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Home My WebLink About323 Stevens Variance Report and Decision_15-000626DEPARTMENTOFCOMMUNITY1ANDECONOMICDEVELOPMENTIIADMINISTRATIVEVARIANCEREPORT&DECISIONA.SUMMARYANDPURPOSEOFREQUESTREPORTDATE:October2,2015ProjectName:323StevensAveVarianceOwner:Renton6,LLC,1920556thAvenueW,Lynnwood,WA98036Applicant:SunnySingh,HSGCHomes,Inc.,5313HighlandDriveSE,Auburn,WA98092Contact:DennisAlfredson,PlatandSiteCivilDesign,LLC,37702280thPlaceSE,Enumclaw,WA98022FileNumber:LUA15-000626V-AProjectManager:JillDing,SeniorPlannerProjectSummary:ApplicantisrequestinganadministrativeVariancefortheconstructionofadrivewaywitha38percentgrade.Themaximumdrivewaygradepermissibleis15percent.TheprojectsiteislocatedwithintheResidential-8(R-8)zoneandtotals15,256squarefeetinarea.AnewsinglefamilyresidenceiscurrentlyunderconstructionontheprojectsiteunderpermitnumberB14001466.Protectedslopes(slopeswithgradesexceeding40percent)arelocatedonthenorthcentralportionoftheprojectsiteandahighlandslidehazardareaismappedacrosstheprojectsite.AccesstothesiteisproposedviaadrivewayoffofStevensAvenueSW.ProjectLocation:323StevensAvenueSWSiteArea:15,256SquareFeet(0.35acres)V2l337CJ1O2437000942343700075!1IS$ProjectLocationMap323StevensVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrotiveVarianceReport&Decision323STEVENSAVEVARIANCELUA15-000626,V-AReportofOctober2,2015Page2of6B.PROJECTDESCRIPTION/BACKGROUND:AsinglefamilyresidenceiscurrentlyunderconstructionontheprojectsiteunderpermitnumberB14001466.Asconstructiononthesinglefamilyresidenceprogressed,itwasnoticedthatitwouldbedifficulttoregradethedrivewaytocomplywiththemaximum15%drivewayslopepermittedbyCityCode(RMC4-4-0801.6).Thetotallengthofthedrivewayisapproximately130feet,themajorityofthedriveway,111feet,wouldhaveagradeof13%,thelast19feetwouldhaveagradeofapproximately38%.The111-footportionofthedrivewayisashareddriveway,whichalsoprovidesaccesstotheresidencelocatedat321StevensAvenueSW(northoftheprojectsite).Theshareddrivewayhasalreadybeenconstructedmakingitdifficultfortheapplicanttoregradethedrivewaytoachievethe15%grade.C.EXHIBITS:Thefollowingexhibitswereenteredintotherecord:Exhibit1:SitePlan/DrivewayProfileExhibit2:VarianceJustificationExhibit3:NeighborhoodDetailMap0.FINDINGS:Havingreviewedthewrittenrecordinthematter,theCitynowmakesandentersthefollowing:1.Request:Theapplicantisrequestingavariancefromthe15%maximumdrivewayslopepermittedbyCityCode(RMC4-4-0801.6)toamaximumslopeof38%forthelast19feetofthedriveway.2.AdministrativeVariance:Theapplicant’ssubmittalmaterialscomplywiththerequirementsnecessarytoprocesstheadministrativevariance.Theapplicant’sneighborhoodvicinitymap,siteplanandjustificationareprovidedasExhibits1-3.3.ExistingZoningandLandUses:ThezoningoftheprojectsiteandallpropertieswithintheprojectvicinityisResidential—8(R-8).Thesurroundingpropertiestothenorth,south,westandeastaredevelopedwithsinglefamilyresidences.{fE.CONSISTENCYWITHVARIANCECRITERIA:Section4-9-250B.5.alists4criteriathatthePlanningDirectorisaskedtoconsider,alongwithallotherrelevantinformation,inmakingadecisiononanAdministrativeVarianceapplication.Theseincludethefollowing:ThePlanningDirectorshallhaveauthoritytograntanAdministrativeVarianceuponmakingadetermination,inwriting,thattheconditionsspecifiedbelowhavebeenfoundtoexist:1.Theapplicantsufferspracticaldifficultiesandunnecessaryhardshipandthevarianceisnecessarybecauseofspecialcircumstancesapplicabletosubjectproperty,includingsize,shape,topography,andlocationorsurroundingsofthesubjectproperty,andthestrictapplicationof323StevensVarianceReport CityofRentonDeportmentofCommunity&EconomicDevelopmentAdministrativeVarianceReport&Decision323STEVENSAVEVARIANCELUAS-000626,V-AReportofOctober2,2015Page3of6theZoningCodeisfoundtodeprivesubjectpropertyownerofrightsandprivilegesenjoyedbyotherpropertyownersinthevicinityandunderidenticalzoneclassification:TheapplicantcontendsthatspecialcircumstancesexistonthesubjectpropertyandthestrictapplicationoftheZoningCodewoulddeprivethepropertyowneroftherightandprivilegeofprovidingdrivewayaccesstothegarage.Thereisanapproximately30%overallslopeacrosstheprojectsite,with40%(protectedslopes)locatedalongthenorthpropertyline.Inaddition,thereisashareddrivewayeasementover111feetoftheapproximately130-footlongdriveway.Theshareddrivewaywaspreviouslyconstructedtoprovideaccesstotheresidenceat321StevensAvenueSW.Thisshareddrivewaywouldhaveneededtobeconstructedapproximately4feethighertoaccommodatea15%slopealongtheentirelengthofthedriveway.Asitstandsnow,theexistingshareddrivewayhasamaximumslopeof13%.Staffhasreviewedtherequestedvarianceandconcursthatduetotheexistingtopographyontheprojectsiteandtheelevationoftheexistingshareddriveway,theapplicantisunabletoprovideadrivewaywithamaximumslopeof15%totheresidenceunderconstructionandthatthegrantingofavariancefora38%slopewouldallowthehomeownertohavevehicularaccesstoagarage.Withoutthegrantingofthevariancethepropertyownerwouldbedeprivedtheopportunitytoparktheirvehicleinagarage,whichisarightenjoyedbyotherpropertyowners.2.Thatthegrantingofthevariancewillnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichsubjectpropertyissituated:Theapplicantcontendsthatthegrantingofthevariancewouldnotbedetrimentaltothepublicwelfareorinjurioustosurroundingpropertiesbecausetheportionofthedrivewaythatexceedsthe15%maximumslopeistheportionofthedrivewaythatonlyserves323StevensAvenueSW.Theshareddrivewayhasamaximumslopeof13%,whichcomplieswiththedrivewaystandards.Inaddition,firedepartmentaccesswouldnotbeadverselyimpacted.Fireapparatuswouldutilizetheshareddrivewayforaccess,whichhasa13%slope.Fireapparatuswouldnotneedtoutilizethe38%drivewayslopeforemergencyaccess.Therefore,therequestedvariancewouldnotbedetrimentaltothepublicwelfareorinjurioustootherpropertiesinthevicinity.Staffconcursthattheconstructionofaprivatedriveway,witha38%slope,servingonly323StevensAvenueSWwouldnotbedetrimentaltothepublicwelfareorinjurioustosurroundingpropertyinthevicinity.However,itisanticipatedthatstromwaterwouldrundownthenewdriveway.Whenadrivewayexceeds8%gradeRentonMunicipalCoderequiresaslotteddrainisinstalledalongthedownhilledgeofthedrivewaytocontainstromwaterrunoff.Assuch,staffrecommends,asaconditionofapproval,thataslotteddrainoranotherstormwaterfacilityasapprovedbytheCityofRentonbeinstalledasapartofthedrivewaytoensurethatstromwaterrunoffdoesnotrunoffontoneighboringproperties.3.Thatapprovalshallnotconstituteagrantofspecialprivilegeinconsistentwiththelimitationuponusesofotherpropertiesinthevicinityandzoneinwhichthesubjectpropertyissituated:Theapplicantcontendsthattherequestedvariancefromthemaximum15%drivewayslopewouldnotconstituteagrantofspecialprivilegeasthepurposeofthevarianceistoallowthepropertyownerdrivewayaccesstotheirgarage.323StevensVarianceReport CityofRentonDepartmentafCommunity&EconomicDevelopmentAdministrativeVarianceReport&Decision323STEVENSAVEVARIANCELUA5-000626,V-AReportofOctober2,2015Page4of6Staffconcursthattheapprovaloftherequestedvariancewouldnotbeagrantofspecialprivilege.Therequestedvarianceforadrivewaywithamaximumslopeof38%wouldallowfordrivewayaccesstothegarageoftheresidenceunderconstruction(permitnumber814001466)ontheprojectsite.Inaddition,itisnotpossibletoregradethedrivewaytocomplywiththemaximum15%sloperequirementduetotheelevationoftheexistingdrivewaytotheeast,whichprovidesaccessto321StevensAvenueSWfromtheexistingshareddrivewayeasementovertheeasternportionoftheprojectsite.4.Thattheapprovalisaminimumvariancethatwillaccomplishthedesiredpurpose:Theapplicantcontendsthatapprovalofavariancetoallowfortheinstallationofadrivewaywithamaximumgradeof38%istheminimumvariancethatwillaccomplishthedesiredpurposeofprovidingdrivewayaccesstothegaragebeingconstructedunderbuildingpermit814001466.Staffconcursthattherequestedvariancefortheinstallationofadrivewaywithamaximumslopeof38%istheminimumvariancenecessarytoallowdrivewayaccesstothegarageforthesinglefamilyresidenceunderconstruction(B14001466)ontheprojectsite.F.CONCLUSIONS:1.Thesubjectsiteislocatedat323StevensAvenueSW.ThesiteiswithintheResidential—8(R8)Zone.2.Theapplicant’sproposalistoinstalladrivewaywithamaximumslopeof38%.3.TheanalysisoftheproposedadditionwasevaluatedaccordingtovariancecriteriaandisfoundinthebodyoftheStaffReport.4.Duringthecourseofthereview,staffdeterminedthattheproposedadditionmeetsthefour(4)criteriatobeconsideredinmakingadecisiononavariancerequestasspecifiedinRMC4-9-250B5.a.Specialcircumstancesapplytothesubjectsitewhichimposeunduelimitationsontheproperty;thegrantingofthevariancewillnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichthesubjectpropertyissituated;thegrantingofthevariancedoesnotconstituteagrantofspecialprivilegeinconsistentwiththelimitationupontheuseofotherpropertiesinthevicinityandzoneinwhichthesubjectpropertyislocated;andtheapprovalofthevariancerequestwouldbetheminimumvariancenecessarytoaccomplishthedesiredpurpose.G.DECISION:The38%drivewayslopeAdministrativeVariancefor323StevensAveProject,FileNo.LUA1S-000626,isherebyapprovedwithconditions.1.AslotteddrainoranotherstormwaterfacilityasapprovedbytheCityofRentonshallbeinstalledasapartofthedrivewaytoensurethatstormwaterrunoffdoesnotrunoffontoneighboringproperties.323StevensVarianceRepart CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeVarianceReport&Decision323STEVENSAVEVARIANCELUA5-000626,V-AReportofOctober2,2015Page5of6DATEOFDECISIONONLANDUSEACTION:SIGNATURE:JenniferHenning,AICP,PlanningDateDepartmentofCommunity&EconomicDevelopmentTRANSMITTEDthis2nddayofOctober,2015totheOwner:Renton6,LLC1920556thAvenueWLynnwood,WA98036TRANSMITTEDthis2”dayofOctober,2015totheApplicant:SunnySinghHSGCHomes,Inc.5313HighlandDriveSEAuburn,WA98092TRANSMITTEDthis2nddayofOctober,2015totheContact:DennisAifredsonPlotandSiteCivilDesign,LLC37702280thPlaceSEEnumclaw,WA98002TRANSMITTEDthis2nddayofOctober,2015tothefollowingPartiesofRecord:NoPartiesofRecordTRANSMITTEDthis2nddayofOctober,2015tothefollowing:ChipVincent,CEOAdministratorCraigBurnell,BuildingOfficialVanessaDolbee,CurrentPlanningManagerBrianneBannwarth,DevelopmentEngineeringManagerFireMarshalRentonReporterH.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATIONTheadministrativelandusedecisionwillbecomefinalifitisnotappealedwithin14daysoftheeffectivedateofdecision.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonOctober16,2015.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680).AppealstotheExamineraregovernedbyCityofRentonMunicipalCodeSection4-8-110.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheRentonCityClerk’soffice,RentonCityHall—7thFloor,(425)430-6510.Appealsmustbefiledinwriting,togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.323StevensVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeVarianceReport&Decision323STEVENSAVEVARIANCELUA15-000626,V-AReportofOctober2,2015Page6of6RECONSIDERATION:Within14daysoftheeffectivedateofdecision,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.EXPIRATION:Thevariance(s)approvalwillexpiretwo(2)yearsfromthedateofdecision.Avarianceone(1)yearextensionmayberequestedpursuanttoRMC4-9-250B.17.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.323StevensVarianceReport III9IHX]STEVENSAVENUESWf‘_LJi---.-----------7024:HF-EAs€1rL€I-j-ED-I,’><Cn-i20ff4-i-w00c-0zo—-4>02Dmmm>cJ-Dcn0mm220mCO2 [1PLAT&SITECIVILDESIGN,LLCAugust4,2015JillDingCityofRenton1055SGradyWayRenton,WA98057RE:BuildingPermitfor323StevensAveRECEIVEDVarianceRequestforDrivewaySlopeAUG202015DearMs.Ding:CYOFTVARIANCENARRATIVE:a”í!LCNTheVariancerequestedisto:Permitthefilial—‘25ftofa145’drivewaytobeat-‘38%grade.TheparceliszonedresidentialR$,asareallsurroundingproperties.Thebuildableportionofthelotisvelysteep.AbuildingpermithasbeenissuedbytheCityforanewhouse.Thehouseisnearfinished.Thetimetopourthenewdrivewaywasapproaching.Atthistime,theinspectorpointedouttotheowner/builderthatitwillbedifficulttoregradethedrivewaytoCitystandardmaximumslopeof15%.Aseconddriveway,thisonefromtheadjacentsingle-familyhome,intersectswiththesubjectdriveway.Becausethatdrivewayisunderotherownership,itcannotbedisturbed.Thatexistingintersectingdrivewayisover4ftlowerthantheelevationwouldbeifadrivewayslopeof15%slopefromthegaragefloorwastheoreticallyachieved.Clearly,itcannotwork.Theremaininglengthofthedrivewaywouldremainatitscurrent11-13%.(Note:Theexistingintersectingdrivewayfiomtheadjacentlotis—3%fromtheintersectingpoint;i.e,closetoflat.Thusithasnopracticalrelieftoofferevenifpermissiontoregradethatdrivewaywassoughtandreceivedfromitsowner.)Office:1036ColeStMail:377022801hP1SEEnumclaw,WA98022Tel(253)334-6990emaildennisplatandsitecivildesign.ccEXHIBIT ‘“1I;Onthenewdrivewayfacingthe.garage,theintersectingdrivewaytotheright. II‘Ontheproposednewdrivewaylookingattheexistingintersectingdriveway. —elIU.LI)-—II/ifI—u______———-1fi14,2JAjIII1I/,!‘.11—i-—-:‘-----____•I-•———I•I/-IC-/\c_!Luu-i\‘,----------__%/>-z>;--II_II•I(II.1----ILt-..•-•———II/-I..