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HomeMy WebLinkAboutMINOR Modification of RHA Hillcrest Terrace Solid Waste Enclosure_LUA15-000750CITYOFDEPARTMENTOFCOMMUNITY—RentonMINORMODIFICATIONOFMULTI-FAMILYWASTEENCLOSURESETBACKAPPROVALEDENIALEVALUATIONFORM&DECISIONDATE:November5,2015PROJECTNAME:RHAHillcrestTerraceWasteEnclosureModificationPROJECTNUMBER:LUA15-000750,MODPROJECTMANAGER:KrisSorensen,AssociatePlannerAPPLICANT:MarkGroper,RentonHousingAuthority,2900NESt,RentonWA,98056PROPERTYOWNER:RentonHousingAuthority,2900NE10ths,RentonWA,98056CONTACTPERSON:BrianDriska,SchemataWorkshop,1125thAveN,Floor2South,SeattleWA,98109ZONINGDESIGNATION:Residential-14(R-14)PROJECTLOCATION:1442HillcrestLaneNEEXHIBITS:Exhibit1:AerialofsiteExhibit2:Photosofotheron-sitewasteenclosureinfrontyardareaExhibit3:PhotoofexistingwasteenclosuretobereplacedExhibit4:Applicant’sJustificationfortheModificationRequestExhibit5:ArchitecturalElevationsExhibit6:SitePlanExhibit7:FloorPlanSUMMARYOFREQUEST:1.TheRentonHousingAuthorityreceivedamodificationapprovaltoconstructanewwastecollectionareaandenclosurewithinthefrontyardofthemulti-familyresidentialcomplexthroughLUA1-029.2.TheHousingAuthorityisapplyingforasimilarfrontyardmodificationtoreplaceanotherwastecollectionareaonsiteinthesouthwestportionofthesite(Exhibit3).Thesubjectproposalisforanapproximate240sfenclosuretobelocatedinthesamelocationastheexistingcollectionareawithinthefrontyardonthewestsideofHillcrestLaneNE(Exhibit1). CityofRentonDepartmentofCommunityandEconomicDevelopmentAdministrativeModificationRequestReport&DecisionRHAHillcrestTerraceWasteEnclosureModificationLUA15-000750,MODReportofNovember5,2015Page2of63.WithintheR-14zone,screenedwastecollectionareasarenotallowedtobelocatedwithinfrontyardswithoutanapprovedmodificationperRMC4-2-115E.3“Dumpster!Trash!RecyclingCollectionAreas.”Additionally,withinthegeneraldevelopmentstandardsoftheRentonMunicipalCode(RMC),thelocationofoutdoorrefuseandrecyclablesdepositareasandcollectionpointsformulti-familydevelopmentsarenotallowedtobelocatedanyrequiredsetbackorlandscapeareaswithoutanapprovedmodificationperRMC4-4-090C.2“RefuseandRecyclablesStandards.”ProjectDescription:TheapplicantisrequestinganAdministrativeModificationtoconstructanapproximate240squarefootwasteenclosuredrop-offareafortheHillcrestTerracecommunity.ThereplacementwithinthefrontyardsetbackalongthewestsideofHillcrestLaneNEisinthesamelocationastheexistingwastecollectionarea(Exhibit1,3,and6).Thesubjectsiteislocatedat1430HillcrestLaneNEandiszonedResidential-14(R-14)dwellingunitsperacre.ThesiteisaRentonHousingAuthoritymulti-familysingle-storycomplexforseniors.TheapplicantrequestsamodificationfromRMC4-2-115E.3“Dumpster!Trash!RecyclingCollectionArea”andfromRMC4-4-090C.2“LocationinSetbackorLandscapeAreasProhibited”.Thereisasteepslopeonthesitebutitisapproximately230feetdistancefromtheproposedareaofworkandtheslopeswouldnotbeimpactedbythesubjectproposal.Theprojectincludesremovalofanexisting3-sidedwoodenfenceenclosure.Theprojectincludesgradingandsidewalkreplacementwithinatotalworkareaofapproximately1,470sf(Exhibit7).Thereplacementofthesidewalkandcurbinfrontoftheenclosurewouldreplaceanexistingnon-compliantcurbrampandmaintainorimprovetheexistingpedestriancirculationthroughthesite.Theconstructioncostisestimatedat$24,650-$27,400.Notreeswouldbeimpacted.A3-footwidelandscapestripisproposedaroundthenewwasteenclosure(Exhibit7).Theothercollectionareaatthecomplexwasconstructedinasimilardesignastheproposalwherethesidingmaterialsareofasimilarmatchingbricktreatmentastheexteriorwallsofthecomplex’smulti-familystructures(Exhibit2and5).Theothercollectionareaisconstructedofhighqualitymaterialsincludingvariedcolorsofbrickinasimilarpatternasthewallsoftheresidentialcomplex,withviewblockinggatesfacingthestreet,easyaccessforthewastemanagementcollectioncompany,andhasaroofcovering.ANAL.YSISOFREQUEST:RMC4-2-115D.2addressesmodificationstoRMC4-2-115E.3“Dumpster/Trash/RecyclingCollectionArea.”TheAdministratorshallhavetheauthoritytoapprove,approvewithconditions,ordenyproposalsbasedupontheprovisionsofthesedesignregulationswhennootherpermitorapprovalrequiresHeatingExaminerReview.Proposalswillbeconsideredonthebasisofindividualmerit,theoverallintentofthestandardsandguidelines,andcreativedesignalternativeswillbeencouragedinordertoachievethepurposesofthedesignregulations. CityofRentonDepartmentofCommunityandEconomicDevelopmentAdministrativeModificationRequestReport&DecisionRHAHillcrestTerraceWasteEnclosureModificationLUA15-000750,MODReportofNovember5,2015Page3of6StaffAnalysis:Theproposalisdesignedinasimilarfashionastheothernewwasteenclosure,providesoverheadprotectionforresidentswhentheyfrequentthedropofflocation,easyaccessforthewastemanagementcollectionagency,andprovidesavisualscreeningofthedumpstersandtrashcollectionbinsfromtheviewofthepublicandresidents.Staffrecommendsapprovalofthesubjectproposal.Staff’srecommendedapprovalisbasedontheapplicant’ssubmittedmaterials,thestaffanalysisprovidedinthefollowingsubsections,andwithaconditionthatabuildingpermitbesubmittedforproposedremovaloftheexistingcollectionarea,andconstructionofnewsidewalksandthefacility.RMC4-9-250DaddressesmodificationstoRMC4-4-090C.2“LocationinSetbackorLandscapeAreasProhibited.”DecisionCriteria:WhenevertherearepracticaldifficultiesinvolvedincarryingouttheprovisionsofthisTitle,theDepartmentAdministratormaygrantmodificationsforindividualcasesprovidedhe/sheshallfirstfindthataspecificreasonmakesthestrictletterofthisCodeimpractical,thattheintentandpurposeofthegoverninglandusedesignationoftheComprehensivePlanismetandthatthemodificationisinconformitywiththeintentandpurposeofthisCode,andthatsuchmodification:a.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives;StaffAnalysis:TheRMCimplementsthepoliciesoftheComprehensivePlanandintendsthatneighborsandresidentsarenotvisuallyimpactedbytrashcollectionareas,thatscreenedenclosuresareconstructedwithadequatespacetokeepcontainers,andthatscreenedenclosuresarenotlocatedwithinfrontyards.TheapplicantstatesthatthedesignoftheproposednewwasteenclosureisconsistentwiththeexistingstructureconstructedinthenortheastportionofthesitenearthenewCommunityCenter.TheapplicantfurtherstatesthatthecollectionareasshallbelocatedsothattheyhaveminimalimpactonresidentsandneighborsperRMC4-2-115.Theapplicantstatesthatthemulti-familyresidentialcomplexdoesnothaveacleardistinctionbetweenserviceandpedestrianzonesandthattheproposalwouldreplacetheexistingcollectionsiteinthesameareathathashistoricallybeenusedbyresidents.Theapplicantstatesthattheexistinglocationiseasilyaccessibletotheproperty’sseniorresidentsandislocatedinasafelocationsothatelderlyresidentsarenotafraidtotakeouttheirtrash.Theapplicantstatesthatalthoughthelocationiswithinthefrontyardsetback,anypotentialnegativevisualimpactwouldbemitigationforthroughtheconstructionofanewscreenedandroofedenclosure.Staffconcurswiththeapplicant’sassessmentthatthelocationalreadyexistsandprovidesasafeplaceandeasyaccessforallagesresidingatthecomplextodropofftrashandrecyclables.SetbacksforthewastecollectionareaarebasedonHillcrestLaneNE.HillcrestLaneNEisapublicstreetthatonlyservestheRentonHousingAuthoritysitesplittingthe CityofRentonDepartmentofCommunityondEconomicDevelopmentAdministrotiveModificationRequestReport&DecisionRHAHillcrestTerraceWasteEnclosureModificationLUA15-000750,MODReportofNovember5,2015Page4of6seniorhousingcomplexnorthtosouth.HillcrestLaneNEdoesnotprovideconnectionstoanyneighboringproperties(Exhibit1).Theimpactoftheproposedlocationwouldnotimpactotherproperties.ApreviousCityapprovalwasprovidedtobuildasimilarlydesignedwasteenclosureareainafrontyardsetbackinthenortheastportionofthesitenearthenewcommunitycenter(Exhibit1and2).TheapplicanthasdesignedtheproposedwasteenclosurewithsimilarbricktreatmentandvariedcolorsastheothernewwasteenclosureandcollectionareaontheeastsideofHillcrestLaneNE.Thedesignmimicsthemulti-familyresidentialfaçadesbricktreatmentsandpattern(Exhibit2and5).Staffconcurswiththeapplicant’sanalysisthatutilizingthesamelocationminimizesdisruptionofexistingpedestriancirculationnetworks.Theconceptofmovingthecollectionareaanyfurtherfromthestreetintothepropertywouldplaceitclosertotheentrancesoftheresidentialunitsandpotentiallydisrupttheiraccessibilitytounitsandon-siteopenspace.TherequesttolocatethenewwasteenclosurewithinthefrontyardsetbackwheretheexistingtrashcollectionareanowexistsistheminimumadjustmentnecessarytomeettheComprehensivePlanandimplementingmunicipalcode.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringiudgment;StaffAnalysis:Thenewwasteenclosurecollectionareaisdesignedtomeettheneedsoftheresidentsatthecomplexwhoareseniors.Theproposalisdesignedtomeettheaccessibilityandothersafetyrequirementsforaccessingthesitebyresidentsandwastemanagementcollection.Thearchitecturaldesignofthewastecollectionareaisconsistentwiththecomplex’smulti-familystructuresandtherecentlyconstructedwasteenclosureneartheCommunityCenter.Alandscapingstripof3-feetinwidthisproposedaroundthesubjectwasteenclosurearea.ThesubjectenclosurerequiresbuildingpermitreviewandwouldbefurtherreviewedbyCitystaffforsoundengineering,accessibility,andotherminimumdesignandconstructionstandardsintendedbytheCode.c.Willnotbeinjurioustootherproperty(ies)inthevicinity;StaffAnalysis:Theapplicantstatesthatthedesignoftheproposedstructureismoreaestheticallyappropriatethanthecurrentopenstorageareasforthoseneighboringpropertiesandresidentsthathaveviewstotheexistingwastecollectionarea.Staffconcurswiththeapplicantthatthethree-sidedpaintedwoodsidingdoesnotcompletelyblocktheviewsofthewastecollectionsiteandthatthenewdesignwouldfitwiththeexistingmaterialsusedaroundthesite.Instaff’sevaluationoftheexistingcollectionareaaestheticversustheproposednewfacility’saesthetic,thenewreplacementenclosureintheexistingcollectionarealocationwouldbeanimprovement.ThelocationoftheproposalisalongapublicstreetthatonlyservestheRentonHousingAuthorityproperty CityofRentonDepartmentofCommunityandEconomicDevelopmentAdministrativeModificationRequestRepart&DecisionRHAHillcrestTerraceWasteEnclosureModificationLUA15-000750,MODReportofNovember5,2015Page5of6andnootherproperties.Staffdoesnotanticipatethatanyinjurywouldbecausedtootherpropertiesinthevicinitythroughapprovaloftherequest.d.ConformstotheintentandpurposeoftheCode;StaffAnalysis:Staffhasprovidedanalysisinthepreviousstaffanalysissections“a,”“b,”and“c”above.StafffindsthattheproposalmeetstheintentandpurposeoftheCode.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andStaffAnalysis:Staffhasprovidedanalysisinthepreviousstaffanalysissections“a,”“b,”and“c”above.Stafffindsthatthewasteenclosurereplacementproposalisshowntobejustified.Thelocationoftheproposedwastecollectionenclosureiswheretheexistingwastecollectionareahashistoricallybeenlocated.Thesitelayout,pedestrianconnections,andexistingopenspacesforresidentswouldbekeptthesameandprovidethelocationforthewastecollectionareaasintendedforthemulti-familysite.Thedesignofthenewenclosurefitsthesiteandisanimprovementtotheexistingcollectionarea.1.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffAnalysis:Staffhasprovidedanalysisinthestaffanalysissections“a,”“b,”and“c”above.Theproposalistoreplacetheexistingwastecollectionareawithanewfullyenclosedandcoveredcollectionareainthesamelocationastheexistingdropoffarea.ThelocationoftheproposalisalongapublicstreetthatonlyservestheRentonHousingAuthoritypropertyandnootherproperties.Staffdoesnotanticipatethatanyadverseimpactswouldbecausedtootherpropertiesinthevicinitythroughapprovaloftheapplication.Staffdoesnotanticipatethatanyadverseimpactswouldbecausedtootherpropertiesinthevicinitythroughapprovaloftheapplication.DECISION:Theproposalsatisfies6ofthe6criterialistedinRMC4-9-250Dforapprovalofmodifications.Therefore,themodificationsoftheRMC4-2-115E.3“Dumpster/Trash!RecyclingCollectionArea”andRMC4-4-090C.2“LocationinSetbackorLandscapeAreasProhibited”,ProjectNumberLUA15-000750,MOD,areapprovedandsubjecttothefollowingconditions:CONDITION:1)TheapplicantshallsubmitabuildingpermittotheCityofRentonforreviewandapprovalforthewasteenclosureandassociatedimprovementsincludingsidewalk,curbramp,andlandscaping._ _ _ ___ _ _ _ _ ___ _ _ _ ____ItJennierHenning,PlanningDirectorDateDepartmentofCommunity&EconomicDevelopment CityofRentonDeportmentofCommunityandEconomicDevelopmentAdministrativeModficationRequestReport&DecisionRHAHillcrestTerraceWasteEnclosureModificationLUA15-000750,MODReportofNovember5,2015Page6of6Thedecisiontoapprovethemodification(s)willbecomefinalifnotappealedinwritingtogetherwiththerequiredfeeto:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057onorbefore5:00pm,onNovember19,2015.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’soffice,RentonCityHall—7thFloor,(425)430-6510.Ifyouhaveanyfurtherquestionsregardingthisdecision,feelfreetocontacttheprojectmanager,KrisSorensen,at(425)430-6593orksorensen@rentonwa.gov. RHAHillcrestTerraceSiteEXHIBIT1NotesNone0—128064l28FeetWGS_1984_Web_Mercator_Auxiliary_SphereCitYofeYfl..Finance&ITDivisionLegendCftyandCountyBoundaryOtherCityofRentonParcelsInformatIonTechnology-GISRentonMapSupportRentonwa.gov11/3/2015ThismapisausergeneratedstaticoutputfromanInternetmappingsiteandisforreferenceonlyDatalayersthatappearonthismapmayormaynotbeaccuratecurrent,orotherwisereiableTHISMAPISNOTTOBEUSEDFORNAVIGATION UIHX] I-GaoqIeMaps”(ie,GoV9 o k 1613 H14cr.stLn NE i...Renion.Wenkngkor onon ,oeeep. &re,Govg Cc.Mope I I G0eI.opW Vo.are usn a srsser1501$Sal s orte bj tIe Gooe Maps iavaScnMAPI Cw’sicercrrarrflb /0W browser Lbaw “a’e 2apijp Li Fr’x -4 w EXHIBIT4schemataworkshop8October20151516HillcrestTerraceSolidWasteEnclosureJustificationfortheModificationRequest()lIbThemodificationrequestcomplieswitheachofthefollowingissuestobeconsideredbytheAdministrator:a.TheintentandpurposeofthegoverninglandusedesignationoftheComprehensivePlanismetThedesignoftheproposedstructureisconsistentwiththeexistingstructuresonsite.b.ThemodificationisinconformitywiththeintentandpurposeoftheRentonMunicipalCodePerRMCSection4-2-115,“Trashandrecyclingcontainersshallbelocatedsothattheyhaveminimalimpactonresidentsandtheirneighborsandsothattheyarenotvisibletothegeneralpublic;andascreenedenclosureinwhichtokeepcontainersshallbeprovidedorgaragesshallbebuiltwithadequatespacetokeepcontainers.Screenedenclosuresshallnotbelocatedwithinfrontyards.”HillcrestTerraceisagroupingof4one-storybuildings,withoutacleardistinctionbetweenserviceandpedestrianzones.Theproposedsolidwasteenclosure(SWE)replacesanexisting3-sidedwoodenfenceatthesamelocation.Thislocationiseasilyaccessibletotheproperty’sseniorresidents,andislocatedinavisible,safelocationsothatelderlyresidentsarenotafraidtotakeouttheirtrash.WhilethelocationisinconflictwithRenton’sdevelopmentstandards,thecontainerswillbescreenedwithanopaquefence,whichwillprovideasignificantimprovementtothevisualimpactoftherequiredstoragearea.c.ThemodificationsubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElement;Thedesignoftheproposedstructureisconsistentwiththeexistingstructuresansite.d.ThemodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectivesTheproposedSWEreplacesanexistingstorageareaatthesamelocation.Utilizingthesamelocationminimizesdisruptionoftheexistingpedestriannetworksofcirculation.Movingitanyfurtherfromthestreetwouldplaceitclosertotheentranceoftheunitstothesouth,anddisrupttheiraccessibilitytootherunitsonthesite.e.Themodificationwillmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment;ProvidingacoveredSWEwillminimizeclutterandavoidrunofffromthestoragearea.f.Themodificationwillnotbeinjurioustootherproperty(ies)inthevicinity;Thereplacementoftheexisting3-sidedwoodenfencewitharoofed,screenedenclosureofhigh-qualitymaterialsthatmatchthecontextofthesitewillresultinanetimprovementoftheproperty.ScreeningwillbeprovidedincompliancewithRMC4-4-090-C-8.g.ThemodificationconformstotheintentandpurposeoftheCode;Thedesignoftheproposedstructureisconsistentwiththeexistingstructuresonsite.h.ThemodificationcanbeshowntobejustifiedandrequitedfortheuseandsituationintendedPerRMC4-4-090-C-9.MinimumGateOpeningandMinimumVerticalClearance:Enclosuresforoutdoorrefuseorrecyclablesdepositareas/collectionpointsandseparatebuildingsusedprimarilytocontainarefuseorrecyclablesdepositarea/collectionpointshallhavegateopeningsatleasttwelvefeet(12’)wideforhaulers.Inaddition,thegateopeningforanyseparatebuildingorotherroofedstructureusedprimarilyasarefuseorrecyclablesdepositarea/collectionpointshallhaveaverticalclearanceofatleastfifteenfeet(15’).WhiletheproposedSWEwillhaveagateopeningof12’,wearerequestingamodificationfortheverticalclearance.Theexistingcommunitybuildinghasaroofheightof14’,whiletheotherexistingbuildingsonthesiteare1-storystructureswithalow1:12roofslope.IftheSWEcomplieswiththeminimumverticalclearanceof15’,itwouldresultthattheSWEwouldbemoreprominentthantheotherbuildingson-site.schemataworkshopinc111251haven,floor2south,seattlewa98109jvWVVschernataworkshopcornv206.285.1589f206.285.2701 schemataworkshopPerdiscussionswiththepropertyowner,theRentonHousingAuthority,thecurrentandfuturemethodofsolidwastecollectionisthatanemployeeorcontractorwheelsthecontainerintothestreetoncollectionday;thecollectiontruckwillnotdriveintotheenclosure.ThelocationoftheaccessibleparkingspacesinfrontoftheSWEpreventsacollectiontruckfromdrivingin.Theotherexistingsolidwasteenclosureonthesitereceivedaheightmodificationandwasbuiltin2013andisthesamesizeandheightoftheproposedsolidwasteenclosure.i.Themodificationwillnotcreateadverseimpactstootherproperty(ies)inthevicinity;Thesolidwasteenclosurewillbemoreestheticallypleasingthanthecurrentopenstorageareasforthosepropertieswhichmayhaveviewsintotheproject.j.TheprojectasawholemeetstheintentoftheminimumstandardsandguidelinesinsubsectionsE,F,G,H,I,J,andKofthedesignregulations;Thedesignoftheproposedstructureisconsistentwiththeexistingstructuresonsite.k.Therequestedmodificationmeetstheintentoftheapplicabledesignstandard;PerRMC4-4-090C.9,“Architecturaldesignofanystructureenclosinganoutdoorrefuseorrecyclablesdepositareaoranybuildingprimarilyusedtocontainarefuseorrecyclablesdepositareashallbeconsistentwiththedesignoftheprimarystructure(s)onthesiteasdeterminedbytheDevelopmentServicesDivisionDirector.”Giventhesingle-storyheightand1:12roofslopeoftheexistingbuildingsonsite,theproposedstructureisconsistentwiththedesignoftheprimarystructuresansite.Theproposedsolidwasteenclosurewillbeverysimilartotheotherexistingsolidwasteenclosureonthesite.I.ThemodificationwillnothaveadetrimentaleffectonnearbypropertiesandtheCityasawhole;Thesolidwasteenclosurewillbemoreestheticallypleasingthanthecurrentopenstorageareasforthosepropertieswhichmayhaveviewsintotheproject.m.ThedeviationmanifestshighqualitydesignInaccommodationofthismodification,wehavedesignedthesolidwasteenclosuretomatchthecharacteroftheexistingbuildingsandsolidwasteenclosuresonthesite,incorporatingbricktomatchthesurroundingresidentialbuildings.n.Themodificationwillenhancethepedestrianenvironmentontheabuttingand/oradjacentstreetsand/orpathways.Thecurrent3-sidedSWE,whilescreeningcontainersfromviewfromtheadjacentunits,allowspasserbytoseetheexposedcontainersfromthestreetandsidewalk.Enclosingandscreeningthesecontainersonfoursideswillresultinamoreestheticallypleasingpedestrianenvironment. IWJf2Ul5Z:2PMNJf(Z)—aSfl9IHX]CU,-rCl)CDCl)CDm==Ii.;4j-. SchemoloWorkshcqc nc. contour c.Ku Au it2ssrg Iccolacocrol singAuthority TEJOACT:K40.iostaTE i iiIiTEfliDAIS mm (0•) schemataworkS[top rI rnx I-I I-I -I 0 0 HILLCREST TERRACE SC WASTE ENCLOSURE tROT DATE PflOOC1i5000STOa 1SFDALI?01U I STATE 0 WASORIETTEk so TE Ml SITE ftAN AJO1 to C.-.)schemata workshop SchemIaWo2kshw,Inc. WA cAWmIWn f(ZIW)ZO5Z)OI Heninc HnusinqAuthoril 2_WA cCS)2ThI (IZSJSIWIA HILLCREST TERRACE S( WASTE ENCLOSU RE WAIT PAOWCTISSLIDATES AIm —ED FLOOR 1 PLAN AJO2 mx I-I -I TInTS0 WAITWIGITEA I RAIl 4 5