HomeMy WebLinkAboutReport 10
CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: January 11, 2012
To: City Clerk's Office
From: Stacy M Tucker
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
f 1nrLle affirm
Project Name:
Darlene Johnson Modification
LUA (file) Number:
LUA-11-060, MOD
Cross -References:
AKA's:
Project Manager:
Gerald Wasser
Acceptance Date:
August 1, 2011
Applicant:
Jim Hanson
Owner:
Darlene Johnson
Contact:
Same as applicant
PID Number:
5640500110
ERC Decision Date:
ERC Appeal Date:
Administrative Approval:
August 1, 2011
Appeal Period Ends:
August 15, 2011
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision:
Date:
Date Appealed to Council:
By Whom:
Council Decision:
Date:
Mylar Recording Number:
Project Description: Application requesting modification in order to modify the parking design
standards for the proposed
single-family residence in the Residential - S dwelling units per acre
zone.
Location:
614 Grant Avenue S
Comments:
Denis Law
Mayor
August 1, 2011
Jim Hanson
J. Hanson Consulting LLC
17446 Mallard Cove Lane
Mt. Vernon, WA 98274
Cit0000
-1bi
y
e
Department of Community.and Economic Development
Alex Pietsch,
SUBJECT: DARLENE JOHNSON PARKING LOT DESIGN STANDARDS MODIFICATION
614 GRANT AVENUE SOUTH (FILE NO. LUA 11-060, MOD AND CP110091)
Dear Mr. Hanson:
The City of Renton has received your request to modify the parking design standards for the
proposed single-family residence on property located at 614 Grant Avenue South in the
Residential — 8 dwelling units per acre (R-8) zone (Exhibits 1 and 2). The following summarizes
your request, -project background, analysis, and decision.
'Summary of Request
Jim Hanson has requested a modification from the Parking Lot Design Standards (RMC 4-4-
080F.7.b) for a proposed new single-family house located at 614 Grant Avenue South. The
modification would be from the standard which specifies that for lots abutting an alley, all
parking areas and/or -attached or detached garages shall not occur in front of the building
and/or in the area between the front lot line -and the front building line; parking areas and
garages must occur at the rear or side of the building, and vehicular access shall be taken from
the alley. A modification from RMC4-4-080F.7.b is requested in order to allow vehicular access
from the front via Grant Avenue South.
Background
The property is located at 614 Grant Avenue South and is in the Residential —8 dwelling units
per acre (R-8) zone. The subject proposal would result in a parking lot design standard ,
modification for a new single-family residence on a site which is currently.vacant.
The. proposed new single-family residence would have vehicular access to a front -loaded garage
via Grant Avenue South which fronts the subject property on the west (Exhibit 3). The alley
which abuts the east side of the subject property'is'10 feet in width', unpaved and dead ends just
north of 614 Grant Avenue South. Additionally,'several other single-family houses which front
on Grant Avenue South and Highs Avenue South use the alley for vehicular.access to their
garages.
•Renton City Hal 0 1055 South Grady Way • Renton,Washington 98057 + rentonwa.gov
Denis Law D city O �i�'
Mayor � r�rr
Department of Community and Economic Development
Alex Pietsch, Administrator,
August 1, 2011
Jim Hanson
J. Hanson Consulting LLC
17446 Mallard Cove Lane
Mt. Vernon, WA 98274
SUBJECT:. DARLENE JOHNSON PARKING LOT DESIGN STANDARDS MODIFICATION
614 GRANT AVENUE SOUTH (FILE NO: LUA 11-060, MOD AND CP110091)
Dear Mr. Hanson:
The City of Renton has received your request to modify the parking design standards for the
proposed single-family residence on the property located at 614 Grant Avenue South in the
Residential'-- 8 dwelling units per acre (R-8) zone (Exhibits 1 and 2). The following summarizes
your request, project background, analysis, and decision.
Summary of Request
Jim Hanson has requesteda modification from the Parking Lot Design Standards (RMC 4-4-
080F.7.b) for a proposed new single-family house located at 614 Grant Avenue South. The
modification would be from the standard which specifies that for lots abutting an alley, all
parking areas and/or attached or detached garages shall not occur in front of the building
and/or in the area between the front lot line and the front building line; parking areas and
garages must occur at'the rear or side of the building, and vehicular access shall be taken from
the alley. A modification from RMC 4-4-080F.7.b is requested in order to allow vehicular access
from the front via Grant Avenue South.
Background
The property is located at 614 Grant Avenue South.and is in the Residential --8 dwelling units .
per acre (R-8) zone., The subject proposal would result in a parking lot design standard
modification for a new single-family,residence on a site which is currently vacant.
The, proposed new single-family residence would have vehicular access to a front -loaded garage
via Grant Avenue South which fronts the subject property on the:west (Exhibit 3). The alley
which abuts the east side"of the subject property is 10 feet in width, unpaved and dead ends just
north of 614_Grant'Avenue South. Additionally, several other single-family houses which front
on Grant Avenue South and High Avenue South use the alley for vehicular access to their
garages..
Renton City Hall 9 1055 South Grady Way • Renton, Washington 98057 a rentonwa.gov
•' Jim Hanson
August 1, 2011
Page 2 - '
RMC 4-9-250D2 requires that the following criteria must be met for modifications:
1. 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; and
2.. Will meet the objectives and safety, function, appearance, environmental protection
and maintainability intended by the Code requirements, based upon sound engineering
judgment; and
3. Will not be injurious to.other property(ies) in the vicinity; and
4. Conforms to the intent and purpose of the Code; and
5. Can be shown to be justified and required for the use and situation intended; and,
5. Will not create adverse impacts to other property(ies) in the vicinity.
Analysis and Decision
The purpose of the Parking, .Loading,,and Driveway Regulations (RMC 4-4-080) is.to provide a
means of regulating parking to promote the health, safety, morals, general welfare and
aesthetics of the City of Renton by specifying the off -'street parking and loading requirements
for all uses permitted and to describe design standards and other required improvements. The
Residential Parking Location Requirement for R-8 Zones (RMC 4-4-080F.7.b) requires that for
lots abutting an alley, all parking must take access from the alley. RMC 4-4'-080F.7.b also refers
to the Residential Design and Open Space Standards (RMC 4-2-115). The Residential Design and
Open Standards provide six options for garages in the R-8 zone:
1. Recessed from the front of the house and/or porch at least 8 feet; or
2. Located so that the roof extends at least 5 feet beyond the front of the garage for at
- least°the width of the garage plus the porch/stoop area; or .
3. Alley accessed; or
-4. Located. so that the entrydoes not face a'public and/or private street or an access
easement; or
5. Sized so'that it represents no greater than 50% of the width of the front facade at
ground, level; or.,
6. Detached.
Jim Hanson
August 1, 2011
Page 3
The proposed attached, front -loaded garage would be recessed 8 feet from the front of the
proposed house (Exhibit 3). While the proposal does not meet the Residential Parking Location
Requirement for R-8 zones, it does satisfy Option 1 of the Residential Design and Open
Standards for garages.
The current right-of-way width for residential alleys is 16 feet with a paved roadway width.of 12.
feet (RMC 4-6-060F:2). The existing 10 -foot wide alley is unpaved and dead ends just north of
the subject property. Additionally, the alley may be at capacity because'several existing single. -
family houses which front on both Grant Avenue South and High Avenue South currently use the
alley to access garages and uncovered parking areas.
Based on the analysis, above, the proposed modification satisfies Option 1 of the Residential
Design and OPen Space Standards regarding garages.
.The proposal satisfies the criteria listed in RMC 4-9-250D2 for approval of modifications in that it
substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element'and Community Design Element and is the minimum
adjustment necessary to irriplemerit these policies and objectives; meets the intent and purpose
of the Code; does not result in injury or adverse impacts, and is justified in this instance.
Therefore, the modification of the parking lot design standards for parking location
requirements in the R-8 zones for the proposed single-family residential structure to be located
at 614 Grant Avenue South is approved.
The decision to approve the proposed modification will become final if not appealed in writing
to the Hearing Examiner on or before 5:00 pm, August 15, 2011. Additional information
regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City
Hall -- 7`� Floor, (425) 430-6510. Appeals must be filed in writing, together with the required fee
to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA. 98057. If you have
questions regarding this correspondence, feel free to contact Gerald Wasser, Associate. Planner
at (425) 430-7382.
Sincerely,
C.E. "Chip' Vincent, Director
Planning Director
Exhibits: 1. Zoning Map (Sheet C4, W Y:)
2. Aerial Photo'.
3. Site Plan ;
cc: Jennifer Henning, Current Planning Manager
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J. HANSON CONSULTING LL -i
July 19, 2011
Chip Vincent, Planning Director
1055 South Grady Way
Renton WA 98057
Subject: Modification of RMC4-4-080F,7,b, alley access required
Dear Mr. Vincent:
City Of Renton
Planning Division
JUL 21 all
![`tI ECEuVED
Darlene Johnson has applied for a permit to construct a single family residence at 614
Grant Ave So, permit number CP11091.A number of corrections need to be made but the
major concern is the requirement of RMC4-4-080F,7,b which requires alley access. We
do not believe alley access is appropriate given the unique condition of the alley in
question.
The alley lies east of Grant Ave So and north of So 7`h ST. The alley R/W is only 10 feet
wide. The alley is also a dead end. There is no paving in the vicinity of the subject lot.
The City is requiring total vehicular access via this substandard alley which is already
over capacity. We believe adding more trips to a dead end ten foot wide alley which is
not paved will result in a safety issue. The is no way two way traffic can be
accommodated and since it is a dead end one way traffic is not possible.
The city's street standards now require alleys to have a 16 foot R/W and have 12 foot if
paving. The alley in question is far below this standard.
We are hereby requesting a modification of RMC4-4-080F,7,b to allow access to the
garage of the proposed house to be from the street in front which is Grant Ave So.
The following address the decision criteria required by Section 4-9-250D2 for granting a
modification of city standards:
a. The proposal will implement the policies in the Community Design Element
of the Comprehensive Plan.
1. The house meets the goals of the Community Design Element by raising the
aesthetic quality of the City. The house will be high quality residential
housing.
2.Objective CD -C will be met by an upgrade in an existing residential
neighborhood.
3.Policy CD -15 will be met, the residence will access the garage from the
street like most of the houses along Grant Ave So in this block.
4.Policy CD -18b will be met by having the garage access the same using the
same pattern established in the vicinity.
17446 Mallard Cove Lane, Mt Vernon WA 98274.360-422-5056. ichanson@wavecable.com
i
b. The propos,. will meet the objectives and safety intt ., by the code.
Allowing access from the street will provide a much safer access to the garage
than from a substandard dead end alley only 10 foot wide.
c. The granting of the modification will not be injurious to other properties in the
vicinity. Requiring access from the alley will be injurious to the other
properties using the alley. It will create more of a conflict with the neighbors
using the alley since it is only 10 foot wide not allowing two way traffic and it
is a dead end which does not allow one way traffic.
d. The proposal conforms to intent of the code by provided safe access to the
house while keeping in character with the neighborhood.
e. Allowing the access from the street rather than the alley is justified and
required for the situation intended since it results in more appropriate access
for a high end residence rather than accessing from a dead end substandard
unpaved alley.
£ The modification will not create adverse impacts to other properties in the
vicinity. Most other properties in this block access the garage from the street.
The street is capable of safely provided access for one more property.
Please review the proposal for granting a modification to allow access from the street to
the garage as proposed in the building permit application CP 11091.
If you have any questions concerning this application please give me a call or e-mail.
Th You:
Jim Hanson
17446 Mallard Cove Lane, Mt Vernon WA 98274. 360-422-5056. jchansonrr wavecable.com
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Printed: 07-21-2011
Payment Made:
CITY OF RENTON
1055 S. Grady Way i00
Renton, WA 98055 X9,0�-0� `
O p� 5
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Y01
Land Use Actions
RECEIPT
Permit#: LUA11-060
07/21/2011 12:05 PM
Total Payment: 103.00.
Current Payment Made to the Following Items:
Receipt Number:
Payee: DARLENE JOHNSON
Trans
------
Account Code
Description
Amount
3080
------------------
503.000000.004.322
------------------------------ ----------------
Technology Fee
3.00
5021
000.000000.007.345
Temp Use, Hobbyk, Fence
100.00
Payments made for this receipt
Trans Method Description Amount
---------- -------- --------------------------- ---------------
Payment Check 7617 103.00
Account Balances
Trans
------
Account Code
Description
Balance Due
3021
------------------
303.000000.020.345
------------------------------
Park Mitigation Fee
---------------
.00
3080
503.000000.004:322
Technology Fee
.00
3954
650.000000.000.237
Special Deposits
.00
5006
000.000000.007.345
Annexation Fees
.00
5007
000.000000.011.345
Appeals/Waivers
.00
5008
000.000000.007.345
Binding Site/Short Plat
.00
5009
000.000000.007.345
Conditional. Use Fees
.00
5010
000.000000.007.345
Environmental Review
.00
5011
000.000000.007.345
Prelim/Tentative Plat
.00
5012
000.000000.007.345
Fina]. Plat
.00
5013
000.000000.007.345
PUD
.00
5014
000.000000.007.345
Grading & Filling Fees
.00
5015
000.000000.007.345
Lot Line Adjustment
.00
5016
000.000000.007.345
Mobile Home Parks
.00
5017
000.000000.007.345
Rezone
.00
5018
000.000000.007.345
Routine Vegetation Mgmt
.00
5019
000.000000.007.345
Shoreline Subst Dev
.00
5020
000.000000.007.345
Site Plan Approval
.00
5021
000.000000.007.345
Temp Use, Hobbyk, Fence
.00
5022
000.000000.007.345
Variance Fees
.00
5024
000.000000.007.345
Conditional Approval Fee
.00
5036
000.000000.007.345
Comprehensive Plan Amend
.00
5909
000.000000.002.341
Booklets/EIS/Copies
.00
5941
000.000000.007.341
Maps {Taxable)
.00
5998
000.000000.000.231
Tax
.00
R1102819