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WEST AND SOUTH / ,;;,'S'.;,. ';ec'.' DESIGN LYRIC
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Denis Law
Mayor
June 21, 2014
Neetha Rao
Design Lyric, LLC
9824 223'd Place NE
Redmond, WA 98052
' --• Cityo~ . [)Jr~~r1)1[!:~ 1-r:) ) _l\~...!LJ.lm)l~
Community & Economic Development Department
C.E."Chip"Vincent, Administrator
SUBJECT: Driveway Modification Request for 2814 Park Avenue North
(File No. LUA 14-000512, Building Permit 6141137)
Dear Ms.-Rao:
We have reviewed your request (dated April 16, 2014) to reduc_e the distance that the
proposed driveway for Building Permit 6141137 located at 2814 Park Avenue North
would be offset from the north property line. RMC4-4-080:l.2.iii requires a setback of 5
feet from the property line, and you propose to reduce this to 2 feet. This is in order to
allow for a 10-foot wide driveway that accesses the garage and turnaround area and to
minimize the view of the garage from the street, and allow maximum use ofa ·
garden/landscaped front yard for the residents of the home. A retaining wall would be
constructed on either side of the driveway.
ANALYSIS: Per RMC 4-9-2500, whenever there are practical difficulties involved in
carrying out the provisions of this Title, the Department Administrator may grant
modifications for individual cases provided he/she shall first find that a specific reason
makes the strict letter of this Code impractical, that the intent and purpose of the
governing land use designed of the Comprehensive Plan is met and that the
modification is in conformity with the intent and purpose of this Code, and that such
modification:
a. Substantially implements the policy director 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;
The proposal would meet Objective CD-C that promotes reinvestment in and
upgrade of existing residential neighborhoods. It would conform to Policies CD-
15, as the placement of the home and the proposal to locate the driveway closer
to the property line would fit in with the site planning and scale of the existing
area. The proposal would.meet Policy CD-16, CD-44, and CD-45 as it would
facilitate additional usable open space for the resident within the front yard,
reduce the appearance of the garage, and provide privacy.
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
Neetha Rao
Page 2
June 21, 2014
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment;
The proposal would function appropriately and would be acceptable in terms of
safety, appearance, environmental protection and maintainability, provided the
retaining walls are not located within the right-of-way, and provided that the
retaining walls do not exceed heights permitted by code (4 feet within the front
yard setback area).
c. Will not be injurious to other property(ies) in the vicinity;
The proposal would be injurious to other properties. Less of the garage woul.d be
visible. No trees on abutting parcels would be affected by locating the driveway
closer to the property line.
d. Conforms to the intent and purpose of the Code;
. The code allows modification on a case~by-case basis, subject to the approval of
the Administrator. A site visit by staff confirmed that the request is appropriate
and conforms to the intent and purpose of Code to provide appropriate driveway
width and location, and to prevent hazardous situations.
e. Can be shown to be justified and required for the use and situation intended;
and
In this instance, the request for locating the driveway closer to the property line
is justified. The request allows for a more for the appearance of the garage as
viewed from the street to be diminished. And, the request would resultin a more
usable front yard area for the residents. In addition, appropriate Vehicle
maneuvering area would be provided.
f. Will not create adverse impact to other property(ies) in the vicinity.
The proposal would not cause injury to other properties provided that the
retaining walls do not exceed heights permitted by rnde (4 feet within the front
yard setback area).
DECISION: The requested modification has been evaluated in relation to criteria in
RMC4-9-250.D and the parking requirements of Renton Municipal Code based on this
analysis, we have determined that the Modification is approved subject to the following
condition of approval:
Conditions of Approval:
1. The retaining walls for the driveway must not be located within the right-of-way.
Neetha Rao
Page 2
June 21, 2014
2. The retaining wall for the driveway must not exceed 4 feet within the front yard
setback area.
This administrative land use decision will become final if not appealed in writing to
the Hearing Examiner on or before 5:00 p.m. ori June 30, 2014. Appeals to the
Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional
information regarding the appeal process may be obtained from the Renton City Clerks'
Office, (425) 430-6510. Appeals must be filed in writing, together with the required
appeal fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057.
Sincerely,
C. E. "Chip" Vincent
CED Administrator
cc: Jennifer Henning, P!anning Director
Vanessa Dolbee, Current Planning Manager
Steve Lee, Development Engineering Manager
Ange lea Wickstrom, Assistant Planne!"
Rick Lee, Building Plans Reviewer
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LINE OF
PROJECT ADDRESS:
PROJECT NAME: MORRIS RESIDENCE
PROJECT ADDRESS: 2814 PARK AVE N,
RENTON WA 9805G
PROJECT SCOPE: DEMOLITION Of EXISTING RESIDENCE
AND CONSTRUCTION OF NEW RESIDENCE.
· SUBACKS TAX ID: 334210-3280
5·~0·1 LEGAL DESCRIPTION: HILLMANS LK WN GARDEN OF EDEN# IS
f+ 40 FT. OF NORTH I 00 FT. OF WEST 140 FT.
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ZONING INFORMATION:
ZONING:
CONSTRUCTION:
OCCUPANCY:
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R-8
V-B
R-3
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SITE INFORMATION
TOTAL SITE AREA:
ALLOWED IMPERVIOUS COVERAGE:
5GOO SFT (0. 13 ACRES)
75% (4200 SFT)
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PROPOSED IMPERVIOUS COVERAGE:
SETBACK REQUIREMENTS:
FRONT:
REAR:
SIDE:
BUILDING AREA:
GARAGE AREA:
BASEMENT AREA:
FIRST FLOOR AREA:
SECOND FLOOR AREA:
TOTAL BUILDING AREA:
:1 ' • . .' .·, :: .': :: ·: ·.:: ir'-'-,1------PORCH AREA:
11',""'. ••'*I ... ,"' ... ""'·.~""C!J"=p==c~t#'='J REAR PORCH AREA:
MAXIMUM BUILDING COVERAGE:
BUILDING COVERAGE:
: 'I . . I
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···-~·-.
-----~206-----~-~~~-
PARK AVENUE NORT'-'
SITE PLAN
SCALE: 1:20
2904 SFT (5 I .85 %)
I 51_01
20'-0"
5'-0"
725.5 SFT
I GG SFT
I GOI SFT
1387 SFT
3154 SFT
222 SFT
189 SFT
35% OR 2500 SFT
(WHICHEVER IS GREATER)
2012 SFT
SHEET NUM9ER : PROJECT : OESIGNEU BY: TITLE: SITE PLAN : SIGNA ~URE:
f-------------;
A101 MORRIS RESIDENCE
2814 PARK AVENUE N
RENTON WA 98056
DESIGN L ':'RIC
9824 223 PLACE NE
RED!v.OND WA 98053
PH: 206-853-9874
DATE:: FEB 25, 2014
SCALE: 1/20"=1'-0"
PROJ. NO: 1306
L SHEET REF: _____ .c_ ____________ ...L, ________ _,_ ______ _,_ ____ ____,
April 16, 2014
From,
Design Lyric, LLC
9824 223'' Pl NE,
Redmond, WA 98052
To,
Chip Vincent
Jennifer Henning
Building Dept.
City of Renton.
Modification Request for: 2814, Park Ave N, Renton, WA 98056
Dear Chip and Jennifer,
My client, Joe Morris, is looking to demolish an existing building on 2814 Park Ave N and build a new
residence on the property. The site is narrow (40 ft width and 160 ft depth) and at present has a
driveway roughly 18" off the property line which leads to a carport.
In order to accommodate the City of Renton's Building Guidelines RMC 4-2-115 which specify standards
for garages, porches in front elevations and open spaces, our building has a garage partially
underground with a main living space that is raised roughly 6 ft above grade. The approach to the garage
is from a 10 ft. wide driveway. In order to allow easy and safe access for cars in and out of the garage
and property, we have provided a turn around space in front of the garage. This design decision was
made with two considerations in mind. One was to minimize the view of the garage from the street view
and two was to allow of maximum open garden/ landscaped area in the front of the house.
We were hoping to get a modification of the Building Guidelines RMC 4-2-llOA (see attached). If we
were to move the driveway out of the setback area, our front yard which we currently show as 30 ft
wide would be reduced to 15 ft. The garage which is mostly covered from street view would be more
exposed. We would also not be meeting the other criteria set forth in the Building Guidelines RMC 4-2·
115 such as garage not to cover 50% of the front fa~ade etc.
Since the area within the 5 ft. side setback cannot be encroached upon by future structures etc, we feel
that the intent of the setback is still maintained even though we are using the space for the driveway.
Even if we can keep the driveway a couple of feet off the property line, that would be beneficial to the
building.
Our intent is to create a residence that maximizes open space on the site, a contemporary building with
an upscale feel that would greatly enhance the neighborhood.
We appreciate your consideration of our request. Please let us know if we can provide any additional
information that would help in your decision.
Thanking you,
Yours Sincerely,
Neetha Rao
411712014 Renton Municipal Code
Except tor cluster development, where R-4 stanaards shall apply.
R-4 70 ft. for interior lots.
80 ft. for corner lots_ 11
Except for small lot cluster development 1°, where R-8 standards shall apply.
R-8 50 ft. for interior lots.
60 ft. for corner lots.
R-10 and R-No minimum lot width.
14
RM "T" suffix: 14 ft.
All other suffixes: 50 ft.
Minimum Lot Depth
RC 200 ft.
R-1 85 ft., except for cluster development, where R-4 standards shall apply 3
R-4 80 ft_ 11, except for small lot cluster development 1°, where R-8 standards
shall apply.
R-8 65 ft.
R-10and R-
14
No minimum lot depth.
RM29 65 ft.
Lot Configuration
R-8, R-10,
and R-14
See RMC 4,2-115
SETBACKS4 ·31
Guidelines for R-10 and R-14: Building setbacks shall ensure separation of homes and
private spaces while allowing high density. Visual functional continuity shall be maintained
between housing units through similar setbacks and/or landscape buffers. Structures and
parking areas may encroach into required setbacks if it can be shown that such
encroachment allows significant trees or tree clusters to be retained. Encroachment shall be
the minimum encroachment necessary to protect specified trees. In no case shall the yard be
reduced to 50% or more of the required setback.
Minimum Front Yard 6
RC and R-1 30 ft.
R-4 30 ft.12
Exceptions:
http://www. codepubl i shi ng .com'walrenton/ 3112
4/171i'<114 Renton Municipal Cede
1. For small lot cluster development 10 , R-8 standards shall apply.
2. When parking lot is provided in the rear yard of the lot with access from a
public right-of-way or alley, 20 ft.
3. The Administrator of the Department of Community and Economic
Development or designee may reduce the setback by a maximum of 50% of
the required setback, when all of the following conditions apply:
a. The setback that was required at the time of initial construction was less
than 30 ft.
b. A reduced setback is appropriate given the character of the immediate
neighborhood.
c. There are no other alternative locations that can reasonably
accommodate the request without encroaching into a setback.
R-8 15 ft.
Unit with Alley Access Garage: The front yard setback of the primary
structure may be reduced to 10 ft. if all parking is provided in the rear yard
of the lot with access from a public right-of-way or alley.
R-10 and R-
1 O ft. 21 , except garage/carport setback which shall be 15 ft.
14
RM "U" suffix: 5 ft.18 · 19
"T" suffix: 5 ft.
"F" suffix: 20 ft.
I Minimum Side Yard
RC 25 ft.
R-1 15 ft.
R-4 5 ft.
R-8 5 ft.
R-10 and R-Detached Units: 4 ft.
14 Attached Units: 4 ft. for the unattached side(s) of the structure. 0 ft. for the
attached side(s).23
RM "T" suffix -Attached Units: A minimum of 3 ft. for the unattached side(s)
of the structure. 0 ft. for the attached side(s).
Standard Minimum Setbacks for all other suffixes: Minimum setbacks
for side yards:24
Lot width: less than or equal to 50 ft. -Yard setback: 5 ft.
Lot width: 50.1 to 60 ft. -Yard setback: 6 ft.
Lot width: 60.1 to 70 ft. -Yard setback: 7 ft.
http:/ /www. codepubli shi ng . corriiwa/renton/ 4/12
RECEIPT EG00022129
BILLING CONTACT
NEETHA RAO
REFERENCE NUMBER FEE NAME
LUA14-000512 PLAN -Modification
Technology Fee
Printed On: 4117/2014 Prepared By: Kris Sorensen
__ ,
TRANSACTION
TYPE
·-·~·--·"-"""'"·"""
Fee Payment
Fee Payment
Transaction Date: April 17, 2014
PAYMENT
METHOD --,_
~heck #1009
~heck #1009
SUB TOTAL
TOTAL
-
AMOUNT PAID
--~·~
$100.00
$3.00
$103,00
$103,00
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