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HomeMy WebLinkAboutD_Admin_Decision_Sunset Blvd Variance_190326DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map Staff Report_Sunsett BLVD Variance A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: March 26, 2019 Project File Number: PR19-000027 Project Name: Sunset Boulevard Setback Variance Land Use File Number: LUA18-000705 Project Manager: Angelea Weihs, Associate Planner Owner: Trudel 2 LLC; PO BOX 956, Kirkland, WA 98083 Applicant: Wayne Seminoff; PO BOX 956, Kirkland, WA 98083 Contact: George Steirer, Plan to Permit, LLC; 7233 Douglas Ave SE, Snoqualmie, WA 98065 Project Location: Southeast of Thomas Ave SW and SW 4th PL (APN 2143701845) Project Summary: The applicant is requesting approval of an Administrative Variance from the provisions of the Renton Municipal Code (RMC) regulating front and rear yard setbacks for a new single-family home in the Residential-8 (R-8) zone (RMC 4-2- 110A). The subject property is a vacant through lot located southeast of Thomas Ave SW and SW 4th PL (APN 2143701845). The purpose of the variance is to allow for the applicant to construct a new single-family residential structure at the subject property. The new single-family residence will have a building footprint of approximately 1,230 square feet. The lot is currently 3,338.47 square feet in area and approximately 28.17 feet in depth. The proposal will require 1.5 feet of right-of-way dedication along SW Sunset Blvd. The R-8 zone requires a front yard setback of 20 feet and a rear yard setback of 20 feet. The applicant is requesting a variance to allow the proposed structure to encroach 15 feet within the rear yard setback along the south property line (following right-of-way dedication) and 16.5 feet within the front yard setback along the north property line. Vehicular access to the property is proposed via a new residential driveway off of SW 4th PL. Sensitive slopes are mapped on the project site. A geotechnical report was submitted with the project application. Site Area: 3,338.47 square feet (0.08 acres) DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 City of Renton Department of Community & Economic Development Sunset Boulevard Setback Variance Administrative Report & Decision LUA18-000705 Report of March 26, 2019 Page 2 of 9 Staff Report_Sunsett BLVD Variance B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Site Plan Exhibit 3: Tree Retention Plan Exhibit 4: Architectural Plans Exhibit 5: Project Narrative Exhibit 6: Variance Justification Exhibit 7: Property Survey Exhibit 8: Geotechnical Report (March 7, 2018) Exhibit 9: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Trudel 2 LLC; PO BOX 956, Kirkland, WA 98083 2. Zoning Classification: Residential-8 (R-8) Zone 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Vacant 5. Critical Areas: Sensitive slopes 6. Neighborhood Characteristics: a. North: SW 4th PL; R-8 Zone; Single Family Homes b. East: R-8 Zone; Vacant Land c. South: SW Sunset Blvd; R-8 Zone; Vacant Land d. West: R-8 Zone; Vacant Land 7. Site Area: 3,338.47 square feet (0.08 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 Annexation N/A 1320 07/13/1948 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service will be provided by the City of Renton. There is an existing water main in SW 4th PL. DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 City of Renton Department of Community & Economic Development Sunset Boulevard Setback Variance Administrative Report & Decision LUA18-000705 Report of March 26, 2019 Page 3 of 9 Staff Report_Sunsett BLVD Variance b. Sewer: Sewer service is provided by the City of Renton. There is an existing sewer main in SW 4th PL. c. Surface/Storm Water: There is an existing stormwater main located in SW 4th PL. 2. Streets: The lot has street frontage along SW 4th PL and SW Sunset Blvd, which are public streets. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. 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 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits - Specific a. Section 4-9-250: Variances, Waivers, Modifications, And Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on December 27, 2018. The project was determined complete on January 18, 2019. The project complies with the 120-day review period. 2. The project site is a through lot located southeast of Thomas Ave SW and SW 4th PL, at parcel number 2143701845. 3. The project site is currently vacant. 4. Vehicular access to the property is proposed via a new residential driveway off of SW 4th PL. 5. The site is located within the Residential-8 (R-8) zoning classification and the Residential Medium Density (MD) Comprehensive Plan land use designation. 6. The front yard setback fronts SW 4th PL to the north and the rear yard setback fronts SW Sunset Blvd to the south. 7. There are a total of eight trees located on site, of which the applicant is proposing to retain three. 8. The site is mapped with sensitive slopes. DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 City of Renton Department of Community & Economic Development Sunset Boulevard Setback Variance Administrative Report & Decision LUA18-000705 Report of March 26, 2019 Page 4 of 9 Staff Report_Sunsett BLVD Variance 9. Approximately 200 cubic yards of material would be cut on site for the foundation. No fill is proposed for the project. 10. The applicant proposes to begin construction following land use and building permit approval. 11. Staff received no public or agency comment letters for this project. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. 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 if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing.  Goal L-I: Utilize multiple strategies to accommodate residential growth, including:  Development of new single-family neighborhoods on large tracts of land outside the City Center,  Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and  Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. 14. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). Sensitive slopes are mapped on the project site. A geotechnical report was submitted with the project application. The proposal is consistent with the Critical Areas Regulations. Compliance Critical Areas Analysis Compliant provided condition of approval is met. Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The applicant submitted a Geotechnical Engineering Report (dated July 31, 2018), prepared by Associated Earth Sciences, Inc., with the project application. Based on the report, the site slopes gently downward to the east, with slopes less than 15 percent. Medium-dense to dense soils at relatively shallow depths beneath the surface were observed at the project site. The report further states that, based on the soil types and slopes, it does not appear that the site contains areas that are considered to be governed by regulations associated with landslide hazards. The report states that, from a geotechnical standpoint, the parcel is suitable for construction of the proposed DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 City of Renton Department of Community & Economic Development Sunset Boulevard Setback Variance Administrative Report & Decision LUA18-000705 Report of March 26, 2019 Page 5 of 9 Staff Report_Sunsett BLVD Variance single family residence, provided the recommendations contained in the report are property followed. The study provides recommendations including, but not limited to, site preparation, structural fill, foundations, lateral wall pressures, floor support, drainage and construction monitoring. Staff recommends as a condition of approval, that project construction comply with the recommendations found in the geotechnical engineering report completed by Associated Earth Sciences, Inc. (dated July 31, 2018) for the proposed single family residence. The geotechnical study will need to be submitted with the building permit application. 15. Variance Analysis: The applicant is requesting a variance to allow for a new single family residence to encroach 15 feet within the rear yard setback along the south property line (following right-of-way dedication) and 16.5 feet within the front yard setback along the north property line. The applicant proposes a front yard setback of 3.5 feet (along SW 4th PL), rather than the required 20 foot front yard, and a rear yard setback of 5 feet (along SW Sunset BLVD), rather than the required 20 foot rear yard setback. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250.B.5, provided conditions of approval are met. Therefore, staff recommends approval of the requested variance with conditions. 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 project site has a depth of 33.23 feet along the west property line and 20.63 feet along the east property line. The average lot depth is 26.93 feet. The project site also fronts two public streets, one of which requires a public right of way dedication of 1.5 feet, which reduces the average lot depth to 25.43 feet. The required rear and front yard setback in the R-8 zone is 20 feet. Without approval of a variance from the standard setback requirements, the deduction of the required setbacks would prevent the placement of a single family residence on the lot. Therefore, the size, shape, and location between two rights of ways is unique and considered special circumstances. The applicant states that the limited size and shape of the buildable area makes it difficult to provide the usual appurtenances and accessory uses of a house, including, but not limited to, a garage. Detached and attached garages are allowed accessory uses within Renton Municipal Code and are enjoyed by other property owners in the vicinity and R-8 zone. The proposed 5 foot rear yard and 3.5 foot front yard provide enough buildable area for the construction of a single family residence and garage. Staff agrees that the existing lot depth and required setbacks, and topography of the site results in practical difficulties for the design and construction of a single family home, and that approval of this variance will not constitute a grant of special privilege. Therefore, staff recommends approval of the variance to allow a front yard setback of 3.5 feet (along SW 4th PL) and a rear yard setback of 5 feet (along SW Sunset BLVD), rather than the required 20 foot front and rear yard setbacks. In order to allow for architectural modulation/projections, staff recommends approval of allowing DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 City of Renton Department of Community & Economic Development Sunset Boulevard Setback Variance Administrative Report & Decision LUA18-000705 Report of March 26, 2019 Page 6 of 9 Staff Report_Sunsett BLVD Variance projections within the reduced front and rear yard setback, per RMC 4-2-110D.4., provided the projections are limited to two feet (2’) in depth, except for eaves, which may encroach an additional one foot for the projections. Compliant if conditions of approval are met. 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 states that the new home will comply with the latest building code, fire code, and other life safety standards. The applicant clarifies that current stormwater requirements, which the project will conform to, have higher standards than older homes that were developed in the vicinity. The applicant also states that the reduced setbacks would easily allow for the clear vision area, as prescribed in RMC 11-30-030, to be met. The applicant states that the current asphalt is approximately 21 feet from the property line, therefore, the clear vision area is significantly greater than the minimum required by code. The applicant also argues that granting the variance will not be injurious to the property or improvements in the vicinity and zone as the proposed home will not impact the existing uses or potential uses of the adjacent properties. While staff agrees that the proposed 3.5 foot front yard and 5 foot rear yard street setbacks will not be injurious to the property or surrounding community; however, staff observed that the existing trees and vegetation on the project site currently acts as visual barrier between the existing residences on SW 4th PL and SW Sunset Blvd, which is a principle arterial, caring significantly more traffic than SW 4th PL. The applicant is proposing to retain 3 existing trees on-site, including one 9 caliper inch maple tree and two 15 caliper inch maple trees. The project proposal includes a new residential driveway, which is located within the dripline of one of the 15 caliper inch maple trees that is proposed to be retained. In order to ensure the preservation of the existing visual barrier to the maximum extent feasible, staff recommends as a condition of approval that the applicant either revise the proposed driveway to be outside of the driplines of the three remaining trees, or the applicant shall submit an arborist report at the time of building permit application that demonstrates that the proposed driveway will not negatively impact the health of the three trees. In addition, staff recommends as a condition of approval that the applicant submit a landscape plan, consistent with RMC 4-8-120D.12, for review and approval by the Current Planning Project Manager at the time of building permit application. The landscape plan shall include a minimum 5 foot deep and 65 foot long, partially site-obscuring landscaped visual barrier along the south property line, beginning at the southeast property corner and extending 65 feet to the west, that includes a mixture of evergreen trees, shrubs, and groundcover.  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: See comments under criterion a.  d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: The applicant states, and staff agree, that the reduced setbacks are the minimum necessary to allow for a reasonably sized, 3,322 square foot home that includes a garage. The requested variance is for the construction of a single-family DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 City of Renton Department of Community & Economic Development Sunset Boulevard Setback Variance Administrative Report & Decision LUA18-000705 Report of March 26, 2019 Page 7 of 9 Staff Report_Sunsett BLVD Variance I. CONCLUSIONS: 1. The development regulations require that all structures be setback a certain distance from the property lines. The applicant is requesting approval to encroach 15 feet within the rear yard setback (following right-of-way dedication) and 16.5 feet within the front yard setback in the R-8 zone, see FOF 15. 2. The requested variance is for the construction of a single-family home only, and does not include the construction of any accessory structures. Any future accessory structures will be required to comply with current code at the time of construction. 3. 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 13. 4. The proposed variance complies with the Critical Areas Regulations, provided the applicant complies with City Code and conditions of approval, see FOF 14. 5. Provided the applicant complies with City Code and conditions of approval, 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 15. 6. As a key feature of this proposed project, the applicant is proposing to retain three existing maple trees (one 9 caliper inch maple tree and two 15 caliper inch maple trees), which exceeds code requirements for tree retention per RMC 4-4-130H.1.a. J. DECISION: The Sunset Boulevard Setback Variance, File No. Error! Reference source not found., as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The project construction shall comply with the recommendations found in the geotechnical engineering report completed by Associated Earth Sciences, Inc. (dated July 31, 2018) for the proposed single family residence. The geotechnical report shall be submitted with the building permit application. 2. The applicant shall either revise the proposed driveway to be outside of the driplines of the three retained trees (one 9 caliper inch maple tree and two 15 caliper inch maple trees), or the applicant shall submit an arborist report, for review and approval by the Current Planning Project Manager, at the time of building permit application that demonstrates that the proposed driveway will not negatively impact the health of the three trees. 3. The applicant shall submit a landscape plan, consistent with RMC 4-8-120D.12, for review and approval by the Current Planning Project Manager at the time of building permit application. The landscape plan shall include a minimum 5 foot deep and 65 foot long, partially site-obscuring landscaped visual barrier along the south property line, beginning at the southeast property corner and extending 65 feet to the west, that includes a mixture of evergreen trees, shrubs, and groundcover. home only, and does not include the construction of any accessory structures. Any future accessory structures will be required to comply with current code at the time of construction. DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 City of Renton Department of Community & Economic Development Sunset Boulevard Setback Variance Administrative Report & Decision LUA18-000705 Report of March 26, 2019 Page 8 of 9 Staff Report_Sunsett BLVD Variance 4. Projections within the reduced front and rear yard setbacks, per RMC 4-2-110D.4., shall be limited to two feet (2’) in depth, except for eaves, which may encroach an additional one foot (1’) for the projections. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: _____________ Jennifer Henning, Planning Director Date TRANSMITTED this 26th day of March, 2019 to the Owner/Contact: Owner: Applicant: Contact: Trudel 2 LLC PO BOX 956, Kirkland, WA 98083 Wayne Seminoff PO BOX 956, Kirkland, WA 98083 George Steirer, Plan to Permit, LLC 7233 Douglas Ave SE, Snoqualmie, WA 98065 TRANSMITTED this 26th day of March, 2019 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Lillian Watson, Property Services 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 April 9, 2019. 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 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 DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 3/26/2019 | 3:03 PM PDT City of Renton Department of Community & Economic Development Sunset Boulevard Setback Variance Administrative Report & Decision LUA18-000705 Report of March 26, 2019 Page 9 of 9 Staff Report_Sunsett BLVD Variance 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: CADD62A7-67C9-48E2-8179-EC75E17A26B9 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Sunset Boulevard Setback Variance Project Number: PR19-000027 Date of Report March 26, 2019 Staff Contact Angelea Weihs Associate Planner Project Applicant Wayne Seminoff; PO BOX 956, Kirkland, WA 98083 Project Location Southeast of Thomas Ave SW and SW 4th PL (APN 2143701845) The following exhibits are included with the ERC Report: Exhibit 1:Administrative Decision Exhibit 2:Site Plan Exhibit 3:Tree Retention Plan Exhibit 4:Architectural Plans Exhibit 5:Project Narrative Exhibit 6:Variance Justification Exhibit 7:Property Survey Exhibit 8:Geotechnical Report (March 7, 2018) Exhibit 9:Advisory Notes DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 10'5'SW 4th PLSW SUNSET BLVD50'-2"23'3'-6"5'5'3'-6"21'-8"14'-4"SUBJECTPROPERTY5'18'-1 0 "0'10'50'10'18'GARAGEREC ROOMBATHDECKAREAABOVEGARAGEPROPOSEDDRIVEWAYEDGEEVEOVERHANG(TYPICAL)EXISTINGPROPERTYLINE.1.5' RIGHT OF WAYDEDICATION (PRIORTO ISSUANCE OFBUILDING PERMIT)AGENT: GEORGE STEIRER – PLAN TO PERMIT, LLCGeorge@plantopermit.com206-909-2893www.PlanToPermit.comOWNER: TRUDEL 2, LLCDATE: 11/11/2018SHEETP1.0DISCLAIMER: The information is provided for preliminary purposes only. Plan to Permit, LLC, its officers,employees or agents make no warranty of any kind, express or implied, regarding the accuracy of theinformation. © 2018 Plan to Permit, LLCPROJECT NAME: SUNSET AVENUE VARIANCEDESCRIPTION: DEVELOP EXISTING VACANT LOT FOR A SINGLE FAMILY RESIDENCEPARCEL #: 214370-1845SECTION: 13 TOWNSHIP: 23 RANGE: 04SITE AREA: 3,338.47REV1: 12/14/2018REV2:REV3:REV4:EXHIBIT 2DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 10'UTILITYPOLEWWWWWWWWWSW 4th PLSW SUNSET BLVDSS SUBJECTPROPERTYFIREHYDRANTW W W W W W 0'SS SS SS PROPOSEDWATER LINEEXISTINGWATER LINEPROPOSEDSEWER LINEPROPOSEDDRIVEWAYEDGEEVEOVERHANG(TYPICAL)BUILDINGOUTLINE(TYPICAL)PROPOSEDGRADEAGENT: GEORGE STEIRER – PLAN TO PERMIT, LLCGeorge@plantopermit.com206-909-2893www.PlanToPermit.comOWNER: LISA SEMINOFF & TRUDEL, LLCDATE: 11/11/2018SHEETP2.0DISCLAIMER: The information is provided for preliminary purposes only. Plan to Permit, LLC, its officers,employees or agents make no warranty of any kind, express or implied, regarding the accuracy of theinformation. A survey should be aquired for accurate information. Information Source: King County. © 2018Plan to Permit, LLCPROJECT NAME: LIND AVENUE VARIANCEDESCRIPTION: DEVELOP EXISTING VACANT LOT FOR A SINGLE FAMILY RESIDENCESITE:214370-1845SECTION: 18 TOWNSHIP: 23 RANGE: 05REV1: 12/14/2018REV2:REV3:REV4:EXHIBIT 3DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 GARAGEREC ROOMBATHDECKAREAABOVEGARAGEWESTELEVATIONVIEW FROM SW 4TH PL(NORTH ELEVATION)VIEW FROM SW SUNSET BLVD(SOUTH ELEVATION)cadcoaching.co.uk cadcoaching.co.uk EASTELEVATIONBASEMENT1,046 SQ FT(EXCLUDING COVERED DRIVE)LIVING ROOMKITCHENDINNINGROOMDECK1st FLOOR1,046 SQ FT(EXCLUDING COVERED DECK)GRADE (TYP.)6' ABOVEGARAGE FLOORBASEMENT LEVEL:NOT A "STORY"PER RMC 4-11-190(STORY)8'-5"10'-2"8'-1"5'50'6:12 ROOFPITCHMASTERBEDROOMBDR 3OFFICE2nd FLOOR1,230 SQ FTWICBDR 223'50'10'10'18'18'-10"23'50'10'50'-2"10'18'6"1'-6"6"6"BATHRMHALLMASTERBATH8'-5"10'-2"8'-1"5'8'-5"10'-2"8'-1"5'8'-5"10'-2"8'-1"5'23'50'10'50'-2"10'18'COMPOSITE SHINGLES(TYP.)CEDAR OR VINYLSIDING (TYP.)CONCRETEFOUNDATION (TYP.)GLASS WINDOW (TYP.)6' ABOVEGARAGE FLOOR26'36'50'cadcoaching.co.ukGRADE PLANE(114.36')MAX WALL PLATE(138.36')FFE (111.77')GRADE PLANE(114.36')MAX WALL PLATE(138.36')AGENT: GEORGE STEIRER – PLAN TO PERMIT, LLCGeorge@plantopermit.com206-909-2893www.PlanToPermit.comOWNER: LISA SEMINOFF & TRUDEL, LLCDATE: 11/11/2018SHEETP3.0DISCLAIMER: The information is provided for preliminary purposes only. Plan to Permit, LLC, its officers,employees or agents make no warranty of any kind, express or implied, regarding the accuracy of theinformation. A survey should be aquired for accurate information. Information Source: King County. © 2018Plan to Permit, LLCPROJECT NAME: LIND AVENUE VARIANCEDESCRIPTION: DEVELOP EXISTING VACANT LOT FOR A SINGLE FAMILY RESIDENCESITE:214370-1845SECTION: 18 TOWNSHIP: 23 RANGE: 05SCALE: 1/16" = 1'REV1: 12/14/2018REV2:REV3:REV4:EXHIBIT 4DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 Plan to Permit, LLC www.PlanToPermit.com george@PlanToPermit.com 206-909-2893 December 26, 2018 PROJECT NARRATIVE Seminoff Sunset Blvd Variance at 8xx SW 4th PL (214370-1845) 1. Project name, size and location of site: The Seminoff Sunset Blvd Variance requests street setbacks on a 3,338.47 square foot lot, located at south of 824 SW 4th PL. The site is also identified by King County Department Assessment’s parcel identification number 214370-1845. 2. Land use permits required for proposed project: The only known land use permit required is a variance. 3. Zoning designation of the site and adjacent properties: The site, and adjacent properties to the north, east, and west, are zoned R8. The property to the south is zoned RM-F. 4. Current use of the site and any existing improvements: The site is currently vacant. 5. Special site features (i.e. wetlands, water bodies, steep slopes): The site has an average slope of 8.8%. 6. Statement addressing soil type and drainage conditions: The predominant soil type is Renton Formation Bedrock. The bedrock deposits encountered by the geotechnical engineer are not likely a suitable infiltration receptor due to the high silt content and high density. This information is based on the report by Associated Earth Sciences, dated July 31, 2018. 7. Proposed use of the property and scope of the proposed development: The proposed use of the property is a single family residence. The scope of the proposal is a variance for reduced setbacks, to construct one house. 8. For plats indicate the proposed number, net density and range of sizes (net lot area) of the new lots: No plat or additional lots are proposed. 9. Access is currently proposed from SW 4th Place, which is on the north side of the lot. 10. Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc.): An application for a Fee in Lieu request for frontage improvements was submitted to the City of Renton on December 4, 2018. Other off-site improvements include a driveway to the existing asphalt on SW 4th Place, a walkway from the asphalt in SW 4th PL to the front door, connection of a water line to the house, connection of a side sewer to the house, and connection of the storm water improvements to serve the lot. A right of way dedication to SW Sunset Blvd would occur prior to issuance of a building permit. The current application is only a request for a zoning variance. 11. Total estimated construction cost and estimated fair market value of the proposed project: The estimated construction cost and fair market value is approximately $500,000. 12. Estimated quantities and type of materials involved if any fill or excavation is proposed: 200 cubic yard of existing native soil are estimated to be excavated for the foundation. No fill is currently anticipated. 13. Number, type and size of any trees to be removed: Five deciduous trees (12”, 14”, 10”, 7” and 22” DBH) are anticipated to be removed. 14. Explanation of any land to be dedicated to the City: No land is anticipated to be dedicated to the City. 15. Any proposed job shacks, sales trailers, and/or model homes: No job shack, sales trailer, or model is anticipated. EXHIBIT 5 DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 Page 2 of 2 Plan to Permit, LLC 16. Any proposed modifications being requested (include written justification): Written justification is provided as a separate document. DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 Plan to Permit, LLC www.PlanToPermit.com george@PlanToPermit.com 206-909-2893 Angelea Weihs, Associate Planner City of Renton 1055 S. Grady Way Renton, WA 98057 RE: Seminoff Sunset Blvd Variance at 8xx SW 4th PL (214370-1845) November 11, 2018 Dear Angelea: Below are the criterion of approval for a variance (in bold) per RMC 4-9-250.B.5, followed by a response on how the application meets the criterion (in blue italics): A. That the applicant [i] 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 [ii] 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; Responses: i. The site is only 33.23 feet to 20.63 feet deep. The site also fronts two rights of way, which further results in a reduced building pad due to the secondary front setback requirement. Without approval of a variance from the standard setback requirements, the narrow depth of the lot would prevent the placement of a single family residence on the lot. Therefore, the size, shape, and location between two rights of ways is unique and considered special circumstances. The limited size and shape of the buildable area makes it difficult to provide the usual appurtenances and accessory uses of a house, including, but not limited to, a garage. These appurtenances and accessory uses are allowed uses (rights and privileges) granted by the Renton Municipal Code (RMC 4-2-060.Q) and enjoyed by other property owners in the vicinity and R8 zone. Additionally, Washington State has determined that a garage is reasonable use of the property, and is justification for the need of a variance (Washington State Shoreline Hearings Board Case SHB95-006; Washington State Court of Appeals, Division I, Case No. 74435-6). The proposed variance is necessary for the placement of a garage and associated single family residence. Therefore, the existing building pad size, building pad shape, and topography results in practical difficulties for the placement and design of a single family residence, when considering the existing street setbacks. The strict application of the setbacks are not necessary to maintain life safety. Please see the responses to the second criterion of approval, below, for further discussion. ii. The site is located in the R8 zoning district, which allows 50% building coverage (RMC 4-2-110A). The standard setbacks would not allow any building coverage as the primary and secondary front yard setbacks overlap. Therefore, the standard setbacks deprive the subject property owner of a right and privilege (building coverage, primary use, accessory uses, etc), which is enjoyed by other property owners in the vicinity and under the identical R8 zone classification. EXHIBIT 6 DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 11/11/2018 Page 2 of 2 Plan to Permit, LLC 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; Response: The new home will comply with the latest building code, fire code, and other life safety standards. The latest stormwater requirements will be complied with for the proposal, which has higher stormwater standards than older homes that were developed in the vicinity. The reduced setbacks would easily allow for the clear vision area, as prescribed in RMC 4-11-030, to be met. It should be noted that the current asphalt is more than 21 feet from the property line. The house would be set back an additional 5 feet from the property line. Thus, the clear vision area is greater than the minimum 20’ required by the code for a corner. Therefore, granting the variance will not be injurious to the property or improvements in the vicinity and zone as the proposed home will not impact the existing uses or potential uses of the adjacent properties. 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; Response: The criteria for approval states “with the limitation upon uses of other properties in the vicinity and zone”. The underlying zone is R8, which allows single family homes as a use. The proposed variance would allow a single family residence, and accessory uses, consistent with other uses in the vicinity and the zone. D. That the approval is a minimum variance that will accomplish the desired purpose. Response: The reduced setbacks are the minimum necessary to allow for a garage, and meet the Renton design requirements for it to be recessed. We also note that the proposed house design has a smaller building footprint than any other building in the vicinity, based on King County Department of Assessments data. Thank you for your time, attention to this letter, and assistance. Please feel free to contact me at george@plantopermit.com if you have any questions or need any additional information. Sincerely George Steirer Plan to Permit, LLC DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 EXHIBIT 7DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 Entire Document Available Upon Request EXHIBIT 8 DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA18-000705 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Development Engineering: (Contact: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov) 1. No Comments Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. No Comments. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. No Comments. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies.EXHIBIT 9 DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9 ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA18-000705 Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. No comments. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. DocuSign Envelope ID: CADD62A7-67C9-48E2-8179-EC75E17A26B9