HomeMy WebLinkAboutD_SR_Driveway_Modification_PugetDr_Apts_LUA17000668_180213DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: February 13, 2018
Project Name: Puget Drive Apartments Driveway Modification
Owner: Robert Wenzel, Tuscany Construction, PO Box 6127, Bellevue, WA 98008
Applicant/Contact: Cliff Williams, PE, 5326 SW Manning St, Seattle, WA 98116
Project File Number: PR17000462
Land Use File Number: LUA17000668,MOD
Project Manager: Matt Herrera, Senior Planner
Zoning Classification: RMF
Summary of Request: The applicant is requesting a modification of the driveway width requirement of 24-
feet to 16-feet that would accommodate a proposed 8-unit townhome
development that is currently under review. The subject property is located at 1506
S Puget Dr. The site is zoned Residential Multi-Family (RMF). A single-family
residence is currently on the subject property, which will be removed as a part of
the redevelopment.
Project Location: 1506 S Puget Dr
Site Area: 0.46 acres
City of Renton Department of Community & Economic Development Administrative Modification Report & Decision
PUGET DRIVE APTS DRIVEWAY MODIFICATION LUA17-000668,MOD
February 13, 2018 Page 2 of 4
Puget Dr. Apts. Driveway Modification
B. EXHIBITS:
Exhibit 1: Staff Report
Exhibit 2: Modification Request Justification
Exhibit 3: Landscape Plan
C. PROJECT DESCRIPTION/BACKGROUND:
The applicant has submitted building and civil construction permits to construct eight (8) townhome units in four
(4) buildings located at 1506 S Puget Drive. Site plan review is not required for this scope of project and therefore
the applicant has submitted a modification to the driveway width requirement with the building/civil permit. The
applicant has proposed a 16-foot wide paved driveway access extending approximately 130-feet north onto the
site from S. Puget Dr. that would serve the eight (8) townhome units (Exhibits 2 & 3). The City’s parking, loading,
and driveway regulations require 24-foot wide driveway aisles for parking areas that provide 90-degree parking
spaces. No subdivision of the site is proposed as the property would remain one (1) multi-family zoned property
with eight (8) total dwelling units.
D. ANALYSIS OF REQUEST:
Modification Analysis: The applicant is requesting a modification from RMC 4-4-080E.9.b in order to reduce the
required driveway width of 24-feet to 16-feet. 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.
Staff Comment: The applicant contends the 24-foot width requirement would be
overly burdensome and unnecessary to accommodate the vehicle traffic generated by
the eight (8) dwelling units on the site.
Staff concurs that the aisle width reduction from 24-feet to 16-feet is consistent with
the Comprehensive Plan and minimum adjustment necessary. The 16-foot wide drive
aisle would function similar to an alley. The amount of vehicle traffic on the site would
be minimal and could be handled similar to an alley. Narrowing the width of the drive
aisle reduces impervious cover, shortens the driveway crossing distance for
pedestrians on S. Puget Dr., and provide greater area for landscaping, which results
in quality design and appearance consistent with Comprehensive Plan Goal L-FF and
Policy L-61.
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 the reduction in width does not impact the
ability for emergency vehicles to access the site. The size and configuration of the lot
with the proposed structures result in emergency access availability from the abutting
S Puget Dr. Also, the reduction provides additional areas for landscaping thereby
improving the appearance of the project.
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeModificationReport&DecisionPUGETDRIVEAPTSDRIVEWAYMODIFICATIONLUA17-000668,MODFebruary13,2018Page3of4Staffconcurstheproposedmodificationwouldmeettheobjectivesoffunctionandmaintainabilityintendedbythecoderequirements.Vehicleswouldhaveadequatespaceforingress/egressasthedrivewaywouldfunctionsimilartoanalley.Emergencyvehicleaccessonsitewouldnotberequiredasaccesswouldbegainedfromtheabuttingright-of-way.Additionally,pedestriansalongS.PugetDr.wouldhaveashortercrossingdistanceinfrontofthedrivewaytherebylimitingexposuretoturningvehicles.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:Theapplicantcontendsthedrivewaywidthreductionwouldnot,impactotherproperties.Staffconcursthatthemodificationwouldnotbeinjurioustootherpropertiesinthevicinity.Thedrivewayisadead-endvehicleaislethatwouldserveonlytheresidentsandguestsofthesubjectproperty.d.ConformstotheintentandpurposeoftheCode.StaffComment:Stafffindsthemodifieddrivewayconformstotheintentandpurpose“ofthecode.Theaislewayprovidesadequatevehicleingress/egressforthelimitedamountoftripsgeneratedbytheproject.Thetownhomegaragesaresetbackfromtheaislewayandprovidesuitableturningspace.Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;and,,StaffComment:Stafffindsthenarroweddrivewaycanbejustifiedasnoonsiteemergencyaccessvehicleisneededfortheproposal.Thedrivewaycanfunctionsimilartoaresidentialalleywhichcontains16-feetofROWwidth.f.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.E.DECISION:TheproposalsatisfiessixofthesixcriterialistedinRMC4-9-250Dforapprovalofmodifications.Therefore,thePugetDrApartmentDrivewayModificationFileNo.LUA17-000668,isapproved.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:JenniferHenning,PlanningDirectorDateTRANSMuTEDthis13thdayofFebruary,2018totheOwnerandApplicant/Contact:RobertWenzelCliffWilliamsTuscanyConstruction53265WManningStP0Box6127Seattle,WA98116Bellevue,WA98008PugetDr.Apts.DrivewayModification
City of Renton Department of Community & Economic Development Administrative Modification Report & Decision
PUGET DRIVE APTS DRIVEWAY MODIFICATION LUA17-000668,MOD
February 13, 2018 Page 4 of 4
Puget Dr. Apts. Driveway Modification
TRANSMITTED this 13th day of February, 2018 to the following:
Rohini Nair, Civil Plan Review
Steve Triplett, Development Services
K. 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 February 27, 2018. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, (425) 430-6510.
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
appeal 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.
14311 SE 16th Street, Bellevue, WA 98007 1.800.888.4517. (425) 641.5320. fax: (425) 641.5318
www.kapplerhomeplans.com
Architectural innovations, p . s .
Forward Thinking Design Solutions For Your Environment
June 22, 2017
City Of Renton
Attn: Matthew F. Herrera
1055 South Grady Way
Renton WA, 98057
Project Name: Puget Drive Apartments
Address: 1507 S Puget Drive
Building Permit #Not Assigned
Project Narrative:
The property consists of a single lot with an existing Single Family Residence. The home will be
demolished and the property shall be developed with 4 townhomes. Each building contains 2
dwelling units consisting of 3 bedrooms, 2 ½ baths and 1 car garage. The overall project is 4
buildings and 8 dwelling units.
A pre-application meeting was held on August 18th 2016 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) We request the reduction of the parking lot width from 24’ to 16’. An access easement of 20’
would be established with the paved portion being 16’. Please refer to the attached plot plan for
additional clarification. Please refer to the August 29, 2016 memorandum from Corey Thomas.
The project (Puget Drive Apartments) was previously known as White Duplexes Townhomes.
Renton Municipal Code
Section 4-4-080.F.6.b Minimum Width and clearance: Lanes shall provide a minimum
unobstructed continuous width of twenty feet…
Section 4-4-080.F.9.b Parking Aisle Width Minimums: For one row and two rows of ninety
degree parking using the same aisle... minimum width of the aisle shall be twenty four feet.
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;
The unit layout and configuration places the project in an ambiguous definition per the
Renton Municipal code with regard to what category best represents the access to the units.
Limited Residential Access Road 4-6-060.F.2, Shared Driveway 4-4-060.J.2 or Parking Lot 4-
4-080.F.6.b. It is our desire to meet any fire lane access requirements established by the
fire marshal. As a “Parking Lot” the reduction from 24’ to 16’ in a ninety degree parking
situation, shall not impact access to the development.
14311 SE 16th Street, Bellevue, WA 98007 1.800.888.4517. (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;
The reduction of the parking lot width shall not adversely impact the safety, function,
appearance or environmental protection. Following the projects Pre Application meeting,
Corey Thomas reviewed the project and responded “Fire department apparatus access
roadways are adequate from the public street. No on site fire access roadway required.” The
reduction shall provide a greater area that can receive landscaping, thus improving the
appearance of the project.
c. Will not be injurious to other property(ies) in the vicinity;
The reduction of the parking lot width shall not impact adjacent properties.
d. Conforms to the intent and purpose of the Code;
The reduction would abide by the Renton Municipal Code 4-4-060.J.2 Shared driveway
meeting the 16’ wide paved surface area within a 20’ wide tract. This shall provide sufficient
access for fire department apparatuses.
e. Can be shown to be justified and required for the use and situation intended;
The reduction would meet the needs of the fire department while increasing the amount of
non-impervious surfacing. The non-impervious surface area is to be used as green space
courtyard areas for the residents of the property.
f. Will not create adverse impacts to other property(ies) in the vicinity.
The reduction of the parking lot width shall not impact adjacent properties.
Please let me know if you have any questions or comments.
Sincerely,
Edward Pozniak, Project Manager
Architectural Innovations, P.S.
TREES QTY BOTANICAL NAME COMMON NAME SIZE SPACING COMMENTS
8 ACER CIRCINATUM `PACIFIC FIRE`PACIFIC FIRE VINE MAPLE 5` HT. MIN.AS SHOWN MULTI-STEM
10 PYRUS CALLERYANA `CHANTICLEER`CHANTICLEER FLOWERING PEAR 2" CAL. MIN.AS SHOWN
REPLACEMENT TREE
4 THUJA PLICATA WESTERN RED CEDAR 6` HT. MIN.AS SHOWN
REPLACEMENT TREE
SHRUBS QTY BOTANICAL NAME COMMON NAME SIZE SPACING COMMENTS
30 ABELIA X EDWARD GOUCHER PINK ABELIA 5 GAL./24" HT. MIN.4` O.C.
28 ABELIA X `ROSE CREEK`ROSE CREEK ABELIA 3 GAL./24" HT. MIN.4` O.C.
29 ACORUS GRAMINEUS `OGON`GOLDEN VARIEGATED SWEETFLAG 2 GAL/15" HT. MIN.2` O.C.
24 CALAMAGROSTIS BRACHYTRICHA KOREAN REED GRASS 3 GAL./24" HT. MIN.3` O.C.
13 CORNUS STOLONIFERA RED-TWIG DOGWOOD 5 GAL./30" HT. MIN.4` O.C.3 CANES MIN.
8 CORYLOPSIS PAUCIFLORA WINTER HAZEL 5 GAL/36" HT. MIN.5` O.C.
102 HAKONECHLOA MACRA `ALL GOLD`JAPANESE FOREST GRASS 2 GAL/15" HT. MIN.2` O.C.
40 ILEX CRENATA `HELERII`HELER`S JAPANESE HOLLY 5 GAL./24" HT. MIN.4` O.C.
12 MAHONIA AQUIFOLIUM OREGON GRAPE 3 GAL./24" HT. MIN.3` O.C.
26 MAHONIA REPENS CREEPING MAHONIA 3 GAL./24" HT. MIN.4` O.C.
37 NANDINA DOMESTICA `MONFAR`SIERRA SUNRISE HEAVENLY BAMBOO 3 GAL./24" HT. MIN.2` O.C.
14 PENNISETUM ALOPECUROIDES FOUNTAIN GRASS 3 GAL./24" HT. MIN.3` O.C.
7 PHILADELPHUS LEWISII WILD MOCKORANGE 3 GAL./24" HT. MIN.7` O.C.
29 PIERIS JAPONICA `VARIEGATA`VARIEGATED LILY OF THE VALLEY 3 GAL./24" HT. MIN.3` O.C.
16 POLYSTICHUM MUNITUM WESTERN SWORD FERN 2 GAL/15" HT. MIN.3` O.C.
5 RIBES SANGUINEUM RED FLOWERING CURRANT 5 GAL
12 SARCOCOCCA RUSCIFOLIA FRAGRANT SARCOCOCCA 3 GAL./24" HT. MIN.3` O.C.
11 SPIRAEA X BUMALDA `GOLDFLAME`GOLDFLAME SPIREA 3 GAL./24" HT. MIN.4` O.C.
18 VACCINIUM OVATUM EVERGREEN HUCKLEBERRY 3 GAL./24" HT. MIN.3` O.C.
85 VIBURNUM DAVIDII DAVID VIBURNUM 3 GAL./24" HT. MIN.3` O.C.
GROUND COVERS QTY BOTANICAL NAME COMMON NAME SIZE SPACING COMMENTS
2,035 SF LAWN HYDROSEED
829 SF MULCH -
4'%1//'0&'&
(14#22418#.
NOTES
1. FOR MORE DETAILED INFORMATION REGARDING THE TREES, PLEASE SEE ARBORIST
REPORT BY AMERICAN FOREST MANAGEMENT.
REPLACEMENT TREE INCHES REQUIRED
(12 INCHES REQUIRED FOR EACH PROTECTED TREE)
REPLACEMENT TREE INCHES PROVIDED:
REPLACEMENT TREE CALCULATIONS
15, OR 8 TREES
(12 INCHES X 1.2 TREES = 14.4 INCHES)
28, OR 14 TREES
(SEE LANDSCAPE SCHEDULE HEREON)
LANDSCAPE SCHEDULE
LAWN (TYP.)
SHRUB (TYP.)
MULCH (TYP.)
BEGIN 6' HT. BOARD FENCE
DECIDUOUS TREE (TYP.)
CONIFEROUS TREE (TYP.)
FLAGSTONE PATHWAY (TYP.)
PROPOSED DUPLEX BUILDING (TYP.)
10' STREET FRONTAGE
LANDSCAPE BUFFERENTRY SIGNAGE LAWN TO REPLACE
EXISTING DRIVEWAY
NO OTHER STREET
IMPROVEMENTS
PROPOSED