HomeMy WebLinkAboutD_LUA22-000290_(439_Renton_Ave_S_Renton_WA_98057-6015)DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_LUA22-000290_439 Renton Ave S Design and Driveway Modifications
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: August 8, 2022
Project File Number: PR22-000042
Project Name: 439 Renton Ave S Design and Driveway Modifications
Land Use File Number: LUA22-000290, MOD, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner: Rick and Sarah Miller, 439 Renton Ave S, Renton, WA 98057
Applicant/Contact: Brett Wiemann, Brett Wiemann Design LLC, 3835 S Edmunds ST, Seattle, WA 98118
Project Location: 439 Renton Ave S
Project Summary: The applicant is requesting two (2) modifications related to a proposed addition and
remodel of an existing single-family home located at 439 Renton Ave S (Parcel
number 7221400166). The applicant is requesting a modification to the development
regulations (RMC 4-4-080I.2.b) related to the driveway separation from a side
property line. The applicant has requested to keep the existing driveway, which is
closer than five feet (5’) to the subject property’s northern property line. The
applicant is also requesting a modification to the Residential Design and Open Space
Standards (RMC 4-2-115) related to architectural detailing, windows and doors, and
the primary entry. The subject property is 15,000 square feet and is located within
the Residential-8 (R-8) zoning classification and Residential Medium Density
Comprehensive Plan land use designation. High erosion hazards, moderate landslide
hazards, and sensitive slopes are mapped on the subject property.
Site Area: 0.34 acres (15,000 square feet)
SITE
DocuSign Envelope ID: 943BE2E0-EBD6-4605-A0EE-7915BAA4E8A9
City of Renton Department of Community & Economic Development
439 Renton Ave S Design and Driveway Modifications
Administrative Modification Report & Decision
LUA22-000290, MOD, MOD
Report of August 8, 2022 Page 2 of 6
D_LUA22-000290_439 Renton Ave S Design and Driveway Modifications
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: Elevations
Exhibit 5: Residential Design Modification Form
Exhibit 6: Geotechnical Report, prepared by PanGEO, Inc. (dated May 24, 2022)
C. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on August
3, 2022, and determined the application complete on August 3, 2022. The project complies with the 120-
day review period.
2. The applicant’s submittal materials comply with the requirements necessary to process the modification
request (exhibits).
3. The project site is located 439 Renton Ave S.
4. The project site is currently developed with an existing single-family residence.
5. Access to the site would be provided via an existing residential driveway extending off of Renton Ave S .
6. The property is located within the Residential Medium Density Comprehensive Plan land use designation.
7. The site is located within the Residential-8 (R-8) zoning classification.
8. There are approximately two (2) trees located on-site. No trees are proposed for removal.
9. The applicant submitted a Geotechnical Report (Exhibit 6), prepared by PanGEO, Inc. (dated May 24, 2022)
with the building permit application (B22000642) for the project. High erosion hazards, moderate
landslide hazards, and sensitive slopes are mapped on the subject property. The project will be verified
for compliance with critical area regulations at the time of building permit application.
10. The applicant is proposing to begin construction following land use and building permit approval.
11. Driveway Modification Analysis: The applicant is requesting a modification from RMC 4 -4-080I.2.b.iii in
order to retain an existing driveway on Renton Ave S which directly abuts the northern property line. The
code citation above states “Driveways shall not be closer than five feet (5') to any property line (except as
allowed under subsection I9 of this Section, Joint Use Driveways).” The proposal is compliant with the
following modification criteria, pursuant to RMC 4-9-250; therefore, staff is recommending approval of
the requested modification.
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives;
DocuSign Envelope ID: 943BE2E0-EBD6-4605-A0EE-7915BAA4E8A9
City of Renton Department of Community & Economic Development
439 Renton Ave S Design and Driveway Modifications
Administrative Modification Report & Decision
LUA22-000290, MOD, MOD
Report of August 8, 2022 Page 3 of 6
D_LUA22-000290_439 Renton Ave S Design and Driveway Modifications
Staff Comment: The applicant contends that the “safety, functionality, and appearance
of the current street facing facade as well as the driveway location effectively comply
with the spirit of the Comprehensive Plan.”
Staff concurs the proposed modification implements the policy direction of the
Comprehensive Plan and is the minimum adjustment necessary. The proposed driveway
location abuts the northern property line, and therefore encroaches five feet (5’) into
the five (5)-foot separation requirement. Locating the driveway at its proposed location
results in a site layout that allows the existing/proposed garage to be oriented towards
the north property line, rather than the public street. The modification is consistent with
Land Use Element Policies L-47 and L-48, which promote change and infill development
in a manner that enhances livability and quality of life.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
Staff Comment: The applicant contends that the “safety, functionality, and appearance
of the current street facing facade as well as the driveway location effectively comply
with the spirit of the Comprehensive Plan.” The applicant also states that the
configuration of the existing driveway is the safest an d most reasonable location for a
driveway on the subject lot, due to slopes and existing curb cuts.
Staff concurs the proposed modification would meet the objectives of safety,
appearance, environmental protection, and maintainability intended by code
requirements. The existing/proposed garage is currently accessed on the side of the
house, facing the north property line, rather than the public street. The request for
locating the driveway closer to the property line is justified, as it allows adequate
turning and backout room for vehicles that will use the garage, and it allows for the
appearance of the garage, as viewed from the street, to be diminished. Furthermore,
an existing retaining wall is located along the south edge of the existing driveway. Due
to the existing site topography and driveway slopes, which slope downward toward the
northwest corner of the site, relocation of the driveway toward the south would impac t
the existing retaining wall and potentially impact the neighbor’s driveway and retaining
wall to the north as well. Relocation of the driveway five feet (5’) to the south would
require the removal and reconstruction of the existing retaining wall, which would likely
result in a taller retaining wall, as seen from the public street, as well as regrading of
the site along the northern property line. Therefore, relocation of the driveway for
compliance with code would not meet the objectives of function, app earance, and
maintainability intended by the code requirements.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity ;
Staff Comment: The applicant contends that the proposed modification will not have
adverse impacts on neighboring properties or the City as a whole. The applicant further
states that the driveway has functioned in its current condition for over 60 years.
Staff concurs the modification will not be injurious to other properties in the vicinity.
The existing five (5)-foot encroachment into the five (5)-foot separation requirement for
the driveway location is nominal and would not impact surrounding properties.
✓
d. Conforms to the intent and purpose of the Code; and
Staff Comment: See comments under criterion ‘b’.
DocuSign Envelope ID: 943BE2E0-EBD6-4605-A0EE-7915BAA4E8A9
City of Renton Department of Community & Economic Development
439 Renton Ave S Design and Driveway Modifications
Administrative Modification Report & Decision
LUA22-000290, MOD, MOD
Report of August 8, 2022 Page 4 of 6
D_LUA22-000290_439 Renton Ave S Design and Driveway Modifications
12.
Residential Design Standards Modification Analysis: The applicant is requesting a modification from RMC
4-2-115, Residential Design and Open Space Standards, for the existing single-family home and proposed
building addition, in order to retain and match the existing window and door trim, retain the existing
primary entry, and provide less than the required twenty-five percent (25%) window and door coverage
on the façade facing the public street. The proposal meets the guidelines for each element described
below, in lieu of the specific standards, as required per RMC 4-2-115A.2.
Guidelines
Met Design Standards R-8 Zone and Analysis
✓
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 applicant is proposing an updated, 4 foot (4’)-deep, front porch,
which does not comply with the minimum required depth of five feet (5’). The applicant
states that the new roof and porch entry is designed to enhance the focal point of the
entry. Staff concurs that the proposed design is an improvement from the existing front
porch and increases conforming with the residential design standards in a manner that
maintains the character and harmony of the existing roof profile. Furthermore, the
proposed garage door access along the north façade serves to further emphasize the
prominence of the front porch. Therefor e, the proposal meets the guidelines of this
design element, which seek homes with a visually prominent front entry.
✓
Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) of
all facades facing street frontage or public spaces.
Staff Comment: The applicant is proposing to retain the existing window size, which
does not comply with the minimum twenty-five percent (25%) window and door
coverage requirement for facades facing street frontage or public spaces. The applicant
states that, in order to meet the 25% glazing requirement, there would need to be
substantial alterations that would ultimately change the aesthetics of the home, and
the character of its era. Many of the existing windows are encased in brick siding. Staff
concurs, that the proposed window and door design is in keeping with the style and
character of the existing home and neighborhood and therefore meets the guidelines
of this design element, which seek to ensure that windows and front doors serve as an
integral part of the character of the home.
✓
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 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
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
DocuSign Envelope ID: 943BE2E0-EBD6-4605-A0EE-7915BAA4E8A9
City of Renton Department of Community & Economic Development
439 Renton Ave S Design and Driveway Modifications
Administrative Modification Report & Decision
LUA22-000290, MOD, MOD
Report of August 8, 2022 Page 5 of 6
D_LUA22-000290_439 Renton Ave S Design and Driveway Modifications
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: The applicant is proposing to retain the existing and proposed window
and door trim, which does not comply with the minimum 3.5 inch -width requirement.
The applicant states that, all the existing brick trim on the street façade are proposed
to remain, and the proposed trim on the new addition would utilize the same materials
and styles of finish. Staff concurs, that the existing and proposed trim is in keeping with
the style and character of the existing brick façade, and therefore meets the guidelines
of this design element, which seeks to encourage architectural details that are
appropriate to the architectural character of the home.
D. DECISION:
The proposed driveway modification satisfies 5 of the 5 criteria listed in RMC 4-9-250 for approval of
modifications. The proposed residential design standards modification meets the guidelines for each element,
as required per RMC 4-2-115A.2. Therefore, the 439 Renton Ave S Design and Driveway Modifications , File No.
LUA22-000290, MOD, MOD, is approved.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on August 8, 2022 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Rick and Sarah Miller
439 Renton Ave S,
Renton, WA 98057
Brett Wiemann
Brett Wiemann Design, LLC
3835 S Edmunds St,
Seattle, WA 98118
TRANSMITTED on August 8, 2022 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Askren, Property Services
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
DocuSign Envelope ID: 943BE2E0-EBD6-4605-A0EE-7915BAA4E8A9
8/8/2022 | 3:50 PM PDT
City of Renton Department of Community & Economic Development
439 Renton Ave S Design and Driveway Modifications
Administrative Modification Report & Decision
LUA22-000290, MOD, MOD
Report of August 8, 2022 Page 6 of 6
D_LUA22-000290_439 Renton Ave S Design and Driveway Modifications
E. 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 August 22, 2022. 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 20-28.14 (and as amended), 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 Monday through Friday. 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. Appeal s 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 Modification 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 a ppeal
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: 943BE2E0-EBD6-4605-A0EE-7915BAA4E8A9
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
439 Renton Ave S Design and Driveway
Modifications
Land Use File Number:
LUA22-000290, MOD, MOD
Date of Report
August 8, 2022
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Brett Wiemann
Brett Wiemann Design LLC
3835 S Edmunds ST, Seattle,
WA 98118
Project Location
439 Renton Ave S
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: Elevations
Exhibit 5: Residential Design Modification Form
Exhibit 6: Geotechnical Report, prepared by PanGEO, Inc. (dated May 24, 2022)
DocuSign Envelope ID: 943BE2E0-EBD6-4605-A0EE-7915BAA4E8A9