HomeMy WebLinkAboutLUA-16-000745_REPORT 01DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT --------Iten toil ®
ADMINISTRATIVE STREET MODIFICATION
~ RECOMMENDED FOR APPROVAL (WITH CONDITIONS)
D DENIAL
EVALUATION FORM & RECOMMENDATION
PROJECT NAME:
PROJECT NUMBER:
PROJECT MANAGER:
APPLICANT:
ZONING CLASSIFICATION:
PROJECT LOCATION:
SUMMARY OF REQUEST:
White Duplex
LUA16-000745, MOD
Ian Fitz-James, Plan Reviewer
Architectural Innovations
Residential Multifamily (RM-F)
1506 S Puget Drive
Pursuant to RMC 4-9-250D, the applicant is requesting an Administrative Modification from
RMC 4-6-060 Street Standards for S Puget Drive. The applicant is requesting an exemption from
the typical required street frontage improvements along S Puget Drive to maintain the existing
street section.
BACKGROUND:
S Puget Drive is a Minor Arterial street with an existing right of way width of 100-feet (as per
King County Assessor's Map). S Puget Drive currently has five travel lanes (2 in each direction
and a center turn lane) with a paved roadway width of approximately 55-feet. There is an
existing 0.5-foot vertical curb, 5-foot planter, and 6-foot sidewalk along the project frontage.
This portion of S Puget Drive is a designated bicycle route in the City's Bicycle and Trails Master
Plan.
A minor arterial street classification requires a minimum right of way width of 103-feet. In
addition, the standards require a minimum paved roadway width of 66-feet for five lanes. This
includes 5' bike lane, a 0.5-foot curb, 8-foot planter, 8-foot sidewalk, and 2-feet at back of
sidewalk on each side of the roadway. This street section would require the existing curb and
gutter and sidewalk to be relocated along the existing project frontage.
EXHIBITS:
Exhibit 1: Site Plan
City of Renton Depart. of Community and Economic Development
WHITE DUPLEX -STREET MOD/FICA TION
Report of October 31, 2016
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Admin. Modification Request Report & Recommendation
WA16-000745, MOD
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City of Renton Depart. of Community and Economic Development
WHITE DUPLEX -STREET MOD/FICA TIDN
Admin. Modification Request Report & Recommendation
LUA16-000745, MOD
Report of October 31, 2016 Page 3 of 4
ANALYSIS OF REQUEST:
The Section 4-6-060Q.1 allows the Administrator to grant modifications provided the
modifications meet the following criteria (pursuant to RMC 4-9-250D.2):
Compliance( ·. Street Modification Criteria and Analysis i: •••• • ..
I> --. . • . . .:
• · ..•..
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.
Sta(!_ Comment:
,/ The Community Design Element has applicable policies listed under a separate
section labeled Promoting a Safe, Healthy, and Attractive Community. These policies
address walkable neighborhoods, safety and shared uses. The intent of the policies
is to promote new development with walkable places that support grid and flexible
grid street ond pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Compliant if Sta(!_ Comment:
Recommended The City's Transportation section and Economic Development section reviewed S
Condition of Puget Drive along with the surrounding area and recommend thot the existing
Approval is frontage improvements may remain in place to maintain the appearance and
Met functionality of the roadway. City staff recommends that the right of way dedication
of 1.5-feet be a condition of approval for the project in order ta provide for the
opportunity for the City at a later date to make the required changes ta the
roadway.
c. Will not be injurious to other property(ies) in the vicinity.
Start. Comment:
,I' Should the requested modification be approved, it would not be injurious to other
properties within the vicinity of the subject site as it would maintain the existing
frontage improvements allowing a consistent travel corridor for vehicles and
pedestrians.
d. Conforms to the intent and purpose of the Code.
,I'
Sta[[ Comment: See comments under criterion 'b'.
Compliant if e. Can be shown to be justified and required for the use and situation intended;
Recommended and
Condition of Sta(!_ Comment:
Approval is Provided that the recommended condition of approval is met, the modification will
City of Renton Depart. of Community and Economic Development
WHITE DUPLEX -STREET MOD/FICA noN
Admin. Modification Request Report & Recommendation
WA16-000745, MOD
Report of October 31, 2016 Page 4 of 4
Met maintain a safe design for vehicles and pedestrians as well as provide a consistent
appearance along the street frontage which will be beneficial to the subject property
and surrounding property owner.
Compliant if f. Will not create adverse impacts to other property{ies) in the vicinity.
Recommended Staff Comment:
Condition of There are no identified adverse impacts from this modification to maintain the
Approval is existing improvements in this area provided that the recommended conditions of
Met approval are met.
STAFF RECOMMENDATION
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2 for the requested
modification if all recommended conditions of approval are met. Therefore, the street
modifications of the White Duplex project, Project Number LUA16-000745, MOD is
recommended for approval and subject to the following condition of approval:
1. Right of way dedication of 1.5-feet along S Puget Drive shall be provided along the
property frontage.
10/31/2016
Brianne Bannwarth, Development Engineering Manager Date
This recommendation for approval of this modification will become part of the Staff's project
report to the Hearing Examiner or administrative approval body once a formal application is
submitted to the City. If the Application submitted to the City is substantially different than
what is shown in Exhibit 1 of this Recommendation or if there is substantial public comment
received on the land use application, then the City reserves the right to reevaluate this
recommendation. Please include this recommendation as part of the White Duplex Land Use
Application and/or building permit.
If you have any further questions regarding this decision, feel free to contact the project
manager, Ian Fitz-James, at 425.430.7288 or ifitz-james@rentonwa.gov.
RECEIVED ---
01__1:_:_CT~O ~6 Z;!.l2,Dl6-----•Ren tone
CITY OF RENTON
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Pia nnrng"'b1visibn
LAND USE PERMIT MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
NAME: Carmine White PROJECT OR DEVELOPMENT NAME:
White Duplex
ADDRESS 14856 NE 95th street
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
1506 South Puget Drive
Renton WA 98055
CITY: Redmond ZIP 98052
TELEPHONE NUMBER (425) 246-6088 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
202305-9056
APPLICANT (if other than owner)
NAME: Edward Pozniak EXISTING LAND USE(S):
Single Family Residence
COMPANY (if applicable) Architectural Innovations, P.
PROPOSED LAND USE(S):
8 single family units
ADDRESS 14311 SE 16th Street
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
RHO
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
CITY: Bellevue ZIP 98007 (if applicable)
RHO
TELEPHONE NUMBER (425) 641-5320 EXISTING ZONING:
RM-F
CONTACT PERSON PROPOSED ZONING (if applicable):
RM-F
NAME: Edward Pozniak SITE AREA (in square feet):
20,473 sf
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
COMPANY (if applicable) Architectural Innovations, P. DEDICATED:
0
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
ADDRESS 14311 SE 16th Street 2667
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
CITY: Bellevue ZIP: 98007 ACRE (if applicable)
20.0803
TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable)
(425) 641-5320 2 lots
NUMBER OF NEW DWELLING UNITS (if applicable):
4 units per lot
1
H : \ CE D\Data \Forms-T em pl ates \Self-Help Han do uts\Pla n n i ng\Ma ste r Ap pH cation. doc Rev:08/2015
PROJECT INFORMATION (continued) .--~-----~----------~
NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE:
1
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable) 1262
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): Q D AQUIFIER PROTECTION AREA ONE
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL D AQUIFIER PROTECTION AREA TWO
BUILDINGS (if applicable): 0
D FLOOD HAZARD AREA sq. ft.
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): 0 D GEOLOGIC HAZARD sq. ft.
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if D HABITAT CONSERVATION sq. ft.
applicable): O
D SHORELINE STREAMS & LAKES sq. ft.
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable): D WETLANDS sq. ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach leaal descriotion on seoarate sheet with the followina information included)
SITUATE IN THE SW QUARTER OF SECTION~. TOWNSHIP~. RANGE _s_, IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) Carmine White , declare under penalty of perjury und~ laws of the State of
Washington that I am (please check one)Wthe current owner of the property involved in this application orLJthe authorized
representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein
contained and the information herewith are in all respects true and correct to the best of my knowledge and belief.
September 1, :
Signature of Owner/Representative Date Signature of Owner/Representative Date
STATE OF WASHINGTON )
) ss
COUNTY OF KING )
I certify that I know or have satisfactory evidence that Cl.l{ ~ u)'\~ signed this instrument and
acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument
Dated q/l; \\\,? Nots~cisnf ~Washington
gm1111111111111111111111111 U 1111111111111 I I~
; Notary Public :
: State of Washington -
~ ANN E. FOLDEN
: MY COMMISSION EXPIRES = FEBRUARY 06, 2020 -
~111111111111l1111111111111111 1i1,,,,_J]i••···
Notary (Print)
My appointment expires:
2
H: \CED\Data\Forms-T emplates\Self-Hel p Handouts\Plann ing\Master Application .doc Rev: 08/2015
ARCHITECTURAL INNOVATIONS, P.s.
Forward Thinking Design Solutions For Your Environment
Project Narrative:
September 15, 2016
City Of Renton
Attn: Matthew F. Herrera
1055 South Grady Way
Renton WA, 98057
Project Name: White Duplex
Address: 1506 S Puget Drive
Building Permit #Not Assigned
RECEIVED
OCT O 6 2016
CITY or ",:•.,,,.·,o·. • f', <~ .' } I pJ
PlANN!i\1~·:-:)··..--::·!'.Jr-J
The property consists of a single lot with an existing Single Family Residence. The home will be
demolished and the property shall be short patted into 2 parcels. Each new parcel will contain 2
buildings. Each building contains 2 dwelling units consisting of 3 bedrooms, 2 V2 baths and 1 car
garage. The overall project is 4 buildings and 8 dwelling units.
A pre-application meeting was held on August 18th to discuss the feasibility and requirements
required to meet Renton's design standards.
Justification for the Modification Request:
On behalf of our client we would like to request an adjustment to our submittal requirements.
1) To not require the increase of the right of way from 100' to 103'. This would reduce the portion
of our development dedicated to the right of way by 1.5' thus decreasing our available building
envelope. The increase would be to providing street/sidewalk/planting strip improvements.
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;
It is our belief that the intention of the 103' R.O.W. is to provide additional room for the
growth of South Puget Drive so as to permit future street development. This increase would
affect all future development along South Puget Drive however no other projects are under
construction and thus impacted by this increase. Due to the slow rate of new projects
proposed along South Puget Drive, we feel that the implementation to our project will create
an anomaly in the street side facade.
14311 SE l 61h Street, Bellevue, WA 98007 l.800.888.4517. ( 425) 641.5320. fax: (425) 641.5318
www.kapplerhomeplans.com
• b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgement;
Implementation of the 103' R.O.W. would result in awkward 1.5' jog in the current 5'
sidewalk, planting strip and roadway. This 1.5' jog can pose a potential hazard. It can result
in an irregularity of the street storm drainage system flow. If enforced it shall create a
visible/notable difference in the street side appearance with relationship to the adjacent
properties.
c. Will not be injurious to other property(ies) in the vicinity;
Adjacent properties within the neighborhood have not been revised to meet this increase in
right of way and are not anticipated to do so. The alterations will result in an uneven
transition space between our proposed development and existing adjacent developments.
This transition space can become a tripping hazard. A potential driving hazard would exist
were the proposed curb meets the existing curbs.
d. Conforms to the intent and purpose of the Code;
The current development conditions are suitable for the construction and maintenance of the
streets dedicated right of way requirements. Our projects street scape shall present a
variety of texture and materials in its articulation, thus establishing a positive visual
appearance, alleviating the need for extensive street side improvements on adjacent
properties.
e. Can be shown to be justified and required for the use and situation intended;
The increase in the right of way will result in a decrease in our projects lot size. This
adversely affects our ability to comply with the Density Worksheet requirements and
maintain our projects design goals does not require adjacent changes.
f. Will not create adverse impacts to other property(ies) in the vicinity.
The increase of the right of way and alterations to the sidewalk-planting strip will affect the
curb flow along the street. This would adversely affect the storm water drainage as the
water is redirected to its new flow path. Retaining the current design requirements would
alleviate this issue.
Please let me know if you have any questions or comments.
14311 SE 16tll Street. Bellevue, WA 98007 1.800.888.4517. (425) 641.5320. fax: (425) 641.5318
www.kapplerhomeplans.com
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ARCIIITECTURAL INNOVATIONS, P.s.
Forward Thi RJdng Desig·n soru-ti-011s Fot )'{iur Eitvictffnme -nt
14311 SE -16 -1 h St ~ Bellevue , WA 98007
l-800-888-4517
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Townhouse
1506 S Pugel Drive Renton, WA 98055
THIS DRAWING 18@COPYIIIQHTED ARCHITECTURAL INNOVATIONS, P.B. AU. RIGHTS RESERVED
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9/15/16 ECP STREET SCAPE
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PARKING
PARKING STALL SIZE
LENGTH= 20'·0"
WIDTH= 9'·0"
ADA PARKING STALL SIZE
LENGTH= 20'·0" -
WIDTH= 8'-0"
ACCESS WIDTH= 5'-0"
BEDROOMS PER UNIT= 3 BEDROOMS
NUMBER OF UNITS= 8 UNITS
1.6 STALLS PER PER UNIT
l.6xS= 12.S STALLS REQUIRED
4 STALLS = I STALL PER GARAGE PER UNIT
5 GUBST STALLS PROVIDE
13 TOTAL STALLS PROVIDE
LOT2
202305-9147
VICINITY MAP
SITE INFO
STREBT ADDRESSES:
1506 S PUGET DRIVE RENTON WA 98055
PARCEL NUMBER:
202305-9056
LEGAL DESCRIPTION:
LOT W OF RENTON SHORT PLAT NO 275-79 REC NO 7907209017
SD PLAT DAR -POR SW 1/4-BEG 1/4 COR OF S LN OF SEC
20-23-05 TH N 00-08-49 E 635.58 FT TO TPOB TH WLY PLT E & W
C/L OF SEC 280.04 FT TH NLY PLT C/L SEC 155.89 FT TH ELY PLT C/L
SEC 280.04 FR TH SLY 155.89 FT TO TPOB
ZONING
ZONING: RM-F
TOWNHOUSB DEVELOPMENT SETBACKS.
FRONT SETBACK • 10'-0"
REAR YARD· 10'
SIDE YARD • S'-0' MIN.
SIDE YARD · 20'-0' ALONG A STREET
LOT WIDTH • 25' MIN
LOT DEPTH · SO' MIN
HEIGHT LIMIT
35' ABOVI! AVERAGE BUILDING ELEVATION
IMPERVIOUS SURFACE
, • ,, ,_,,"'= , , \_ , , ,,J ~J-MAX 9F-(,,ROSS LOT ,\RE.4._, _
15' 'NB'3ci0'3'55"E
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BUILDING COVERAGE
701 MAX OF GROSS LOT AREA
DENSITY
MAXIMUM NET DENSITY (per not acre) · 20 DWELLING UNITS
0.,, .. , •.
I ACRE = 43,560 SF
GROSS LOT SIZE = 20,473 SF
ACCESS EASEMENT= 3Jl8 SF
NET LOT SIZE = 17,355 SF I .3984 ACRES
DWELLING UNITS/ACRE= 20.0803
LOT AREA
20,473 SF
· 3,118 SF
17,355 SF
SITE CALCULATIONS
GROSS LOT AREA
SHARED DRIVEWAY EASEMENT
NET AREA
IMPERVIOUS .COVERAGE CALCULATION
17,355 SF NET LOT AREA
x 751 R.MF ZONING
13,016 SF ALLOWABLE IMPERVIOUS COVERAGE
8,188 SF
2,11 SF
N/A SF
IIJ05 SF/641
(4) DUPLEX FOOTPRINTS (Including eaves)
2,047sf per Duplex / 768sf per Unit
SHARED DRIVEWAY & WALKWAYS
5,S42sf total • 262Ssf within casement
FRONT PORCH liru;luded in duplex footprint)
TOTAL IMPERVIOUS COVERAGE
r
SITE PLAN
RECEIVED
OCT O 6 2016
CITY OF RENTON
PLAN NING DIVI SION
Scale I" = 10' I I '=0~~.:, 1121 I& 20
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TITLE
JOB NO.: 1604702
STARTING NO. : NONE
SHEET
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