HomeMy WebLinkAboutD_Admin Report_1002 N 30th Driveway Variance_181207.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Admin Report_1002 N 30th Driveway Variance_181207
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: December 7, 2018
Project File Number: PR17-000269
Project Name: 1002 N 30th St Driveway Variance
Land Use File Number: LUA18-000673, VAR, MOD
Project Manager: Alex Morganroth, Associate Planner
Owner/Applicant/Contact: Mike Ames, Kendall Homes, LLC, PO Box 837, Renton, WA 98057
Project Location: 1002 N 30th St, Renton, WA 98056
Project Summary: The applicant is requesting approval of an Administrative Variance from the
provisions of the Renton Municipal Code (RMC) regulating driveway grades for
single-family residential development (RMC 4-4-080). The applicant is also
requesting approval of a Modification to the Residential Design and Open Space
Standards in the R-8 zone (RMC 4-2-115I.6.a) in order to allow relief from the
"Architectural Detailing" guideline which requires 3.5-inch (3.5") wide trim
around all windows and doors. Specifically, the applicant is requesting the ability
to exclude trim from all windows and doors on the home in order to provide a
more contemporary or modern style. The purpose of the variance is to
retroactively allow for existing driveway to exceed the 15% maximum slope of
the existing driveway at 1002 N 30th St (APN 3342101475). The applicant is
proposing to maintain the existing driveway which was constructed with a slope
of 22%. The lot is 5,400 square feet in area and is located in the Residential-8
du/ac (R-8) zone. A Wellhead Protection Area Zone 2 was mapped on the project
site. No trees will be removed as part of the project.
Site Area: 0.12 acres
DocuSign Envelope ID: AC41A6A6-BA6E-444A-92B0-1C6035CB09CB
City of Renton Department of Community & Economic Development Administrative Report & Decision
1002 N 30TH ST VARIANCE LUA18-000673, VAR, MOD
Report of: December 7, 2018 Page 2 of 7
D_Admin Report_1002 N 30th Driveway Variance_181207
B. EXHIBITS:
Exhibit 1: Staff Report
Exhibit 2: Site Plan
Exhibit 3: Photos
Exhibit 4: Modification Evaluation Form
C. GENERAL INFORMATION:
1. Owner(s) of Record:
DB Signature Homes LLC
2. Zoning Classification: Residential 8 du/ac (R-8)
3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD)
4. Existing Site Use: Single-family Residential
5. Critical Areas: Wellhead Protection Area Zone 2
6. Neighborhood Characteristics:
a. North: Residential Medium Density (RMD) Comprehensive Plan Land Use Designation;
Residential-8 DU/AC (R-8) zone
b. East: Residential Medium Density (RMD) Comprehensive Plan Land Use Designation;
Residential-8 DU/AC (R-8) zone
c. South: Residential Medium Density (RMD) Comprehensive Plan Land Use Designation;
Residential-8 DU/AC (R-8) zone
d. West: Residential Medium Density (RMD) Comprehensive Plan Land Use Designation;
Residential-8 DU/AC (R-8) zone
7. Site Area: 0.12 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Gustine Annexation N/A 1821 12/31/1960
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-115: Residential Design and Open Space Standards
c. Section 4-4-080: Parking, Loading, and Driveway Regulations
2. Chapter 9 Variances, Waivers, Modifications, and Alternates
a. Section 4-9-250: Variance Procedures
3. Chapter 11 Definitions
DocuSign Envelope ID: AC41A6A6-BA6E-444A-92B0-1C6035CB09CB
City of Renton Department of Community & Economic Development Administrative Report & Decision
1002 N 30TH ST VARIANCE LUA18-000673, VAR, MOD
Report of: December 7, 2018 Page 3 of 7
D_Admin Report_1002 N 30th Driveway Variance_181207
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
G. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
November 13, 2018 and determined the application complete on November 20, 2018. The project
complies with the 120-day review period.
2. The applicant is requesting an administrative variance from RMC 4-4-080I.6.a in order to allow for a
single-family residential driveway with a 22% grade. The maximum driveway grade for single-family and
two-family uses is 15%. The single-family home and driveway have already been constructed.
3. The applicant is requesting a modification to allow relief from the "Architectural Detailing" guideline
which requires 3.5-inch (3.5") wide trim around all windows and doors. Specifically, the applicant is
requesting the ability to not install the required trim around the windows and doors on the home in order
to provide a more contemporary or modern style (Exhibit 4).
4. Staff supports the applicant’s request for relief from the Residential Design and Open Standards in order
to provide a more contemporary-styled house.
5. The applicant’s submittal material complies with the requirements necessary to process a variance and
modification request.
6. The project site is located on a 0.12 acre (5,400 square feet) parcel at 1002 N 30th St in Renton,
Washington (Parcel # 3342101475).
7. The project site is currently developed with a recently constructed single-family home.
8. The subject parcel is surrounded by existing single-family residential uses.
9. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
10. The site is located within the Residential-8 units/acre (R-8) zoning classification.
11. A Wellhead Protection Area Zone 2 is located on the project site.
12. Construction of the driveway and single-family home occurred during the summer of 2018.
13. No public or agency comments were received.
14. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. No comments were received.
15. Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines,
the organization of roadways, sidewalks, public spaces, and the placement of community gathering
places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and
Policies:
DocuSign Envelope ID: AC41A6A6-BA6E-444A-92B0-1C6035CB09CB
City of Renton Department of Community & Economic Development Administrative Report & Decision
1002 N 30TH ST VARIANCE LUA18-000673, VAR, MOD
Report of: December 7, 2018 Page 4 of 7
D_Admin Report_1002 N 30th Driveway Variance_181207
16. Variance Analysis: The variance would allow the applicant to retain the driveway constructed at a 22%
grade instead of the required 15% maximum grade. The proposal is compliant with the following variance
criteria, pursuant to RMC 4-9-250. Therefore, staff recommends approval of the requested variance.
Compliance Comprehensive Plan Analysis
Goal HHS-C: Increase the stability of neighborhoods by fostering long-term
homeownership, property maintenance, and investments in existing housing.
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and region coordination.
Compliance Variance Criteria and Analysis
a. That the applicant suffers practical difficulties and unnecessary hardship and the
variance is necessary because of special circumstances applicable to subject property,
including size, shape, topography, location or surroundings of the subject property,
and the strict application of the Zoning Code is found to deprive subject property
owner of rights and privileges enjoyed by other property owners in the vicinity and
under identical zone classification.
Staff Comment: The garage at the subject property is at a significantly lower grade level
than N 30th St and is only setback approximately 20 feet from the sidewalk. The applicant
contends that without granting the variance, strict adherence to the driveway grade
limits would deprive them of privileges enjoyed by other property owners in the vicinity
and would prevent the future owner of the house from easily accessing garage with a
vehicle. The applicant also contends that due to the slopes in the surrounding
neighborhood, various other homes have driveways that are close to or exceed the 15%
maximum grade limit.
Staff has reviewed the proposed variance request and concurs that the design of the site
and existing grades in the neighborhood result in practical difficulties to construct a
driveway pursuant to the strict application of the maximum driveway grade limit of the
code. Staff also concurs that several other residential property owners in the vicinity have
driveways that exceed the maximum grade limit and that the strict interpretation of the
parking, loading and driveway regulations would deprive the future owner of the home
of privileges enjoyed by those nearby owners.
b. That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in which
subject property is situated.
Staff Comment: The applicant contends that granting of the variance would not be
materially detrimental to the public welfare or injurious to the property or improvements
in the vicinity and zone in which the subject property is situated due to the fact that the
driveway is located entirely on the site and will be for the exclusive use of the future
homeowner.
Staff has reviewed the applicant’s justifications and concurs with their analysis and finds
that the proposed 22% grade would not be detrimental to the public welfare or injurious
to the property or improvements in the vicinity and zone in which the subject property is
situated based on the sites’ physical characteristics. The granting of the variance would
not have any type of impact, visual or otherwise, on the surrounding property owners.
DocuSign Envelope ID: AC41A6A6-BA6E-444A-92B0-1C6035CB09CB
City of Renton Department of Community & Economic Development Administrative Report & Decision
1002 N 30TH ST VARIANCE LUA18-000673, VAR, MOD
Report of: December 7, 2018 Page 5 of 7
D_Admin Report_1002 N 30th Driveway Variance_181207
I. CONCLUSIONS:
1. The Parking, Loading, and Driveway regulations in RMC 4-4-080 limit driveway grades for single-family
uses to 15%. The applicant is requesting approval to allow for a recently constructed driveway to maintain
a grade of 22%, see FOF 2.
2. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 15.
3. The subject site is located at 1002 N 30th, within the Residential 8 du/ac (R-8) zoning classification and
complies with the development regulations of this zone.
4. The requested variance meets the four criteria to be considered in making a decision on a variance
request as specified in RMC 4-9-250B.5. The analysis of the proposal according to variance criteria is
found in the body of the Staff Report, see FOF 16.
5. The proposal satisfies the criteria in RMC 4-2-115A.2 for approval of residential design requirements, see
FOF 4.
c. That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject
property is situated.
Staff Comment: The applicant contends that the approval of the variance would not be
considered a special privilege due to the fact that topography of the lot necessitates a
steeper driveway in order to provide adequate access to the garage. The applicant
maintains that the proposed driveway grade is similar to the grades of other driveways in
the neighborhood and Renton in the sense that it is relatively steep. Steep driveways are
common in the area due to the challenging topography.
Staff has reviewed the applicant’s justifications and concurs that the granting of the
variance would not constitute a grant of special privilege inconsistent with other
properties in the vicinity and the same zoning designation. The granting of this variance
would allow the future owners to access a typical two car garage in manner similar to
other homes in the area.
d. That the approval is the minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the variance request is only to allow for the
proposed home to utilize the driveway in manner similar to that of surrounding property
owners. In order to allow for access into the garage which is significantly lower than the
street grade, the applicant has constructed a driveway with a steeper grade that exceeds
the maximum grade allowed for driveways serving single-family residential uses
Staff reviewed the variance request and concludes that the proposed grade of the existing
driveway, 22%, is the minimum required in order to meet the goal of having a functional
garage that vehicles can access. Therefore, the request to all the finished driveway grade
of 22% would be the minimum necessary to accomplish the desired purpose.
DocuSign Envelope ID: AC41A6A6-BA6E-444A-92B0-1C6035CB09CB
City of Renton Department of Community & Economic Development Administrative Report & Decision
1002 N 30TH ST VARIANCE LUA18-000673, VAR, MOD
Report of: December 7, 2018 Page 6 of 7
D_Admin Report_1002 N 30th Driveway Variance_181207
J. DECISION:
The Administrative Variance and Residential Design Modification for the 1002 N 30th St Variance, File No.
LUA18-000673, as depicted in Exhibit 2, is hereby approved.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED this 7th day of December, 2018 to the Owner/Applicant:
Contact: Applicant Owner
Mike Ames
Kendall Homes, LLC
PO Box 837
Renton, WA 98057
Jason Garrood
Kendall Homes, LLC
PO Box 837
Renton, WA 98057
Renton Park Ave LLC
612 S Lucielle St
Seattle, WA 98108
TRANSMITTED this 7th day of December, 2018 to the Parties of Record:
None
TRANSMITTED this 7th day of December, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property and Technical Services Manager
Vanessa Dolbee, Current Planning 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 December 21st, 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 Variance 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
DocuSign Envelope ID: AC41A6A6-BA6E-444A-92B0-1C6035CB09CB
12/7/2018 | 1:47 PM PST
City of Renton Department of Community & Economic Development Administrative Report & Decision
1002 N 30TH ST VARIANCE LUA18-000673, VAR, MOD
Report of: December 7, 2018 Page 7 of 7
D_Admin Report_1002 N 30th Driveway Variance_181207
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: AC41A6A6-BA6E-444A-92B0-1C6035CB09CB