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D_Admin Decision_Vargas ADU_190817_v3_FINAL
A.ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: September 11, 2019
Project File Number: PR19-000307
Project Name: Vargas ADU
Land Use File Number: LUA19-000148, CU-A
Project Manager: Alex Morganroth, Associate Planner
Owner/Applicant: Ricardo Vargas, 17026 123rd Ave SE, Renton, WA 98058
Contact: Corey O'Neal, O'Neal Designs, 27000 10th AVE S, Des Moines, WA 98198
Project Location: 17026 123rd Ave SE
Project Summary: The applicant is requesting an Administrative Conditional Use Permit in order to
covert an existing 523 sq. ft. attached garage into an Accessory Dwelling Unit. The
subject property is located at 17026 123rd Ave SE (APN 1432400235) and is in the
Residential- 6 (R-6) du/ac. The proposed 7,560 sq. ft. project site contains an existing
1,630 square foot single family residence (to remain) and 523 sq. ft. garage (to be
converted) at the rear of the house, along the northern property line. The applicant
proposes to remove the existing breezeway connecting the garage to the carport and
single family home in order to create a standalone structure. Access to the site would
remain via 123rd Ave SE. No critical areas are mapped on the project site and no
vegetation or trees are proposed for removal. No new impervious surface area is
proposed.
Site Area: 0.17 acres
DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
City of Renton Department of Community & Economic Development
Vargas ADU
Administrative Report & Decision
LUA19-000148, CU-A
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B.EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan, Proposed Floor Plans, and Building Elevations
Exhibit 3: Utilities Plan
Exhibit 4: Advisory Notes
C.GENERAL INFORMATION:
1.Owner(s) of Record:Ricardo Vargas
17026 123rd Ave SE
Renton, WA 98058
2.Zoning Classification:Residential-6 (R-6)
3.Comprehensive Plan Land Use Designation:Residential Medium Density (MD)
4.Existing Site Use:Single-family residential
5.Critical Areas:No critical areas on site
6.Neighborhood Characteristics:
a.North:Single-family residential, Residential – 6 du/ac (R-6)
b.East:Single-family residential, Residential – 6 du/ac (R-6)
c.South:Single-family residential, Residential – 6 du/ac (R-6)
d.West:Single-family residential, Residential – 6 du/ac (R-6)
7.Site Area:0.37 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 2945 07/16/1975
E.PUBLIC SERVICES:
1.Existing Utilities
a.Water: The proposed ADU is within Soos Creek’s Water and Sewer District.
b.Sewer: The proposed ADU is within Soos Creek’s Water and Sewer District.
c.Surface/Storm Water: There is currently no connection to storm water on site or any on site BMP’s.
There is a type 1 stormwater catch basin located in the street to the southwest of the property.
(Project file: SWP2703472). There is currently an 18” stormwater main running east to west across
the southern part of the property. This project will be subject to the 2017 Renton Surface Water
Design Manual (RSWDM).
DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
City of Renton Department of Community & Economic Development
Vargas ADU
Administrative Report & Decision
LUA19-000148, CU-A
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2.Streets: 123rd Ave SE is a residential access road with a ROW width of 50 feet. Therefore 1.5 feet of ROW
dedication is required in order to meet the residential access road requirements in RMC 4-6-060.
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 4-2-060: Zoning Use Table – Uses Allowed in Zoning Designations
c.Section 4-2-080: Conditions Associated with Zoning Use Tables
d.Section 4-2-110: Residential Development Standards
2.Chapter 4 City-Wide Property Development Standards
3.Chapter 6 Streets and Utility Standards
a.Section 4-6-060: Street Standards
4.Chapter 9 Permits - Specific
a.Section 4-9-030: Conditional Use Permit
5.Chapter 11 Definitions
G.APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1.Land Use Element
H.FINDINGS OF FACT (FOF):
1.The applicant is requesting Administrative Conditional Use Permit Review for the construction of one new
Accessory Dwelling Unit (ADU) on the property located at 17023 123rd Ave SE (APN 1432400235).
2.The Planning Division of the City of Renton accepted the above master application for review on July 10,
2019 and determined the application complete on July 17, 2019. The project complies with the 120-day
review period.
3.The project site is located at 17023 123rd Ave SE.
4.The project site is currently developed with a single-family home with attached garage.
5.The applicant is proposing to retain the single-family home and separate the existing attached garage
from the main structure by eliminating an existing breezeway. The proposed 523 sq. ft. ADU would be
located in the newly detached garage.
6.Access to the site would be provided via the existing driveway off of 123rd Ave SE.
7.The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
8.The site is located within the Residential-6 (R-6) zoning classification.
9.There are approximately three (3) trees located on-site, of which the applicant is proposing to retain all
three.
DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
City of Renton Department of Community & Economic Development
Vargas ADU
Administrative Report & Decision
LUA19-000148, CU-A
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10.The site is not mapped with any designated crtiical areas.
11.No cut or fill is proposed on the site.
12.The applicant is proposing to begin construction in fall of 2019 and end in the winter of 2019.
13.The proposal is categorically exempt from Environmental (SEPA) Review.
14.Staff received no public or agency comment letters.
15.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.
16.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-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
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.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
17.Zoning Development Standard Compliance: The subject site is designated Residential-6 du/ac (R-6) on
the City of Renton Zoning Map. RMC 4-2-110A provides the R-6 development standards, and RMC 4-2-
110B provides development standards for ADUs within the R-6 zoning classification. The proposal is
consistent with the following development standards if all conditions of approval are complied with:
Compliance R-6 Zone Develop Standards and Analysis
DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
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Administrative Report & Decision
LUA19-000148, CU-A
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Accessory Dwelling Unit: One ADU is allowed per lot and is limited to 800 square feet
or 75%.
Staff Comment: One ADU is proposed on the subject site. The proposed ADU is 523
square feet with a 98 square foot deck and would be located in an existing detached
garage that would be converted to living space (see Exhibit 2). RMC 4-2-080A.7 requires
that the property owner file an affidavit affirming that the owner will occupy the
principal dwelling or the ADU. Prior to the issuance of any building permits; the owner
shall record a notice on the property title. The notice shall bear the notarized signatures
of all property owners listed on the property title and include the legal description of the
property, a copy of the approved site/floor plan, and the applicability of the restrictions
regarding ADU’s in RMC Title IV.
Compliant if
Condition of
Approval is
Met
Setbacks: The required setbacks for ADUs in the R-6 zone are as follows: front yard is
25 feet, side yard is 5 feet, secondary front yard (applies to corner lots only) is 25 feet,
and the rear yard shall be determined through administrative review but shall be no
less than 5 feet and no greater than 20 feet. The ADU structure shall be detached and
shall be sited at least six (6) feet from the primary structure.
Staff Comment: The site is an interior lot with access to 123rd Ave SE via an existing
driveway. The proposed ADU would be located in the existing detached garage
(currently attached, but proposed to be converted) located between the rear of the
primary structure and the rear property line on the north side of the site. The proposed
ADU would be approximately 523 square feet in size with a 98 square foot deck proposed
off the rear of the structure. Once converted, the ADU would conform to the
development standards of the R-6 zone for accessory dwelling structures. The required
front yard setback is 25 feet and the ADU cannot be located between the front property
line and front of the primary structure. The ADU/garage is located behind the primary
structure and is set back approximately 60 feet from the front (west) property line. The
required side yard (interior) setback is 5 feet for ADUs and 0 feet for accessory structures.
The proposed ADU/garage is setback approximately 5 feet from the north interior
property line and approximately 47 feet from the south interior property line (See Exhibit
2). Rear yards for Accessory Dwelling Units are determined through administrative
review, but are to be no less than 5 feet and no greater than 20 feet. The proposed rear
yard setback for the subject ADU/garage is 19 feet. In addition, the subject property is
not located on an alley and the large rear setback appears to provide a sufficient buffer
between the new ADU and the rear property line. Therefore, the proposed ADU conforms
to the R-6 setback requirements for Accessory Dwelling Units.
As discussed above, the existing structure proposed for conversion to an ADU is currently
attached to the primary structure via a breezeway. In order to ensure that the proposed
ADU would be detached after conversion and meet the six (6) foot setback requirement,
staff recommends that the applicant be required to apply for a demolition permit to
demolish the breezeway and receive final inspection of the demolition permit prior to
receiving final occupancy for the proposed ADU.
Building Standards: The R-6 zone has a maximum building coverage of 40% and a
maximum impervious surface coverage of 55%. In the R-6 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from t he
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
City of Renton Department of Community & Economic Development
Vargas ADU
Administrative Report & Decision
LUA19-000148, CU-A
Report of September 11, 2019 Page 6 of 11
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rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate
height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each
minimum building setback line for each one (1) vertical foot above the maximum wall
plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: The maximum wall plate height for ADUs in the R-6 zone is 24 feet. The
proposed ADU structure is one story with a 5:12 pitched roof. The ADU is approximately
14.75 feet in height at the tallest point and is the same height as the existing one-story
primary structure by approximately 6 feet. The ADU structure complies with the
maximum height permitted for an ADU in the R-6 zone.
The proposed building coverage for the lot is 2,386 square feet (31%) and the proposed
impervious surface is approximately 4,077 square feet (57%). Based on the impervious
surface coverage calculated by the applicant, the proposal does not comply with the R-
6 impervious surface requirement. However, the proposal decreases the overall
impervious surface coverage on the site. In addition, the proposed value of the project
is less than 30% of the assessed/appraised value and is therefore not required to comply
with site development standards, per RMC 4-2-110.D. In addition, ADU’s are exempt
from the building coverage requirement per RMC 4-2-110.D. Therefore, the proposal
complies with maximum building coverage and impervious surface regulations.
Landscaping: The subject project, the conversion of a garage to an ADU, is exempt from
all landscape regulations (RMC 4-4-070) except for the street tree and maintenance
requirements. There shall be a minimum of one street tree planted per address. Where
there is insufficient right-of-way space or no public frontage, street trees are required
in the front yard subject to approval of the Administrator. A minimum of two trees are
to be located in the front yard prior to final inspection for the new Single Family
Residence.
Staff Comment: The applicant has not proposed the removal of any trees on the project
site. The two trees shown in the front yard setback are consistent with the street tree
requirements in RMC 4-4-070. Therefore, the proposal complies with the landscaping
regulations.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130)require the retention of 30 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
City of Renton Department of Community & Economic Development
Vargas ADU
Administrative Report & Decision
LUA19-000148, CU-A
Report of September 11, 2019 Page 7 of 11
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18.Conditional Use Permit: The proposal requires a Conditional Use Permit in order to develop one Accessory
Dwelling Unit at 17026 123rd Ave SE. The following table contains project elements intended to comply
with Conditional Use Permit decision criteria as related to the request to establish the use, as outlined in
RMC 4-9-030.D:
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. For
detached single family development, the minimum tree density is two (2) significant
trees for every five thousand (5,000) square feet. The tree density may consist of
existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street
Frontage Landscaping Required, or a combination.
Staff Comment: The site is required to have a minimum of three (3) significant trees
(7,560/5000*2), based on the tree density standard of two (2) trees per 5,000 square
feet of lot area. The submitted site plan identifies three (3) existing trees on site, with no
trees proposed for removal, therefore the site meets the tree density requirements for
the R-6 zone. In addition, the proposal to retain 3 of 3 trees (100%) exceeds the minimum
requirement of 30 percent (30%) tree retention. The applicant will be required to comply
with protection measures for retained trees as set forth in RMC 4-4-130H.9 during
construction of the ADU and the demolition of the breezeway.
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling and one parking space be provided for ADUs.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing any
public sidewalk.
Staff Comment: The property has access off of 123rd Ave SE via an existing driveway and
therefore does not require a new driveway cut. The existing garage driveway apron
provides adequate space for two parked vehicles, an existing carport on the north side
of the home provides space for one parked vehicle. Therefore, sufficient area exists to
accommodate off street parking for the minimum of three vehicles as required by code
(two space for primary residence, one space for ADU).
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy-two inches (72"). Except in the front yard
and side yard along a street setback where the fence shall not exceed forty-eight inches
(48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The applicant has not proposed the construction of any new fences or
retaining walls on the site. An existing six-foot tall wood fence is located in the rear yard
conforms with code and would be retained as part of the project. Therefore, the project
is in compliance with the Fence and Retaining Wall regulations.
DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
City of Renton Department of Community & Economic Development
Vargas ADU
Administrative Report & Decision
LUA19-000148, CU-A
Report of September 11, 2019 Page 8 of 11
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Compliance Conditional Use Permit Criteria and Analysis
a.Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: See FOF 16, Comprehensive Plan Compliance, and FOF 17, Zoning
Development Standard Compliance.
b.Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The proposed ADU is located on a 7,560 square foot lot in the R-6 zone
behind an existing single-family house. The proposed ADU structure has a significantly
smaller footprint (523 total square feet) than the existing single family residence (1,628
square feet), and is to be located behind the primary structure. The proposed ADU is
single story and has a smaller height than the primary structure. The structure proposed
for the ADU has an existing 5:12 roof pitch which matches the proportions of the
existing single family residence, as well as a similar architectural style including both
siding and window/door trim styles. The ADU would be located behind the primary
residence, with reasonable separation from all property lines, and would be compatible
in scale with the surrounding residential neighborhood. No other ADUs have been
permitted within a quarter mile of the site and therefore the proposed location shall not
result in the detrimental overconcentration of a particular use within the City or within
the immediate area of the proposed use.
c.Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The proposed project is compatible with the scale and character of the
neighborhood. The surrounding neighborhood is made up of similarly-styled detached
single family homes within the R-6 zone. The proposed ADU would provide parking on-
site and would be architecturally compatible with the primary single family home. The
site is significantly larger than the surrounding lots and the proposed ADU would not
interfere with sightlines of the existing single family homes in the neighborhood.
Therefore, the proposed location would not result in substantial or undue adverse
effects on adjacent property.
d.Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The surrounding neighborhood is made up of similar style detached
single family homes within the R-6 zone. The ADU is required to be consistent with the
architectural character of the primary structure. According the applicant’s submitted
elevations, the proposed ADU is consistent with the siding materials, roof pitch (5:12),
and architectural details of the primary residence such as window and door trim. When
viewed from the public ROW, the proposed ADU is partially obscured by the primary
structure and existing carport. In addition, the proposed setbacks for the ADU exceed
the required setbacks of the R-6 zones and the existing nature of the ADU building would
not be a new visual impact on the neighborhood. Therefore, the proposed use is
anticipated to be compatible with the scale and character of the neighborhood.
e.Parking: Adequate parking is, or will be made, available.
DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
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Administrative Report & Decision
LUA19-000148, CU-A
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19.Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Current fire impact fees are
$964.53 per ADU. The fee in effect at the time of building permit application is applicable
to this project and is payable at the time of building permit issuance.
Parks: A Park Impact Fee would be required for the future ADU. The current Park Impact
Fee is $1,601.49 per ADU. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Transportation: A Transportation Impact Fee would be required for the future houses.
The Current Transportation Impact Fee is $2,418.16 per ADU. The fee in effect at the
time of building permit application is applicable to this project and is payable at the time
of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: If the single-family ADU project results in more than 2,000 square feet of
new and or replaced impervious surface, the applicant shall submit a site drainage plan
in compliance with the 2017 Renton Surface Water Design Manual at the time of
construction permit application. A 2019 System Development Charge of $0.36 per square
foot in new impervious surface area is payable at the time of building permit issuance.
Staff Comment: See Parking discussion under FOF 17, Parking.
f.Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: Access to the site is currently provided via an existing paved driveway
off of 123rd Ave SE. Access to the site is not proposed to change and therefore would not
impact access for any of the adjacent property. No change to traffic and circulation
patterns of vehicles and pedestrians relating to the proposed ADU is anticipated in the
surrounding area. Therefore, the addition of only one new unit would not compromise
the safe movement for vehicles and pedestrians in the surrounding area.
g.Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The proposed ADU is not anticipated to result in any light, glare, or
noise impacts other than those typically associated with a residential use. The structure
is single story and is designed with windows typical of a single family home. Noise
volume will be consistent with typical residential volume. Therefore, light, glare or noise
volumes would not result in an impact to the surrounding neighborhood.
h.Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: See Landscaping discussion under FOF 17, Landscaping.
DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
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Administrative Report & Decision
LUA19-000148, CU-A
Report of September 11, 2019 Page 10 of 11
Water: Water service is available at the site and will be provided by the Soos Creek Water
and Sewer.
Sanitary Sewer: Sewer service is available at the site will be provided by Soos Creek
Water and Sewer.
I.CONCLUSIONS:
1.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 16.
2.The subject site is located in the Residential-6 (R-6) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 17.
3.The proposed accessory dwelling unit complies with the conditional use permit criteria as established by
City Code provided all advisory notes are complied with and all conditions of approval are met, see FOF
18.
4.There are adequate public services and facilities to accommodate the proposed accessory dwelling unit,
see FOF 19.
J.DECISION:
The Vargas ADU, File No. LUA19-000148, CU-A, as depicted in Exhibit 2, is approved and is subject to the
following conditions:
1.The applicant shall apply for a demolition permit to demolish the breezeway and receive final inspection
of the demolition permit prior to receiving final occupancy for the proposed ADU.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on September 11, 2019 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Ricardo Vargas
17026 123rd Ave SE
Renton, WA 98058
Corey O'Neal, O'Neal Designs,
27000 10th AVE S, Des Moines,
WA 98198
TRANSMITTED on September 11, 2019 to the Parties of Record:
Lee Verduin 17039 123rd Ave SE, Renton, WA 98058
TRANSMITTED on September 11, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
D_Admin Decision_Vargas ADU_190817_v3_FINAL
DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
9/11/2019 | 7:16 AM PDT
City of Renton Department of Community & Economic Development
Vargas ADU
Administrative Report & Decision
LUA19-000148, CU-A
Report of September 11, 2019 Page 11 of 11
Amanda Askren, 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 September 25, 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 Conditional Use Permit decision will expire two (2) years from the date of decision. A single
two (2) year extension may be requested pursuant to RMC 4-9-030.
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.
D_Admin Decision_Vargas ADU_190817_v3_FINAL
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Vargas ADU
Land Use File Number:
LUA19-000148, CU-A
Date of Report
September 10, 2019
Staff Contact
Alex Morganroth
Associate Planner
Project Contact/Applicant
Corey O'Neal, O'Neal Designs
27000 10th AVE S, Des
Moines, WA 98198
Project Location
17026 123rd Ave SE
Renton, WA 98059
The following exhibits are included with the administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan, Proposed Floor Plans, and Building Elevations
Exhibit 3: Utilities Plan
Exhibit 4: Advisory Notes
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Exhibit 2DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
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TRIAL MODE - a valid license will remove this message. See the keywords property of this PDF for more information.DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
--t—..--...--:—E--..--..-,-.---.EXISTINGSITEPLAN1fl5PROPERTYNE.105FLREVISEDSiltPLAN105PROPERTYLINE6ir‘9105’PROPERTYLINENORTHSCALE1=10—0”t’\PARCEL#143240—0235\JL)LEGALDEEP.CASCADEVISTAADDLESSCNNROTSRLOCK:2LOT:13O—S—T—RSW—2R—23—5U:E.TOTALLOTCOVERAGE=31%TOTALIMP.SURF.=53%HOUSEAREA=1628SFCOVEREDAREA=2386SFADOAREA=523SFDRIVEWAY&CONE.PATHAREA=757SFCARPORTAREA=235SFCONC.WALKWAY=206SFTOTALLOTAREA=7,560SFROOFEVES=2RNSFLOTCOVERAGEAREA=23RNSFDECI<AREA=410SFIMP.SURF.TOTAL=4513SFTOTALLOTAREA=7,560SFExhibit 3DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 4 LUA19-000148
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: Alex Morganroth, 425-430-7219, amorganroth@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 wh ere
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. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. 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.
6. 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.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is respons ible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Name, 425-430- 7216, swarlick@rentonwa.gov)
1. See Attached Development Engineering Memo dated August 7, 2019
Exhibit 4
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ADVISORY NOTES TO APPLICANT
Page 2 of 4 LUA19-000148
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 7, 2019
TO: Alex Morganroth, Planner
FROM: Scott Warlick, Engineering specialist II
SUBJECT: Vargas ADU
17026 123rd Ave SE
LUA19-000148
I have reviewed the application for the Vargas ADU located at 17026 123rd Ave SE and have the following comments:
EXISTING CONDITIONS
The site is approximately 7,560 square feet in size and is rectangular in shape. The site currently has a Single family
home with an attached carport and garage that the homeowner would like to convert into an ADU. The site is fronted by
123ed Ave SE on the west side of the parcel.
WATER: The proposed ADU is within Soos Creek’s Water and Sewer District.
SEWER: The proposed ADU is within Soos Creek’s Water and Sewer District.
STORM DRAINGE: There is currently no connection to storm water on site or any on site BMP’s. There is a type 1
stormwater catchbasin located in the street to the southwest of the property. (Project file: SWP2703472). There is
currently an 18” Stormwater main running east to west across the southern part of the property.
STREETS: The proposed project fronts 123rd Ave SE along the West property line and is classified as a residential access
road with an existing ROW width is 50-feet
WATER COMMENTS: Obtain Permits from Soos Creek Water and Sewer district
SEWER COMMENTS: Obtain Permits from Soos Creek Water and Sewer district
STORM DRAINAGE COMMENTS
1. If any site work outside of the building envelop is proposed, refer to Figure 1.1.2.A – Flow Chart to determine what
type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard
(Forest Duration). The site falls within the Soos Creek drainage basin. Drainage plans and a drainage report
complying with the adopted 2017 Renton Surface Water Design Manual will be required.
2. If the project exceeds 2,000 square feet of new impervious surface a geotechnical report for the site shall be
required per the adopted 2017 Renton Surface Water Design Manual. Information on the water table and soil
permeability (infiltration rates), with recommendations of appropriate on-site BMP options per Core
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ADVISORY NOTES TO APPLICANT
Page 3 of 4 LUA19-000148
Requirement #9 and Appendix C, with typical designs for the site from the project civil engineer, shall be
submitted with the application.
3. There is currently an 18” Stormwater main running east to west across the southern part of the property. Please
provide easement information.
4. There is a 2019 system Development Charge of $0.36 per sq foot of new impervious surface area. The fee shall
not exceed $900.00.
5. Ensure that proposed drainage for the ADU does not cause erosion or drainage problems on neighboring
properties.
6. The proposed project is located in the R-6 zone which allows a maximum impervious coverage of 55% on your
lot.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are not required if the following criteria are met: 1. The New construction or addition
with valuation less than $150,000. 2. Interior remodels of any value not involving a building addition. If frontage
improvements are needed however 123rd Ave SE is a residential access road. As per RMC 4-6-060, the ROW width
for a two lane Residential Access road is 53’. Currently you have dedicated 25 feet and would require half street
improvements that include a new 0.5 foot wide curb, 8 foot wide landscaped planter, and an 5 foot wide sidewalk.
The project requires the dedication of 1.5 feet of right of way (subject to final survey).
2. A Deed of Dedication with a REETA form will be required at the time of building permit submittal.
3. A formal fee-in-lieu request may be submitted for the street frontage improvements along 123rd Ave SE. See the
wavier and fee-in-lieu request form using the following link:
http://rentonwa.gov/uploadedFiles/Business/CED/FORMS/BPW.pdf
4. A fee-in-lieu can be paid at $110 per linear foot.
5. If you wish to construct the frontage improvements, a full utility construction permit will be required.
Requirements for intake of a full utility construction permit are listed below.
a. Payment of plan review / inspection fees. Plan review / inspection fees are based on the anticipated value
of the construction of the frontage improvements.
b. Survey prepared by a Professional Land Surveyor licensed in the State of Washington
c. Civil Plans prepared by a Professional Civil Engineer licensed in the State of Washington.
d. Survey and Civil Plans shall conform to the City of Renton attached survey and drafting standards.
e. A written drainage and geotechnical assessment to account for the portion of right of way where work
will be done.
f. First review of utility permit plans takes approximately three to four weeks.
6. Payment of the transportation impact fee is applicable on the construction of the Accessory Dwelling Unit at the
time of application for the building permit. The 2019 transportation impact fee is $2,418.16 per Accessory
Dwelling Unit. The transportation impact fee that is current at the time of building permit application will be
levied, payable at building permit issue.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
GENERAL COMMENTS
1. The fees listed are for 2019. The fees that are current at the time of the respective permit issuance will be levied.
Please see the City of Renton website for the current fee schedule.
2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a
separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as
part of the building permit review.
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ADVISORY NOTES TO APPLICANT
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3. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards
can be found on the City of Renton website.
4. A separate plan submittal will be required for a construction permit for utility work and street improvements. All
plans shall be prepared by a licensed Civil Engineer in the State of Washington.
5. Please see the City of Renton Development Engineering website for the Construction Permit Application and
Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction
permit intake meeting.
6. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be
underground. The construction of these franchise utilities must be inspected and approved by a City of Renton
inspector.
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--t—..--...--:—E--..--..-,-.---.EXISTINGSITEPLAN1fl5PROPERTYNE.105FLREVISEDSiltPLAN105PROPERTYLINE6ir‘9105’PROPERTYLINENORTHSCALE1=10—0”t’\PARCEL#143240—0235\JL)LEGALDEEP.CASCADEVISTAADDLESSCNNROTSRLOCK:2LOT:13O—S—T—RSW—2R—23—5U:E.TOTALLOTCOVERAGE=31%TOTALIMP.SURF.=53%HOUSEAREA=1628SFCOVEREDAREA=2386SFADOAREA=523SFDRIVEWAY&CONE.PATHAREA=757SFCARPORTAREA=235SFCONC.WALKWAY=206SFTOTALLOTAREA=7,560SFROOFEVES=2RNSFLOTCOVERAGEAREA=23RNSFDECI<AREA=410SFIMP.SURF.TOTAL=4513SFTOTALLOTAREA=7,560SFExhibit 3DocuSign Envelope ID: 047CC32C-B07A-478F-8FA6-0AEE60FCC294