Loading...
HomeMy WebLinkAboutLUA96-050 (2) :CITE ,)F..RENTON .: - Planning/Building/Public Works Department Jesse Tanner,Mayor ' . Gregg Zimmerman P.E.,Administrator April 9, 1998 Darvin Thuringer . • 405 Williams Avenue North Renton,WA 98055 SUBJECT: "CLASS A"NONCONFORMING USE APPROVAL REQUEST , 405 WILLIAMS AVENUE NORTH • LUA-96-050,CAP(U,S) ' Dear Mr. Thuringer: ' This letter is a follow up to our September 4, 1997 letter reminding you that your requested approval is not entirely finalized yet. Currently,the triplex located at 405 Williams Avenue North is considered a non-conforming use and structure. The City allows the reconstruction of damaged legal non-conforming • uses or structures,provided that the expense of the reconstruction work does not exceed 50%of the value ' • of the entire structure at the time the damaged occurred. Should damage to such a structure exceed 50% of the structure's value,the use and structure would have to be brought into conformance with the current • code requirements of the zone in which the property is located. Until your Conditional Approval - Certificate is finalized,the triplex will be subject to these conditions. The triplex will be allowed to be rebuilt at-100%value once your approval is finalized and a certificate is • issued. Before the actual Conditional Approval.,Certificate can be issued for your non-conforming _structure, a draft restrictive covenant will have to be submitted to the City reflecting the attached conditions that the Council adopted for your triplex. rt Upon approval by the City of the Declaration of Restrictive Covenants,we will file them with King County. Once recorded,we will be able to issue your Certificate of Conditional Approval which will finalize the Council's action. If you have any questions,please contact me at(425)277-6170. Sincerely, . /I /Vl- ✓�' • ' LesleyNra . Planning Technician • • • • 200 Mill Avenue South-Renton,'Washington 98055 n .t This paper contains 50%recycled material,20%post consumer - CI] OF 'RENTON riiz \ Planning/Building/Public Works Department • Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator September 4, 1997 Darvin Thuringer 405 Williams Avenue N. Renton,WA 98055 SUBJECT: "CLASS A"NONCONFORMING USE APPROVAL REQUEST,405 WILLIAMS AVE.N. • Dear Mr.Thuringer: As you know from our August 19, 1996 letter,your requested approval is not entirely finalized yet. Before the actual Conditional Approval Certificate can be issued for your non-conforming structure, a draft restrictive covenant will have to be submitted to the City reflecting the attached conditions that the Council adopted for your triplex. • .Upon approval by the City of the Declaration of Restrictive Covenants,we will file them with King County. Once recorded, we will be able to issue your Certificate of Conditional Approval which P• 'will finalize the Council's action: If you have any questions please contact me at 277-6170 ", . Sincerely, b. / Lesley Nis • ra . • Planning Technician • • • • • 200'Mill Avenue South - Renton, Washington 98055 . . • Conditional Approval Permit Conditions for.Property at 405 Williams Avenue N. a. The conditional approval permit for the existing use,a residential triplex, shall be in effect for a • period not exceeding ten(10)years. If a catastrophic loss of the original structure occurs within the conditional approval permit period with losses exceeding 50%of the assessed value of the structure,and the site is not redeveloped within two years of such a loss,the conditional approval permit for the non- conforming use shall be revoked. b. The conditional approval permit for the existing structure, a two-story triplex, shall be in effect for a period not exceeding ten (10) years. If a catastrophic loss of the original structure occurs within the conditional approval permit period with losses exceeding 50%of the assessed value of the structure, and the site is not redeveloped within two years of such a loss,the conditional approval permit for the non- conforming structure shall be revoked. c. An application for site plan review shall be made if a catastrophic loss or an accumulative loss greater than fifty percent (50%) of the assessed value of the structure occurs within this ten (10) year period. The replacement structure shall be reviewed to ensure that it is architecturally in character in terms of its roof treatment, setbacks, etc., with the surrounding area at that time and, that it complies with all relevant building codes and the existing zoning codes then in place.to the extent possible;and d. The extent of the existing non-conforming building that may be replaced with additional non- conforming structure shall not exceed the amount of the structure accidentally damaged. In no case shall any portion of a structure that has been found to have been intentionally damaged by the owner be allowed to be reestablished unless done so consistent with all codes and regulations then in existence. • • Document3/ y CIS' TJF RENTON ..LL � Planning/Building/Public Works Department Jesse Tanner,Mayor Gregg Zimmerman P.E.,Administrator August 19, 1996 • Darvin Thuringer 405 Williams Avenue N. • Renton,WA 98055 SUBJECT: CLASS A NONCONFORMING USE REQUEST,405 WILLIAMS AVE. N. Dear Mr. Thuringer:_ Although you Were notified of the public hearing on February 19th of this last year in reviewing my files it appears that you may not have been formally notified of the City Council's action this last spring in approving nine (9) conditional approval permits for nonconforming structures that ` . - became so as a result of the City's new zoning codes of 1993/1995. Your project, along with eight(8)-others, were approved by City-Council. However, 'before,a _ Conditional Approval Permit can be'.issuednfor your non-conforming structure'.a restrictive covenant will have to be filed reflecting the conditions that were adopted for your triplex. ..This is in order to ensure that any subsequent.rowners or tenants that the:approval was for a specified :;- number of years and may or may not be renewed at the timeof reapplication. . :" - ' :Attached is a sample of;covenants if:'ou'are not familiar with a'of-le al instrument. Most •- • ; - „:'"applicants have their,_ ersonal attorney, drafft these;up and they�will,need"to'=incororate =the' conditions of approval contained in'the attached"staff report. Once these have been prepared they` should be::submitted to ;Laureen Nicolay` in,.`�the" Development.:,;Se• rvices:'.Section:.'of the , a Planning%Building/Public Works Department. She will:then'cir`'culate them to the City Attorney for review: : Once the Declaration of Restrictive:Covenantsare approved by the'City, we will file them with the King County Elections & Records;Division:'-:One recorded,:,We Will:be able:to issue.you your• ,. •• •Conditional Approval Permit. - If you have any questions about this process you should.contact Laureen Nicolay at 277-5594;,or, myself at 277-6181.' ; 'Don Erickson,'AICP .. - ` H:\W W6oDOT\LETTERDOTBH 200 M' 1 Avenue South-;Renton, Washington.98055 This paper contains 50%recycled material,.20%post consumer - Conditional Approval Permit Conditions for Property at 405 Williams Avenue.N. a. The conditional approval permit for the existing use,a,residential triplex, shall be in effect for a period not exceeding ten(10)years; If a catastrophic loss of the original structure occurs within the conditional approval permit period with losses exceeding 50%of the assessed value of the structure,and the site is not redeveloped within two years of such a loss,the conditional approval permit for the non- conforming use shall be revoked. b. The conditional approval permit for the existing structure, a two-story triplex, shall be in effect for a period not exceeding ten (10) years. If a catastrophic loss of the original structure occurs within the conditional approval permit period with losses exceeding 50%of the assessed value of the structure, and the site is not redeveloped within two years of such a loss,the conditional approval permit for the non- conforming structure shall be revoked. c. An application for site plan review shall be made if a catastrophic loss or an accumulative loss greater than fifty percent (50%) of the assessed value of the structure occurs within this ten (10) year period. The replacement structure shall be reviewed to ensure that it is architecturally in character in terms of its roof treatment, setbacks, etc., with the surrounding area at that time and, that it complies with all relevant building codes and the existing zoning codes then in place.to the extent possible; and d. The extent of the existing non-conforming building that may be replaced with additional non- conforming structure shall not exceed the amount of the structure accidentally damaged. In no case shall any portion of a structure that has been found to have been intentionally damaged by the owner be allowed to be reestablished unless done so consistent with all codes and regulations then in existence. • Document3% - f April 1, 1996 Renton City Council Minutes - Page 124 • Citizen Comment Hlavka Correspondence was read from Rick Hlavka, 402 S. Tobin St., Renton, 98055, - Puget Sound Helicopters regarding the operations of Puget Sound Helicopters and asking that Council terminate the operating agreement for this business. Citizen Comment: Correspondence was read from Lisa Halstead, 420 S. .1-15th St., Renton, 98057, Halstead - Puget Sound communicating her continued opposition to the flight operations of Puget Helicopters Sound Helicopters and suggesting that Council terminate this operating agreement. Citizen Comment Correspondence was read from Marsha Lammers, 1220 N. 4th St., Renton, Lammers - Use of Metro 98055, representing the Renton School District Transportation Division, to Bus Students expressing interest in transporting high school students via Metro buses. OLD BUSINESS Council President Nelson presented a report recommending that staff present Committee of the Whole the holiday lights proposal to the Park Board, requesting written comments Parks: Clam Lights Master -and recommendations on the proposal to charge admission fees. The Plan Committee further recommended that Staff investigate community and corporate interest and financial support for this event, with a report back to Council. MOVED BY NELSON, SECONDED BY EDWARDS, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. • Planning & Development Planning & Development Committee Chair Keolker-Wheeler presented•a Committee report recommending Council approval of the nine conditional approval Development Services: permit applications it heard at the public hearing on February 19, 1996. The Conditional Approval Committee so recommended noting that the enabling ordinance (#4584) for Permit Requests (9) the conditional approval permit process, adopted by Council on February 12, 1996, is now in effect and the resolution of this unfinished business is now timely. Approval of these nine initial conditional approval permit applications will be pursuant to the recommended conditions of approval that were presented to Council on February 19, 1996 for each of the applications. MOVED BY KEOLKER-WHEELER, SECONDED BY SCHLITZER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. Development Services: Planning & Development Committee Chair Keolker-Wheeler presented a National Electrical Code report regarding amendments to the National Electrical Code. The Committee and Other Uniform Code recommended concurrence in the following staff recommendations: • Amendments 1. That Council adopt the ordinance to update the National Electrical Code with state-wide amendments to the 1996 edition. ' 2. That Council adopt the two minor revisions to the National Electrical Code. - 3. That Council adopt amendments to the Building, Plumbing, Mechanical and Electrical Codes to require a $20.00 service fee to duplicate permits, provided notice of this charge is given the applicant on all permits issued. MOVED BY KEOLKER-WHEELER, SECONDED BY SCHLITZER, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 128 for ordinance.) Transportation (Aviation) Transportation (Aviation) Committee Chair Schlitzer presented a report Committee - recommending that Council adopt the resolution supporting the full King Metro: Six-Year Transit County Six-Year Transit Plan/Renton Early Implementation Project. The Plan/Renton Early Committee strongly supports transit service and recognizes the importance of Implementation Project this project to both the City and the region. Further, the Committee supports a refinement to the proposed transit routing to the downtown interim hub that would address citizen concerns yet provide regional transit service connections and alternatives to the single occupant vehicle, consistent with the City's • f, I AGENDA <;: ,a _: RENTON CITY COUNCIL'' REGULAR MEETING February 19, 1996 Monday, 7:30 p.m. 1. PLEDGE OF ALLEGIANCE - 2. CALL TO ORDER AND ROLL CALL • • 3. APPROVAL OF COUNCIL MINUTES OF.FEBRUARY 12, 1996 4. PROCLAMATION: February 1996 Emergency Flooding Conditions PUBLIC HEARING: Nine requests for Conditional Use Permit approval to re-establish use and/or structure in the event of a catastrophic event where damages exceed 50% of the appraised valuation of the use/structure (Reference: Non-Conforming Use Ordinance) 6. AUDIENCE COMMENT (Speakers must sign up prior to the Council meeting. Each speaker is allowed five minutes. The comment period will be limited to one-half hour. The second audience comment period later on in the agenda is unlimited in duration.) • When you are recognized by the Presiding Officer, please walk to the podium and state your name and address for the record, SPFT.T.ING YOUR LAST NAME. -. - • 7. CONSENT AGENDA The following items are distributed to Council members in advance for study and review;and the recommended actions will be accepted in a single motion. Any item may be removed for further discussion if requested by a Council member. : • a. Human Resources&Risk Management Department recommends that the part-time Accounting Assistant position in the Finance&Information Services Department be made full-time to provide • additional accounting duties for the golf course; and also recommends that the Open Space .. Coordinator position in the Community Services Department be reclassified and transferred to the Finance&Information Services Department for this purpose and to establish a full-time Secretary II position to provide needed secretarial support. Refer to Finance Committee. • - b. Human Resources&Risk Management Department recommends approval of two reclassifications in the Community Services Department,.as follows: Recreation Program Coordinator(grade 18)to , Community Center&Recreation Coordinator(grade 20), and Recreation Specialist II.(grade 14)to Recreation Coordinator(grade 18). Refer to Finance Committee. c. Legal Department submits draft Adult Entertainment Ordinance developed in cooperation with King • County and a number of suburban cities to coordinate adult entertainment regulations in-the area. Refer to Committee of the Whole. d. Property Services Division submits appraisal in the amount of$320,000 for VAC-95-001,Lake Ave. S. from S. 3rd St. to Seattle's Cedar River Pipeline Right-of-Way street vacation(Safeway, Inc.), and . recommends the appraisal be approved and the applicant be directed to provide one-half the appraised value. Refer to Transportation Committee. e. Property Services Division submits appraisal in the amount of$342,916.20 for VAC-94-004, SW 13th St. &Maple Ave. SW street vacation(Jamie Pierre). Refer to Transportation Committee. f. Property Services Division submits appraisal in theamount of$28,660 for VAC-95-003, SW 12th St. & SW Grady Way west of Rainier Ave. S. alley vacation(Sound Mazda). Refer to Transportation Committee. g. Property Services Division submits appraisal in the amount of$91,278 for VAC-95-005, street vacation in the area of SW 12th St., SW Grady Way, and Maple and Lind Ayes. SW(Good Chevrolet). Refer to Transportation Committee. h. 'Utility Systems Division submits CAG-95-048,Nelson Pl.NW and Rainier Ave.N. storm system (CONTINUED ON REVERSE SIDE) • replacement project; and .:.; rmmends approval of the project, autl`: : :Lation for final pay estimate in the amount of$3,787, commencement of 60-day lien period, and release of retained amount of __....$7,571.72 to West Coast Construction Co., contractor, Wall required releases are obtained. Council concur. i. Transportation Division proposes an agreement with the Renton School District for the relocation of the school crosswalk at Talbot Rd. S. and S. 23rd St.by,Talbot Elementary School: The City's cost share is $4,250. Refer to Transportation Committee. j. Utility Systems Division requests authorization to submit applications for Public WOrks Trust Fund loans with interest rates of 1%for the corrosion control treatment and the Rolling Hills reservoir projects(loans of$938,000 and$1,980,000, respectively). Council concur. k. Utility Systems Division recommends approval of an agreement accepting a Public Works Trust Fund pre-construction loan in the amount of$173,400 for corrosion control treatment facilities. The required City match is $96,600. Council concur.. 8. CORRESPONDENCE . a. Michael K. Hubbard, leasing manager for Trammell Crow Company, 5601 Sixth Ave. S., Seattle 98108, asks that Council consider the rezone application for the Pan Abode site, located at N. 44th St. _ and Lake Wash. Blvd.N., from Light Industrial (IL)to Arterial Commercial. (CA). b. Jeff Crockett, Emmett Koelsch Coaches Inc.,PO Box 3265, Redmond, WA, 98073, states his interest in purchasing property located in the Auto Mall area, and asks that an exception to the Arterial Commercial(CA) zone be made to allow the sale and distribution of buses. 9. OLD BUSINESS Topics listed below were discussed in Council committees during the past week. Those topics marked with an asterisk(*) may include legislation. Committee reports on any topics may be held by the chairman if further review is necessary. . a. Community Services Committee: Sister City Committee Appointments . . . , b. Planning&Development Committee: 1996 Photogrammetric Mapping Services 10. ORDINANCES AND RESOLUTIONS Resolution: Declaring an emergency due to excessive rains that caused flooding;.slides and utility damage Ordinance for first reading: Approving reduced utility rates for low-income persons on home kidney dialysis treatment (Council approved via Utilities Committee report adopted 1/08/96) 11. NEW BUSINESS .. (Includes Council Committee agenda topics- call 277-4430 for recorded information) , .,f,C; 12. ADMINISTRATIVE REPORT.,: : 13. AUDIENCE COMMENT . 14. ADJOURNMENT . - COMMITTEE OF THE WHOLE MEETING AGENDA . . (Preceding Council Meeting) . • COUNCIL CHAMBERS 6:30 p.m. Auto Mall Issues RENTON CITY COUNCIL Regular Meeting February 19, 1996 Council Chambers Monday, 7:30 p.m. Municipal Building MINUTES CALL TO ORDER Mayor Tanner led the Pledge of Allegiance to the flag and called the meeting of the Renton City Council to order. ROLL CALL OF TONI NELSON, Council President; KATHY KEOLKER-WHEELER; DAN COUNCILMEMBERS CLAWSON; KING PARKER; RANDY CORMAN: MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL EXCUSE ABSENT COUNCILMEMBERS TIMOTHY SCHLITZER AND BOB EDWARDS. CARRIED. CITY STAFF IN JESSE TANNER, Mayor; JAY COVINGTON, Executive Assistant to the ATTENDANCE Mayor; DAN KELLOGG, Assistant City Attorney; MARILYN PETERSEN, City Clerk; GREGG ZIMMERMAN, Planning/Building/Public Works Administrator, MICHAEL KATTERMANN, Planning & Technical Services Director; DON ERICKSON, Principal Planner; ABDOUL GAFOUR, Civil Engineer; COMMANDER ROB SOFIE, Police Department. APPROVAL OF MOVED BY NELSON, SECONDED BY CLAWSON, COUNCIL APPROVE COUNCIL MINUTES THE MINUTES OF FEBRUARY 12, 1996, AS PRESENTED. CARRIED. PROCLAMATION A proclamation by Mayor Tanner was read declaring an emergency resulting Emergency Flooding- from major flooding of area rivers and creeks beginning on February 8, 1996; Related.Conditions and directing and authorizing City departments to enter into contracts and incur obligations necessary to combat such emergency to protect the health and safety of persons and,property, and to provide emergency assistance. MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL CONCUR IN THE PROCLAMATION. CARRIED. PUBLIC HEARING This being the date set and proper notices having been posted and published Planning: Conditional Use in accordance with local and State laws, Mayor Tanner opened the public Permit Requests (Non- hearing to consider nine requests for Conditional Use Permit approval to re- Conforming Uses) establish use and/or structure in the event of a catastrophic event where damages exceed 5096 of the appraised valuation of the use/structure (reference: Non-Conforming Use ordinance). Mike Kattermann, Planning & Technical Services Director, explained that these requests are being processed according to the recently-adopted Non- Conforming Use ordinance. Because this ordinance is not yet effective, however, this matter will remain in Planning & Development Committee and be reported out at a later date. Therefore, no Council action is being requested this evening. Don Erickson, Principal Planner, said the nine requests to be discussed tonight affect existing non-conforming uses and/or structures whose owners, seek authorization to re-establish the use/structure in the case of an accidental catastrophic loss or damage.. All nine uses/structures were made non- conforming as a result of Renton's interim city-wide zoning plan adopted in 1993. Because they were previously conforming, but made non-conforming through Council action, they qualify as existing legal non-conforming uses and/or structures. Mr. Erickson described each of the nine applications, as follows: • Renton City Council Minutes Page 54 February 19. 1996 1. Triplex located at 405 Williams Ave. N., owned by Darvin Thuringer. Previous zoning was R-4 (Residential/4 Dwelling Units per Acre); current zoning is R-10 (Residential/10 Dwelling Units per Acre). Although this is a permitted use, the particular structure exceeds lot size and permitted density. Staff recommends a conditional use permit be granted, with conditions, for a period not to exceed ten years. 2. Optometry office located at 112 Pelly Ave. N., owned by Neal S. Jensen. Previous zoning was R-3 (Residential/3.Dwelling Units per Acre); current zoning is SF (Single Family). Staff recommends a conditional use permit be granted, with conditions, for a period not to exceed ten years. 3. Medical/dental building located at 113 Pelly Ave. W., owned by Jim Tomer. Previous zoning was P-1 (Public Use); current zoning is R- 10. Staff recommends a conditional use permit be granted, with conditions,.for a period not to exceed ten years. 4. Commercial/dental offices located at 626 Shattuck Ave. S., owner Michael T. Donnelly. Previous zoning was B-1 (Business District); current zoning is•RM-U (Residential Multi-Family Urban). Staff recommends a conditional use permit be granted, with conditions, for a period not to exceed 15 years. 5. Warehouse (with offices above one building) located at 423 S. 7th St., • owner Gary Castagno. Previous zoning was L-1 (Light Industrial); current zoning is CA (Commercial Arterial). Staff recommends a conditional use permit be granted, with conditions, for a period not to exceed ten years. 6. Four-unit apartment building located at 518 Williams Ave. N., owned by Ernest J. Tonda. Previous zoning was R-4; current zoning is SF. Staff recommends a conditional use permit be granted, with conditions, for a period not to exceed ten years. 7. Four-unit apartment building located at 530 Williams Ave. N., owned by Philip and Grace Chan. Previous zoning was R-4; current zoning is SF. Staff recommends a conditional use permit be granted, with conditions, for a period not to exceed ten years. 8. Sixteen-unit apartment building located at 435 Williams Ave. N., owned by Philip and Grace Chan. Previous zoning was R-4; current zoning is SF. Staff recommends a conditional use permit be granted, with conditions, for a period not to exceed ten years. 9. Medical clinic located at 920 N. 1st St., owned by Dr. Ze've Young. Previous zoning was P-1; current zoning is R-10. Staff recommends a conditional use permit be granted, with conditions, for a period • not to exceed ten years. Mr. Erickson noted that in the event of a catastrophic loss, these properties would be required to redevelop within two years. Should they fail to redevelop within the allowed timeframe, the conditional approval permit would be revoked. Responding to Councilman Parker, Mr. Erickson said the City will notify the property owners when the•time period for•the conditional use permit is about to expire. At this time, the owners could seek an extension of the permit. Mr. Parker asked if applicants must pay a fee to file for a conditional use permit, or to re-file when one expires. Mr. Erickson said no fee has yet been 'established although staff is considering this issue. In response to Councilman Corman, Mr. Erickson said a person considering purchasing one of these properties could research its conditional use permit, • February :19. 1996 Renton City Council Minutes Page 55 • including how much time remained on it, via covenants that the property owner will be required to record with King County. Audience comment was invited. Grace Chan, 7940-B Seward Park Ave. S., Seattle, 98118, stated that she purchased two multi-family properties in Renton as an investment, which she was interested in protecting. She emphasized her wish to re-establish these buildings in the event of a catastrophe. There being,no further public comment, it was MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL CLOSE THE PUBLIC HEARING. CARRIED. AUDIENCE COMMENT Former Councilman Dick Stredicke, 1014.Tacoma Ave. NE, Renton, 98056, Citizen Comment . commented on Council discussion last week regarding handicapped parking Stredicke - Handicapped regulations and enforcement. Saying the fine for illegally parking in a Parking handicapped space used to be $57, he noted it is.now $175. He distributed examples of violation notices that could be placed on the vehicles of those who appear to be parking illegally in handicapped stalls, and asked that this subject be referred to Council's Public Safety Committee. MOVED BY NELSON, SECONDED BY PARKER, COUNCIL REFER THE SUBJECT OF HANDICAPPED PARKING REGULATIONS AND - ENFORCEMENT TO THE PUBLIC SAFETY COMMITTEE. CARRIED. Mayor Tanner noted that the Administration is currently drafting an ordinance on this issue to be'submitted to the(Public Safety Committee for review and recommendation. Citizen Comment Richter Marjorie Richter, 300 Meadow Ave. N., Renton, 98055, described violations - Handicapped Parking she has personally observed of parking spaces reserved for the handicapped, Abuses particularly at the Medical Arts Building by Valley Hospital.' She thanked Council and the Administration for looking into this issue. CONSENT AGENDA Items on the consent agenda are accepted by one motion which follows the listing. Finance: Personnel . Human Resources & Risk Management Department recommended that the Changes (Accounting part-time Accounting Assistant position in the Finance & Information Services Assistant, Secretary II) Department be made full-time to provide additional accounting duties for the golf course; and also recommended that the Open Space Coordinator position in the Community Services Department be reclassified and transferred to the Finance & Information Services Department for this purpose and to establish a full-time Secretary II position to provide needed secretarial support. Refer to Finance Committee. Parks: Community Center . Human Resources & Risk Management Department recommended approval of Position Reclasses two reclassifications in the Community Services Department, as follows: Recreation Program Coordinator (grade 18) to Community Center & Recreation Coordinator (grade 20), and Recreation Specialist (grade 14) to Recreation Coordinator (grade 18). Refer to Finance Committee. Legal: Adult Legal Department submitted draft Adult Entertainment Ordinance developed Entertainment Ordinance in cooperation with King County and a number of suburban cities to coordinate, adult entertainment regulations in the area. Refer to Committee of the Whole.. • 4 February 19. 1996 Renton City Council Minutes Pane 56 Vacation: Lake Ave S Property Services Division submitted appraisal in the amount of $320,000 for Street Vacation, VAC-95- VAC-95-001, street vacation on Lake Ave.,S. from S. 3rd St. to Seattle's 001 (Safeway) Cedar River Pipeline Right-of-Way (Safeway, Inc.), and recommended the appraisal be approved and the applicant be directed to provide one-half the appraised value. Refer to Transportation Committee. Vacation: SW 13th Property Services Division submitted appraisal in the amount of $342,916.20 St/Maple Ave SW Street for VAC-94-004, SW 13th St. &Maple Ave. SW street vacation (Jamie Pierre). Vacation, VAC-94-004 Refer to Transportation Committee. (Pierre) ' Vacation: SW 12th St/SW Property Services Division submitted appraisal in the amount of $28,660 for Grady, Way Street VAC-95-003, SW 12th St. & SW Grady Way west of Rainier Ave. S. alley Vacation, VAC-95-003 vacation (Sound Mazda). Refer to Transportation Committee. (Sound Mazda) Vacation: SW 12th/Grady Property Services Division submitted appraisal in the amount of $91,278 for Way/Maple & Lind Ayes ' VAC-95-005, street vacation in•the area of SW 12th St., SW Grady Way, and Street Vacation, VAC-95- Maple and Lind Ayes. SW (Good Chevrolet). Refer to Transportation 005 (Good Chevrolet) Committee. CAG: 95-048, Nelson P1 Utility Systems Division submitted CAG-95-048, Nelson Pl. NW and Rainier NW/Rainier Ave N Storm Ave. N. storm system replacement project; and recommended approval of the System Replacement, West. project, authorization for final pay estimate in the amount of $3,787, Coast Const. commencement of 60-day lien period, and release of retained amount of $7,571.72 to West Coast Construction Co., contractor, if all required releases are obtained. Council concur. Transportation: Talbot Transportation Division proposed an agreement with the Renton School Elementary Crosswalk District for the relocation of the school crosswalk at Talbot Rd. S. and S. 23rd Relocation, Talbot Rd S & St.,by Talbot Elementary School. The City's cost share is $4,250. Refer to S 23rd St Transportation Committee. Public Works: PWTF Utility Systems Division requested authorization to submit applications for Loans, Corrosion Control Public Works Trust Fund loans with interest rates of 1% for the corrosion &Rolling Hills Reservoir, control treatment and the Rolling Hills reservoir projects (loans of $938,000 CAG- and $1,980,000, respectively). Council concur. Public Works: PWTF ' Utility Systems Division recommended approval of an agreement accepting a Loan, Corrosion Control Public Works Trust Fund pre-construction loan in the amount of $173,400 for Facilities, CAG-96- ' corrosion control treatment facilities. The required City match is $96,600. Council concur. MOVED BY NELSON, SECONDED BY CLAWSON, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. AUDIENCE COMMENT Correspondence was read from Michael K. Hubbard, leasing manager for Citizen Comment: Trammell Crow Company, 5601 Sixth Ave. S., Seattle, 98108, asking that Hubbard - Pan Abode Site Council consider the rezone application for the Pan Abode site, located at N. Rezone Request (N 44th 44th St. and Lake Washington Blvd. N., from Light Industrial (IL) to Arterial St/Lk Wash Blvd N) Commercial (CA). MOVED BY'NELSON, SECONDED BY KEOLKER- WHEELER,'COUNCIL REFER THIS CORRESPONDENCE TO THE PLANNING & DEVELOPMENT COMMI"I 1 tE. CARRIED. CITY F RENTON Plk, City Clerk Jesse Tanner,Mayor Marilyn J.Petersen February 8, 1996 . : . ; • Darvin Thuringen • -405 Williams Ave N • Renton, WA 98055 Re: Public Hearing on Conditional Use Permit Approval - Dear Mr. Thuringen: • The Renton City Council has fixed February 19, .1996; at 7:30 p.m. as the date and time for a public hearing to be held in the second floor Council Chambers of the Renton Municipal Building, 200 Mill Avenue South, Renton 98055. Your request for Conditional Use-Permit• approval will be considered to reestablish use and structure for your property located at 405 • - Williams Avenue N. in the"event of a catastrophic event where damages exceed 50% of the appraised valuation of the use and structure (Reference: Non-Conforming Use Ordinance). All interested persons are invited to attend the hearing and present oral or written comments in support or opposition to the proposal. The Municipal Building is fully accessible, and interpretive services for the hearing impaired will be provided upon prior notice. Please call 235-2501 for additional information or 277-4453 TDD. Sincerely, • City Clerk :. ; •cc: Don Erickson, Planning Division . •' • 200 Mill Avenue.South -Renton,Washington 98055 - (206)235-2501 ®This paper contains 50%recycled material,25%post consumer ' CONDITIONAL APPROVAL PERMIT APPLICATION FOR NONCONFORMING 11 LOCATION: 405 Williams Avenue N. RECOMMENDATION: Approve Nonconforning Use/Structure not to exceed 10 year period. RECOMMENDATION::FOR 1Ot 1 f h i . i a. The conditional approval permit shall be in effect for a period not '' exceeding ten (10) years. If a catastrophic loss of the original structure • 1'4A. < :. occurs within the conditional approval permit period with losses -- I exceeding 50% of the assessed value of the structure, and the site is - _ not redeveloped within two years, the non-conforming use shall not be Ira ; a :0, _ L... , re-established. i{� I .III b. New tenants shall be informed in writing about the nonconforming _#,, status of the existing use and the fact that this conditional approval _1dB '" i "r�� permit for the non-conforming use is initially granted for a period not _ exceeding ten (10) years, although subsequent permits might be issued ihif conditions at the time still warrant. 8.-: '!- 28 RECOMMENDATION;i.,R.ECommPt4.aKIVWFORNONC NF€ RMING STRUCTURE 1- ��r a. The conditional approval permit shall be in effect for a period not _ r_ ,. I4o5 _ — exceeding ten (10) years. J ` p. - b. An application for site plan review shall be made if a catastrophic or 'f • ' it - -, - k" I an accumulative lossgreater than fiftypercent (50%) assessed , � of the I. - UI • rr r ,_ 1 value of the structure occurs during the life of this permit. IP _ -- ��- ---= c. The extent of the existing non-conforming building that may be _r,;. � replaced with additional non-conforming structure shall not exceed the . , i amount of the structure accidentally damaged. i!::1 .. " ,_. F _ _ -,.. _ . T • 405 W ILDB.DOC/ PLANNING & DEVELOPMENT COMMITTEE CITY OF RENTON CONDITIONAL APPROVAL PERMIT APPLICATION REPORT AND RECOMMENDATION APPLICANT: CITY OF RENTON City Sponsored Conditional Approval of 405 Williams Avenue N. Triplex OWNERS: Mr. David Thuringer 405 Williams Avenue N.; Renton, WA 98055 LOCATION: 405 Williams Avenue North SUMMARY OF REQUEST: City sponsored conditional approval of a 0.11, acre site developed with a 2-story rectangular shaped 3 unit triplex complex consisting of two architecturally distinct but physically abutting buildings in order to legitimize both the non-conforming use and the non- conforming structure against their premature termination in the event of a catastrophic loss exceeding 50% of the value of the structure. SUMMARY OF ACTION: Planning & Technical Services Recommendation: Approve with Conditions RELEVANT REVIEW CRITERIA: Non-conforming Uses: In order to qualify for this permit at least three of the criteria listed in Section 4-31-19.1.5. must be complied with. The three most relevant criteria in this case are: • Community Need; • Effect on Adjacent Property; and • Timeliness with Existing Plans and Programs. Non-conforming Structures: In order to qualify for this permit at least three of the criteria listed in Section 4-31-19.1.5. must be complied with. The three most relevant criteria in this case are: • Potential of the Site for Redevelopment; • Condition of Building/Structure; and • Departure from the Zoning Code. FINDINGS, CONCLUSIONS, & RECOMMENDATIONS Having reviewed the relevant criteria in this matter, Staff make and enter the following: October 9, 1995 Conditic( approval Permit, 405 Williams Avenue `th, continued Page 2 FINDINGS: 1. The City is processing approximately ten conditional approval permit applications for projects that initially petitioned for Class 'A' - Non-conforming Use status before this was renamed and changed to the Conditional Approval Permit process. 2. Because there is no proposed change of use or modification of structures proposed as a consequence of these applications it was determined that these applications were SEPA exempt since these actions were seen as being administrative in nature. 3. Proposed enabling legislation for these applications has been reviewed by all departments with an interest in this issue and recommended for approval. 4. The site is located at 405 Williams Avenue North in a predominantly single-family area in North Renton that does include a scattering of multi-family residential dwellings in the neighborhood. In fact ,a duplex abuts the subject site on its south. 5. The existing structure consists of a larger two-story wood-frame structure on the rear half of the site that is connected to what appears to have been an original house that probably was razed, at some point in the past, to create a half-lit basement. The structure nearest the street appears to have had a newer two-story, two-unit building added to it, with the latter structure probably having been build in the late 1970s or early 1980s. It is approximately 25 feet by 35 feet in plan, with a sloped hip type roof. Both buildings have clapboard style siding, but are painted slightly different colors. The front structure conveys a single-family character whereas the rear structure appears to be more multi-family in character. 6. Five to seven foot side yards exist on both the north and south sides of these buildings. A shallower than normal rear yard (less than the 25-foot standard rear yard specified in the R-8, Single-family Zone), appears to have been provided. The front yard set back appears to be consistent with that of other structures nearby and to comply with the specified minimum of 15 feet in R-8 Zone. 7. The subject site is approximately 4,725 square feet in area, comprising what previously was a single, single-family lot. 8. Because of the apparent retention of the original house (possibly razed) and its more traditional single-family type landscaping with a front yard lawn and planting strip, the subject use does tie in more, thematically, with a single-family type streetscape. 9. One-story single-family residential structures abut the existing one and a half-story building on the north. One-story and two-story older single-family homes predominate along Williams Avenue North, to the north. These older homes also have greater setbacks from the street than currently required by the zoning code and generally impart a strong residential character to the area. 10. The City rezoned the subject site from R-4 Multi-family Zone to the Mixed Residential Zone (now R-10) in June, 1993. As a consequence, the existing use and structure are considered to be legal non-conforming uses. Although triplexes are permitted in this zone, the existing use exceeds the allowable density of 1 DU per each 3,000 sq. ft. or 10 DU per acre. 11. The property owner has requested a conditional approval permit that would permit the existing multi-family use and the existing structure to be re-established in the event that a catastrophic accident destroys or severely damages the existing building. 12. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of residential single-family uses since the site has a Residential Single Family land use designation. • October 9, 1995 Conditic Approval Permit, 405 Williams Avenue `ith, continued Page 3 13. Reflecting actual uses in the area, the zoning generally is R-8 to the north, and east, and R-10 • to south of the site. Also, across the alley to the west and north to North 6th Street, the zoning is R-10. Except for the ends of the blocks at N. 6th Street and N. 4th Street; Williams Avenue North between these two streets is zoned R-8 on its two sides. The ends at its intersection with North 4th Street and North 6th Street are currently zoned R-10. The R-10 Zone allows medium density residential development in a mix that includes both single-family detached and attached dwellings, duplexes, triplexes and fourplexes, and townhomes at a density of up to 10 dwelling units per acre. 14. Given the average density of the current site at nearly 28 DU/AC, it does not comply with the R-10 Zones. This current density reflects the zoning under which these units were developed, the R-4 Zone, with a maximum gross density of approximately 35 DU/AC. CONCLUSIONS: Non-conforming Use: The proponent must demonstrate that the request to continue the existing non-conforming use, in the event of a catastrophic loss or damage to the premises, is in the public interest and that it complies with at least three relevant criteria identified above and taken from Section 4-31-19.1.5: a. Community Need: There is a community need for the proposed use at its present location. It appears that the existing triplex does serve a community need by providing affordable housing to residents, some of whom it can be assumed work in the community. With housing affordability becoming a larger issue, particularly when compared with the cost of new, market rate dwelling units, it would appear to be in the community's interest to retain such housing stock as long as there is a strong market for it and the existing non- conforming use/structure is well maintained and there do not appear to be other viable alternatives to it under the existing zoning. As long as the existing structure remains economically viable it is unlikely to be voluntarily replaced by much less intense single-family structures. b. Effect on Adjacent Property: The existing non-conforming use has not resulted in undue adverse effects on adjacent properties from noise, traffic, glare, vibration, etc. There is no indication that the existing use has created undue adverse impacts on the adjacent properties. This may in fact partly be because the structure appears to be relatively well maintained as well as the fact that the majority of the surrounding houses are set back a number of feet from the street property line. Aesthetically, the two-unit component behind the more single-family like house in the front does not tie in very well with either this unit or other structures on the block because of its flatter roof, reduced landscaping, and different colors. However, because it is setback from the street and is located behind the first unit, its aesthetic impacts on the surrounding area are less than if it fronted on the street. c. Timeliness with Existing Plans and Programs: Because of the anticipated market timing for permitted uses in the zone, retention of the existing non-conforming'use would not impede or delay the implementation of the City's Comprehensive Plan. Because of the size of the current lot, some 4,725 square feet in area, it does not appear that retention of this existing legal non-conforming use would impede implementation of the City's Comprehensive Plan for this area which calls for Residential Single-Family. This is because single-family detached housing already abuts the site to the north and east. And to the south and west large areas have already been zoned to the R-10 Zone. At the most, if this site was redeveloped for single-family uses, it could only accommodate a single, single- family dwelling unit. Also, it does not appear that a robust market for new single-family homes exists at this time in the area. In the future, however, this could change. October 9, 1995 Conditic' Approval Permit, 405 Williams Avenue `th, continued Page 4 Non-conforming Structure: The proponent must demonstrate that the request to re-establish the existing non- conforming structure, in the event of a catastrophic loss or damage to the premises, is in the public interest and that it complies with the three relevant criteria identified above and taken from Section 4-31-19.1.6: a. Potential of the Site for Redevelopment: Redevelopment of the site with a conforming structure is unlikely either because the size of the existing lot may be too small to be economical, or, because the characteristics of adjacent permitted uses preclude their expansion. Because of the scale and density of development on the existing lot, it is unlikely to be a preferred site, at least initially, for redevelopment with lower density single-family uses. This is because the existing site is only large enough to accommodate a single, single-family dwelling under the current R-8 zoning. Since redevelopment to a much lower density is unlikely, except possibly in the case of a total loss, and even then, likely would not occur immediately, it appears that the intent of this criterion, at least for the short term, has been met. b. Condition of Building/Structure: If non-conforming as to the provisions of the City's Building Code, the building or structure has generally been well maintained and is not considered to be a threat to the public health or safety. From all exterior appearances, the existing structure is well maintained and is not considered to be.a threat to the public health or safety of those living in the surrounding area. c. Departure from the Zoning Code: If non-conforming with the provisions of the City's Development Regulations, the building or structure does not pose a threat to the public health, welfare, or safety, or, it could be modified so as not to pose such a threat. Again, there is no indication that the existing structure poses a threat to the public health, welfare, or safety of the surrounding community for many of the reasons set out above. RECOMMENDATION: 1. Based upon the above, the requested conditional approval permit to allow the,existing use to be re-established in the case of an accidental catastrophic loss or damage to the structure should be allowed subject to the following conditions: a. The conditional approval permit shall be in effect for a period not exceeding ten (10) years. If a catastrophic loss of the original structure occurs within the conditional approval permit period with losses exceeding 50% of the assessed value of the structure, and the site is not redeveloped within two years of such a loss, the conditional approval permit for the non-conforming use shall be revoked. 2. Based upon the above discussion, the requested conditional approval permit to allow the existing non-conforming structure to be re-established in the case of an accidental catastrophic loss or damage to the structure should be allowed subject to the following conditions: a. The conditional approval permit shall be in effect for a period not exceeding ten (10) years. If a catastrophic loss of the original structure occurs within the conditional approval permit period with losses exceeding 50% of the assessed value of the structure, and the site is not redeveloped within two years of such a loss, the conditional approval permit for the non-conforming structure shall be revoked. b. An application for site plan review shall be made if a catastrophic loss or an accumulative loss greater than fifty percent (50%) of the assessed value of the structure occurs within this ten (10) year period. The replacement structure shall be October 9, 1995 Conditii` ,Approval Permit, 405 Williams Avenw ' th, continued Page 5 reviewed to ensure that it is architecturally in character in terms of its roof treatment, setbacks, etc. with the surrounding area at that time and, that it complies with all relevant building codes and the existing zoning codes then in place, to the extent possible; and c. The extent of the existing non-conforming building that may be replaced with additional non-conforming structure shall not exceed the amount of the structure accidentally damaged. In no case shall any portion of a structure that has been found to have been intentionally damaged by the owner be allowed to be re- established unless done so consistent with all codes and regulations then in existence. NOTES TO PROPERTY OWNER: a. Prior to any subsequent consideration of another conditional approval permit for this site, the surrounding area shall be reassessed by the City based on the review criteria and conditions in existence at that time. b. The applicant shall prepare restrictive covenants satisfactory to the City Attorney that reflect these conditions and run with the site. These restrictive covenants shall be filed by the applicant, or their representative, with King County and verification of this filing shall be submitted to Development Services prior to this permit being issued. APPROVAL SIGNATURES: Non-conforming Use Conditional Approval; The subject application was reviewed by the Renton City Council on and approved. Signed, on this , 1995: Marilyn Petersen, City Clerk Non-conforming Structure Conditional Approval Signed, on this , 1995: Michael D. Kattermann, Director Jim Hanson, Director Planning & Technical Services Development Services 405wi1ms.DOC , A . ' ;. ,,,•,,,,, .„, ._.______ ,/, .---,-4. •::: 3.7:'.',17= ‘vi.",:::'..,1".,fr....,,,..,,,,..__,,..,,,...,,;„ ''• C 7 ....,' ;•'•.;',-.1...':. •....,''':;...!,' 411.a, _. • _;, w . 1 •• . •...44. ' ' 4. •::...,L,.._-44. ,,,-.%..'•'. •,....'.. .• ;'. i I.; ______ I..; i,,,t imam "•:-.•I - \ • ...':I: -- -4f-z-.-----.;-- • ..,' ,,,.' ,. •. —". '.1•••'.;r:,.. !11,.: ‘....--. \-,, ......z„.-..-'. ..,.f----,v•;• ql•-;•-,,:',1„...-t I .ii'. . -- 'F.: '.--;,''''.1'; • ..-..',.._.'''.:'.". 1.: 't -• A1 ..__________., 1;1 -_______-...- , .. 41r.i. , . .. • .,; •-•,- .. .,.. - • . •+. . ""i ''•- ../.........Ili;P:-.•,,N.-...11 ":":.•.---•' -' .': •"-'•:•-:"- '!.f...:2,,,I;f4r-ti: - __.----,. -. •--. E..7..,. . i-I no..,.. , -------- . ---._•_ ____-- y _. ' • 1.,,:-4.! . i..lati:•4711 ,:i=g,i..).. , ,:„..,f.:':',;;": ••••.';;I:/kV`--"k ', "Jr. 4.1.-:,:_-:.-- q '.i;..1 . ____.,17--- •') --- "". ,3-1: lili -.1 ••3",•,-:•,- .............1 . ,I 11-, •-.,,I 1,1-,,,,-,:( -4-.',4 4":-,...t...:V,...i.f,r;,:i,',--.!..'::i,1.7:t, :41.5`,",.C.;;44.1' -.L,.... . —t."'::-_:_=-;.if ._7_-: ---,•.'k,...:-•;:.;.i•:,.!„.--,--:.,..... k.:..,j,i.... • ;`,T,.;i1::?..:.1'..2"?..,'4'",::;',A-";."-I-.'.- --:,-.:!..',..,:o.'",./. 1_"i',,.--.0 ,..•••7‘,..Irt. ...--, -: — -:.;.,• i '.:4-,:-ILW,I ...;:;-:N.0i'e,:•,.N.:'ir- '-'-''-.1:)':.',..'...K•.;!..7;:7;::::::A:•••••,,i .4.,',-“,:•:-.•-!'"--'„,;.....,,,.. ---.1.7,,,1 , 77,..-!t:t.,i7,..,,,,....'Fr---. :'• —•-;":--,e,.-• 't',1 r„.,_„._,2..liakiir- .•::04:,-E4;:iff....'..'5'-', 041:1.,-"...,••••',`-,-.-?•!,t7t5....R.::,-3-: .,"'',',.t."-t:,- ..r.:-;•,'.:!:-TS1.-i..‘t...°-'.....it':&.47-;-''''..VP'.`.7-:•.; •.--7•-•.-7''' z 1 '''..4-.-,zu•`•••rilf F.'i:'+:"•1-':::-•.;14.‘ [ =•••c-A:•,: •.,.•,•,-.•:*::::.,:'•-•:.,•:-:IP'."-: ,: •4;.1,--•'-',.'=,:"N'',...f.''';':'.:•.:-':Ci•--;.:-',::!..'g",;-.. Vi!tg.474", ,,-&-::••:.::::,:i.:sq;•;':•.L.".:`,••."';:-..•.-'-.-•;•-.7...,-•,.2-7•.", ',..?•-v-77.7..!.f;:t' . '":'kiX's-...,-i:•":•".:,••:`:". :••::?;?-::;•?..r.-.1.- -'1.Y-f::••-•:1-•%7kr--.••••':""'•7:-',..:!'f.=•i'.;':4,f'',.;., •?!2,Zi,z;"6.!,:*".:;.•:•, i-i'!"--",'":•,:`,.:*,.-7!;.T,,..•••"--:,:-,2:•";,.•.":,-.1-";!,-•?•:•''.."L•,-."1:•'.,..:,1:-; '3'•-i-.:.>•.'.::,-..,!-"••.•-•-•:•-..-:-•,-•3•4'.=!,.=-:A •?•-4,4..::-.;":"•,•••• •,-7''.•‘:',:''.E'"...•-4;:1;". Nsiat,'..:.e..Z., •+*,..;`....:;,-7-."..,,..:1--1;',....; r.-,-,,:,: ,I,',515:?;q1.--...:;; I:':''$'.5-7,',:;..;;I:':;;',..Z:......t.: ,`''..::;;;.:K::*:\", 1 k .• . ‘'i.lilki'..r)- 7i,ji?}.;;f:•: :Ii.',.-1...',-a-.'''.4::";:i.:*:.J7.,;?...J':.-1.-'',.:.*:..P:.?:5.1f;.''''''..-J1:.:::.‘.' 1,•:::::,-.%Jk3;.,; 1?, Viq':,::;;'. .',t.•:L.f?..4::: ::','..;',,',::-..,,,:::‘:,!,..):e 4-0,''.,,,,:r,,!:._ry..,;._!,-,`.1..:,..4i: - ;:....g..!t::::!--t.r.::.....:::,.;,...'..',:-:1:-.;..r.........- -.:.`r:;",,;::. 1?*,q1:7?4:.•.i..F....---•. -0., -._...,,Vcf:,•:!..i.:'.1 .,•V;;:ifil-l'ir.,,;F:if--..:?-=:...,--,?..,''.:',.',..•;..'. ..:',4-..:;.;..:,,,4...0:....t.,:i.fre,,,,r:4•,-;.,t:::.7.,:k4 .:::.,-.,,,..:-......,.....:,-,v:-_vo:-........"..i .,.f.y...A?..47::,.,,--7, --,..7.-4....:2z..t,..,..,,...f.-7.:-.z..e...z:',..,.. .4f:'..,.. 4,4-.,.,..,,,:::*,,,,,,,,,,,--,, ......,,s_. g:11.%'0-. t1.'.1 ','.:.1.-... :,.7.7: •..,-,. i.:' '- -.-',-:•••,••••7- 11;4-4•7';!•7:• •- •-;z---,%;,--'' -":--' -,:'-'4'..-&•,•,.'.'-• '1 ' :'t,-t•-" f `:::•'` :•?....?••:41,`.:... .-';.;.-11:.-::•; .;.-t:',.•,-.N1.€•,i.,_,-Jfr ,•t--,. : :"..-..- . ..._ .-7 -3.. .. i :.--..2L- -4::,';'.C--:•.V:t .:;',14'. . ,51... ,;:,:,. ;.6.*,7.,!', 1:.'A.:':7'-t1-: -I'''' ''''''''''' '''' -- . - — ------ __ ----- ......... _. _ - • i _ ..` -..f ----•, /• -..--:-.• .1.. . .,.,.i /, 1_4,- ...;.... r...".-6,-:,.]:.•....„„.„, .7 . # ., ,•, .---;;:.•::.::,-.1"---.:',,-2...• -.:-. :;,,• - ,... ... ...--.....2,r--.„--t--••.:_,....'.,::..:-,-.. ..!-:...,.,....0,......r..., ,...,.....:,r,..`•::::: -...,.f..„.„....;. :, ,• ,.'• .-, \:-...;;.--;--,,'4,,;-..:.:.,..;,. -" ..__ ....,:,.-ez.-._ ____ciamateratat tl -______ ___ _.... . . .ir-_....At r..memonmi *:' .------- /40-1 - L. -*".,-„.......70.fi at saannimis '' .- ritesers ....- 1 a .i...:. Bit f ••• -,_----- :.•.::::7?s,---. ...-,7.7.,•:::--...-:;.,2.. .• ,....• • , 0,,,,,..,•, 1„... • .,,..,,,....„,„,..,„ •N . • tiiiii a'syl. .,,,, ';'. •L -,-,;;•.,,,.._-- --.,-. ,,,,, ,3..„...z. ....4, . , .. gm,., , 1-4e..17..t.Zsci efictitoz.:,'-: - ..... . .._ °4- tr02 -1,...11!...:. r'..1; ...'ii•.'-.7--4,..i,,, ,,I.f.1''* l •. .. . , .,_s_a-. ,•,-"-F":•,?l'rf.,77.17'.i:;;;;•;46 :.i., —'4...,:.: it . ....iiri?:'_.f.. .'z ...-• -- ------- -=----- -..',. .:...;',.....'1,..,4.r-'‘:...,..:7,V.1:11..= sl-i. ^4; '.. •VINSERVEln w -,. t.r.-M......" '-....-. ....'.."'....7 '''*"..1.4''. '.• '''.•:f`c 0......-.--", .?:-.S' •NMI',I...4 ii; .= .., ;Z; 4.1.:7.4%-,,,.......-7,-- -.•..- - -'..JZ.'.....%'''''.1.i 7....,..?•-.:!•1•,,,..---.--• .?i,. Pe, "''' • ii4.:...7"...1 .%•,."...-'3:.'i.'?'' ::/.2. '•":1.I:.''..i:..0.'• ..w:•:j ....,'".'"- --... ',Ir'."....t. ',z,a, .L.7.-).:ti.17*-- ,, .,..„.... .,,,..,..,.......,... :,,....::...,..: . .,.... , -,....„„........„..:....,.,..., .., ...-.. ..„....:„.,...:.. .,.:..,.....,,:, i,.-:c7:k- -„:.:,•:, !r.:::.`„'- :•'.'..t.'•:: ...,:.".•._L"...-'.-!-'.:t4..'-.•••••'..'f."..•..f1-.E.:.'....; -::'..'.7...'"*T."-:"K.--....4''''''i:-.-7-,",'':1,-....:......g•••• .'-'-'-.--.- ,,f1:-.t.Y!'.-ii.-'Y.,..'-'-'.!;: ,-,'Z.,"7".- -L.....',.... •„'-'Y'....-.::":"....-.; ,.-.L., , . ..,5..;,; ,: i,51-,;,,,:,;,;- .'''''•:-..,.•;!.:., 7-1t;L:...z7,.•:,::=,LA:- -1.... ,•,:.••••••.:1‘.••••"1.::',-.4f-r•"•?• •P,•_:i••••••-'.--"•!-.i.rr.:•:::::';:'f.q .;•;':',.-.;:• •,"..t';!Zti• "";?.•'-.: "..,•",-;..' ::..."-:t•-•:.'•••••.,'"• •,,,•...::.•-•:i:: ,... ';',-,i,v,..:....2..:'f- 1...:•..s.....;,":-:-..i2...2.:•.:'. .i!'. '..j. ..':::.,' '.77.:Ii.?...'1::.,.,15.:..5».?;'-i.f.':-'..'‘•."''-:___-- - -,-. _- -7,':-• ••••••••-•.•:::::,:: : -,-..47. -f.:;',-' ;,?..-'1:'•••• -•-r?:-•- •,'-'..,'.•..;.-•:.-',...- .'•:::-. : ::,..••,•'.:',..':;-',.*.:i .';-'-',.•"--2--,:.•:-..p? . -,,--:#=-. '._,T" ...,:t17:1?...A.,- ; ,:::ir.:;..,,;.1,:tilk:..,i.j.. :'.:-.,,::.7- .'':,.... ,... ..-7-14: ,_,_.-_, ::::... ..._.--,,,,,...,:-..:,.,-..:;,-.. ,....E.:-. -- -:: ...,.. '-.,,,,•.-- --,,:....,.. :-Nir4i..-. ,..--'....‹""..7.5"%•••''''2? •... ..- •• P:',..,1.11,-::':::''''.', ...4.',....';'',....:','....-- • 1 , I '.....r. . w..c.• --:. -P . l • '.-$',- ..- . (''' . • ....'_,..,--...,-..':•.-..',"-,..... •--;... ._ . .. ." . Itit±..:.?;.: " ..,:-!..1-,...,.....-•-•:".":":''''''''-- .: '''' .-, 'i,,., .. ••"-* . . -... _ ....;.-:-.-- .".....„,:zs.,.:.. _• -• ":4";,'-'.'.';".. f..• -'" -.--- =1... ..• it'.:'gija . • .1.-,..:',...-.:.';,: ...-.4 .. ,__....... - . • ,-- 1,,,,,,a„:,.. -• .• '7,,':'.'.'..; - '.•,,...-- , -.. .- !' t•-•,-d ilirlillim•. 11.• al , . ... . __ _ ,... . .„..„..... .,..,,... 'ill'%. 'i ••••••• ..:.'t.•'•':','7•••••••`,••• •;:' -..•111/,-t.. .t,!.m , rn.........__. . ..---,• "--- ..,...„,,--•!,i7,-;"1.-.A.r,-.! ,,M.M .....--. -.' . • me, -...:,r)`.:. -'''..; - • ="' ;11V i-1, i:77.1 ii;uw .. Z.::.. -:‘: .. ip-1-7:-IFI.2:,• ';' Z*:.=•`,' - •.';...1:q-,f1V.e.- i-;.'::'....:,':".:•': I 67';'23,1.:1:-..'!',,Vii z-2..,:,;----.,---,,V., a, - i. _,;... .; ^',2::.27,.::....-..:..;:.-........ .,. :21;,,.. ..„!..,... ::',..11:--.V.,V'''..ii. ,-.:Iowa,:• . •'7..7.. . -,' — • . . • • --- .....''..r../..;;Z! ,-I'!,',i i::...''''.;i'.r,..,V ,„.:,-5- ,-;.,-I-.-';'-'s,',-' --•'-.•-+^.;.- -..7.7-uf,:•,..:,1:!,7-----`•-• - ::••••1......- ••• ;-,•• ' . . •- -: r' ': „.`:;,..:.;.;:',;!.....'.•:7,-;'..1,..::.....:-/:-.2,2--': '.. -.;,...•:.(f.--..;':-......' .r.:''';': -'... ,, - - .. .- - ' .- .; ' .', ':.'.,;71.1f2; ',.,'-',.:i",,,;',..-.''':'..".:•:.:c:....--,,:2,..,.r.':,:::::•,..,.:.;'. • l'...:'-'-,.' '1:., ,.2..,;','.ri.:.'"•:.:',t "`-'..:7•- .4....... '::• ''•'.v.* " .., . ... •'.::.. , ', '.',"•,- , C.'f:','f.,;'',i.4....,.0.,......1,,,,, ,,,..-,i,.......;. 2.,;.,..,;'•..;.. -7',,..,:i,'-,..,,..:',":..,).:•,`..-=:"'.:::',.4•-.1,-..:;:-..: ''-•'..-. .:-.:, " .•••• _,... ,, ".; . . 1.:?1,77.-:::::;4:-,;--,.:4.-',..s...:-.."!..:. .7.-.''':1..., ..:-.; .7. ...! - - •::,,,.....,-,S:....;....'„::::,..:;7...........' :.. :-...:,'. ......., ;: .,.: ..•:.._ • i.,,,...-,..,'.',.....:. ,,...•.'...:::-........!=:--,:.,•,:.;,.:.):::::.....,f -.-..;f...;. ....77...-,..:,. r '",a a ,,,..„,:„.:,.,,,•,...,...i,„.,......„.,,,,,,,,,•-•:,..,,• ......,,-,..-.,,-,...••...,•,........,.............-;::-..„-;,...,..i,.....,-,•,. .. • • .,.• . • '•,-.,. . ':.7'1..'''':''''......i4":.N.V.: 44.*:i...,...-',1•,1,,;:'.;........':=c" ;'..'„,'":.....:;:,:::.'..‘.:;,.. .. .:''.- :'.:'.•' ' -' . .:..'..',......... . . :.. a0 5 • Williams Avenue North, Triplex ., . . b t17 12,1" S. -N z-z I w • 1 w ' �7 / 7/oG//0.f/r asd f/lo9/4 noe/fo9<J/ n-e-.7•.. 1•(� S- 0 T/o�/1o�B d5o ^Y. /o'er/off/o 7 I 0Jo9 ]osrT -°0 1� x N 6TH ST N �,«� � 1326.ia ,. P ez FeANc}i15E-ia• I , t� ° ° " )z.1.••ess JSOYese35Y Jt•!'�•i3� 'at roo 1•TG•t•1077 2 7 f" _ ,1� �.r.ro rao itl /ao dp j0 +,l rots O _ =eo ;e:re I77* •'re fS it 4..• ip 70 p °00 pv J q1°0 �'12 z to s '° y,13 n1 7ta�o°Iz MSI3 a,ta,ta 500 ay 12$ �� a °01 1 ^° W xr, f f 0° ,- 40 (l 1 0 yt3 11 4 M 14 5°albo 11 ' 4 14 y015 -;--± oa 14 °05�' 13p5 i ° 15 ��'°a 10 : 15y °0' 50°0�10 ' 15 5o° �0,�5 IC • 03 03 0 71 00 500 oo 00o r.. 16 5°i,523: soo °;;o ° • 16 5/)30 5 0�5 9 s 216 ,00)t1° 50,0 9 rA� � �N 0a o (2.'" '4'' 00 . . 0 )500 008 , i ; 17 50i- oa°o 8 , , 17 5',1' 000,0 9 N , 17 5c3)5 5tL1, `' 0t w o,� o o U ^ 0 0 a �I 5)7,o gt'pQ < 18 5utt0 (� 71 I e 18' S i5 I 5a�i 7 ° W ;�' 18 03�° 0t° 7 I3 Q�' 12 z o ,1 14 ,°� I °°0 o eL m o0 oa _ 3 I°(... \NIso 4 6 . m l9 �,000 5'1aE n Q1, 195o3ki pica 6 o 7' 1 015- Q •0' ° m o o' z p z a o i, 20 53.o ht5°�5 ' 2 • 0 °�5° 3o°yo5 ' Z 20 ya oy Sty 04 F a ,o ,o N`.. 2! p�`5''° 11 0°,„�� y 1 21 r°.'05°;'�'S 5o,4 . ' 21 5aa�1° 0-0 4 4la ? a z . 22 0 600 ,o' 5t5;,5 3 . 22 <o.a ;Jiao2 °, 00: W ° 0). of Z 0 i Q a oe.s I 43.s t °o 23 Sao�02 • Z ' 23 bot o 5�0 2 Z 23 0' S 'tco2 ' °i3 0 ;0 0 � +e� I + w < „ a o • H 3 5 0 °° > ,0 0 ,o ,° D°5 F. '°3' ea 15 54- 5 ° a ° 24 d .•° ;J")0 I° W Zs, 24 50,•�y 507'00 w h 24 , 17 Oj 0t7 I y h °� JO > roo ° a roa Z /CS 60 roo 12, (CO / 19117 53•� 11 (3 ,J 8'-57• <,- 472 • m. - 2 I N 571-1 ST • N. a I • Q I N r°u•,s roo co rot 11 Jos C) /00 la 100 1p 1 .( ;, 0 J J J ^.I , 0 ' ' do . . b fi7;,a 1 14 lll10 it.P 137, y 14 c0"°5'1 0 °0, 13 M W a�JS�>Jt :4 I- 00 w ° > of 5 ,, w gay o��° Flo ` ��• ' ar wn•, a.fl raL..�O 0j0 I fO 4�ap°•ti�001 5 `It a°a -- y t. 15 a`'3° f,. �� I.°' r F 15 1h00 0 J. ; .01�,12 + °,°°.° 00 ,bK ® yy \�a°� �,° N 16 AltBy1g p• by+�sl 1 ; '16 k?-c15 'J 1 h' T 16 oaa4i 1 "9,2,1-4`;,:" '; ° o7.a .a° °1 h- T as O•� ¢�;'7'?',° " cs° \�, n 17 c+ 0 RBI( " qfl,o ,tea t`,a M I' *!7��tv\,• 10 ' • J lob ao� T17 ;}C/°p'I ,°7••ti..r.Iroa.ti�.)JJY ad/131 7 W O �y Y 0 00 ',0 9150 t;•9 f s l8� ;i o4'' • �aa b� C 1 a 18 001 boo i 18 foaf / jo /1 f r�O uv,w c. r] - ° Oa 0'0 a°° a19 A6'y° a'ao 8 r• .`�rlr "I9 l`0,,o t to°i5 8 i 19 .0,11 Q. �ooaa 1r}� \ a0° a,0 000 0 4°') ti'V� G°°a0 II a0ao I °j �j 20 Sa a0 • 50 3� 20 00'S 15 IJ 504° 7 4 S 20 °4 16 J s01a 0' , , ) o° 37.4 00 Op �� � , 21 4oivQ ; o � s� 6 GI4°alNNy ya a21 l3' bt ;5 `�� c Q� !F " 4di5 y, \ • 5^ ^ ,00 , I 0 �r o r 0 "� �'22 ",'ji�� .i b5�0 5: . 22 ,110 1.•l 22 all JJ Si. 7,1 +I + r5/•.9 ° • 0° Oa 0° ry° 9°0 0 23 oazi O�,ia 4�; r 23 �, 1.00--90 • pa`47 4 23o;t1 °JL r J IC ,oJ * a 24 e1y� 11i! 3,I '24 poi'' • WI ° 3' ' 24 x�a`5 e: ,a aat c., do l » j °,0.5 N 25 ,d''° t. a'i10 2, 25 5otiv ;I 2'i 125(z... 0,. a,,a,o J� 0° /20 /73 If <i I f • 0 ., i°O It' aJ ,5°as o 0 50a. 5a�a. 43`r° �'0 ° °26 'y t f5 tI .a3II a1 I M • h 26 ,13 o0" 26 ally .s I', Go h .zor74.7 I $47 I,11 'CO Jo JO too 1t1 roo 10'7 rt 05 405 Williams Avenue. North, Triplex ! i "CON-CURRENCE DATE /O a-15 NAMEMrg../,DA 11) PLANNING & DEVELOPMENT COMMITTEE 4(1 4 CITY OF RENTON PIAts o JJ r 6,0/1 mr W'6 9/ap7 CONDITIONAL APPROVAL PERMIT APPLICATION REPORT AND RECOMMENDATION APPLICANT: CITY OF RENTON City Sponsored Conditional Approval of 405 Williams Avenue N. Triplex OWNERS: Mr. David Thuringer 405 Williams Avenue N.; Renton, WA 98055 LOCATION: 405 Williams Avenue North SUMMARY OF REQUEST: City sponsored conditional approval of a 0.11 acre site developed with a 2-story rectangular shaped 3 unit triplex complex consisting of two architecturally distinct but physically abutting buildings in order to legitimize both the non-conforming use and the non- conforming structure against their premature termination in the event of a catastrophic loss exceeding 50% of the value of the structure. SUMMARY OF ACTION: Planning & Technical Services Recommendation: Approve with Conditions RELEVANT REVIEW CRITERIA: Non-conforming Uses: In order to qualify for this permit at least three of the criteria listed in Section 4-31-19.1.5. must be complied with. The three most relevant criteria in .. this case are: • Community Need; • Effect on Adjacent Property; and • Timeliness with Existing Plans and Programs. Non-conforming.Structures: In order to qualify for this permit at least three of the criteria listed in Section 4-31-19.1.5. must be complied with. The three most relevant criteria in this case are: • Potential of the Site for Redevelopment; • Condition of Building/Structure; and • Departure from the Zoning Code. FINDINGS, CONCLUSIONS, & RECOMMENDATIONS Having reviewed the relevant criteria in this matter, Staff make and enter the following: • October 9, 1995 Conditii; Approval Permit, 405 Williams AvenuwT rth, continued Page 2 FINDINGS: 1. The City is processing approximately ten conditional approval permit applications for projects that initially petitioned for Class 'A' - Non-conforming Use status before this was renamed and changed to the Conditional Approval Permit process. 2. Because there is no proposed change of use or modification of structures proposed as a consequence of these applications it was determined that these applications were SEPA exempt since these actions were seen as being administrative in nature. 3. Proposed enabling legislation for these applications has been reviewed by all departments with an interest in this issue and recommended for approval. 4. The site is located at 405 Williams Avenue North in a predominantly single-family area in North Renton that does include a scattering of multi-family residential dwellings in the neighborhood. In fact ,a duplex abuts the subject site on its south. 5. The existing structure consists of a larger two-story wood-frame structure on the rear half Aqf he site that is connected to what appears to have been an original house that probably was r a sa,at some point in the past, to create a half-lit basement. The structure nearest the street appears to have had a newer two-story, two-unit building added to it, with the latter structure probably having been builcr in the late 1970s or early 1980s. It is approximately .25 feet by 35 feet in plan, with a sloped hip type roof. Both buildings have clapboard style siding, but are painted slightly different colors. The front structure conveys a single-family character whereas the rear structure appears to be more multi-family in character. 6. Five to seven foot side yards exist on both the north and south sides of these buildings. A shallower than normal rear yard (less than the 25-foot standard rear yard specified in the R-8, Single-family Zone), appears to have been provided. The front yard set back appears to be consistent with that of other structures nearby and to comply with the specified minimum of 15 feet in R-8 Zone. 7. The subject site is approximately 4,725 square feet in area, comprising what previously was a single, single-family lot. 8. Because of the apparent retention of the original house (possibly • and its more traditional single-family type landscaping with a front-yard�nd planting strip, the subject use does tie in more, thematically, with a single-family type streetscape. 9. One-story single-family residential structures abut the existing one and a half-story building on the north. One-story and two-story older single-family homes predominate along 4 Williams Avenue North, to the north. These older homes also have greater setbacks from the street than' currently required by the zoning code and generally impart a strong residential character to the area. 10. The City rezoned the subject site from R-4 Multi-family Zone to the Single-family Residential Zone (now R-8) in June, 1993. As a consequence, the existing use and structure are considered to be legal non-conforming uses. 11. The property owner has requested a conditional approval permit that would permit the existing multi-family use and the existing structure to be re-established in the event that a catastrophic accident destroys or severely damages the existing building. 12. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of residential single-family uses since the site has a Residential Single,Family land use designation. • October 9, 1995 ConditiL,- Approval Permit, 405 Williams Avenue ')rth, continued Page 3 13. Reflecting actual uses in the area, the zoning generally is R-8 to the north, and east, and R-10 to south of the site. Also, across the alley to the west and north to North 6th Street, the zoning is R-10. Except for the ends of the blocks at N. 6th Street and N. 4th Street, Williams Avenue North between these two streets is zoned R-8 on its two sides. The ends at its intersection with North 4th Street and North 6th Street are currently zoned R-10. The R-10 Zone allows medium density residential development in a mix that includes both single-family detached and attached dwellings, duplexes, triplexes and fourplexes, and townhomes at a density of up to 10 dwelling units per acre. 14. Given the average density of the current site at nearly 28 DU/AC, it is ith either the R-8 or the R-10 Zones. This current density reflects the zoning under which these units • were developed, the R-4 Zone, with a maximum gross density of approximately 35 DU/AC. CONCLUSIONS: Non-conforming Use: • The proponent must demonstrate that the request to continue the existing non-conforming use, in the event of a catastrophic loss or damage to the premises, is in the public interest and that it complies with at least three relevant criteria identified above and taken from Section 4-31-1.9.1.5: a. Community Need: There is a community need for the proposed use at its present location. It appears that the existing triplex does serve a communineed by providing affordable housing to residents, some of whom it can be assumed 4e'work in the community. With housing affordability becoming a larger issue, particula!ywhen compared with the cost of new, market rate dwelling units, it would appear to be irf the community's interest to retain such housing stock as long as there is a strong market for it and the existing non- conforming use/structure is well maintained and there do not appear to be other viable alternatives to it under the existing zoning. As long as the- existing structure remains economically viable it is unlikely to be voluntarily replaced by much less intense single-family structures. b. Effect on Adjacent Property: The existing non-conforming use has not resulted in undue adverse effects on adjacent properties from noise, traffic, glare, vibration, etc. There is no .indication that the existing use has created undue adverse impacts on the adjacent properties. This may in fact partly be because the structure appears to be relatively well maintained as well as the fact that the majority of the surrounding houses are set back a number of feet from the street property line. Aesthetically, the two-unit component behind the more single-family like house in the front does not tie in very well with either this unit or other structures on the block because of its flatter roof, reduced.landscaping, and different colors. However, because it is setback from the street and is located behind the first unit, its aesthetic impacts on the surrounding area are less than if it fronted on the street. c. Timeliness with Existing Plans and Programs: Because of the anticipated market timing for permitted uses in the zone, retention of the existing non-conforming use would not impede or delay the implementation of the City's Comprehensive Plan. Because of the size of the current lot, some 4,725•square feet in area, it does not appear that retention of this existing legal non-conforming use would impede implementation of the City's Comprehensive Plan for this area which calls for Residential Single-Family. This is because single-family detached housing already abuts the site to the north and east. And to the south and west large areas have already been zoned to the R-10 Zone. At the most, if this site was redeveloped for single-family uses, it could only accommodate a single, single- family dwelling unit. Also, it does not appear that a robust market for new single-family homes exists at this time in the area. In the future, however, this could change. ' October 9, 1995 Conditic, Approval Permit, 405 Williams Avenue th, continued Page 4 Non-conforming Structure: The proponent must demonstrate that the request to re-establish the existing non- conforming structure, in the event of a catastrophic loss or damage to the premises, is in the public interest and that it complies with the three relevant criteria identified above and taken from Section 4-31-19.1.6: a. Potential of the Site for Redevelopment: Redevelopment of the site with a conforming structure is unlikely either because the size of the existing lot may be too small to be economical, or, because the characteristics of adjacent permitted uses preclude their expansion. Because of the scale and density of development on the existing lot, it is unlikely to be a preferred site, at least initially, for redevelopment with lower density single-family uses. This is because the existing site is only large enough to accomodate a single, single-family dwelling under the current R-8 zoning. Since redevelopment to a much lower density is unlikely, except possibly in the case of a total loss, and even then, likely would not occur immediately, it appears that the intent of this criterion, at least for the short term, has been met. b. Condition of Building/Structure: If non-conforming as to the provisions of the City's Building Code, the building or structure has generally been well maintained and is not considered to be a threat to the public health or safety. From all exterior appearances, the existing structure is well maintained and is not considered to be a threat to the public health or safety of those living in the surrounding area. c. Departure from the Zoning Code: If non-conforming with the provisions of the City's Development Regulations, the building or structure does not pose a threat to the public health, welfare, or safety, or, it could be modified so as not to pose such a threat. Again, there is no indication that the existing structure poses a threat to the public health, welfare, or safety of the surrounding community for many of the reasons set out above. RECOMMENDATION: 1. Based upon the above, the requested conditional approval permit to allow the existing use to be re-established in the case of an accidental catastrophic loss or damage to the structure should be allowed subject to the following conditions: a. The conditional approval permit shall be in effect for a period not exceeding ten (10) years. If a catastrophic loss of the original structure occurs within the conditional approval permit period with losses exceeding 50% of the assessed value of the structure, and the site is not redeveloped within two years of such a loss, the conditional approval permit for the non-conforming aeQuweghall be revoked. 2. Based upon the above discussion, the requested conditional approval permit to allow the existing non-conforming structure to be " re-established in the case of an accidental catastrophic loss or damage to the structure should be allowed subject to the following conditions: a. The conditional approval permit shall be in effect for a period not exceeding ten (10) years. If a catastrophic loss of the original structure occurs within the conditional approval permit period with losses exceeding 50% of the assessed value of the structure, and the site is not redeveloped within two years of such a loss, the conditional approval permit for the non-conforming structure shall be revoked. b. An application for site plan review,shall be made if a catastrophic loss or an accumulative loss greater than fifty percent (50%) of the assessed value of the structure occurs within this ten (10) year period. The replacement structure shall be "- •Oczober.9, 1995 Conditic ` -.Appro.val Permit, 405 Williams Avenue `.th, continued Page 5 reviewed to ensure that it is architecturally in character in terms of its roof treatment, setbacks, etc. with the surrounding area at that time and, that it complies with all relevant building codes and the existing zoning codes then in place, to the extent possible; and c. The extent of the existing non-conforming building that may be replaced with additional non-conforming structure shall not exceed the amount of the structure accidentally damaged. In no case shall any portion of a structure that has been found to have been intentionally damaged by the owner be allowed to be re- established unless done so consistent with all codes and regulations then in existence. NOTES TO PROPERTY OWNER: a. Prior to any subsequent consideration of another conditional approval permit for this site, the surrounding area shall be reassessed by the City based on the review criteria and conditions in existence at that time. b. The applicant shall prepare restrictive covenants satisfactory to the City Attorney that reflect these conditions and run with the site. These restrictive covenants shall be filed by the applicant, or their representative, with King County and verification of this filing shall be submitted to Development Services prior to this permit being issued. APPROVAL SIGNATURES: Non-conforming Use Conditional Approval; The subject application was reviewed by the Renton City Council on and approved. Signed, on this , 1995: Marilyn Petersen, City Clerk Non-conforming Structure Conditional Approval Signed, on this , 1995: Michael D. Kattermann, Director Jim Hanson, Director Planning & Technical Services Development Services 405wi1ms.DOC PLANNING & DEVELOPMENT COMMITTEE CITY OF RENTON CONDITIONAL APPROVAL PERMIT APPLICATION REPORT AND RECOMMENDATION • APPLICANT: CITY OF RENTON City Sponsored Conditional Approval of 405 Williams Avenue N. Triplex OWNERS: Mr. David Thuringer 405 Williams Avenue N.; Renton, WA 98055 LOCATION: 405 Williams Avenue North SUMMARY OF REQUEST: City sponsored conditional approval of a 0.11 acre site developed with a 2-story rectangular shaped 3 unit triplex complex consisting of two architecturally distinct but physically abutting buildings in order to legitimize both the non-conforming use and the non- conforming structure against their premature termination in the event of a catastrophic loss exceeding 50% of the value of the structure. SUMMARY OF ACTION: Planning & Technical Services Recommendation: Approve with Conditions RELEVANT REVIEW CRITERIA: Non-conforming Uses: In order to qualify for this permit at least three of the criteria listed in Section 4-31-19.1.5. must be complied with. The three most relevant criteria in this case are: • Community Need; • Effect on Adjacent Property; and • Timeliness with Existing Plans and Programs. Non-conforming Structures: In order to qualify for this permit at least three of the criteria listed in Section 4-31-19.1.5. must be complied with. The three most relevant criteria in this case are: • Potential of the Site for Redevelopment; • Condition of Building/Structure; and • Departure from the Zoning Code. FINDINGS, CONCLUSIONS, & RECOMMENDATIONS Having reviewed they relevant criteria in this matter, Staff make and enter the following: October 9, 1995 Conditio,, °approval Permit, 405 Williams Avenue ;h, continued Page 2 FINDINGS: 1. The City is processing approximately ten conditional approval permit applications for projects that initially petitioned for Class 'A' - Non-conforming Use status before this was renamed and changed to the Conditional Approval Permit process. 2. Because there is no proposed change of use or modification of structures proposed as a consequence of these applications it was determined that these applications were SEPA exempt since these actions were seen as being administrative in nature. 3. Proposed enabling legislation for these applications has been reviewed by all departments with an interest in this issue and recommended for approval. 4. The site is located at 405 Williams Avenue North in a predominantly single-family area in North Renton that does include a scattering of multi-family residential dwellings in the neighborhood. In fact ,a duplex abuts the subject site on its south. 5. The existing structure consists of a larger two-story wood-frame structure on the rear half of the site that is connected to what appears to have been an original house that probably was raised, at some point in the past, to create a half-lit basement. The structure nearest the street appears to have had a newer two-story, two-unit building added to it, with the latter structure probably having been build in the late 1970s or early 1980s. It is approximately 25 feet by 35 feet in plan, with a sloped hip type roof. Both buildings have clapboard style siding, but are painted slightly different colors. The front structure conveys a single-family character whereas the rear structure appears to be more multi-family in character. 6. Five to seven foot side yards exist on both the north and south sides of these buildings. A shallower than normal rear yard (less than the 25-foot standard rear yard specified in the R-8, Single-family Zone), appears to have been provided. The front yard set back appears to be consistent with that of other structures nearby and to comply with the specified minimum of 15 feet in R-8 Zone. 7. The subject site is approximately 4,725 square feet in area, comprising what previously was a single, single-family lot. 8. Because of the apparent retention of the original house (possibly raised) and its more traditional single-family type landscaping with a lawned front yard and planting strip, the subject use does tie in more, thematically, with a single-family type streetscape. In fact, it is more successful than the two-story duplex to its south. 9. One-story single-family residential structures abut the existing one and a half-story building on the north. One-story and two-story older single-family homes predominate along the Williams Avenue North, to the north. These older homes also have greater setbacks from the street than currently required by the zoning code and generally impart a strong residential character to the area. 10. The City rezoned the subject site from R-4 Multi-family Zone to the Single-family Residential Zone (now R-8) in June, 1993. As a consequence, the existing use and structure are considered to be legal non-conforming uses. 11. The property owner has requested a conditional approval permit that would permit the existing multi-family use and the existing structure to be re-established in the event that a catastrophic accident destroys or severely damages the existing building. 12. The map element of the Comprehensive Plan desigtpsiA area in which the subject site is located as suitable for the development of residential single-family uses since the site has a Residential Single Family land use designation. October 9, 1995 Conditio -Approval Permit, 405 Williams Avenue•' `a;;h, continued Page 3 l ' 13. Reflecting actual uses in the area, the zoning generally is R-8 to the north, and east, and R-10 to south of the site. Also, across the alley to the west and north to North 6th Street, the zoning is R-10. Except for the ends of the blocks at N. 6th Street and N. 4th Street, Williams Avenue North between these two streets is zoned R-8 on its two sides. The ends at its intersection with North 4th Street and North 6th Street are currently zoned R-10. The R-10 Zone allows medium density residential development in a mix that includes both single-family detached and attached dwellings, duplexes, triplexes and fourplexes, and townhomes at a density of up to 10 dwelling units per acre. 14. Given the average density of the current site at nearly 28 DU/AC, it is not compatible with either the R-8 or the R-10 Zones. This current density reflects the zoning under which these units were developed, the R-4 Zone, with a maximum gross density of approximately 35 DU/AC. CONCLUSIONS: Non-conforming Use: The proponent must demonstrate that the request to continue the existing non-conforming use, in the event of a catastrophic loss or damage to the premises, is in the public interest and that it complies with at least three relevant criteria identified above and taken from Section 4-31-19.1.5: a. Community Need: There is a community need for the proposed use at its present location. It appears that the existing triplex does serve a community need by providing affordable housing to residents, some of whom it can be assumed to work in the community. With housing affordability becoming a larger issue, particular when compared with the cost of new, market rate dwelling units, it would appear to be in the community's interest to retain such housing stock as long as there is a strong market for it and the existing non- conforming use/structure is well maintained and there do not appear to be other viable alternatives to it under the existing zoning. As long as the existing structure remains economically viable it is unlikely to be voluntarily replaced by much less intense single-family structures. b. Effect on Adjacent Property: The existing non-conforming use has not resulted in undue adverse effects on adjacent properties from noise, traffic, glare, vibration, etc. There is no indication that the existing use has created undue adverse impacts on the adjacent properties. This may in fact partly be because the structure appears to be relatively well maintained as well as the fact that the majority of the surrounding houses are set back a number of feet from the street property line. Aesthetically, the two-unit component behind the more single-family like house in the front does not tie in very well with either this unit or other structures on the block because of its flatter roof, reduced landscaping, and different colors. However, because it is setback from the street and is located behind the first unit, its aesthetic impacts on the surrounding area are less than if it fronted on the street. c. Timeliness with Existing Plans and Programs: Because of the anticipated market timing for permitted uses in the zone, retention of the existing non-conforming use would not impede or delay the implementation of the City's Comprehensive Plan. Because of the size of the current lot, some 4,725 square feet in area, it does not appear that retention of this existing legal non-conforming use would impede implementation of the City's Comprehensive Plan for this area which calls for Residential Single-Family. This is because single-family detached housing already abuts the site to the north and east. And to the south and west large areas have already been zoned to the R-10 Zone. At the most, if this site was redeveloped for single-family uses, it could only accommodate a single, single- family dwelling unit. Also, it does not appear that a robust market for new single-family homes exists at this time in the area. In the future, however, this could change. October 9, 1995 Condition- -Ipproval Permit, 405 Williams Avenue ''—Ah, continued Page 4 Non-conforming Structure: The proponent must demonstrate that the request to re-establish the existing non- conforming structure, in the event of a catastrophic loss or damage to the premises, is in the public interest and that it complies with the three relevant criteria identified above and taken from Section 4-31-19.1.6: a. Potential of the Site for Redevelopment: Redevelopment of the site with a conforming structure is unlikely either because the size of the existing lot may be too small to be economical, or, because the characteristics of adjacent permitted uses preclude their expansion. Because of the scale and density of development on the existing lot, it is unlikely to be a preferred site, at least initially, for redevelopment with lower density single-family uses. This is because the existing site is only large enough to accomodate a single, single-family dwelling under the current R-8 zoning. Since redevelopment to a much lower density is unlikely, except possibly in the case of a total loss, and even then, likely would not occur immediately, it appears that the intent of this criterion, at least for the short term, has been met. b. Condition of Building/Structure: If non-conforming as to the provisions of the City's Building Code, the building or structure has generally been well maintained and is not considered to be a threat to the public health or safety. From all exterior appearances, the existing structure is well maintained and is not considered to be a threat to the public health or safety of those living in the surrounding area. c. Departure from the Zoning Code: If non-conforming with the provisions of the City's Development Regulations, the building or structure does not pose a threat to the public health, welfare, or safety, or, it could be modified so as not to pose such a threat. Again, there is no indication that the existing structure poses a threat to the public health, welfare, or safety of the surrounding community for many of the reasons set out above. RECOMMENDATION: 1. Based upon the above, the requested conditional approval permit to allow the existing use to be re-established in the case of an accidental catastrophic loss or damage to the structure should be allowed subject to the following conditions: a. The conditional approval permit shall be in effect for a period not exceeding ten (10) years. If a catastrophic loss of the original structure occurs within the conditional approval permit period with losses exceeding 50% of the assessed value of the structure, and the site is not redeveloped within two years of such a loss, the conditional approval permit for the non-conforming structure shall be revoked. 2. Based upon the above discussion, the requested conditional approval permit to allow the existing non-conforming structure to be re-established in the case of an accidental catastrophic loss or damage to the structure should be allowed subject to the following conditions: a. The conditional approval permit shall be in effect for a period not exceeding ten (10) years. If a catastrophic loss of the original structure occurs within the conditional approval permit period with losses exceeding 50% of the assessed value of the structure, and the site is not redeveloped within two years of such a loss, the conditional approval permit for the non-conforming structure shall be revoked. b. An application for site plan review shall be made if a catastrophic loss or an accumulative loss 'greater than fifty percent (50%) of the assessed value of the structure occurs within this ten (10) year period. The replacement structure shall be October 9, 1995 Conditic- ';kpproval Permit, 405 Williams Avenue th, continued Page 5 reviewed to ensure that it is architecturally in character in terms of its roof treatment, setbacks, etc. with the surrounding area at that time and, that it complies with all relevant building codes and the existing zoning codes then in place, to the extent possible; and c. The extent of the existing non-conforming building that may be replaced with additional non-conforming structure shall not exceed the amount of the structure accidentally damaged. In no case shall any portion of a structure that has been found to have been intentionally damaged by the owner be allowed to be re- established unless done so consistent with all codes and regulations then in existence. NOTES TO PROPERTY OWNER: a. Prior to any subsequent consideration of a another conditional approval permit for this site, the surrounding area shall be reassessed by the City based on the review criteria and conditions in existence at that time. b. The applicant shall prepare restrictive covenants satisfactory to the City Attorney that reflect these conditions and run with the site. These restrictive covenants shall be filed by the applicant, or their representative, with King County and verification of this filing shall be submitted to Development Services prior to this permit being issued. APPROVAL SIGNATURES: Non-conforming Use Conditional Approval; The subject application was reviewed by the Renton City Council on and approved. Signed, on this , 1995: Marilyn Petersen, City Clerk Non-conforming Structure Conditional Approval Signed, on this , 1 995: Michael D. Kattermann, Director Jim Hanson, Director Planning & Technical Services Development Services 405wi1ms.DOC • • -1: ....-.-_-.'-_,".,./-..-,''...:-',"- '),11: t, i —. _ - • -..u,' il •glim'z-41.4.4;' '41 -- 1 '04111iiillagi501, ,it:.,?..•:.,r,,. ;, Attlfitfl. 11 I' 1111111 I Wt. 1 g:".„.1 . f 03 1 %1 i'. .:".3.,,,11:"12a..r.5-"-!:°::-..----•-::i:`,,I',,Iiii I i 1111 1, )1 lid I ,-r w 13:42;44 • , .,f7.• ....-. . ; • I rU .,, :,...433. ......,_.. :---A , _ • , e‘i \ , . r.-5. •k...-,,,,,- ii44 --- -4' O.. . 4. A .. I - •.....,,,.t!..", , \. . . A • „ r• . • el, •Em• '' '' Tik ;-.4.,,,..,',13,,iiki 7,---- ,.4,4 p A.., .. ' A ..,.__i_L:( / 1E1 11111: „',i .,,„',"',..,' 7 im Cn liam I , -•,r ,tr"'lel „ 1 't'' ', ,• ' 1.,.i':\ ' % -1 A 2nfilifill111111i — „ 11--\ •11/7•....,-....1 •' '' •.- '.- - ••1;51P.',:1', . __ .:;•,4 i "it .:.4,t4i, ,,,..„•,04,,,,pfkiimpoi ....• •i • '..9) ' •'f'.1': ' •,.A.V141• • of :4" , rillitild - tz - ".•Tt . t 1... /I? . ' I I 1 0. 1 '1.1/0/1 ihilikl.-. • ...o • • -':'. '.; -a,,,m••., - -. ,,...i..- I /1;' 1 ' ''11 e,...1 11/2 1 'C.41111111)1 t ilea/ i '', _trig i ff,..;11 , _• .,•-.,- +.4 a. ."4.i;',;'It) .. . -4 .4 X.,,.:.•,,,),(r-')1' irif /Mau 1-1 fill..- 't • f - . . I /sr -.0 .. , .•:::.'-:: r.--411-7-;::'5".."1.4' , . ifit:ic',IAT::. 1., . I , . a AP, t 9' • .. 0 1:•:4'''''(,P i"r4i ' -,• 41; Z 441-*S ,,44,7S4445%.-7. --.:i-r,„.•...e--.. \ in' TIT.11-C4-93111".`-.1:' :".•; '714,°11'I I MillifIlh ' . . '''1 i' 11111111 -#.1170...1.3. ,, . ,. el usimenurainntsionsrmaannow.-I _ . - l'Y IA .1 CD -- ,,,,,jr , ' • •...„..-._..._ \ 1 . 1,1,-.1-... ,.z.., • A — Lte..••,..r/ .•••, . icitilli:.i...%...... ._111 ' 1 . se . . v.,,4,,W; , I t . , . • t I W.-110jMniall '- .I Illi*,...1 L:: ,,':.T„\- • '''s ' ''::.2.42-7 :LL:, 'It.Arljilifi.:.; 11.71 : ../i4i. :.,4441 4 : .1 111111111; • .." '' . ' M \\NI .7'.; c ".- ----=.12"-:.7 viA.e. - , r • . pit t- A/Ct."'. •. II'".:1;..,',ON' 11.i :t. ' '"- '' -- *1,.. - '---• ', i. '' 7 Ago:Ti ii.ft- 4,1-2.".....„....____„',' •. :-tre,,,..‘,4, , •.774 X''''.— •,.,,,5 ' IIIM -...-am • ..., -; 1 1 . ) _..,.. „:1,..............„,., r...,.„ .. ...,,,,.. u 4..,,,..._ . , , , ....,. . In 16,11 r'T'14.1;: . ft 1 .9,i "11.1111111111alailigVa lar ,,,,I, 7 1 1 I - .,.,. SA, .1:1 MI' --- .-r- 1 I. ,%r .. - r-.--:. is ,Ilitihle'•. - tqliv4,9 • - . Jr 11 al . w .. ,,...... ....,_ .. ......_____. .4".1744 ..,.. if 4 MI, .V.-.==.: .. 1..,i li‘. i ,, ,'',- r...=7..= CO . P I in '.: 4) I1ff 111111.-.' .,- . ,i' t.._ -...___._ ..„1 . , • .t .,, i ................„......,,.. ••- . . - v. ... \"argeo .,..4 lit,- -- -,•;.i.t.Lt, , • co , . . • •...... .. _•;,,e...4.1,___, ,• —• ---_--- .:, ., • .: :, ibt ___.:-.•- . . .. . ....... ... ......„... . - . k,. 1,11,' ili;- ., . , .,,.,. -, • . '' •-,..-.,:: - mil..... 1-E....„,,,--""7 1...1 x=IN •r-e. '=:-44*!';;R:',- - .t --, s . ...,. ";12Lit 1-, ' ' • . . .. , , , a , t . . , • i; „.-..1,-,,;.7.?-'...., •:------ , . ' . . i . ,- - gingdai , - -, 1 -e.g.: , r . . .Y'• .- r -,•l'- r-`,: ------ -* ' • ..',',-1_--',.. .,s 11111MIP19 ,,,,,., .'4,r:-..r, , f N NigIgg) 1 e. , . . • . - ... • •,.0:,. In .matrawatuniatsmr.m.bar- tat.— -- `''''---- .1 1 t pm . _ 1 1r . • i) . ..• - .-.51‘ VP .91r):- . " ' . .. • •...)1r t 4 ..• • ..: ;',...-11/4.\ , 1‘N Tim '44-!::1 . .. ,..P. :,.; ..t. , ii 4P ,......., " -!"41;* 1 ' ".-- 4`tviik, •ts1:".1 . , :......:144 -:,--,-, . ,....-2-.-.:-/f -&-, N' &VP,. --_ • =e it, . -,i : .\ .--,, . -traplitA.:',rigir .• .--r .------ a -.,...".. I ' iy .- J. -4- .... - f% 17,1 ' - •-+ • - . f _.........,„.,.... .........-- :15. --- :',it,":4, -•;-* • 1 .4S.. 1‘ - . I II - 11 • • LO -v i y., W4'41� : I L 72 M nQfu 25.fil C 9,4 7/OSFfo391 7/-e-', .' 1`' 'n SO m nog, B90 /C�.//as/o N es a 9/!o f i7 7,00 CV ° h T N ,,80 w _ } 1I N 6 1326.10 H S N P R.Z. FRANGHIS E-IG' 1 ® 71•I•.-359 • I: 00 n.71.t•4 7!2 ',t 7115040'S;' Rio t 00 54 It /00 d0 30 t•r ,C75 Cr) Z 60,..§ LO y+13 77e Syz0 Do l Y "113 Ag1o1�v yoolsy 12$ 4,413 A�00 4 ^y°P C 1 ° 000 000 v 14 G 4�oh, yt06°11 h 14 30060,011 ' N 14 yo15 -----H-, 1I. v " 15 yy5ozy 5ty3o0 10 ' ' 15l ''°o0 y yo°°�10 15 y��o looyy 10 0 0 0 ' 16 59y30 51 5 9 Q ql6 400 °0 yo°oo 9 �c• 16 \\(5000 yo05 9 — 0! or' 0 0 1),c 6L. QD 0 12 2`' 0°° Q0° v , 17 039 zy°o8 ' ° 17 .., .• 10°�08 '_\ • ' 17 50°+° yo°, g °D 5°y9 Z 0 l a r U1 0p0 Z o°Q °°°y F111 3500 y°D 18 yozz° P` 7' a ' 18 5°°o° 5°0l 7 a w Q• 18 5°3a0 5otey7 / Z o 14 1 °°0 13 Q °Qo °° 12 a - a' 19 5 00o 5 oleo°6 ' j 19 5 c. n 01 5 f015h 6 19 yo°Qo S0°°�o 6 Q S r 0° 00 o °o°a o . 20 yo°°°CI 5 50,9 5 ' z Q' 20 0 yo hzy5 5, O� , 20 o2y 501yo 5• Z 0 0° ° n 0d oil '( 2.1 0 Z1 �555 �oi,o�,G� W ' 2I40°.r5uo°°°Dj7 ho Ay4 21 500,o y°oiQ 4 : z t��/ 3 0 0 N y5p0 2y°0 3 , : 22 a°ao gogo°3, 22 50°y 90°°,9 3 ' w 22 od�o 5°z65 z Soa DI v o > Z 00 D Q el.s I li.s OD OQD • 23 5°�° 0�a 2 ' ' 23 °I 50 o 2 ` • 23 h°,55 2 • 0' S o°' 5Q Oz ° I- L.Sy y G ° > l 00 00 °° D 5 0 w h 24 1 0 oyl5 gayyy 1 y G h 24 ''':°' 50co , I y > .°� 24 y00�yy 5�0o I y Z q� /03 a0 ,00 ,t (00 30 Q /00 ,t d!! I 53.9 1t 0 ii 89-5 7• 27 5 472 CON _ 2 N 5TH ST ,� � ( — V7 t! /a0.0t A. ,00 a• c0 707 a /os J /00 It /o0 30 � J °°0 oa J 00 0 00 o J ' ti<°tP," xd f0 133, '^ 14 Sd'g5 00.1 0 H 13 A 3 h 14 5 o yos 4 5o°°t°0 13 h 3 0 �No.S`7 ,' d: o°`f 3 'IC' �xt7.1 . ..J ml�t0 N 000 N do =���oo9i h o Q Y D h15 � c,o .y 5127 00 o J I. ,1h ti•, `P- IS A°1o°a0 �++'� ' 04.c I• s oj9 �)» 00.0! »)2 ti o yr7o°. - �y 0 rA•Jt•t•L 00 6h4 . \�o, �/c°r r� 16 �IZB•y4, �y°�oII Y16 0:09+� 1I' y16 0 o°g�' t�,t;P- ..•ti + ,07.0 0) 0' - i 00 h 17 9'a� `��'�\�' :"tr f *17 0�: �%' 10 ' 17 'apA° .<°oe0 "I A' Q ,H•tt•/IN/04. _I—13.I us v t 0 p0 1 000 QO VIB 6 If) A to f P 18� SS144 5 . 10 °5 9 , : 18 0°9° Q slooAi 9 , op9y e 5 9 �O • //9.4 ° a 19 A810° Al 8 r'` , '"19 sor3o $ A0115 8 Y 19 *re AyoQao 8` 0 0 4 144.4 0 0 o 0 '20 y'o5D - 15 5opp°7 '' 1 20 c oyes 6 y0°°l0 7 y $20 so'°0 17 y°°°°yy 7 y 1 of 0 /37.4 v D `� ^ 10a o°° " �y°°y N kyy 6 Y '21 ''o io ao,)y \" F 21 �0140 r A'',o56/ 21 °1 �' /� °° 7 /4GJ p6Q e AB'yD �,,°°� 5 n n22 ta¢as ' ay o 5: 22 opo (L 5' ,.22 pji5 5ti o°1y , + s+.p ° oo 00 23 oe ° O�ooi°v 4: r 231. G3 11°zyD • "0 y5 4 ' , 230� 9oozQ 4 ° 5°0 , lb0 0 .24 A13 81zy A10 y 311 r 24 14oy5 , Aeo`yo 3' • 24 k Q1y 3 I 0 7 ° , 0 7 /G 9.3 //aO I !! 1 -°°°0 CP° a°'`'p A.0 2 Y„� .4 25 S V. I ,, 2 T Y25 y;1.° Ao°0 2 25 Qld QO f f /z0 /73 JI s9 0 26 soils 5oa05 I a / a 26 g of o 151,;0 4 15o'Av I h h 26 5oij5 1 5000051 k• M 40 i2O/74.7 I S47 It /00 30 30 /00 It /00 t07 ri /OS 405 Williams Avenue .North, Triplex \ . r . ' 0.141 • ♦� plriiii 1.1 l N`' I 4 1 Par • 405 Williams Avenue North, Triplex %':: '� CITI.F 7F RENT.ON .. z., r Mayor • Earl Clymer June 13, 1994 Mr. Darvin Thuringer 405 Williams Avenue.N. Renton, WA 98055 SUBJECT: Class "A" Non-conforming Use provisions Dear Mr. Thuringer: • • • The Renton City Council on May 16, 1994, after hearing, back from it's Planning & Development • Committee that the Committee would like to continue working with staff to resolve several legal and planning issues related to the granting of Class."A" Non-conforming Use status on certain uses, adopted • the Committee's recommendation that all future requests for Class "A" Non-conforming Use status be referred to the Committee. This•was so staff could conduct an analysis for each use/site and report back to.the Committee on its findings before the Committee forwards it's recommendation on each request to the Council. In addition, the Council adopted the Committee's recommendation that it be allowed to continue working with staff on resolving the several legal and planning issues,before bringing a final process before the City Council. . Staff are currently working on these.issues with the Planning and Development Committee and will let you know when the Committee holds further discussions on a final process for Class "A" Non-conforming Uses. You will also be notified when your specific request is under consideration. If you have any questions either about your specific request or, how Class "A" Non-conforming uses will. be handled in general, in the future, please contact Don Erickson, the planner in charge of this project. Don can be reached at 277-6181. . ' Sincerely, 77b.,,;, .0 , 1 cik..;'.L.-----_--------) Michael Kattermann, A'ICP • . Planning Director • • • 200 Mill Avenue South - Renton, Washington 98055 - (206)235-2580 This PAPER CONTAINS 50%.RECYCLED MATERIAL,10%POST CONSUMER • Criteria Compliance for Non-conforming Uses/Structures Address: 405 Williams Ave N Existing Use: Triplex Existing Zoning:Single Family QrItria for Nonconfofmlng Uses Comments Community Need Moderately high, probably overides affordable housing. Effect on Adjacent Properties High impact since lot coverage apear to be exceeded and addition looks like add-on. Historic Significance None. Economic•Significance Moderate, Can not be certain whether unit are below medium income. Consistency w/ Existing Plans/Programs Not consistent with existing Single family zoning. NAMONAINIMENNOWIRMINIMMINComments Architectural Significance None. Arch. Compatibility w/ Surrounding Uses Low. Add-on is completely out of character with existing use and is multi-family in character. • Potential of Site for Redevelopment Low because existing high density use is currently more economical housing than single family dwelling. Condition of Building/Structure Appear to be good when viewed from the exterior. Departure from Zoning Code Appear to exceed lot-coverage, density, rear yard setback, and parking requirements. Document3/CoR (0 \ •.,•._ . __ -_ 00,09410 9IG N) N SO 7/OC•/I.50. Boo "A• /Cr/.Dora 45.9,309,7 710C//0.!// - 7fOd/f039/ tr.O•.7•AO! ,—-° m o- I N 6TH ST 1 w I 1326.10 t o v N P 9.9.. Fs/nNCNISE•IG' 0 F71•t•.•J53 (`� )5010 40351 It.t'•/-jSa `K ,oe ri roo r ® 7.e•t•.4•332 7 �. —sw '.- r07r •-lt fS d?', so �w.Ic /70 0 rt /000 30 30 w ;9 00 p �W Z x�..° co y.13 °7t ytizg3°I '� °113 Agga�,,o 5°065 12 9 ,?;13 A ooq , ^50 12 y v/ TO It 0 , °° —1, °°`b v 14 ,+1 0 1 Lto p511 h 14 so00 bo 1 I ' M 14 5°15 1 -- . i 000 °° 6 000 • 15 5°y0y5 y�y°o 10 15y °p,qy yoi5 10 •' • 15 h0,°0 1aph 10 ' 0' 03 • vl _II__ _ 0 0000 p00 16 5 o�j0 50�5 9 < 'Y16 k°°ace° 50�a 9 , ABC 1 160�\I�o0°5 so 9 • ^ s °55 �8 ' 17 5°°y5 ,o°Op 8 '�2 '7 hpp�° ycp'o 8 ' Al. 17 5033 50100 0 ot4 9. i0 • W 0p0 2 000 00°0 o m 1. 1.8 5a� 51,ay7 . < 18 y02.. �� 7' ' 18 5a0g5 5°0°57 , • 0c z a 14 1 o°0 13 0p0 •• 0° 2 °° o T.. 19 • 53 3,:5 3 tea°6 ` J 19 yn ,y 50r55 6 ' 19 hu°°° o°'°6 . a O Q p 0 v (�``�� a < o 0 Q • v' 20 33,°o hty05 5' O'`\ ' 20 °z�° 5o y 5' Z ' 20 yo oy g��s 5 3 n °3 pz. .•� ��` v �. \ 1• 0 0o 01 0° 0°0 "I 135p0 ty0o„G , J , 21 00'000`1,1 b0 A94 • . ' 21 y0o°,,o yo°�o 4 : O Z r r 21 03y5 50L�° m ° o0c° 01 ° - 0 0° 0p0 • p°°° 0°°0 , a eta . 22 5b,,0 51h65 3 , : 22 so°iA° 5olao 3, . 22 5oa5 5°05 3 • W 0 03 . 0c z D_ Q '2 03.$ 1 J7.6 0 _ °°° Z ' 23 5°y°0 °�o 2 ' • 0 Z a , yt°°p 2 23 509 2 0l 5 001 23s0o oc o j 00 1 w r° o 0 I o 016a°°°5 5Ly55 ° Q ° 24 '°°cAy 5°0,50 1 0 W ti 24 y°°y5 I,0°5 I°y W '�24 I 5 0l 0c I.1 h ° JO > od ° r: • /oo rq7 60 Io0 It /00Q J J7.7 I S3.7 li /OS CC J 0 - ,I 89-57. 17 6 472 m . - M N 5TH ST I ' a— r/7 <r /oo.of `�`I o0 t` t /oa � l07 op li •/as , J � /00 30 J s a., 0 c co , 00 J 00 0 0° o J q,6lP 1"�, ja� 13 rn • $14 331).0 al s o 0 13 4 h 14 s c yo5 h $oac0° 13*I 3 c �0,a J\vA 1 0. °°° O !0 w °15 Q� '0 t ).,..f.t. .o ..t /o 46 10 t AO°p012 i :,O'o P.4° y yb°0/,0 Yy ti• ;150,oa0 4,+�:; L 5 oc f. 0,,; ° o 0, ,��}. . y\^a^{/0 `°� ��L a 1C �ItB�y P, �,y°0,o I I ;16 kyop5 I I' 4 r 16 .4 o084 1 a•r��4.5 , , 0zi ol� °' a.-1 4 n4 y ea .▪17 9'v°I° ,4oJd`;°`r'.,°: 4 *17 a�:o�,��\ 10 I ' 17 qa0° �0050 t Q 0 •.tvi-m•I 1044,,r a�n3.l w • i i P Zy0 000 �j0°Q f y°06 Q ,1 7 °,5 Alto 9 + t 18� bti oe46 ,olb5 9, 3 18 001 b°0,i 18 °Dogs • 00s h� • 09.• p 19 A°,00 A Ab 8 r,t�L �w 19 sop3o Y +0°,5 8' *19 °GGP I 0 A ooa e . \ o J � 0 °0° 0°0 0 20 5b5°o F y4,00°7 ^00 �` y,20 °oz65 16 so;�o 7 y 20 sal°0 : 5 uo35 7 y b 0105 Iv °° 4P /37.4 000 r 0 N 0 21 xs',o� aa�°5 �� *21 coi,o r A5o`�6"7 r 21 A01°o N. ktioso 6. * 0 f 7 /4G.J 00 }�00 4322 A0'`'o ti5°°� 5 5 a «/ n 22 0 p040 • 05°0 5, . 22 °p° 11 5' o° tb°° q°° 0 4 1.7 23 aec O�iOoi° 4 a r 23 1ou 'o: o • A o°y5 4' , 23°,L0 v°Z r G3 o y00° h 24 a ,50 .�i5 ti24 14oc55 Aici5°�0 3' . 24 A 0y 3 °, 1 e °o Y� /c.e 0D I JJ y°°°y rP0 ° 0° �cyo v y3Zio , . 21. • ,Y25� ol° A00,° 2' .goo A 10 2 q �,25 02 .7i25 OID 0,0, f . /zo /70 I/ Sf 'I 0 /e.� 00 Iisf h°°0 0 0°°0 00°5 ° 4y505 5 a05 1 0 a h 25 0501 ' s'at'0� 1 01A 14 0 26 '°159 1 b 000 1 h 26 013 ° , 1 co :0/7+.7 I s*.7 r= 00 30 30 m0 a l°0 ' ro7 it /as 405 Williams Avenue .North, Triplex . ,...,..... _ _ _ _ ,, , t;/,/ei zi1C5 G()/77(og ilditt 11/ 5305% «--\ CC 1 I r—i THE -p-n111 t� L I CITY OF RENTON 4 Is MF ZONING MAP OF LEGEND , V 900 � — III _-__ Cr _ RC Resource Conservation ,I� —�ri t SFL Single Family Low Density \TA, 40 / ice_ I. , 1� — SF Single Family T Trailer (Single Family) W MR Mixed Residential z I Q F ©'A1lr, . PNR Planned Neighborhood Residential I H -ME= �' ��r��inq%!!�� -I Multi-Family Infill II N1u,u 4� IF-U Multi-Family Urban Center o _. IS'1 ��' �� -C Multi-Family Community Center r ` 1 ■a; a � NFN Multi-Family Neighborhood Center N 8th uindustrial11 ST IN IndustrialIN Industrial1H ,�i)�h� �a�•^ ¢ . PE Major EducaonalInstituII 117 _ PN Major Medico] Inalitution Z J 4 �t, CO _ ! Iy , '. rCA Arterial Commercial 1 ST lllrrr lllJJJ 111 l�- ' 11Ii1 ` CB Community Commercial N CN Neighborhood Commercial v \ e r �I_��I,,r !'.6 la �:� a„ CC Convenience Commercial \ = .6 as a I „'1,41% II1 1� El �� =a POR Planned Office/Residential P Public Use �� zi.� � � al I .1 N �-Renton Pity Limit. II �� fi q I N 5th ST •,..4 ��� •�' .w$ 1� M 0 600 1200 II.! g,.„0, 1 g LE, _.c) LJ �.ya y " N 4th ST J/D! � NP/ PWTALRVICES_ !!� ' 09/30/93 PAGE 5317 �`\ +- 5308 Ur') ' ii ' al ' s-,,,,e . .,..„. rt*"-/ i ) ) ,_:,(71: -3' ° A, --7,----4,, - ,0,0 , . .0 Alt 0 2e/ i 57 -221 ii (1) 0 1 / 0 _i_____i i . 0 I X-' airokiw I 4 A,,1150 1 , i i 4. ..t..-,7-. -._•,--= - -:- -A. 71 0,0 ' be - 1 3' In ,, irt , !' Af-44 1 C:t ' 4 1L15 IV rIne- '1'1 __ ,r______ , 9----- 4- /Vl_ I I 1