECFIVFD MAR 05 Z014 CITE( ljF .ENTON PLANNING DIVISION RF-FIVED V �R g 5 N, 14 i' AL r; LA r y ♦ i�r� __'wid ,de'f ThC i ,Fat. . . .................... mw RFCF-ivF-D MAR 0 5 2.014 ClTv ';IrNTON ti 4 !z Ni. T A f t 1 y, { s s RFC MAR 0 5 CiTy C) � fX, 8- N ik"J N PLANNING DIVISlON 0 5 CITY PLANNING DIVISION RECEIPT EGO0020368 BILLING CONTACT Ken Borao 808 DAYTON AVE NE RENTON, WA 98056 REFERENCE NUMBER FEE NAME 11-000c,ity of..� Transaction Date: March 05, 2014 TRANSACTION PAYMENT TYPE METHOD AMOUNT PAID LUA14-000283 PLAN - Modification Fee Payment heck #5003 $100.00 Technology Fee Fee Payment heck #5003 $3.00 SUB TOTAL $103.00 TOTAL $103.00 DECEIVED PLAfiMNC1 LStV 15i� ip Printed On: 3/5/2014 Prepared By: Kris Sorensen Page 1 of 1 51-0' 1 R r rrir■ r 413.0• 51_011 f Cwrrr�l■■r■r{lr�rr�rr�!/0immomarrrmaaamoilea■mommraaown ra1■■ BIRIMMEMr■rrA■rMESl■lafr■1■r■rMOMM■/■ I ------------------------------------------------ a I s I ■ I r - I I � a I I ■ � s ' 1 I ■ I I ul I I I■ ■ i 1 ■ I I a l ■ I I 1 1 r Ia 1 I RESIDENCE 1 r I 1 • I 1 1 a I - a 1 1 I i I ! i l! i CARAGE � I 1 R { ■ i{] { R { r r I 1 r r i r 0 _1 a � r a �iC a a R r Weer ■ ■ arrr r ■ ■000 r r rr+ s r aa� r ■ arrl a ■ •cream■+rra■oo■smoomaaa.M■r DAYTON AVE �SItE PLAN z SU I LD INCA AREAS 1585 SGS. FT. 520 !2 0!/1SaFT_ 14 4 $a FT. 2249 SQ F: O LOT AREA = 5 2 2 0 Sa FT. a LOST COYERAGE = 43,0% FLOOR AE c CARPET BSF Y VINYL BSP T TILE BSF N HARDWOOD M MARBLE P PEW ABBREVIATIONS ABV A&VE BM BEAM BIQG BEARING CONI CONCRETE DBL DOUBLE Df. DOUGLAS FIR DIA DIAMETER MD 1=OlNOATION FTG 1 FOOTING FLR FLOOR H.F. HEMLOCK / FIR HT HEIGHT MAX MAX" MIN MINIMUM OAC. ON CENTER PW POCKET e PLATE PLCS PLACES P.T. PRESSURE TREATED STP NPR STANDARD HEADER SUBFLR SUBFLOOR T4G TONGUE 4 GROOVE TYP TYPICAL VD.S. VENT TO OUTSIDE FLOOR PLAN SCALE 1/4' = I,_Otl 1/411 = 1_011 ILJ FRONT SLEVAT I ON 1/41 1 = 11-011 F R A N C H I N I DESIGN GROUP ARCHITECTURE •PLANNING 206.423.4644 1708 TACOMA PT. DR. E. LAKE TAPPS, WA. 98391 ERANCHINIDESIGN@COMCAST.NET SCALE: 1'411 _ 11-011 ENGINEERING: 2012 IRC COMPLIANT BLDG DEPT: CITY OF RENTON CHECKED BY: PRINT DATE: 1223.13 REYISfONS 1028.13 PRELIMINARY BSF 11.1b.13 PRELIMINARY BSP 12.23.13 PRELIMINARY BSF BUILDER APPROVAL: DATE DATE OMER APPROVAL: DATE DATE PLAN NUMBER PROJECT RESIDENCE 1 DAYTON R E N T 0 N WASHINGTON SHEET TITLE: FLOOR PLAN 5HEETfNU R E. s =i a .. � -:. - ... ..:-.: _�- ..... .. �. -.. :..•....._. .... .�....-. .. : <.: l: Sw 3 .1-. .H ak e::[u..A Fk Se, i:L :i'..:.4. k'r :i ::4M.. Hk.' �.} Y,.:Y.I� i.d i"... ":�':. �a 11:.11{ .: V _ �r ;ik<. ,A• nAn„i�'.kR'aa-fA}`lL.: