Loading...
HomeMy WebLinkAboutReport 1CITY OF RENTO DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: December 9, 2016 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office --,-~ Project Name: Hillcrest Terrace Solid Waste Enclosure LUA (file) Number: LUAlS-000750, MOD Cross-References: AKA's: Project Manager: Kris Sorensen Acceptance Date: October 13, 2015 Applicant: Mark Gropper Owner: RHA Contact: Margaret Tyson, Schemata Workshop ,: PID Number: 7227800140, 7227900075 ERC Determination: Date: Appeal Period Ends: j Administrative Decision: Approved with Conditions Date: November 5, 2015 I Public Hearing Date: Appeal Period Ends: November 19, 2015 I Date Appealed to HEX: I By Whom: " HEX Decision: Date: Anneal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting an Administrative Modification to construct a 270 square foot solid waste enclosure for the Hillcrest Terrace community. The site is located at 1430 Hillcrest Lane NE and zoned Residential 14 (R-14) dwelling units per acre. The applicant requests a modification from RMC 4-2-115E.3 "Dumpster/Trash/Recycling Collection Area" and from RMC 4-4- , 090C.2 "Location in Setback or Landscape Areas Prohibited". There is a steep slope on the site approximately 230 feet from the proposed area of work. The project includes demolition of an existing 3-sided wooden fence enclosure and demolition of the existing sidewalk nearby. The project includes grading and sidewalk replacement within a total work area of approximately 1,470 sf. The replacement of the sidewalk and curb in front of the enclosure would replace an existing non-compliant curb ramp. The construction cost is estimated at $24,650 -$27,400. No trees would be impacted. I Location: 2900 NE 10th St & 1442 Hillcrest Ln NE Comments: ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. a:,Jnose 1paw1esa111 :su,uJeM JOJJa 1X 1:Jd DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Itenton© MINOR MODIFICATION OF MULTI-FAMILY WASTE ENCLOSURE SETBACK ~ APPROVAL D DENIAL EVALUATION FORM & DECISION DATE: November 5, 2015 PROJECT NAME: RHA Hillcrest Terrace Waste Enclosure Modification PROJECT NUMBER: LUA15-000750, MOD PROJECT MANAGER: Kris Sorensen, Associate Planner APPLICANT: Mark Groper, Renton Housing Authority, 2900 NE 10th St, Renton WA, 98056 PROPERTY OWNER: Renton Housing Authority, 2900 NE 10th St, Renton WA, 98056 CONTACT PERSON: Brian Oriska, Schemata Workshop, 112 5th Ave N, Floor 2 South, Seattle WA, 98109 ZONING DESIGNATION: Residential-14 (R-14) PROJECT LOCATION: 1442 Hillcrest Lane NE EXHIBITS: Exhibit 1: Aerial of site SUMMARY OF REQUEST: Exhibit 2: Photos of other on-site waste enclosure in front yard area Exhibit 3: Photo of existing waste enclosure to be replaced Exhibit 4: Applicant's Justification for the Modification Request Exhibit 5: Architectural Elevations Exhibit 6: Site Plan Exhibit 7: Floor Plan 1. The Renton Housing Authority received a modification approval to construct a new waste collection area and enclosure within the front yard of the multi-family residential complex through LUAll-029. 2. The Housing Authority is applying for a similar front yard modification to replace another waste collection area on site in the southwest portion of the site (Exhibit 3). The subject proposal is for an approximate 240 sf enclosure to be located in the same location as the existing collection area within the front yard on the west side of Hillcrest Lane NE (Exhibit 1). City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision RHA Hillcrest Terrace Waste Enclosure Modification LUAtS--000750, MOD Report of November 5, 2015 Page 2 of 6 3. Within the R-14 zone, screened waste collection areas are not allowed to be located within front yards without an approved modification per RMC 4-2-llSE.3 "Dumpster/ Trash/ Recycling Collection Areas." Additionally, within the general development standards of the Renton Municipal Code (RMC), the location of outdoor refuse and recyclables deposit areas and collection points for multi-family developments are not allowed to be located any required setback or landscape areas without an approved modification per RMC 4-4-090C.2 "Refuse and Recyclables Standards." Project Description: The applicant is requesting an Administrative Modification to construct an approximate 240 square foot waste enclosure drop-off area for the Hillcrest Terrace community. The replacement within the front yard setback along the west side of Hillcrest Lane NE is in the same location as the existing waste collection area (Exhibit 1, 3, and 6). The subject site is located at 1430 Hillcrest Lane NE and is zoned Residential-14 (R-14) dwelling units per acre. The site is a Renton Housing Authority multi-family single-story complex for seniors. The applicant requests a modification from RMC 4-2-llSE.3 "Dumpster/ Trash/ Recycling Collection Area" and from RMC 4-4-090C.2 "Location in Setback or Landscape Areas Prohibited". There is a steep slope on the site but it is approximately 230 feet distance from the proposed area of work and the slopes would not be impacted by the subject proposal. The project includes removal of an existing 3°sided wooden fence enclosure. The project includes grading and sidewalk replacement within a total work area of approximately 1,470 sf (Exhibit 7). The replacement of the sidewalk and curb in front of the enclosure would replace an existing non- compliant curb ramp and maintain or improve the existing pedestrian circulation through the site. The construction cost is estimated at $24,650 -$27,400. No trees would be impacted. A 3- foot wide landscape strip is proposed around the new waste enclosure (Exhibit 7). The other collection area at the complex was constructed in a similar design as the proposal where the siding materials are of a similar matching brick treatment as the exterior walls of the complex's multi-family structures (Exhibit 2 and 5). The other collection area is constructed of high quality materials including varied colors of brick in a similar pattern as the walls of the residential complex, with view blocking gates facing the street, easy access for the waste management collection company, and has a roof covering. ANALYSIS OF REQUEST: RMC 4-2-1150.2 addresses modifications to RMC 4-2-llSE.3 "Dumpster/Trash/Recycling Collection Area." The Administrator shall have the authority to approve, approve with conditions, or deny proposals based upon the provisions of these design regulations when no other permit or approval requires Hearing Examiner Review. Proposals will be considered on the basis of individual merit, the overall intent of the standards and guidelines, and creative design alternatives will be encouraged in order to achieve the purposes of the design regulations. City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision RHA Hillcrest Terrace Waste Enclosure Modification LUAlS-000750, MOD Report of November 5, 2015 Page 3 of 6 Staff Analysis: The proposal is designed in a similar fashion as the other new waste enclosure, provides overhead protection for residents when they frequent the drop off location, easy access for the waste management collection agency, and provides a visual screening of the dumpsters and trash collection bins from the view of the public and residents. Staff recommends approval ofthe subject proposal. Staff's recommended approval is based on the applicant's submitted materials, the staff analysis provided in the following subsections, and with a condition that a building permit be submitted for proposed removal of the existing collection area, and construction of new sidewalks and the facility. RMC 4-9-2500 addresses modifications to RMC 4-4-090C.2 "Location in Setback or Landscape Areas Prohibited." Decision Criteria: 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 oft his Code impractical, that the intent and purpose of the governing land use designation 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 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: Staff Analysis: The RMC implements the policies of the Comprehensive Plan and intends that neighbors and residents are not visually impacted by trash collection areas, that screened enclosures are constructed with adequate space to keep containers, and that screened enclosures are not located within front yards. The applicant states that the design of the proposed new waste enclosure is consistent with the existing structure constructed in the northeast portion of the site near the new Community Center. The applicant further states that the collection areas shall be located so that they have minimal impact on residents and neighbors per RMC 4-2-115. The applicant states that the multi-family residential complex does not have a clear distinction between service and pedestrian zones and that the proposal would replace the existing collection site in the same area that has historically been used by residents. The applicant states that the existing location is easily accessible to the property's senior residents and is located in a safe location so that elderly residents are not afraid to take out their trash. The applicant states that although the location is within the front yard setback, any potential negative visual impact would be mitigation for through the construction of a new screened and roofed enclosure. Staff concurs with the applicant's assessment that the location already exists and provides a safe place and easy access for all ages residing at the complex to drop off trash and recyclables. Setbacks for the waste collection area are based on Hillcrest Lane NE. Hillcrest Lane NE is a public street that only serves the Renton Housing Authority site splitting the City of Renton Deportment of Community and Economic Development Administrative Modification Request Report & Decision RHA Hillcrest Terrace Waste Enclosure Modification LUAlS-000750, MOD Report of November 5, 2015 Page 4 of 6 senior housing complex north to south. Hillcrest Lane NE does not provide connections to any neighboring properties (Exhibit 1). The impact ofthe proposed location would not impact other properties. A previous City approval was provided to build a similarly designed waste enclosure area in a front yard setback in the northeast portion of the site near the new community center (Exhibit 1 and 2). The applicant has designed the proposed waste enclosure with similar brick treatment and varied colors as the other new waste enclosure and collection area on the eastside of Hillcrest Lane NE. The design mimics the multi-family residential fa~ades brick treatments and pattern (Exhibit 2 and 5). Staff concurs with the applicant's analysis that utilizing the same location minimizes disruption of existing pedestrian circulation networks. The concept of moving the collection area any further from the street into the property would place it closer to the entrances of the residential units and potentially disrupt their accessibility to units and on-site open space, The request to locate the new waste enclosure within the front yard setback where the existing trash collection area now exists is the minimum adjustment necessary to meet the Comprehensive Plan and implementing municipal code. b, Will meet the objectives and safety. function. appearance. environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Staff Analysis: The new waste enclosure collection area is designed to meet the needs of the residents at the complex who are seniors. The proposal is designed to meet the accessibility and other safety requirements for accessing the site by residents and waste management collection. The architectural design of the waste collection area is consistent with the complex's multi-family structures and the recently constructed waste enclosure near the Community Center. A landscaping strip of 3-feet in width is proposed around the subject waste enclosure area. The subject enclosure requires building permit review and would be further reviewed by City staff for sound engineering, accessibility, and other minimum design and construction standards intended by the Code. c. Will not be injurious to other property(iesl in the vicinity; Staff Analysis: The applicant states that the design of the proposed structure is more aesthetically appropriate than the current open storage areas for those neighboring properties and residents that have views to the existing waste collection area. Staff concurs with the applicant that the three-sided painted wood siding does not completely block the views of the waste collection site and that the new design would fit with the existing materials used around the site. In staff's evaluation of the existing collection area aesthetic versus the proposed new facility's aesthetic, the new replacement enclosure in the existing collection area location would be an improvement. The location of the proposal is along a public street that only serves the Renton Housing Authority property City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision RHA Hillcrest Terrace Waste Enclosure Modification LUA15·000750, MOD Report of November 5, 2015 Page 5 of 6 and no other properties. Staff does not anticipate that any injury would be caused to other properties in the vicinity through approval of the request. d. Conforms to the intent and purpose of the Code; Staff Analysis: Staff has provided analysis in the previous staff analysis sections "a," "b," and "c" above. Staff finds that the proposal meets the intent and purpose oft he Code. e. Can be shown to be justified and required for the use and situation intended; and Staff Analysis: Staff has provided analysis in the previous staff analysis sections "a," "b," and "c" above. Staff finds that the waste enclosure replacement proposal is shown to be justified. The location of the proposed waste collection enclosure is where the existing waste collection area has historically been located. The site layout, pedestrian connections, and existing open spaces for residents would be kept the same and provide the location for the waste collection area as intended for the multi-family site. The design of the new enclosure fits the site and is an improvement to the existing collection area. f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Analysis: Staff has provided analysis in the staff analysis sections "a," "b," and "c" above. The proposal is to replace the existing waste collection area with a new fully enclosed and covered collection area in the same location as the existing drop off area. The location of the proposal is along a public street that only serves the Renton Housing Authority property and no other properties. Staff does not anticipate that any adverse impacts would be caused to other properties in the vicinity through approval of the application. Staff does not anticipate that any adverse impacts would be caused to other properties in the vicinity through approval of the application. DECISION: The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-2SOD for approval of modifications. Therefore, the modifications of the RMC 4-2-llSE.3 "Dumpster/ Trash/ Recycling Collection Area" and RMC 4-4-090C.2 "Location in Setback or Landscape Areas Prohibited", Project Number LUAlS-000750, MOD, are approved and subject to the following conditions: CONDITION: 1) The applicant shall submit a building permit to the City of Renton for review and approval for the waste enclosure and associated improvements including sidewalk, curb ramp, and landscaping. ~ \-eA,\,~J -f zAr (~~u zr Jen~Henning, Planning Director 11/1.;/wt) Date 1 Department of Community & Economic Development City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision RHA Hillcrest Terrace Waste Enclosure Modification LUAlS-000750, MOD Report of November 5, 2015 Page 6 of 6 The decision to approve the modification(s) will become final if not appealed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 on or before 5:00 pm, on November 19, 2015. Additional information regarding the appeal process may be obtained from the City Clerk's office, Renton City Hall-7'h Floor, (425) 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Kris Sorensen, at (425) 430-6593 or ksorensen@rentonwa.gov. RHA Hillcrest Terrace Site 0 128 64 128 Feet \/IJGS_ 1984_ Web_Mercator _Auw:1hary _ Sphere ~0 Finan ce & IT Division EXHIBIT 1 Legend City and County Boundary ~ -Other [:J D ry of Renton Parcels Information Tec hno logy -GIS RentonMapSupport@Rentonwa .gov 11/3/2015 Th,s map 1s a user generated static ol.llput trom an Internet mapping site and 1s for reterence O!'lli Data layer~ 1hat appear on this map may or may not be accuratecunenlorotherw1sere,acle TH IS MA P IS NOT TO BE USED FOR NAVIGATION EXHIBIT 2 l:mi1BIT 3 J I EXH1BIT4 schemata 8 October 2015 1516 HillcrestTerrace Solid Waste Enclosure Justification for the Modification Request The modification request complies with each of the following issues to be considered by the Administrator: a. The intent and purpose of the governing land use designation of the Comprehensive Plan is met The design of the proposed structure is consistent with the existing structures onsite. b. The modification is in conformity with the intent and purpose of the Renton Municipal Code workshop Per AMC Section 4-2-115, "Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and a screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards." Hillcrest Terrace is a grouping of 4 one-story buildings, without a clear distinction between service and pedestrian zones. The proposed solid waste enclosure ISWE) replaces an existing 3-sided wooden fence at the same location. This location is easily accessible to the property's senior residents, and is located in a visible, safe location so that elderly residents are not afraid to take out their trash. While the location is in conflict with Renton's development standards, the containers will be screened with an opaque fence, which will provide a significant improvement to the visual impact of the required storage area. c. The modification substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element; The design of the proposed structure is consistent with the existing structures onsite. d. The modification is the minimum adjustment necessary to implement these policies and objectives The proposed SWE replaces an existing storage area at the same location. Utilizing the same location minimizes disruption of the existing pedestrian networks of circulation. Moving it any further from the street would place it closer to the entrance of the units to the south. and disrupt their accessibility to other units on the site. e. The modification will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Providing a covered SWE will minimize clutter and avoid runoff from the storage area. f. The modification will not be injurious to other property(ies) in the vicinity; The replacement of the existing 3-sided wooden fence with a roofed, screened enclosure of high-quality materials that match the context of the site will result in a net improvement of the property. Screening will be provided in compliance with RMC 4- 4-090-C-8. g. The modification conforms to the intent and purpose of the Code; The design of the proposed structure is consistent with the existing structures onsite. h. The modification can be shown to be justified and required for the use and situation intended Per RMC 4-4-090-C-9. Minimum Gate Opening and Minimum Vertical Clearance: Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet 112') wide for haulers. In addition, the gate opening for any separate building or other roofed structure used primarily as a refuse or recyclables deposit area/collection point shall have a vertical clearance of at least fifteen feet 115')_ While the proposed SWE will have a gate opening of 12', we are requesting a modification for the vertical clearance. The existing community building has a roof height of 14'. while the other existing buildings on the site are 1-story structures with a low 1 :12 roof slope. If the SWE complies with the minimum vertical clearance of 15', it would result that the SWE would be more prominent than the other buildings on-site. schemata workshop inc 1112 5'" ave n, floor 2 south, seattle wa 98109 WW'iJ sci1ernta•,'10• ksl1op corr v 206.285.1589 1206.285.2701 schemata workshop Per discussions with the property owner. the Renton Housing Authority, the current and future method of solid waste collection is that an employee or contractor wheels the container into the street on collection day; the collection truck will not drive into the enclosure. The location of the accessible parking spaces in front of the SWE prevents a collection truck from driving in. The other existing solid waste enclosure on the site received a height modification and was built in 2013 and is the same size and height of the proposed solid waste enclosure. i. The modification will not create adverse impacts to other propertylies) in the vicinity; The solid waste enclosure will be more esthetically pleasing than the current open storage areas for those properties which may have views into the project. j. The project as a whole meets the intent of the minimum standards and guidelines in subsections E, F, G, H, I, J, and K of the design regulations; The design of the proposed structure is consistent with the existing structures onsite. k. The requested modification meets the intent of the applicable design standard; Per RMC 4-4-090 C.9, "Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structurels) on the site as determined by the Development Services Division Director." Given the single-story height and 1 :12 roof slope of the existing buildings onsite. the proposed structure is consistent with the design of the primary structures onsite. The proposed solid waste enclosure will be very similar to the other existing solid waste enclosure on the site. I. The modification will not have a detrimental effect on nearby properties and the City as a whole; The solid waste enclosure will be more esthetically pleasing than the current open storage areas for those properties which may have views into the project. m. The deviation manifests high quality design In accommodation of this modification. we have designed the solid waste enclosure to match the character of the existing buildings and solid waste enclosures on the site, incorporating brick to match the surrounding residential buildings. n. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways. The current 3-sided SWE. while screening containers from view from the adjacent units, allows passerby to see the exposed containers from the street and sidewalk. Enclosing and screening these containers on four sides will result in a more esthetically pleasing pedestrian environment. ".:':'.& IRCITDI.IO.'IDI .~ _..._Iii .. ,, ".:':'.& I ~ schemata workshop W:<TM:I r,,..,,~• "-' •C10Sl'"51""''""1""'"" roNTW::,_G_ ,1<111no18!l0<1m,21113311 -------l---------[==3JJfl-j---ti--~;& ==5J ----l~--------5f---l------fl+-cc!--tj=::~-1' ~~~~:~~~( "~ e:,)~.T.!~~~TICll I ,, , . '~ ,...... arA[~: II ---I ~ Al~ -~ I ' 0 ~·· ~ WASTE ENCLOSURE TOB'IO'.~ m,~~ _,,,-- ) .. ~,~"l ~,; I~ ;;HITECTURAL ELEVATIONS A201 m >< :::c 1-1 0, ~ UI EXHIBIT 6 ( ..----' C) i ..----i <( ! EXHIBIT 7 N C) DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -----~Renton 0 MINOR MODIFICATION OF MULTI-FAMILY WASTE ENCLOSURE SET.----.. , .. '"'' ~APPROVAL D DENIA DATE: PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: PROPERTY OWNER: CONTACT PERSON: ZONING DESIGNATION: PROJECT LOCATION: EXHIBITS: SUMMARY OF REQUEST: EVALUATION FORM & DECISION e,1t_~,.,{ r:.({ jd(u. :~ November 3, 2015 ,A-pffr,/ RHA Hillcrest Terrace Waste Enclosure Modi LUAlS-000750, MOD Kris Sorensen, Associate Planner Mark Groper, Renton Housing Authority, 2900 NE 10'h St, Renton WA,98056 Renton Housing Authority, 2900 NE 10th St, Renton WA, 98056 Brian Oriska, Schemata Workshop, 112 5th Ave N, Floor 2 South, Seattle WA, 98109 Residential-14 (R-14} 1442 Hillcrest Lane NE Exhibit 1: Aerial of site Exhibit 2: Photos of other on-site waste enclosure in front yard area Exhibit 3: Photo of existing waste enclosure to be replaced Exhibit 4: Applicant's Justification for the Modification Request Exhibit 5: Architectural Elevations Exhibit 6: Site Plan Exhibit 7: Floor Plan L The Renton Housing Authority received a modification approval to construct a new waste collection area and enclosure within the front yard of the multi-family residential complex through LUAll-029. 2. The Housing Authority is applying for a similar front yard modification to replace another waste collection area on site in the southwest portion of the site (Exhibit 3). The subject proposal is for an approximate 240 sf enclosure to be located in the same location as the existing collection area within the front yard on the west side of Hillcrest Lane NE (Exhibit 1).