HomeMy WebLinkAboutD_Administrative Report_and_Exhibits_Jung ADU_190605_v3_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Administrative Report_Jung ADU_190605_v3_FINAL
Elma Ave NE A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: June 26, 2019
Project File Number: PR19-000150
Project Name: Jung ADU
Land Use File Number: LUA19-000070, CU-A
Project Manager: Alex Morganroth, Associate Planner
Owner: Sung and Kyeong Jung, 4706 NE 18th St, Renton, WA 98059
Applicant: Steve Joo, 4021 262nd Pl SE, Issaquah, WA 98029
Contact: Steve Joo, 4021 262nd Pl SE, Issaquah, WA 98029
Project Location: 4706 NE 18th St
Project Summary: The applicant is requesting an Administrative Conditional Use Permit to convert an
existing 657 square foot detached garage into an accessory dwelling unit (ADU) at
4706 NE 18th Street, Renton WA, 98059 (APN #5169700022). The 16,262 square foot
parcel has a zoning designation of Residential-6 du/ac (R-6) and a Comprehensive
Land Use Map designation of Residential Medium Density (MD). An existing single-
family house and three accessory structures are located on the site. The proposed
ADU would be accessed via the existing driveway off NE 18th St. The applicant would
utilize the existing driveway to meet the off-street parking requirement of three
parking stalls (two for the primary residence, and one for the ADU). No trees or
vegetation are proposed for removal. No critical areas are mapped on the site.
Site Area: 0.37 acres
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
City of Renton Department of Community & Economic Development
Jung ADU
Administrative Report & Decision
LUA19-000070, CU-A
Report of June 26, 2019 Page 2 of 11
D_Administrative Report_Jung ADU_190605_v1
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Site Plan
Exhibit 4: Landscape Plan
Exhibit 5: Proposed and Existing Floor Plans
Exhibit 6: Building Elevations
Exhibit 7: Advisory Notes
C. GENERAL INFORMATION:
1. Owner(s) of Record: Sung and Kyeong Jung
4706 NE 18th St
Renton, WA 98059
2. Zoning Classification: Residential-6 (R-6)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Single-family residential
5. Critical Areas: No critical areas on site
6. Neighborhood Characteristics:
a. North: Single-family residential, Residential – 6 du/ac (R-6)
b. East: Single-family residential, Residential – 6 du/ac (R-6)
c. South: Single-family residential, Residential – 6 du/ac (R-6)
d. West: Single-family residential, Residential – 6 du/ac (R-6)
7. Site Area: 0.37 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 2945 07/16/1975
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 8-inch water main
in NE 18th St.
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
City of Renton Department of Community & Economic Development
Jung ADU
Administrative Report & Decision
LUA19-000070, CU-A
Report of June 26, 2019 Page 3 of 11
D_Administrative Report_Jung ADU_190605_v1
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in NE
18th St.
c. Surface/Storm Water: No storm water system connection is present on the project site. This project
will be subject to the 2017 Renton Surface Water Design Manual (RSWDM).
2. Streets: NE 18th St is a residential access road with a ROW width of 50 feet. Therefore 1.5 feet of ROW
dedication is required in order to meet the residential access road requirements in RMC 4-6-060.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c. Section 4-2-080: Conditions Associated with Zoning Use Tables
d. Section 4-2-110: Residential Development Standards
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 9 Permits - Specific
a. Section 4-9-030: Conditional Use Permit
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The applicant is requesting Administrative Conditional Use Permit Review for the construction of one new
Accessory Dwelling Unit (ADU) on the property located at 4706 NE 18th St (APN 5169700022).
2. The Planning Division of the City of Renton accepted the above master application for review on April 4,
2019 and determined the application complete on April 12, 2019. The project complies with the 120-day
review period.
3. The project site is located at 4706 NE 18th St.
4. The project site is currently developed with a single-family home and three accessory structures.
5. The applicant is proposing to retain the single-family home and two of the accessory structures. The
proposed ADU would be located in one of the existing accessory structures approximately 657 sq. ft. in
size.
6. Access to the site would be provided via the existing driveway off of NE 18th St.
7. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
City of Renton Department of Community & Economic Development
Jung ADU
Administrative Report & Decision
LUA19-000070, CU-A
Report of June 26, 2019 Page 4 of 11
D_Administrative Report_Jung ADU_190605_v1
8. The site is located within the Residential-6 (R-6) zoning classification.
9. There are approximately three (3) trees located on-site, of which the applicant is proposing to retain all
three.
10. The site is not mapped with any designated crtiical areas.
11. No cut or fill is proposed on the site.
12. The applicant is proposing to begin construction in summer of 2019 and end in the fall of 2019.
13. The proposal is categorically exempt from Environmental (SEPA) Review.
14. Staff received no public or agency comment letters.
15. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
16. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines, the
organization of roadways, sidewalks, public spaces, and the placement of community gathering places
and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-3: Encourage infill development of single-family units as a means to meet
growth targets and provide new housing.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
17. Zoning Development Standard Compliance: The subject site is designated Residential-6 du/ac (R-6) on
the City of Renton Zoning Map. RMC 4-2-110A provides the R-6 development standards, and RMC 4-2-
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
City of Renton Department of Community & Economic Development
Jung ADU
Administrative Report & Decision
LUA19-000070, CU-A
Report of June 26, 2019 Page 5 of 11
D_Administrative Report_Jung ADU_190605_v1
110B provides development standards for ADUs within the R-6 zoning classification. The proposal is
consistent with the following development standards if all conditions of approval are complied with:
Compliance R-6 Zone Develop Standards and Analysis
Accessory Dwelling Unit: One ADU is allowed per lot and is limited to 800 square feet
or 75% .
Staff Comment: One ADU is proposed on the subject site. The proposed ADU is 657
square feet with a 98 square foot deck and would be located in an existing detached
garage that would be converted to living space (see Exhibit 5). RMC 4-2-080A.7 requires
that the property owner file an affidavit affirming that the owner will occupy the
principal dwelling or the ADU. Prior to the issuance of any building permits; the owner
shall record a notice on the property title. The notice shall bear the notarized signatures
of all property owners listed on the property title and include the legal description of the
property, a copy of the approved site/floor plan, and the applicability of the restrictions
regarding ADU’s in RMC Title IV.
Setbacks: The required setbacks for ADUs in the R-6 zone are as follows: front yard is
25 feet, side yard is 5 feet, secondary front yard (applies to corner lots only) is 25 feet,
and the rear yard shall be determined through administrative review but shall be no
less than 5 feet and no greater than 20 feet.
Staff Comment: The site is an interior lot with access to NE 18th St via an existing
driveway. The proposed ADU would be located in the existing detached garage (to be
converted) located between the rear of the primary structure and the rear property line
on the north side of the site. The proposed size of the ADU is 657 square feet with a 98
square foot deck off the rear of the structure. Once converted, the ADU would conform
to the development standards of the R-6 zone for accessory dwelling structures. The
required front yard setback is 25 feet and the ADU cannot be located between the front
property line and front of the primary structure. The ADU/garage is located behind the
primary structure and is set back approximately 88 feet from the front (south) property
line. The required side yard (interior) setback is 5 feet for ADUs and 0 feet for accessory
structures. The proposed ADU/garage is setback approximately 14.5 feet from the east
interior property line and approximately 75 feet from the west interior property line (See
Exhibit 2). Rear yards for Accessory Dwelling Units are determined through
administrative review, but are to be no less than 5 feet and no greater than 20 feet. The
proposed rear yard setback for the subject ADU/garage is 19.8 feet. In addition, the
subject property is not located on an alley and the large rear setback appears to provide
a sufficient buffer between the new ADU and the rear property line. Therefore, the
proposed ADU conforms to the R-6 setback requirements for Accessory Dwelling Units.
Building Standards: The R-6 zone has a maximum building coverage of 40% and a
maximum impervious surface coverage of 55%. In the R-6 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate
height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
City of Renton Department of Community & Economic Development
Jung ADU
Administrative Report & Decision
LUA19-000070, CU-A
Report of June 26, 2019 Page 6 of 11
D_Administrative Report_Jung ADU_190605_v1
minimum building setback line for each one (1) vertical foot above the maximum wall
plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: The maximum wall plate height for ADUs in the R-6 zone is 24 feet. The
proposed ADU structure is one story with a 4:12 pitched roof. The ADU is approximately
12 feet in height at the tallest point and is shorter than the existing one-story primary
structure by approximately 6 feet. The ADU structure complies with the maximum height
permitted for an ADU in the R-6 zone.
The proposed building coverage for the lot is 2,735 square feet (16.8%) and the proposed
impervious surface is approximately 6,622 square feet (40.7%). Therefore, the proposal
complies with maximum building coverage and impervious surface regulations.
Landscaping: The subject project, the conversion of a garage to an ADU, is exempt from
all landscape regulations (RMC 4-4-070) except for the street tree and maintenance
requirements. There shall be a minimum of one street tree planted per address. Where
there is insufficient right-of-way space or no public frontage, street trees are required
in the front yard subject to approval of the Administrator. A minimum of two trees are
to be located in the front yard prior to final inspection for the new Single Family
Residence.
Staff Comment: A landscape plan was submitted with the project application depicting
the existing landscaping on the site (see Exhibit 4). The trees include a 5-inch diameter
deciduous tree and 14-inch diameter fir tree in the front yard, and a 22” fir tree in the
rear yard. All trees are proposed to be retained. The two trees shown in the front yard
setback are consistent with the street tree requirements in RMC 4-4-070. Therefore, the
proposal complies with the landscaping regulations.
Compliant if
Condition of
Approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
City of Renton Department of Community & Economic Development
Jung ADU
Administrative Report & Decision
LUA19-000070, CU-A
Report of June 26, 2019 Page 7 of 11
D_Administrative Report_Jung ADU_190605_v1
18. Conditional Use Permit: The proposal requires a Conditional Use Permit in order to develop one Accessory
Dwelling Unit at 4706 NE 18th St. The following table contains project elements intended to comply with
Conditional Use Permit decision criteria as related to the request to establish the use, as outlined in RMC
4-9-030.D:
Staff Comment: The site is required to have a minimum of six (6) significant trees
(16,262/5000*2), based on the tree density standard of two (2) trees per 5,000 square
feet of lot area. The submitted site plan identifies three (3) existing trees on site, with no
trees proposed for removal. Therefore the proposal to retain 3 of 3 trees (100%) exceeds
the minimum requirement of 30 percent (30%) tree retention. However, the minimum
requirement of providing six (6) significant trees on-site to meet tree density has not
been met. Therefore, staff recommends as a condition of approval that the applicant
submit an updated landscape plan demonstrating compliance with the tree density
regulations at the time of construction permit application. The applicant will be required
to comply with protection measures for retained trees as set forth in RMC 4-4-130H.9
during construction of the ADU and principal structure.
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling and one parking space be provided for ADUs.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing any
public sidewalk.
Staff Comment: The property has access off of NE 18th St via an existing driveway and
therefore does not require a new driveway cut. The existing garage driveway apron
provides adequate space for at least four parked vehicles. Therefore sufficient area
exists to accommodate off street parking for the minimum of three vehicles as required
by code (two space for primary structure, one space for ADU).
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard
and side yard along a street setback where the fence shall not exceed forty eight inches
(48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant has not proposed the construction of any new fences or
retaining walls on the site. An existing six foot tall wood fence is located in the rear yard
conforms with code and would be retained as part of the project. Therefore, the project
is in compliance with the Fence and Retaining Wall regulations.
Compliance Conditional Use Permit Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
City of Renton Department of Community & Economic Development
Jung ADU
Administrative Report & Decision
LUA19-000070, CU-A
Report of June 26, 2019 Page 8 of 11
D_Administrative Report_Jung ADU_190605_v1
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: See FOF 16, Comprehensive Plan Compliance, and FOF 17, Zoning
Development Standard Compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The proposed ADU is located on a 16,262 square foot lot in the R-6 zone
behind an existing single-family house. The proposed ADU structure has a significantly
smaller footprint (672 total square feet) than the existing single family residence (1,880
square feet), and is to be located behind the primary structure. The proposed ADU is
single story and has a smaller height than the primary structure. The structure proposed
for the ADU has an existing 4:12 roof pitch which matches the proportions of the
existing single family residence, as well a similar architectural style including both siding
and window/door trim styles. The ADU would be located behind the primary residence,
with reasonable separation from all property lines, and would be compatible in scale
with the surrounding residential neighborhood. Due the large size of the site compared
to the surrounding sites and the relatively dispersed nature of the site layout, the
proposed location shall not result in the detrimental overconcentration of a particular
use within the City or within the immediate area of the proposed use.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The proposed project is compatible with the scale and character of the
neighborhood. The surrounding neighborhood is made up of similarly-styled detached
single family homes within the R-6 zone. The proposed ADU would provide parking on-
site and would be architecturally compatible with the primary single family home. The
site is significantly larger than the surrounding lots and the proposed ADU would not
interfere with sightlines of the existing single family homes in the neighborhood.
Therefore, the proposed location would not result in substantial or undue adverse
effects on adjacent property.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The surrounding neighborhood is made up of similar style detached
single family homes within the R-6 zone. The ADU is required to be consistent with the
architectural character of the primary structure. According the applicant’s submitted
elevations, the proposed ADU is consistent with the siding materials, roof pitch (4:12),
and architectural details of the primary residence such as window and door trim. When
viewed from the public ROW, the proposed ADU is partially obscured by the primary
structure and existing fence. In addition, the proposed setbacks for the ADU exceed the
required setbacks of the R-6 zones and the larger size of the limits the visual impact on
the neighborhood by allowing the ADU to be located farther from the public ROW.
Therefore, the proposed use is anticipated to be compatible with the scale and
character of the neighborhood.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: See Parking discussion under FOF 17, Parking.
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
City of Renton Department of Community & Economic Development
Jung ADU
Administrative Report & Decision
LUA19-000070, CU-A
Report of June 26, 2019 Page 9 of 11
D_Administrative Report_Jung ADU_190605_v1
19. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Current fire impact fees are
$964.53 per ADU. The fee in effect at the time of building permit application is applicable
to this project and is payable at the time of building permit issuance.
Parks: A Park Impact Fee would be required for the future ADU. The current Park Impact
Fee is $1,601.49 per ADU. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Transportation: A Transportation Impact Fee would be required for the future houses.
The Current Transportation Impact Fee is $2,418.16 per ADU. The fee in effect at the
time of building permit application is applicable to this project and is payable at the time
of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: If the single-family ADU project results in more than 2,000 square feet of
new and or replaced impervious surface, the applicant shall submit a site drainage plan
in compliance with the 2017 Renton Surface Water Design Manual at the time of
construction permit application. A 2019 System Development Charge of $0.36 per square
foot in new impervious surface area is payable at the time of building permit issuance.
Water: Water service is available at the site and will be provided by the City of Renton.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: Access to the site is currently provided via an existing paved driveway
off of NE 18th St. Access to the site is not proposed to change and therefore would not
impact access for any of the adjacent property. No change to traffic and circulation
patterns of vehicles and pedestrians relating to the proposed ADU is anticipated in the
surrounding area. Therefore, the addition of only one new unit would not compromise
the safe movement for vehicles and pedestrians in the surrounding area.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The proposed ADU is not anticipated to result in any light, glare, or
noise impacts other than those typically associated with a residential use. The structure
is single story and is designed with windows typical of a single family home. Noise
volume will be consistent with typical residential volume. Therefore, light, glare or noise
volumes would not result in an impact to the surrounding neighborhood.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: See Landscaping discussion under FOF 17, Landscaping.
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
City of Renton Department of Community & Economic Development
Jung ADU
Administrative Report & Decision
LUA19-000070, CU-A
Report of June 26, 2019 Page 10 of 11
D_Administrative Report_Jung ADU_190605_v1
Sanitary Sewer: Sewer service is available at the site will be provided by the City of
Renton.
I. CONCLUSIONS:
1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Residential-6 (R-6) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 17.
3. The proposed accessory dwelling unit complies with the conditional use permit criteria as established by
City Code provided all advisory notes are complied with and all conditions of approval are met, see FOF
18.
4. There are adequate public services and facilities to accommodate the proposed accessory dwelling unit,
see FOF 19.
J. DECISION:
The Jung ADU, File No. LUA19-000070, CU-A, as depicted in Exhibit 3, is approved and is subject to the following
conditions:
1. The applicant shall submit an updated landscape plan demonstrating compliance with the tree density
requirements at the time of building permit application for review and approval by the Current Planning
Project Manager.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on June 26, 2019 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Sung and Kyeong Jung
4706 NE 18th St
Renton, WA 98059
Steve Joo
4021 262nd Pl SE
Issaquah, WA 98029
TRANSMITTED on June 26, 2019 to the Parties of Record:
None
TRANSMITTED on June 26, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
6/26/2019 | 1:36 PM PDT
City of Renton Department of Community & Economic Development
Jung ADU
Administrative Report & Decision
LUA19-000070, CU-A
Report of June 26, 2019 Page 11 of 11
D_Administrative Report_Jung ADU_190605_v1
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on July 10, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
EXPIRATION: The Conditional Use Permit decision will expire two (2) years from the date of decision. A single
two (2) year extension may be requested pursuant to RMC 4-9-030.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Jung ADU
Land Use File Number:
LUA19-000070, CU-A
Date of Report
June 26, 2019
Staff Contact
Alex Morganroth
Associate Planner
Project Contact/Applicant
Steve Joo
4021 262nd Pl SE, Issaquah,
WA 98029
Project Location
4706 NE 18th St
Renton, WA 98059
The following exhibits are included with the administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Site Plan
Exhibit 4: Landscape Plan
Exhibit 5: Proposed and Existing Floor Plans
Exhibit 6: Building Elevations
Exhibit 7: Advisory Notes
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
DRAWN BY:PROJ. NO.:DATE:PROJ. ARCH.:DWG.DWG.EDCBA4321OWNER:ISSUEMARK DATE DESCRIPTIONEDCBA4321ARCHITECT:STRUCTURAL ENGINEER:3/30/2019 8:18:58 PMC:\Users\sjoo\Documents\RevitLocalFiles\Renton_sjoo.rvt00001.0003/25/19NEIGHBORHOODDETAIL MAPA-2JUNGRESIDENCECHANGE OFUSESteve Joosteve.joo@hotmail.com206-306-6738SUNG JUNGoh0420@hotmail.com206-384-08504706 NE 18TH STRENTON WA 980592019 02 25NEIGHBORHOOD DETAIL MAP1PROPERTY0'50'100'200'400'SCALE 1" = 100'-0"NExhibit 2DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
NN 2.24'41" E 147.84'N 2.24'41" E 147.84'N 87.35'19" W 110.00'N 87.35'19" W 110.00'EXISTING HOUSE TO REMAIN1,880 SFEXISTING CONCRETE DRIVEWAY(2,810 SF)EXISTING SHEDTO REMAIN (48 SF)GRAY HATCHED AREA INDICATESPROPOSED CHANGE OF USE FROM EXISTING GARAGE TO LIVING AREA.NO BUILDING STRUCTURAL CHANGE. ADDING INTERIOR PARTITION WALLS (700 SF)412'410'411'N.E. 18TH STEXISTING SHEDTO BE DEMOLISHED (150 SF)MINIMUM REAR SETBACK25' - 0"MINIMUM FRONT SETBACK25' - 0"14' - 7 1/2"25' - 0"24' - 0"32' - 0"34' - 2"20' - 0"25' - 8"20' - 8"26' - 8"17' - 9"MINIMUM SIDE SETBACK COMBINED 15 FT NOT LESS THAN 5 FT ON EITHER SIDE14' - 7 1/2"4' - 0 1/2"16' - 4"PROPERTY LINESETBACKPROPERTY LINESETBACKEXISTING STORAGE ROOFTO BE DEMOLISHED(540 SF)WATERMNEW WATER LINE & METERSEWERMEXISTING SEWER LINEWYE CONNECTIONNEW SEWER LINEEXISTING WATER LINE & METERDOWNSPOUT & SPLASHBLOCK TO NORTH STORMWATER WITHIN THE PROPERTYDOWNSPOUT & SPLASHBLOCK TO WEST STORMWATER WITHIN THE PROPERTYDRAWN BY:PROJ. NO.:DATE:PROJ. ARCH.:DWG.DWG.EDCBA4321OWNER:ISSUEMARK DATEDESCRIPTIONEDCBA4321ARCHITECT:STRUCTURAL ENGINEER:4/1/2019 9:27:24 PMC:\Users\sjoo\Documents\RevitLocalFiles\Renton_sjoo.rvt00001.002/25/2019SITE PLAN /UTILITY PLANA-1JUNGRESIDENCECHANGE OFUSESteve Joosteve.joo@hotmail.com206-306-6738SUNG JUNGoh0420@hotmail.com206-384-08504706 NE 18TH STRENTON WA 980592019 02 25VISINITY MAP2ADDRESS4706 NE 18TH ST., RENTON, WA 98059MAXIMUM BUILDING COVERAGE40%REQUIRED YARDFRONT 25 FT, SIDE COMBINED 15 FT WITH NOT LESS THAN 5 FT ON EITHER SIDE, REAR 25 FT55%MAXIMUM IMPERVIOUS SURFACE AREALOT AREA16,262 SQ FTPARCEL516970-0022ZONER-6PROPERTYPROJECT NARRATIVE4-. DESCRIPTION OF THE PROPOSED PROJECT: CHANGE OF USE OF EXISTING GARAGE ( 657 SF ) TO LIVING AREA. NO CHANGE OF EXISTING BUILDING STRUCTURE. -. PROJECT LOCATION: 4706 NE 18TH ST., RENTON, WA 98059-. PROPOSED PROJECT NAME: JUNG RESIDENCE CHANGE OF USE-. TOTAL ESTIMATED CONSTRUCTION COST: $20,000-. NUMBER, TYPE AND SIZE OF TREE TO BE REMOVED:NO TREE TO BE REMOVEDPROJECT DATA3 1" = 10'-0"1SITE PLANBUILDING COVERAGEEXISTING HOUSE1,880 SQ. FT.EXISTING SHED #1150 SQ. FT.EXISTING SHED #248 SQ. FT.32,735 / 16,262 X 100 = 16.82% (STRUCTURE COVERAGE)IMPERVIOUS SURFACE EXISTING HOUSE (INCLUDING EAVES)2,184 SQ. FT.EXISTING SHED #2 (INCLUDING EAVES)80 SQ. FT.EXISTING GARAGE (INCLUDING EAVES)804 SQ. FT.6,622 SQ. FT.TOTAL6,622 / 16,262 X 100 = 40.72% LOT AREA16,262 SQ. FT.EXISTING SHED #1 (INCLUDING EAVES)204 SQ. FT.LOT AREA16,262 SQ. FT.EXISTING GARAGE657 SQ. FT.TOTAL2,735 SQ. FT.EXISTING STORAGE ROOF540 SQ. FT.EXISTING CONCRETE DRIVEWAY2,810 SQ. FT.Exhibit 3DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
NN 2.24'41" E 147.84'N 2.24'41" E 147.84'N 87.35'19" W 110.00'N 87.35'19" W 110.00'EXISTING HOUSE TO REMAIN1,880 SFEXISTING CONCRETE DRIVEWAY(2,810 SF)EXISTING SHEDTO REMAIN (48 SF)GRAY HATCHED AREA INDICATESPROPOSED CHANGE OF USE FROM EXISTING GARAGE TO LIVING AREA.NO BUILDING STRUCTURAL CHANGE. ADDING INTERIOR PARTITION WALLS (700 SF)412'410'411'N.E. 18TH STEXISTING SHEDTO BE DEMOLISHED (150 SF)14' - 7 1/2"25' - 0"24' - 0"32' - 0"34' - 2"20' - 0"25' - 8"20' - 8"26' - 8"17' - 9"14' - 7 1/2"4' - 0 1/2"16' - 4"PROPERTY LINEPROPERTY LINEEXISTING STORAGE ROOFTO BE DEMOLISHED(540 SF)EXISTING TREE TO REMAINEXISTING TREE TO REMAIN0'5'10'20'40'SCALE: 1" = 10'-0"22"14"5"EXISTING GRASS TO REMAINEXISTING GRASS TO REMAINDRAWN BY:PROJ. NO.:DATE:PROJ. ARCH.:DWG.DWG.EDCBA4321OWNER:ISSUEMARK DATE DESCRIPTIONEDCBA4321ARCHITECT:STRUCTURAL ENGINEER:3/30/2019 8:18:59 PMC:\Users\sjoo\Documents\RevitLocalFiles\Renton_sjoo.rvt00001.0003/25/19LANDSCAPE/TREERETENTION/LANDCLEARING PLANA-3JUNGRESIDENCECHANGE OFUSESteve Joosteve.joo@hotmail.com206-306-6738SUNG JUNGoh0420@hotmail.com206-384-08504706 NE 18TH STRENTON WA 980592019 02 25 1" = 10'-0"1LANDSCAPE/TREE RETENTION/LANDCLEARING PLANExhibit 4DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
PLAN LEGENDNEW CONSTRUCTIONEXISTING WALL TO REMAINEXISTING WALLS AND WINDOWS TO BE REMOVED AND/OR MODIFIEDD-#NEW DOOREXISTING DOOREXISTING DOOR TO BE REMOVED AND/OR MODIFIEDGENERAL NOTES-VERIFY IN THE FIELD ALL DIMENSIONS OF EXISTING CONDITION-CONSTRUCTION TO COMPLY WITH THE 2015 IRC-2X6 EXTERIOR STUD WALLS @ 24" O.C. STACKED FRAMED-2X4 INTERIOR STUD WALLS @ 24" O.C. UNLESS NOTED OTHERWISE-BEARING AND HEADERS TO BE 6X8 #2 DF OR 4X10 #2 DF FURRED-OUT-FIREBLOCK ALL PLUMBING PENETRATIONS-ALL HANGER TO BE SIMPSON OR EQUAL-BEDROOMS TO HAVE AT LEAST ONE OPERABLE WINDOW NET CLEAR OPENING OF 5.7 SQ. FT. MIN. WITH A NET CLEAR OPENING HT. OF 24" MIN. AND NET CLEAR OPENING WIDTH OF 20" MIN. AND A FINISHED SILL HEIGHT OF NOT MORE THAN 44" ABOVE FINISH FLOOR.-ALL LUMBER EXPOSED TO WEATHER OR CONCRETE TO BE PRESSURE TREATED OR CEDAR SQUARE FOOTAGEEXISTING1ST FLOOR0LIVING AREAGARAGESTORAGETOTAL493164657NOTE:THE CONSTRUCTION DOCUMENTS REPRESENTED HEREIN ARE BASED ON NON-INVASIVE SITE OBSERVATION OF THE EXISTING STRUCTURAL CONDITIONS OF THE PROPOSED PROJECT. AS A RESULT, IN CERTAIN INSTANCES, DESIGN ASSUMPTIONS WERE USED TO FORMULATE THE COMPATIBILITY OF THE NEW CONSTRUCTION WITH THE EXISTING STRUCTURAL ELEMENTS. DURING THE COURSE OF CONSTRUCTION, IT IS POSSIBLE THAT CONDITIONS MAY BE ENCOUNTERED THAT DO NOT COINCIDE WITH THE DESIGN ASSUMPTIONS AND MAY REQUIRE FURTHER STRUCTURAL REVIEW TO DETERMINE ADEQUACY. THE BUILDER SHALL BE OBSERVANT OF THESE CONDITIONS AND IMMEDIATELY REPORT ANY DISCREPANCIES TO THE ARCHITECT PRIOR TO PROCEEDING FURTHER WITH THE WORK. 4' - 0 1/2"5' - 2"5' - 0"5' - 2"19' - 4 1/2"3' - 11"6' - 0"3' - 3"3"1' - 9"2' - 0"4' - 0"2' - 0"2' - 5"7' - 7"2' - 6"1 1/2"4' - 0"1' - 3 1/2"1' - 3"2' - 6"2' - 11"3' - 9"2' - 0"4"2' - 6"3' - 5"3' - 0"3' - 7"7' - 0 1/2"8' - 4"3' - 0"1' - 0"33' - 2"KITCHEN4-0X3-6 REF.DWCOOKTOP & HOODLIVING ROOM2-0X2-0 6-0X5-0 D-01D-02D-03D-04D-07D-065-0X5-0 4-0X5-0 BEDROOM 1BEDROOM 2SINK9' - 2"5' - 5"8' - 7"10' - 0"13' - 2"10' - 0"10' - 0"5' - 0"4' - 4"1' - 0"5' - 0"BATHD-05LAUNDRYCLOSETCLOSETCOSDSDVTOS 50 CFMVTOS 100 CFMVTOS 50 CFMPROPOSED657LIVING AREAGARAGESTORAGETOTAL006571A-61A-6OCCUPANCY AND TYPE OF CONSTRUCTIONR-3TYPE V-BOCCUPANCY GROUPTYPE OF CONSTRUCTIONDOOR NUMBERTYPESIZEWIDTHHEIGHTD-01SWING / SINGLE / PANEL3'-0"6'-8"D-022'-4"6'-8"MATERIALWOODWOODDETAILHEADJAMB4/A-55/A-5DOOR SCHEDULE4/A-45/A-4D-032'-6"6'-8"WOOD4/A-45/A-4D-044'-0"6'-8"WOOD6/A-47/A-4D-052'-6"6'-8"WOODD-062'-4"6'-8"WOOD4/A-45/A-4D-076'-8"WOODSWING / SINGLE / PANELSWING / SINGLE / PANELSLIDING / DOUBLE / PANELSWING / SINGLE / PANELSWING / SINGLE / PANEL4/A-45/A-44'-0"6/A-47/A-4SLIDING / DOUBLE / PANEL4' - 0 1/2"15' - 4"19' - 4 1/2"6' - 1"3' - 10"3' - 6"3' - 10"5' - 11"10' - 0"2' - 6"3' - 0"2' - 5"3' - 10"5' - 1"3' - 10"2' - 6"3' - 5"3' - 0"3' - 7"7' - 0 1/2"10' - 0"2' - 4"3' - 7"2' - 7"2' - 3"33' - 2"GARAGESTORAGEEXISTING SLAB ON GRADESLOPE TO DRAINFROM NW CORNER TO SE CORNERELEVATION CHANGES 2"NW CORNER EL. @ 411'-8"SE CORNER EL. @ 411'-6"EXISTING GARAGE DOORTO BE REMOVEDEL. 411'-8" EL. 411'-6" SLOPE TO DRAINDRAWN BY:PROJ. NO.:DATE:PROJ. ARCH.:DWG.DWG.EDCBA4321OWNER:ISSUEMARK DATE DESCRIPTIONEDCBA4321ARCHITECT:STRUCTURAL ENGINEER:3/30/2019 8:19:00 PMC:\Users\sjoo\Documents\RevitLocalFiles\Renton_sjoo.rvt00001.0012/17/2016EXISTING ANDPROPOSEDFLOOR PLANSA-4JUNGRESIDENCECHANGE OFUSESteve Joosteve.joo@hotmail.com206-306-6738SUNG JUNGoh0420@hotmail.com206-384-08504706 NE 18TH STRENTON WA 980592019 02 25 1/4" = 1'-0"2PROPOSED FLOOR PLAN 1/4" = 1'-0"1EXISTING FLOOR PLANExhibit 5DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
EXISTING GRADE EL. 411' -6"FIN FLOOR EL. 412' -0 1/4"W03WINDOW LEGENDNEW WINDOWEXISTING WINDOWEXISTING WINDOW TO BE REMOVED AND/OR MODIFIEDW#NOTE: SEE SHEET A-5 FOR WINDOW SCHEDULEEXISTING ROOF TO REMAINEXISTING SIDING TO REMAINEXISTING CHIMNEY TO REMAINEXISTING GUTTER AND DOWNSPOUT TO REMAINBUILDING HEIGHT11' - 10 5/8"COLOR OF EXTERIOR WALLSW 6202 OR EQUIVALENTCOLOR OF ROOFEXISTING ASPHALT SHINGLE COLORCOLOR OF WINDOW TRIMSW 7757 OR EQUIVALENTEXISTING GRADE EL. 411' -6"FIN FLOOR EL. 412' -0 1/4"EXISTING ROOF TO REMAINEXISTING SIDING TO REMAINEXISTING CHIMNEY TO REMAINEXISTING GUTTER AND DOWNSPOUT TO REMAINBUILDING HEIGHT11' - 10 5/8"EXISTING GRADE EL. 411' -6"FIN FLOOR EL. 412' -0 1/4"W01W02EXISTING ROOF TO REMAINEXISTING SIDING TO REMAINEXISTING CHIMNEY TO REMAINEXISTING GUTTER AND DOWNSPOUT TO REMAINBUILDING HEIGHT11' - 10 5/8"W04EXISTING GRADE EL. 411' -6"FIN FLOOR EL. 412' -0 1/4"W05EXISTING ROOF TO REMAINEXISTING SIDING TO REMAINEXISTING CHIMNEY TO REMAINEXISTING GUTTER AND DOWNSPOUT TO REMAINBUILDING HEIGHT11' - 10 5/8"DRAWN BY:PROJ. NO.:DATE:PROJ. ARCH.:DWG.DWG.EDCBA4321OWNER:ISSUEMARK DATE DESCRIPTIONEDCBA4321ARCHITECT:STRUCTURAL ENGINEER:3/30/2019 8:19:02 PMC:\Users\sjoo\Documents\RevitLocalFiles\Renton_sjoo.rvt00001.0012/17/2016BUILDINGELEVATIONSA-5JUNGRESIDENCECHANGE OFUSESteve Joosteve.joo@hotmail.com206-306-6738SUNG JUNGoh0420@hotmail.com206-384-08504706 NE 18TH STRENTON WA 980592019 02 25 1/4" = 1'-0"3BUILDING ELEVATION - NORTH 1/4" = 1'-0"1BUILDING ELEVATION - SOUTH 1/4" = 1'-0"2BUILDING ELEVATION - WEST 1/4" = 1'-0"4BUILDING ELEVATION - EASTExhibit 6DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 1 LUA19-000070
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and
Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements
of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native
Growth Protection Easement, providing fencing and signage, and providing the City with a site
restoration surety device and, later, a maintenance and monitoring surety device.
6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Exhibit 7
DocuSign Envelope ID: FB894EA2-0BB6-4F59-BAD5-A4E881C85219