HomeMy WebLinkAboutReport and Exhibits_Modification_FINAL_v3.pdf.pdfDEPARTMENT OF COMMUNITY
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Report_Modification_FINAL_v3
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
REPORT DATE: August 15, 2018
Project Name: Monaco LLC Urban Modification Request
Owner: Monaco LLC; 423 South 3rd Street, Renton, WA 98057
Contact: John Fuchs; 1724 Cole Street, Ste. 10, Enumclaw, WA 98022
Project File Number: PR18-000001
Land Use File Number: LUA18-000448
Project Manager: Jeffrey Taylor, Assistant Planner
Zoning Classification: Center Downtown (CD)
Summary of Request: Pursuant to RMC 4-9-250D the applicant is requesting one Administrative
Modification from RMC 4-3-100 Urban Design Regulations, which encourages that
buildings are located in relation to streets and other buildings so that the Vision of
the City of Renton can be realized for a high-density urban environment. The
applicant is requesting a modification to allow the construction of a storage building
and associated parking spaces to support the existing office.
Project Location: 423 South 3rd Street
Site Area: 5280 square feet (0.12 acres)
DocuSign Envelope ID: D7EEC7B4-D18B-4601-93C8-5DFC0C4AFDAD
City of Renton Department of Community & Economic Development Administrative Modification Report & Decision
MONACO LLC URBAN MODIFICATION REQUEST LUA18-000448, MOD
August 15, 2018 Page 2 of 6
B. EXHIBITS:
Exhibit 1: Modification Request Justification
Exhibit 2: Site Plan/Landscape Plan
C. PROJECT DESCRIPTION/BACKGROUND:
The applicant is requesting approval of a modification from the Renton Municipal Code, Site Design and Building
Location standards (RMC 4-3-100E.1), which requires that buildings shall be oriented to the street with clear
connections to the sidewalk; the front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard, and the primary entrance of each building shall be located on the façade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include
human-scale elements. Further, multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate landscaping. The applicant
also requests a modification from Building Architectural Design standards (RMC 4-3-100E.5), which requires that
all building façades shall include modulation or articulation at intervals of no more than forty feet (40'), and any
façade visible to the public shall be comprised of at least fifty percent (50%) transparent windows and/or doors
for at least the portion of the ground floor façade that is between four feet (4') and eight feet (8') above ground
(as measured on the true elevation). The project is located at 423 S. 3rd Street (parcel number 7840800005) and
is located within the CD Zone. The applicant is requesting these modifications to allow the construction of a
storage building to support the existing office with an entryway facing the existing office, and surface parking
along the rear of the lot.
D. ANALYSIS OF REQUEST:
Design District Modification Analysis: The applicant is requesting a modification from RMC 4-3-100 Urban Design
Regulations in order to construct a new storage building and associated parking lot. The proposal is compliant
with the following modification criteria, pursuant to RMC 4-9-250D and 4-3-100F. Therefore, staff is
recommending approval of the requested modification.
Compliance Modification Criteria and Analysis
Compliant if
conditions
of approval
are met
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: Provided the conditions of approval are met, the modification proposal
will be consistent with the Renton Comprehensive Plan Land Use Element and
Community Design Element goals, including: Complementing the built environment with
landscaping using native, naturalized, and ornamental plantings that are appropriate for
the situation and circumstance and provide for respite, recreation, and sun/shade (Policy
L-56); Improving the appearance of parking lots through landscaping and screening
(Policy L-60); and including human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers
(Policy L-51).
The applicant proposes to construct a 10-foot wide, approximately 47-foot long, planter
strip constituting 25% of his property width along the public street frontage, to screen
the proposed storage structure and parking spaces from public view. The applicant
proposes to plant wax myrtle shrubs to serve as a visual barrier, and strawberry bushes
DocuSign Envelope ID: D7EEC7B4-D18B-4601-93C8-5DFC0C4AFDAD
City of Renton Department of Community & Economic Development Administrative Modification Report & Decision
MONACO LLC URBAN MODIFICATION REQUEST LUA18-000448, MOD
August 15, 2018 Page 3 of 6
as ground cover. Staff noted this proposal does not meet the intent of RMC 4-4-070H.1
which requires a mixture of trees, shrubs and groundcover for the first 10ft. of the street
side of the site measured from the property line. Staff recommends that the applicant
plant two (2) Japanese flowering cherry trees within the on-site planter strip, at minimum
of two-inch (2”) caliper each; additionally, staff recommends that a mixture of shrubs be
used. Staff concurs that Wax Myrtles can be utilized, provided they are paired with
Oregon Grapes, and further concurs that strawberries may be used as ground cover. As
a condition of approval the applicant shall submit a revised landscaping plan at the time
of building permit application reflecting staff recommendations (or another proposal as
approved by staff) and complying with RMC 4-4-070. If the conditions of approval are
met, staff concurs that the proposed landscape buffer will substantially implement Policy
L-56 of the Comprehensive Plan Land Use Element by offering both respite and shade to
the public. The proposed landscaping strip will also serve to implement Policies L-51, and
L-60 by screening the parking spaces from the public realm along Morris Ave. S. Further,
it will create a more discernable border for the lot and add quality landscaping that
enhances the public space.
The applicant’s proposed placement of the parking spaces is between his rear lot line
(alley) and the proposed structure. This site configuration reduces the prominence of the
parking spaces in the pedestrian realm and minimizes visual impact of the new
improvements. Staff concurs that this site design would meet the intent of Policy L-60 by
improving the appearance of the parking spaces, through the use of both the storage
structure, and the planter strip as screening for parked vehicles. Staff concurs that this
placement also conforms to Comprehensive Plan Land Use Element Policy L-51 by
including human scale elements, including the preservation of open space in the center
of the lot. The open space would serve as an open courtyard with a pedestrian pathway
connecting the storage structure to the primary structure, creating walkability and
interconnection between the two buildings on the site.
The applicant also proposes to install decorative solar lights on all façades to accentuate
the entryway to the storage structure, and to illuminate the courtyard used by
pedestrians to access the office building. Further, the applicant proposes a decorative
planter attached to the eastern street facing façade to add articulation, and draw
attention to the landscaping and courtyard. Staff concurs that the installation of these
lights and wall mounted planter would create a more distinctive sense of place and serve
as an additional human scale element, reducing the impact of the parking spaces by
drawing attention to the entryway, decorative planter, and pedestrian courtyard.
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 proposed storage building reflects the siding,
and roof style used on the existing building 1906 converted single family residence,
creating a cohesive style and appearance between the primary structure and the new
accessory structure. The storage building would also be painted to match the primary
structure to ensure continuity. The applicant is proposing decorative solar lighting at the
entrance, an overhang above the entryway to accentuate the access point, and a
decorative planter box on the street facing façade to maintain a pedestrian scale, and
improve the appearance of the building. Staff concurs that the inclusion of these design
elements would meet the intent and the guidelines of Urban Design District A
regulations.
DocuSign Envelope ID: D7EEC7B4-D18B-4601-93C8-5DFC0C4AFDAD
City of Renton Department of Community & Economic Development Administrative Modification Report & Decision
MONACO LLC URBAN MODIFICATION REQUEST LUA18-000448, MOD
August 15, 2018 Page 4 of 6
The applicant is also proposing parking along the existing alley to minimize visual impact
and create a safer pedestrian environment. Vehicles would access the site off of the alley
rather than Morris Avenue, eliminating the necessity for a curb cut along the public
street. Staff concurs that the combined design features would meet the intended
purpose and objective of the code.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that the planter strip will serve as a visual and
physical barrier separating the storage building and parking area from the public right-
of-way, which would improve the appearance of the property and increase safety of the
parking area. Staff concurs that the proposed improvements would visually improve the
site as seen from the street, as the site is currently landscaped with grass. It is not
anticipated that the proposal will be injurious to the other properties in the vicinity.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘a’ and ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘a’ and ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
Compliant if
condition of
approval
are met
g. The project as a whole meets the intent of the minimum standards and guidelines
in subsections E1, E2, E3, E4, E5, E6, and E7 of the design regulations
Staff Comment: The applicant proposes the entryway to the storage structure to be
oriented north towards the primary structure and away from the street. Per RMC 4-3-
100E.1 standards, the front entry of a building shall be oriented to the street or a
landscaped pedestrian-only courtyard. Due to the appurtenant nature of the structure
staff concurs that a northern orientation still meets the intent of RMC 4-3-100E.1, which
intends to ensure an appropriate transition between buildings, parking areas, and other
land uses; and to increase privacy for residential uses. This orientation connects the
appurtenant structure with the primary office use of the property which already meets
the intent of the code. Staff concurs that when viewed holistically, the site meets the
intent of the minimum standards and guidelines, provided conditions of approval are
met, as noted above in subsection a.
Compliant if
conditions
of approval
are met
h. The requested modification meets the intent and guidelines of the applicable design
standard
Staff Comment: The proposal includes two (2) garage doors on the Eastern façade of the
proposed storage structure, and blank walls on the western and southern façade. RMC
4-3-100E.5 calls for any façade visible to the public shall be comprised of at least fifty
percent (50%) transparent windows and/or doors for at least the portion of the ground
floor façade that is between four feet (4') and eight feet (8') above ground (as measured
on the true elevation). Furthermore, all building façades shall include modulation or
articulation at intervals of no more than forty feet (40'). Staff notes that as proposed the
storage building would not meet these standards. However, due to subordinate nature
of the structure the intent and guidelines of the code could be met through minor
alterations to the proposed building as flows: 1) The garage doors be relocated to the
southern façade facing the alley; 2) Windows are added on the eastern façade facing
Morris Ave S, constituting at least 25% of the building façade; and 3) Articulation be
DocuSign Envelope ID: D7EEC7B4-D18B-4601-93C8-5DFC0C4AFDAD
City of Renton Department of Community & Economic Development Administrative Modification Report & Decision
MONACO LLC URBAN MODIFICATION REQUEST LUA18-000448, MOD
August 15, 2018 Page 5 of 6
added to the western façade, which may include lightning, trellis, planter boxes, or other
design elements approved by the Current Planning Project Manager. Treatment
pursuant to RMC 4-3-100E.5 may also be utilized in place of articulation for the western
façade of the storage structure. In order for the proposed stricter to meet the intent and
the guidelines of the applicable design standards, staff recommends as conditions of
approval that the preceding design recommendations be reflected in revised building
plans at time of building permit application.
i. The modification will not have a detrimental effect on nearby properties and the
City as a whole;
Staff Comment: See comments under criterion ‘c’ and h.
Compliant if
Conditions
are Met.
j. The deviation manifests high quality design; and
Staff Comment: See comments under criterion ‘a’, ‘b’ and ‘h’ and the associated
recommended conditions.
Compliant if
Conditions
are Met.
k. The modification will enhance the pedestrian environment on the abutting and/or
adjacent streets and/or pathways.
Staff Comment: See comments under criterion ‘a’, ‘b’ and ‘h’ and the associated
recommended conditions.
E. DECISION:
The proposal satisfies 11 of the 11 criteria listed in RMC 4-9-250D and 4-3-100F for approval of
modifications, provided all the conditions are met. Therefore, the Monaco LLC Urban Design Mod, File
No. LUA18-000448, is approved and is subject to the following conditions:
1. The applicant shall amended the design of the proposed garage per the following:
a. The garage shall be reoriented to place the garage doors on the southern façade, facing the
alley; and Windows shall be installed on the eastern façade of the proposed storage structure,
constituting at least 25% of the building façade; and Articulation shall be provided on all
building façades which may include lightning, trellis, planter boxes, or other design elements
approved by the Current Planning Project Manager;
The above building modifications shall be reflected in the revised building permit application for review and
approval by the Current Planning Project Manager prior to building permit issuance.
2. The applicant shall submit a revised landscape plan at time of building permit application showing:
a. Two (2) Japanese flowering cherry trees or another tree approved by the Current Planning
Project Manager located in the proposed on-site landscape strip along Morris Avenue South.
b. A minimum of two (2) types of shrubs to be approved by the Current Planning Project Manager
and sited pursuant to RMC 4-4-070L.3. Staff recommends Wax Myrtles and Oregon Grapes.
c. Strawberry bushes used as ground cover, and sited pursuant to RMC 4-4-070L.2.
The revised landscape plan shall be approved by the Current Planning Project Manager prior to building permit
issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
DocuSign Envelope ID: D7EEC7B4-D18B-4601-93C8-5DFC0C4AFDAD
8/15/2018 | 9:19 AM PDT
City of Renton Department of Community & Economic Development Administrative Modification Report & Decision
MONACO LLC URBAN MODIFICATION REQUEST LUA18-000448, MOD
August 15, 2018 Page 6 of 6
TRANSMITTED this 15 day of August, 2018 to the Owner/Applicant/Contact:
Owner: Applicant:
Monaco LLC
423 S. 3rd Street
Renton, WA 98057
John Fuchs
1724 Cole Street, Ste. 10
Enumclaw, WA 98022
TRANSMITTED this 14th day of August, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development
Engineering Manager
Amanda Askren, Property and Technical
Services Manager
Vanessa Dolbee, Current Planning Project
Manager
Rick Marshall, Fire Marshal
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 August 29th, 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.
DocuSign Envelope ID: D7EEC7B4-D18B-4601-93C8-5DFC0C4AFDAD
423 S 3rd St Renton, WA 98057
Justification for Modification request:
Our building on the corner of S 3rd and Morris is an existing office structure that is over
100 years old. The structure was likely a house initially but was converted to an office
decades ago. It is apparent that the rear of the lot has likely been used for parking
although it does not appear that a garage has ever been present there, unlike the
neighboring properties which have them. In an effort to have a simple storage building,
supporting our office, built we are asking for some modifications from typical new
construction standards for the following reasons:
1. We would like to have a consistent setback with that of our existing "anchor" building.
2. We are beholden to the look of the larger, existing building and therefore trying to tie
in some consistency in building design and materials.
3. While this will be a "new" building, it will exist to support the primary building on the
property which has remained virtually unchanged for 60+ years, and has Hardy siding
and composite roofing.
Furthermore, after much discussion, we have made the following concessions in an effort
to achieve the City's objectives:
1. We've moved the proposed site of the structure northward, reducing our yard-space in
order to add parking along the alley, per City request.
2. We've added a 10 ft (a quarter of our property width) planting strip along the Morris
St. sidewalk at the rear of the lot, in an effort to buffer our loading area from the parking
strip along Morris.
3. We've added design cues and changed construction material in order to more closely
match our primary building, as well as adding trim features, decorative (Solar Powered)
light fixtures and additional colors to improve the original design.
Hopefully, these compromises, along with the design improvements will be sufficient to
justify a the modification. We are in the building maintenance business and have every
intention of this being a nice improvement to our neighborhood that is consistent with
what we have purchased. Thank you for your consideration!
DocuSign Envelope ID: D7EEC7B4-D18B-4601-93C8-5DFC0C4AFDAD
DocuSign Envelope ID: D7EEC7B4-D18B-4601-93C8-5DFC0C4AFDAD
RECEIVED
06/27/2018 jtaylor
PLANNING DIVISION
DocuSign Envelope ID: D7EEC7B4-D18B-4601-93C8-5DFC0C4AFDAD