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HomeMy WebLinkAboutMoore Addition Street and Parking Modification ApprovalDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT—Renton0ADMINISTRATIVESTREETMODIFICATIONAPPROVALEDENIALEVALUATIONFORM&DECISIONPROJECTNAME:MooreAdditionStreetandParkingModificationPROJECTNUMBER:LUA16-000279,MODPROJECTMANAGER:AngeleaWeihs,AssistantPlannerAPPLICANT:LawrenceHouston1000217thAvenueNESeattle,WA98125ZONINGCLASSIFICATION:Residential-8(R-8)PROJECTLOCATION:2033NE7thStreetSUMMARYOFREQUEST:PursuanttoRMC4-9-250DtheapplicantisrequestinganAdministrativeModificationfromtwoRentonMunicipalCodesections:RMC4-6-060StreetStandardsandRMC4-4-080Parking,LoadingandDrivewayRegulations.TheapplicantrequestsamodificationfromthestreetstandardstomodifyNE7thStreetfromaCollectorArterialstreetstandardtoamodifiedCollectorArterialstreetstandard.Theapplicantrequestsamodificationfromtheparkingregulationstoeliminatethenumberofrequiredoff-streetparkingspacesforasinglefamilyhome.BACKGROUND:StreetModificationRequest:NE7thStreetisaCollectorArterialwithanexistingROWwidthof60feet(asperassessormap).Thisstreetclassificationrequiresaminimumright-of-waywidthof86feet.TomeettheCity’scompletestreetstandards,halfstreetimprovementsinclude15-footpavedroadway,8-footplanterstripand8-footsidewalkisrequiredtobeconstructedintherightofwayfrontingthesinglefamilyhomeperCityCode4-6-060.TheexistinghomesalongNE7thStreetareonly15feetorsoawayfromtheexistingright-of-way.Anincreaseinrightofwayof13feetoneachsideoftheroadwaywouldencroachintotherequiredbuildingsetbackperzoning.Theexistingcurbtocurbpavementsectionis32feet,0.5feetwidecurbs/gutter,5feetwidesidewalk.TheCity’sTransportationsectionreviewedtheroadwaywidthandexisting CityofRentonDepartmentofCommunityandEconomicDevelopmentAdmin.ModificationRequestReport&DecisionMooreAdditionStreetandParkingModificationLUA6-000279,MODReportofMay6,2016Page2of5pavementwidthfromcurbtocurbandfounditacceptableandhasnoplanstowidenthissectionofNE7thStreetinthefuture.Theexisting5footsidewalkisingoodcondition.ParkingModificationRequest:PerRMC4-4-080B.1.b.ii,anenlargementorremodelingofanexistingbuilding/structurebymorethanone-third(1/3)oftheareaofthebuilding/structureshallrequirethatoff-streetparking,loadingareas,anddrivewaysbeprovidedinaccordancewiththeprovisionsofthiscodesection.Theapplicant’sproposedadditionexceedsthisthreshold.Theexistingdrivewaylengthandfrontyardsetbackisnonconforminganddoesnotcomplywithparkingstalllengthrequirementsfortwooff-streetparkingspaces.EXHIBITS:Exhibit1:ProjectNarrativeandJustificationforModificationRequestExhibit2:SitePlanExhibit3:HomeElevationsExhibit4:SitePhotosStreetModificationAnalysis:Theapplicantisrequestingamodificationfrom4-9-250D.2inordertomodifyNE7thStreetfromaCollectorArterialstreetstandardtoamodifiedCollectorArterialstreetstandard.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification:ComplianceStreetModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:TheCommunityDesignElementhasapplicablepolicieslistedunderaseparatesectionlabeledStreets,SidewalksandStreetscapes.Thesepoliciesaddresswalkableneighborhoods,safetyandshareduses.TwospecificpoliciessupportthedecisiontomodifythestreetstandardstoamodifiedCollectorArterialstreetinthisresidentialarea.ThesepoliciesarePolicyCD102andPolicyCD-i03whichstatethatthegoalistopromotenewdevelopmentwith“walkableplaces,”“supportgridandflexiblegridstreetand CityofRentonDepartmentofCommunityandEconomicDevelopmentAdmin.ModificationRequestReport&DecisionMooreAdditionStreetandParkingModificationLUA6-000279,MODReportofMay6,2016Page3of5pathwaypatterns,”and“arevisuallyattractive,safe,andhealthyenvironments.”Therequestedstreetmodificationsareconsistentwiththesepolicyguidelines.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:TheCity’sPublicWorksTransportationsectionandCommunityandEconomicDevelopmentsectionreviewedNE7thStreetandthesurroundingareaandhavedeterminedthatthemodifiedCollectorArterialstreetsectionismoresuitableforthislocationofNE7thStreet.ThisdeterminationwasbasedonthefactthattheroadwayisdirectlyadjacenttosinglefamilyresidencesandthereisinsufficientspacebetweentheexistingrightofwayandtheexistinghomestoexpandtheroadwaysectiontomeetthefullCollectorArterialstreetstandards.c.Willnotbeinjurioustootherpropertyfies)inthevicinity.vStaffComment:ThemodifiedCollectorArterialstreetstandardswillmeettherequirementsforsafevehicularandpedestrianusewithintheexistingrightofway.d.ConformstotheintentandpurposeoftheCode.StaffComment:Thismodificationprovidesasafepedestrianrouteinandaroundtheexistingneighborhood.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andVStaffComment:ThemodifiedCollectorArterialstreetstandardsprovideasafedesignforvehiclesandpedestrians.1.Willnotcreateadverseimpactstootherpropertyfies)inthevicinity.,,StaffComment:TherearenoidentifiedadverseimpactsfromthismodificationtomodifyNileAvenueNEfromtheCollectorArterialstreetstandardstothemodifiedCollectorArterialstreetstandards.ParkingModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-4-080inordertoeliminatethenumberofrequiredoff-streetparkingspacesforasinglefamilyhome.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification: CityofRentonDeportmentofCommunityandEconomicDevelopmentAdmin.ModificationRequestReport&DecisionMooreAdditionStreetandParkingModificationLUA16-000279,MODReportofMay6,2016Page4of5ComplianceParkingModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:Thepurposeandintentofthecodeistoprovideadequateoff-streetparkingwithinresidentialneighborhoods,aswellaslimittheamountofpavingthatisintheCityofRenton’sright-of-way.Theproposedmodificationwouldmeettheobjectivesofsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,aswellasthepolicydirectionandobjectivesoftheComprehensivePlan.Asstatedintheabovebackgroundsection,theexistingdrivewaylengthandfrontyardsetbackisnonconforminganddoesnotcomplywithparkingstalllengthrequirementsfortwooff-streetparkingspaces.Theexistingtopographyofthesiteprecludesprovidingtherequirednumberofstalls.Furthermore,theadditionofpavingfortheseparkingstallswouldresultinthelossofrequiredstreetfrontagelandscaping,whichwouldnotservetheintentofthecode.Forexample,inacommercialparkinglottheRMCexplicitlynotesthatthelandscapingprovisionshallprevailwhencompliancewouldresultinalossofparkingstalls.Basedonaerialphotos,theexistingdrivewayiscurrentlybeingusedwithoutblockingtheexistingsidewalk.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,based‘uponsoundengineeringjudgment.StaffComment:Seecommentsundercriterion‘a’.c.Willnotbeinjurioustootherpropertyfies)inthevicinity.StaffComment:Theexistingdrivewaylengthdoesnotcomplywithparking,stalllengthrequirementsfortwooff-streetparkingspaces.However,asstatedabove,theexistingdrivewayiscurrentlybeingusedwithoutblockingtheexistingsidewalk.Theproposalwouldnotresultinanychangedconditionandwould,therefore,notbeinjurioustootherpropertiesinthevicinity.d.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘a’.e.CanbeshowntobejustifiedandrequiredfortheuseandsituationVintended;andStaffComment:Theapplicantargues,andstaffagrees,thatthetopographyof CityofRentonDepartmentofCommunityandEconomicDevelopmentAdmin.ModificationRequestReport&DecisionMooreAdditionStreetandParkingModificationLUA6-000279,MODReportofMay6,2016Page5of5thesiteprecludesprovidingtherequirednumberofstalls.Inordertoprovidetwoparkingstallsthatcomplystallwidthanddepthrequirements,thenewdrivewaywouldneedtorunparalleltoanapproximately4-foot,tieredretainingwall,whichwouldactuallyposemoresafetyconcernsthantheexistingnonconformingparkingspaces.Furthermore,theadditionofpavingfortheseparkingstallswouldresultinthelossofrequiredstreetfrontagelandscaping,andthereforedecreaseconformitywithothercodesections.1.Willnotcreateadverseimpactstootherpropertyfies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’and‘e’.DECISION:Theproposalsatisfies6ofthe6criterialistedinRMC4-9-250D.2fortherequestedstreetandparkingmodification.Therefore,thestreetandparkingmodificationforthesinglefamilyhomelocatedat2033NE7thStreet,ProjectNumberLUA16-000279,MOD,isapproved.___________________________________May6,2016JenniferHenning,PlanningDirectorDateDepartmentofCommunity&EconomicDevelopmentThedecisiontoapprovethemodificationwillbecomefinalifnotappealedinwritingtogetherwiththerequiredfeeto:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057onorbefore5:00pm,onMay20,2016.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheRentonCityClerk’soffice,RentonCityHall—7thFloor,425.430.6510.Ifyouhaveanyfurtherquestionsregardingthisdecision,feelfreetocontacttheprojectmanager,AngeleaWeihs,at425-430-7312oraweihs@rentonwa.gov. 30September2015CityofRentonPlanningDivision.1055SouthGradyWay.Renton.WA.98057PROJECTNARRATIVEProjectName:MooreAdditionAddress:2033NE7thStreetRentonWAPresentUse:singlefamilyresidenceProposedUse:singlefamilyresidencewithADU.EXHIBIT1ProjectDescription:Theexistingstructureisasinglestoryresidenceofapprox.1035sfandtheownerwishestoconstructatwostoryadditionattherearofthehome.Theadditionisplannedtobe14’x44’oneachfloor(616sfperfloor,1232sftotal)Thefirstfloorisplannedtobeanexpansionoftheexistingsinglefamilyresidence(2extrabedrooms,bathroomanddiningarea)andthesecondfloorisplannedtobeanadditionalbedroom,bathroomandfamilyroom.Wearerequestingamodificationtothestreetfrontagerequirementsandparkingrequirements.LawrenceHoustonArchitect1000217thAveNESeattleWA98125Phone:2065250053Cell:2068191279E-mail:lawrencehouston@comcast.net 4April2016MooreResidence.2033NE7thStreet.Renton,WA98056RE:JustificationforRightofWayandParkingRequirementsModification.RightofWayNE7thStreetisaCollectorArterialwithanexistingROWwidthof60feet(asperassessormap).Thisstreetclassificationrequiresaminimumright-of-waywidthof86feet.TomeettheCity’scompletestreetstandards,halfstreetimprovementsinclude15-footpavedroadway,8-footplanterstripand8-footsidewalkisrequiredtobeconstructedintherightofwayfrontingthesinglefamilyhomeperCityCode4-6-060.Theexistingcurbtocurbpavementsectionis32feet,0.5feetwidecurbs/gutter,and5feetwidesidewalk.TheCity’sTransportationsectionreviewedtheroadwaywidthandexistingpavementwidthfromcurbtocurbandfounditacceptableandhasnoplanstowidenthissectionofNE7thStreetinthefuture.AlthoughbasedontheCollectorArterialstreetstandards,duetothelackofsufficientseparationbetweenexistingright-of-wayandthesurroundinghomesaswellasthegoodconditionoftheexistingsidewalk,theCitycansupportastreetmodificationtoleavetheexistingcurb/gutterandsidewalkasis.Parking:Per4-4-080twoparkingstallsperresidencearerequired,howevertheexistingsitetopographyprecludesprovidingtherequirednumberofstallsandevenifthestallswereprovidedtherevvuldberesultinglossofrequiredstreetfrontagelandscaping.6A:Substantiallyimplementsthepolicydirectionofthepoliciesandobjectives:Seedescriptionabove.6C:WillnotbeInjurioustootherpropertyinthevicinity:Therequestforamodificationmaintainstheexistingsiteandaccessconditionsandthereforedoesnotinjureotherproperties.60:Conformstotheintentandpurposeofthecode:Seedescriptionabove.6E:Canbeshowntobejustifiedandrequiredfortheuseandsituationintended:Seedescriptionabove.6F:Willnotcreateadverseimpactstootherproperties:See6C.LawrenceHoustonPhone:2065250053ArchitectCell:20681912791000217thAve.NESeattleWA98125E-mail:lawrencehousbn@comcast.net EXHIBIT2—)ORW1WAYI.1tE)SINGLEFAMILYRESIDENCE120S.F.UJI-J>-I—ALLu-i-JfrUIaW3’HI6HRETAININ1WALLAdditiontobeapprox1230sf(615perfLoor),firstfloorincLudetwoadditionalbedroomsanddiningareafortheexistingsingLefamilyresidence.ThesecondfloorisaronmandbedrooraRETAIN)NWALL2033NE7thStreetRentonWA..ParcelNo:7227501285 £1I9IHX()2I()C2MOORERESIDENCE______ADDITIONCö2033NE7thSTzRENTON,WA.98056ARCHITECT/ENGINEER:PERMITSETLAWRENCEHOUSTON.HwH_________________10002IIHflVENE17MSTTh2016STATUE,WA96120P206619.1279————I - __ •V — I ///\\ —A