Loading...
HomeMy WebLinkAboutD_Leighton_Residence_SGDDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Leighton Residence_FINAL A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: December 14, 2021 Project File Number: PR19-000119 Project Name: Leighton Residence Land Use File Number: LUA21-000237, V-A, SME Project Manager: Jill Ding, Senior Planner Owner: Lisa and Steve Leighton, 3307 Mountain View Ave N, Renton, WA 98056 Applicant: Heidi Helgeson, H2D Architecture and Design, 23020 Edmonds Way, Suite 113, Edmonds, WA 98020 Contact: Lisa Montalvo, H2D Architecture and Design, 23020 Edmonds, Way, Suite 113, Edmonds, WA 98020 Project Location: 3307 Mountain View Ave N (parcel no. 3124059077) Project Summary: The applicant is requesting an administrative side yard setback variance and a shoreline exemption for the demolition of an existing single-family residence and the construction of a new single-family residence located along Lake Washington Reach E within the Shoreline Residential Designation. The project site is zoned R-8 and totals 29,236 sq. ft. in area. The standard shoreline setback would be 25 feet as the lot depth is less than 100 feet. The proposed residence would have 3,938 sq. ft. of living space, 322 sq. ft. of garage area, 272 sq. ft. of deck, and 659 sq. ft. of terraced patio. The existing single-family residence is setback approximately 15 feet from the Ordinary High Water Mark (OHWM) of Lake Washington. None of the footprint of the new residence would be located within the shoreline setback area, however the proposed deck would maintain a setback of 16 feet, 10 inches from the OHWM within the footprint of the original single-family residence. The applicant is requesting an administrative side yard setback variance from the east property line, the proposed setback would range from 0 feet to 3 feet, 9 inches. Access to the site would remain via the existing driveway access off of Mountain View Ave N. A high and moderate landslide hazard area, and sensitive slopes are mapped on the project site. Site Area: 29,236 sq. ft. (0.67 acres) DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 2 of 15 D_Leighton Residence_FINAL B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Architectural Plan Set Exhibit 4: Building Renderings Exhibit 5: Geotechnical Report prepared by Geotech Consultants, dated March 2, 2020 Exhibit 6: Lake Study prepared by Altman Oliver and Associates, LLC, dated December 13, 2018 Exhibit 7: Variance Justification Exhibit 8: Project Narrative Exhibit 9: Arborist Report prepared by Lonnson Arbor Care, dated May 21, 2021 Exhibit 10: Public Comment and City Response Exhibit 11: Aerial Photo of Project Vicinity Exhibit 12: Site Photographs C. GENERAL INFORMATION: 1. Owner(s) of Record: Lisa and Steve Leighton 3307 Mountain View Ave N Renton, WA 98056 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: The site is currently developed with a single-family residence proposed for removal. 5. Critical Areas: The site is mapped within the Shoreline Residential Designation of Lake Washington, Reach E. In addition, a high and moderate landslide hazard area, and sensitive slopes are mapped on the project site. 6. Neighborhood Characteristics: a. North: Single-family residential, R-8 and zone b. East: King County Parks, R-8 zone c. South: Single-family residential, R-8 and zone d. West: Lake Washington 7. Site Area: 29,236 sq. ft. (0.67 acres) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 3 of 15 D_Leighton Residence_FINAL Zoning N/A 5758 06/22/2015 Annexation N/A 1791 09/09/1959 Leighton Residence Bulkhead Repair Leighton Residence Dock Repair LUA19-000052 LUA21-000225 N/A N/A 03/26/2019 06/28/2021 E. 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 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-050: Critical Area Regulations b. Section 4-3-090: Shoreline Master Program 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits – Specific a. Section 4-9-250: Variances, Waivers Modifications, and Alternates 6. Chapter 11 Definitions F. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on June 28, 2021 and determined the application complete on June 30, 2021. Project review was placed on hold on August 9, 2021 and was taken off hold on November 16, 2021. The project complies with the 120-day review period. 2. The applicant’s submittal materials comply with the requirements necessary to process the administrative variance request (Exhibits 2-9). 3. The project site is located at 3307 Mountain View Ave N (parcel no. 3124059077). 4. The project site is currently developed with and existing single-family residence proposed for removal and replacement. 5. Access to the site would be provided via existing driveway access off of Mountain View Ave N. 6. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. The project complies with the goals and policies of this Comprehensive Plan land use designation. DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 4 of 15 D_Leighton Residence_FINAL Compliance Comprehensive Plan Analysis ✓ Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards. ✓ Policy L-29: Protect the integrity of natural drainage systems, existing land forms, and maintain wildlife habitat values by preserving and enhancing existing vegetation and tree canopy coverage to the maximum extent possible and by restoring hydrological flows and improving the condition of shorelines. ✓ 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. ✓ Policy L-54: Protect public scenic views and public view corridors, including Renton’s physical, visual and perceptual linkages to Lake Washington and the Cedar River. 7. The site is located within the Residential-8 (R-8) zoning classification. 8. There are approximately five (5) trees located on-site, all of which are proposed for removal. 9. The site is mapped within the Shoreline Residential Designation of Lake Washington, Reach E (a shoreline exemption would be issued at the time of Building Permit issuance). In addition, a high and moderate landslide hazard area, and sensitive slopes are mapped on the project site. 10. The applicant is proposing to begin construction in summer 2022 and end in fall 2022. 11. The following variances to (regulation[s]) have been requested by the applicant: RMC Code Citation Required Standard Requested Variance RMC 4-2-110A Residential Development Standards 5-foot side yard setback The applicant is requesting an administrative side yard setback variance from the east property line, the proposed setback would range from 0 feet to 3 feet, 9 inches. 12. Staff received one public comment email regarding public access to the Lake Washington shoreline located to the south of the project site (Exhibit 10). To address public comments the following report contains analysis related to public access. 13. No other public or agency comments were received. 14. 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. 15. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City’s Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single-family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 5 of 15 D_Leighton Residence_FINAL high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all conditions of approval are met: Compliance R-8 Zone Develop Standards and Analysis N/A Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Not applicable, no subdivision is proposed. N/A Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (60 feet for corner lots) and a minimum lot depth of 80 feet is required. Staff Comment: Not applicable, no subdivision is proposed. Compliant if condition of approval is met and variance is granted Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, secondary front yard (applies to corner lots) is 15 feet, and the rear yard is 20 feet. Staff Comment: In accordance with RMC 4-3-090D.7.a, a total of twenty-five (25)-foot setback (ten (10)-foot wide conservation buffer plus a fifteen (15)-foot building setback) from the Ordinary High Water Mark (OHWM) of Lake Washington (west property line) as the property has a lot depth less than 100 feet. A Lake Study prepared by Altman Oliver and Associates, LLC, dated December 13, 2018 (Exhibit 6) was included with the project application materials. The submitted Lake Study included a planting plan that would vegetate the ten (10)-foot wide vegetation conservation buffer along the OHWM to the north and south of the proposed residence, outside of the existing paved patio area. The vegetation conservation buffer would be planted with native plants and shrubs as identified on the proposed planting plan (Exhibit 6). Staff recommends as a condition of approval that the ten (10- foot vegetation conservation buffer be planted prior to issuance of a final building inspection for the proposed residence. To ensure compliance, the applicant shall schedule a buffer planting inspection with the Current Planning Project Manager prior to scheduling a final inspection. The front yard area of the lot would be oriented towards the south, facing Mountain View Ave N, with the rear yard along the north property line and the side yard along the east property line. The existing single-family residence located on the project site, proposed to be removed, is non- conforming with respect to the required twenty-five (25)-foot shoreline setback. The existing deck structure is setback nine (9) feet two (2) inches from the OHWM and the existing residence is setback approximately sixteen (16) feet from the OHWM. The proposed residence would provide an approximately 203-foot front yard setback and an approximately sixty-seven (67)- foot rear setback. The applicant is requesting an administrative side yard setback variance from the east property, the proposed setback would range from 0 feet to 3 feet, 9 inches, see further discussion below under FOF 18. ✓ Building Standards: The R-8 zone has a maximum building coverage of 50% and a maximum impervious surface coverage of 65%. Within the Shoreline Residential Designation (RMC 4-3- 090D.7.a), a maximum building coverage of 25% and a maximum impervious surface coverage of 50% is permitted. In the R-8 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 DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 6 of 15 D_Leighton Residence_FINAL stepped back one-and-a-half (1.5) horizontal feet from each 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: Within the Shoreline Residential Designation (RMC 4-3-090D.7.a), a maximum building coverage of 25% and a maximum impervious surface coverage of 50% is permitted. The proposed residence would have a building footprint that totals 2,910.8 sq. ft., which would result in a building coverage of 9.9% on the 29,236 sq. ft. project site and would comply with the building coverage requirements in the R-8 zone and Shoreline Residential Designation. The proposed project would result in a total impervious surface coverage of 10,100.7 sq. ft., which would result in a total impervious surface coverage of 34.5% on the 29,236 sq. ft. project site, which would be less than the maximum impervious surface coverage requirements of the R-8 zone and Shoreline Residential Designation. The proposed residence would have a pitched roof with a maximum height of 29’-2 1/8” and two (2) stories, which would comply with the maximum height requirements permitted in the R-8 zone and Shoreline Residential Designation. Compliance not yet demonstrated Landscaping: The City’s landscape regulations (RMC 4-4-070) require ten feet (10') of on-site landscaping is along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. 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: The project site does not have frontage along a public right-of-way and would therefore not be required to provide the onsite ten (10)-foot landscape strip. Two (2) trees would be required to be provided within the front yard area of the proposed residence. A conceptual landscape plan was not included with the project application materials. Compliance with this requirement would be verified at the time of Building Permit Review. Compliance not yet demonstrated 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: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 7 of 15 D_Leighton Residence_FINAL Staff Comment: An Arborist Report prepared by Lonnson Arbor Care, dated May 21, 2021 (Exhibit 9) was included with the project application materials. There are seven (7) trees located on the project site. Of the seven (7) existing trees two (2) have been identified as diseased and were not included as significant trees. Of the five (5) remaining trees, two (2) are located within the twenty-five (25)-foot shoreline setback area. Based on the thirty percent (30%) retention requirement within the R-8 zone, the applicant would be required to retain 1.5 or two (2) trees. All of the existing trees are located within or adjacent to the proposed building footprint and would not be suitable for retention. To comply with the tree retention requirements, the applicant would be required to plant twelve (12), minimum two (2)-inch caliper or six (6)-foot tall evergreen trees on the project site. A minimum tree density of two (2) trees per 5,000 sq. ft. of lot area is required within the R-8 zone. Based on a lot size of 29,236 sq. ft., the project site would be required to provide a total of six (6) trees on the project site to comply with the minimum required tree density. The trees that would be required to be retained or replaced for compliance with the tree retention requirement may be counted towards the minimum tree density requirements. Compliance with this requirement would be demonstrated at the time of Building Permit Review. ✓ Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. 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 proposal would include sufficient area to provide the required two (2) onsite parking spaces. According to the submitted site plan (Exhibit 2), the topography of the proposed driveway would be flat and would not exceed the fifteen percent (15%) maximum permitted slope. 16. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-4, R-6, R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single-family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance Design Standards R-8 and Analysis N/A Lot Configuration: One of the following is required of preliminary plat applications: 1. Lot width variation of 10 feet (10’) minimum of one per four (4) abutting street- fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots, or 3. A front yard setback variation of at least five feet (5’) minimum for at least every four (4) abutting street fronting lots. Staff Comment: Not applicable, no new lots are proposed. N/A Lots shall be configured to achieve both of the following: DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 8 of 15 D_Leighton Residence_FINAL 1. The location of stormwater infiltration LID facilities is optimized, consistent with the Surface Water Design Manual. Building and property line setbacks are specified in the Surface Water Design Manual for infiltration facilities. 2. Soils with good infiltration potential for stormwater management are preserved to the maximum extent practicable as defined by the Surface Water Design Manual. Staff Comment: The proposal would direct discharge into Lake Washington. ✓ Garages: If an attached garage is wider than twenty six feet (26’), at least one (1) garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. The roof extends at least five feet (5’) (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front façade at ground level, or 6. The garage is detached, or 7. The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g. trim and hardware), and are recessed from the front façade a minimum of five feet (5’), and from the front porch a minimum of seven feet (7’). Staff Comment: The proposed garage would have a width of fifteen (15) feet, and would comprise forty percent (40%) of the thirty seven and a half (37.5’)-foot ground floor façade, which complies with option five (5) above. ✓ Primary Entry: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: The primary building entrance would have a depth of eleven (11) feet, three (3) inches, and would exceed the minimum depth required of five feet (5’). There are five (5) proposed steps leading up to the porch, which would exceed the minimum required height of twelve inches (12") above grade. ✓ Facade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 9 of 15 D_Leighton Residence_FINAL 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: The front façade, facing Mountain View Ave N, includes modulations that would comply with the ten- foot (10’) by two- foot (2’) dimensional requirements to add visual interest to this elevation. Compliant of condition of approval is met Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of all facades facing street frontage or public spaces. Staff Comment: The south façade (facing Mountain View Ave NE) and the west façade (facing Lake Washington) would be facades facing public spaces. The east-facing façade could be considered to front a public spaces as this façade would face the existing trail located on the King County Parks-owned property. However, the elevation of the residence at this location would sit ten feet (10’) lower than the elevation of the trail. In addition, mature vegetation exists on the King County Parks property between the property line and the trail. The combination of the existing vegetation as well as the elevation difference would result in this elevation being screened from public view and would not require window and door opening. The applicant did not provide calculations demonstrating that the south and west building elevations would include windows and doors that constitute twenty-five percent (25%) of the façade. Staff recommends, as a condition of approval, that the applicant demonstrate, as the time of Building Permit Review, that the south and west facades include windows and doors openings that constitute twenty-five percent (25%) of these facades or this element is satisfied via the guidelines of the section as determined by the Current Planning Project Manager. N/A Scale, Bulk, and Character: A variety of elevations and models that demonstrate a variety of floor plans, home sizes, and character shall be used. All of the following are required: 1. A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape. 2. Abutting, adjacent, and diagonal houses must have differing architectural elevations. Staff Comment: Not applicable, as no subdivision is proposed. N/A Roofs: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Not applicable, as no subdivision is proposed. ✓ Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at leasttwelve inches (12") with horizontal fascia or fascia gutter at lest five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: The proposed residence includes eaves that would project a minimum of twelve inches (12") with horizontal fascia at least five inches (5") in depth. DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 10 of 15 D_Leighton Residence_FINAL Compliant if condition of approval is met Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight (8) inches (8”) is required between the first and second story. Additionally, one of the following is required: 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Trim is proposed around all window and door openings. The east façade has a long expanse that does not include window or door openings, to break up this façade, staff recommends, as a condition of approval that a revised elevation of the east façade be provided at the time of Building Permit Review. This revised elevation shall include a horizontal band that measures at least eight inches (8") between the first and second story or this element is satisfied via the guidelines of the section as determined by the Current Planning Project Manager. N/A Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty-four inches (24"). Staff Comment: Not applicant, no subdivision is proposed. 17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with: Compliance Critical Areas Analysis ✓ Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: A high and moderate landslide hazard area, and sensitive slopes (slopes with grades between 25 and 40 percent) are mapped on the project site. Due to the DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 11 of 15 D_Leighton Residence_FINAL 18. Variance Analysis: The applicant is requesting an administrative side yard setback variance from the east property, the proposed setback would range from 0 feet to 3 feet, 9 inches. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250.B.5. Therefore, staff recommends approval of the requested variance. Compliance Variance Criteria and Analysis ✓ a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: The applicant contends that they suffer practical difficulties due to the shape of the lot and the presence of a Shoreline of the State (Lake Washington) along the west property line. The project site is a narrow rectangular shaped lot with the westerly property line abutting Lake Washington and a depth of approximately 61 feet. In accordance with RMC 4-3-090D.7.a, a total twenty-five (25)-foot setback (ten (10)-foot wide conservation buffer plus a fifteen (15)- foot building setback) from the Ordinary High Water Mark (OHWM) of Lake Washington (west property line) is required as the property has a lot depth less than 100 feet. The front yard area of the lot would be oriented towards the south, facing Mountain View Ave N, with the rear yard along the north property line and the side yard along the east property line. The existing single-family residence located on the project site, proposed for to be removed, is non-conforming with respect to the required twenty-five (25)-foot shoreline setback. The existing deck structure is setback nine (9) feet, two (2) inches from the OHWM and the existing residence is setback approximately sixteen (16) feet from the OHWM. The proposed structure is a two story, 3-bedroom Single Family Residence with 3,937.8 sq. ft. of living space, a 322.2 sq. ft. garage, 272.3 sq. ft. deck, and a 658.8 sq. ft. terraced patio. While the proposed residence would not be located within the Shoreline setback area, a portion of the proposed deck would extend into the shoreline setback, in the location of the footprint of the existing single-family residence. mapped landslide hazards and sensitive slopes, the applicant submitted a Geotechnical Report prepared by Geotech Consultants, dated March 2, 2020 (Exhibit 5) with the project application materials. According to the submitted report, sub-surface explorations were conducted onsite through the excavation of two (2) test pits. Test pit 1 was excavated on the southwestern corner of the project site. Soils within this pit were comprised of loose, uncompacted silty sand fill that contains chunks of concrete. Below this was another two (2) feet of loose, gravelly sand that appears to be old lake sediments. At a depth of approximately four (4) feet, dense, silty sand was encountered that appears to have been glacially compressed. Test pit 2 was excavated to the northeast of the existing residence. This exploration also encountered fill within the first two (2) feet of soil, however chunks of concrete were not present. The underlying soils were similar to soils encountered in test pit 1. The geotech report concluded that the onsite soils were sufficient to support the construction of a single-family residence with conventional foundations and floor slabs and would not be subject to liquefaction. The report also analyzed the onsite sensitive slope areas and did not recommend any buffers or building setbacks from the slope. Additionally, the report did not identify any landslide hazard mitigation needed with the project scope. DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 12 of 15 D_Leighton Residence_FINAL At its most non-conforming point, the proposed deck would maintain a setback of sixteen (16) feet, ten (10) inches from the OHWM within the original footprint of the single-family residence. To accommodate an increased setback from the shoreline for the proposed residence, and in accordance with RMC 4-3-090D.7.a which states that “a zoning variance from the front and side yard standards may be granted administratively if needed to meet the established shoreline buffer or setback from OHWM”, the applicant is proposing to shift the residence to the east, further away from Lake Washington, and into the required five (5)-foot side yard setback the proposed setback would range from 0 feet to 3 feet, 9 inches. Staff has reviewed the request and concurs that practical difficulties exist due to the narrow shape of the lot and the required twenty-five (25)-foot setback required from Lake Washington. In addition, the proposal to shift the residence to the east outside of the required shoreline setback would make it difficult to accommodate the proposed residence outside of all required setback areas. Moreover, in accordance with the Shoreline Non-Conforming Regulations for single family residences (RMC 4-10-095F.2) alterations or replacement of lawfully-constructed single-family homes, their appurtenances, and impervious area built or installed before the adoption of the Shoreline Master Program (October 24, 2011) subject to certain compliance standards. The proposal would result in the addition of more than 1,000 sq. ft. of building footprint, and would therefore be considered a major alteration or an existing non-conforming single-family residence. A major alteration is required to Install site improvements that protect the ecological functions and processes of the shoreline, consisting of either: 1. Full compliance with Vegetation Conservation provisions of RMC 4-3-090F1, Vegetation Conservation, consisting of revegetation of a native community of the full required* buffer, or 100% of the area between an existing building and the water’s edge if the full buffer cannot be planted, or 2. An alternate mitigation proposal prepared by a qualified professional and approved by the Administrator that would provide at least equal protection of ecological functions and processes as the full required* setback and buffer. The submitted Lake Study and planting plan (Exhibit 6) includes the installation of the full ten (10)-foot vegetation conservation buffer along the Lake Washington shoreline, except for in areas where there is an existing patio or boat ramp access to Lake Washington. In addition, the submitted Lake Study (Exhibit 6) concluded that the proposed plantings within the Vegetation Conservation buffer would result in an enhancement of ecological functions on the project site. Compliant if condition of approval is met b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The applicant contends that the requested variance would not be materially detrimental to the public welfare or injurious to other properties in the vicinity. To comply with the code required twenty-five (25)-foot shoreline setback, the applicant is requesting a side yard setback variance that would range from zero (0) feet to three (3) feet, nine (9) inches. The exterior walls and roof within this side yard setback would be fire-rated to meet current code standards and have no openings. At the location of the zero (0) foot setback, the structure would not have eaves projecting over the property line. Maintenance and construction would be completed with as minimal impact to the neighboring property to the east as possible and any disturbance to the groundcover would be replaced and replanted. The abutting property to the east is owned by the King County Parks Department. The project site sits at an elevation ten (10) feet lower than the King County property (Exhibits 2 and 7). The project site is also fourteen (14) feet lower than Lake Washington Blvd (Exhibits 2 and 7), which is to the east of the King County Parks property, and approximately twenty-eight (28) feet lower than the nearest existing single- family residence uphill of the project site, which is located approximately 140 feet to the east. Construction and maintenance at the property line will not disturb the functionality of the adjacent property. There are not anticipated to be any direct impact to views of uphill residential uses from the proposal. DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 13 of 15 D_Leighton Residence_FINAL Staff has reviewed the request and concurs that the requested side yard setback reduction is not anticipated to adversely impact other properties in the vicinity. Staff received no comments from the King County Parks Department during the 14-day public comment period. To ensure that the applicant has permission to encroach on the King County Parks property during construction of the proposed residence, staff recommends, as a condition of approval that the applicant obtain a temporary construction easement from the King County Parks Department prior to the issuance of a Building Permit. Staff did receive one (1) public comment (Exhibit 10) with regards to public access during the 14- day public comment period. In addition, based on the exhibit included with the comments, it appears that the comment applies to an area of publicly-owned right-of-way that extends to the shoreline to the south of the project site and does not apply to the subject property. Public access is not a requirement across residentially-zoned properties under the City’s Shoreline Master Program, therefore, public access would not be required on the applicant’s property (RMC 4-3- 090D.4.b). ✓ c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: The applicant contends that the approval would not constitute a grant of special privilege. The requested variance would not adversely impact views or accessibility of any neighboring properties. The applicant further contends that neighboring properties in the area, particularly the single-family residences south of the project site typically averages around 4,000 sq. ft. of living space with many going upwards of 4,800 sq. ft. The proposed design, which includes 3,937.8 sq. ft. of living space, would be consistent in the size and design of the neighborhood and surrounding properties. Staff has reviewed the request and concurs that the requested side yard setback variance would not be a grant of special privilege. There are neighboring properties to the south of the project site that have single-family residences constructed with reduce front or side yard setbacks (see Exhibit 11). In addition, the applicants’ proposal to shift the residence to the east, away from the Lake Washington shoreline would be consistent with the intent of the City’s Shoreline Master Program, which allows the City to consider front and side yard setback variances in exchange for a larger setback from the shoreline (RMC 4-3-090D.7.a). ✓ d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: The applicant contends that the requested side yard setback variance is the minimum necessary to accomplish to desired purpose of constructing a single-family residence in the subject property that meets the needs of the property owners and accommodates the required twenty-five (25)-foot setback from the shoreline. Staff has reviewed the request and concurs that the requested side yard setback variance is the minimum necessary to allow the applicant to construct a single-family residence on the narrow upland portion of the project site. The requested variance would allow the applicant to construct a residence with an adequate width as well as accommodating the required shoreline setback. G. 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 6. 2. The subject site is at 3307 Mountain View Ave N (parcel no. 3124059077) located in the Residential-8 (R- 8) 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 15. DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 14 of 15 D_Leighton Residence_FINAL 3. The proposed residence complies with the Residential Design and Open Space standards provided the applicant complies with City Code and conditions of approval, see FOF 16. 4. The proposed variance application complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. 5. The requested variance meets the four (4) criteria to be considered in making a decision on a variance request as specified in RMC 4-9-250.B.5. The analysis of the proposal according to variance criteria is found in the body of the Staff Report, see FOF 18. H. DECISION: The Leighton Residence, File No. LUA21-000237, V-A, SME, as depicted in Exhibit 3, is approved and is subject to the following conditions: 1. The ten (10)-foot vegetation conservation buffer as depicted in Exhibit 6 shall be planted prior to issuance of a final building inspection for the proposed residence. 2. The applicant shall provide calculations at the time of building permit review, that demonstrate the south and west facades include windows and doors openings that constitute twenty-five percent (25%) of these facades or this element is satisfied via the guidelines of the section as determined by the Current Planning Project Manager. 3. A revised architectural elevation of the east façade shall be provided at the time of Building Permit Review. This revised elevation shall include a horizontal band that measures at least eight inches (8") between the first and second story or this element is satisfied via the guidelines of the section as determined by the Current Planning Project Manager. 4. The applicant shall obtain a temporary construction easement from the King County Parks Department prior to the issuance of a Building Permit. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date TRANSMITTED on December 14, 2021 to the Owner/Applicant/Contact: Owner: Applicant: Contact: Lisa and Steve Leighton 3307 Mountain View Ave N Renton, WA 98056 Heidi Helgeson H2D Architecture and Design 23020 Edmonds Way, Suite 113 Edmonds, WA 98020 Lisa Montalvo H2D Architecture and Design 23020 Edmonds, Way, Suite 113 Edmonds, WA 98020 TRANSMITTED on December 14, 2021 to the Parties of Record: Marlene Winter 2731 Mountain View Ave N Renton, WA 98056 marlene@marlenewinter.com DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59 12/14/2021 | 12:48 PM PST City of Renton Department of Community & Economic Development Leighton Residence Administrative Report & Decision LUA21-000237, V-A, SME Report of December 14, 2021 Page 15 of 15 D_Leighton Residence_FINAL David Malik kennydaltown@gmail.com TRANSMITTED on December 14, 2021 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Matt Herrera, Current Planning Manager Anjela Barton, Fire Marshal I. 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 December 28, 2021. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by Governor’s Proclamation 20-05, the City Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub only on Tuesdays and/or Wednesdays. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1)-year extension may be requested pursuant to RMC 4-9-250. 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: C2B7C75A-907A-4E44-8395-DD44254F0C59 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Leighton Residence Land Use File Number: LUA21-000237, V-A, SME Date of Report December 14, 2021 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Lisa Montalvo H2D Architecture and Design 23020 Edmonds, Way, Suite 113, Edmonds, WA 98020 Project Location 3307 Mountain View Ave N (parcel no. 3124059077) The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Architectural Plan Set Exhibit 4: Building Renderings Exhibit 5: Geotechnical Report prepared by Geotech Consultants, dated March 2, 2020 Exhibit 6: Lake Study prepared by Altman Oliver and Associates, LLC, dated December 13, 2018 Exhibit 7: Variance Justification Exhibit 8: Project Narrative Exhibit 9: Arborist Report prepared by Lonnson Arbor Care, dated May 21, 2021 Exhibit 10: Public Comment and City Response Exhibit 11: Aerial Photo of Project Vicinity Exhibit 12: Site Photographs DocuSign Envelope ID: C2B7C75A-907A-4E44-8395-DD44254F0C59