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HomeMy WebLinkAboutMOD & Administrative Variance Report & Decision_Marok Driveway_15-000308DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT!fi)flMODIFICATION&ADMINISTRATIVEVARIANCEREPORT&DECISIONA.SUMMARYANDPURPOSEOFREQUESTREPORTDATE:May22,2015ProjectName:MarokRetainingWallModificationandDrivewayVarianceDecisionOwner/Applicant/GurpreetSinghMarok,910RentonAve5,Renton,WA98057Contact:FileNumber:LUA15-000221,MOD&LUA15-000308VARProjectManager:JillDing,SeniorPlannerProjectSummary:TheapplicantisrequestingamodificationoftheRetainingWallsDevelopmentStandards(RMC4-4-040.C.2)forafrontyardwallonaninfillresidentiallotwithanapprovedsingle-familyhomebuildingpermit.Theproposedprojectsiteis8,450squarefeetlocatedintheResidential-8dwellingunitsperacrefR-8)zone.TheapplicantisrequestingtwomodificationsfromtheRetainingWallstandards;amodificationfromthesetbackfrompublicrights-of-way(RMC4-4-040C.2.d)andamodificationtoallowportionsoftheretainingwallabove48inches(RMC4-4-040D.2).Therequestedmodificationstotheretainingwaltstandardswouldallowforaresidentialdrivewaynottoexceedthemaximumpermittedslopeof15%andwouldallowforincreasedvehiclemaneuverabilityfromthegarage,giventhesteeptopographicalinclinetothegaragefromthepublicstreet.Itisanticipatedthatadriveway,whichconnectsthegaragedirectlytoRentonAveSwouldhaveagradeof18-20%.Drivewayswithagradeexceeding15%requireapprovalofanadministrativeVariance.ProjectLocation:910RentonAvenueSSiteArea:8,450SquareFeet(0.19acres)ProjectLocationMapModificationDenialandVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentModification&AdministrativeVorionceReport&DecisionMAROKRETAININGWALLMODIFICATION&DRIVEWAYVARIANCELUA15-000221MOD&LUA5-000308,VARReportofMay22,2015Page2of9[PROJECTDESCRIPTION/BACKGROUND:ThesubjectR-8zonedpropertyiscurrentlyunderconstructionwithanewmullsingle-familyresidenceunderpermitB120017$3,asidentifiedinthesubmittedphoto(Exhibit4).Topographyandcoalmineissueshavecausedthehometobeconstructedatahigherelevationthanoriginallyproposed.Theelevationchangehascausedthegaragetobelocatedatagreaterheightabovethepublicstreetthaninitiallyproposed,whichrequiresareconfigurationofthedrivewaytothegaragetokeepthedrivewayslopesbelow15percentoravariancetopermitadrivewaywithagradebetween18and20percent.Theapplicant’sproposalistoconstructacurveddrivewayupandaroundaproposedfrontyardretainingwall.Theproposedretainingwallwouldbeapproximately50feetinlength,beginningatthenorthernedgeoftheresidentialdrivewayentranceandendingatthenorthernpropertyline(Exhibit1,SitePlan).Thewallwouldbesetbackfromtheright-of-wayapproximately3-inchesandwouldbeapproximately48inchesto60inchesinheight(Exhibit2,ApplicantLetterandJustification).Thetallestpointofthewallwouldbeatthedrivewayentranceonthesouthernportionofthesite,becausethesiteslopesdownwardfromnorthtosouth.Theapplicantsubmittedapicturerepresentationofthewallthatwouldbeconstructed(Exhibit3)wherethewallwouldbelevelatthetopwiththeapplicant’ssiteslopingdownfromthenorthpropertylinetothedriveway.Thetallestportionofthewallwouldnotbeneareitherabuttingpropertiestothesouthornorth.Theapplicant’sletterstatesthattherequired3-footretainingwallsetbackfromtheright-of-way,perdevelopmentstandards,wouldreducethe3feetoflandscapeareaatthetopofthewallandadditionallyconstrictthedrivewaywidth,whichisalreadyconstrictedduetotopographicalchallengesofthegaragelocation.Theapplicantstatesthata3-footwidelandscapestripatthetopoftheproposedretainingwallprovidesaplantingareafor‘amixtureofexoticplants’andstatesthatthesubmittedpicturerepresentation(Exhibit3)wouldhavesimilarplantings.Theplantingsatthetopofthewallwouldallownoguardrailtobeinstalledalongthedriveway,astheplantingswouldbeabufferforthewalkingsurfaceofthedriveway.Ifthe3-footsetbackisrequiredfromtheright-of-way,nolandscapeareawouldbeprovidedatthetopoftheproposedretainingwall,andaguardrailwouldmostlikelyberequired.Anaddedguardrailatthetopofthesingle-familyresidencewouldmostlikelyaddanegativeaestheticimpacttothestreetandneighboringproperties.ModificationDenialandVarianceReport CityofRentonDeportmentofCommunity&EconomicDevelopmentMAROKRETAININGWALLMODIFICATION&DRIVEWAYVARIANCEReportofMay22,2015Mothficotion&AdministrotiveVorionceReport&DecisionLUA15-000221MOD&LUA5-000308,VARPage3of9Exhibit1:SitePlanExhibit2:ModificationJustificationExhibit3:ExampleRetainingWallandLandscapingPhotographExhibit4:PhotographofResidenceunderConstructionExhibit5:NeighborhoodDetailMapD.FINDINGS:Havingreviewedthewrittenrecordinthematter,theCitynowmakesandentersthefollowing:1.Request:TheapplicantisrequestingtwomodificationsfromtheRetainingWallstandards;amodificationfromthesetbackfrompublicrights-of-way(RMC4-4-040C.2.d)andamodificationtoallowportionsoftheretainingwallabove48inches(RMC4-4-040D.2).Therequestedmodificationstotheretainingwallstandardswouldallowforaresidentialdrivewaynottoexceedthemaximumpermittedslopeof15%andwouldallowforincreasedvehiclemaneuverabilityfromthegarage,giventhesteeptopographicalinclinetothegaragefromthepublicstreet.Itisanticipatedthatadriveway,whichconnectsthegaragedirectlytoRentonAveSwouldhaveagradeof18-20%.Drivewayswithagradeexceeding15%requireapprovalofanAdministrativeVariance.2.ModificationsandAdministrativeVariance:Theapplicant’ssubmittalmaterialscomplywiththerequirementsnecessarytoprocessthemodificationsandadministrativevariance.Theapplicant’sneighborhoodvicinitymap,siteplanandotherprojectdrawingsareprovidedasExhibits1-5.3.ExistingZoningandLandUses:ThezoningoftheprojectsiteandallpropertieswithintheprojectvicinityisResidential—8dwellingunitsperacre(R-$).Thesurroundingpropertiestothenorth,south,andeastaredevelopedwithsinglefamilyresidences.Thepropertiestothewestarecurrentlyvacant.E.CONSISTENCYWITHMODIFICATIONCRITERIA:RMC4-9-250D.2addressestheCriteriaforModificationsofDevelopmentStandardsfortheproposedfrontyardretainingwallheightupto60inchesand3-inchsetbackfromthepublicright-of-way.Therequestedmodificationhasbeenevaluatedusingthefollowingcriteria:1.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment;andTheretainingwallheightstandardsofRMC4-4-040D.1allowsforresidentialretainingwallsupto72inches,althoughupto48inchesisthemaximumheightwithinafrontyard,unlessamodificationisreceived.A3-footsetbackfromthepublicright-of-wayisrequiredforretainingwalls.Theapplicantappliedforthesingle-familybuildingpermitin2012,whenretainingwallsC.EXHIBITS:Thefollowingexhibitswereenteredintotherecord:ModificationDeniolandVarionceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentModification&AdministrativeVarianceReport&DecisionMAROKRETAININGWALLMODIFICATION&DRIVEWAYVARIANCELUA5-000221MOD&LUAI5-000308,VARReportofMay22,2015Page4of9wereallowedalongtheright-of-waywithoutasetback.TheproposedwallwouldrequireaseparatebuildingpermitwithengineereddrawingsthatmeetsoundengineeringjudgmentandminimumstandardsoftheInternationalBuildingCode.Theproposedretainingwallwouldallowforimprovedvehiclemaneuveringfromthedrivewaytothegaragelocation,comparedtoawallthatissetback3feetfromthestreet,giventhetopographicalconstraintsofthesite.Ifthe3-footsetbackisrequired,adrivewayslopeabove15%couldbecreatedandthedrivewaywidthwouldbereducedfromtheproposed11-footwidth.Additionally,inascenariowitha3-footsetbackandtheproximityofthedrivewayaboveawallsetback,anadditional24-inchtallortallerguardrailcouldberequired.Ifthereisnovegetationbufferontopofthewallblockingaccessoverthewall,thedrivewaywouldbeconsideredawalkingsurfaceandrequitearailing.Anadditionalbarrieratthetopofawallwouldcreatea7-footortallerbarrierviewedfromthestreetgradealongapproximately40to50linearfeetofthestreetfrontage.However,thecurrentdrivewayconfigurationproposedresultsintheentirefrontyardbeingdominatedbytheproposedcurveddriveway.Thegrantingofavariancetoallowadrivewaywithamaximumgradeof20%wouldallowfortheinstallationofastraightdrivewaywithdirectaccesstothegaragefromRentonAvenue5,whichresultsinamuchshorterdrivewayandalandscapedfrontyard.Therefore,stafffindsthatinthisinstancethegrantingofavariancetopermittheconstructionofadrivewaywithamaximumgradeof20%resultsinlessofanaestheticimpacttothesurroundingneighborhoodthantheapprovalofthemodification.TheproposedmodificationdoesnotmeettheobjectivesorappearancecriteriaintendedbyCityCode.2.Willnotbeinjurioustootherpropertyfies)inthevicinity;andThedrivewayconfigurationproposedwiththemodificationapplicationresultsintheentirefrontyardbeingdominatedbytheproposedcurveddrivewayandassociatedretainingwalls.Thegrantingofavariancetoallowadrivewaywithamaximumgradeof20%wouldallowfortheinstallationofastraightdrivewaywithdirectaccesstothegaragefromRentonAvenue5,whichresultsinamuchshorterdrivewayandalandscapedfrontyard.Asteepdrivewayiscommonintheimmediateneighborhoodandwouldbemoreinkeepingwiththecharacterofthesurroundingareathantheproposedretainingwalls.Theaestheticimpactoftheproposedretainingwallswouldbeinjurioustootherpropertiesinthevicinityasthewallswouldbeoutofcharacterandscalefortheimidiateneighborhood.Therefore,stafffindsthatthegrantingofavariancetoallowadrivewaywithamaximumgradeof20%resultsinlessofanaestheticimpacttothesurroundingneighborhoodthantheproposedmodification.3.ConformtotheintentandpurposeoftheCode;andTheintentofretainingwallsetbacksandheightlimitsinfrontyardsistonotallowblankwallsortallstructuresalongsidewalksandthepublicrealm.Theapplicantisproposingacast-inplaceconcretewallwithasmoothexteriorfinishtoprovideanenhanceddesignaesthetic.Additionally,alandscapestripisproposedatthetopofthewall.Ifthewallwasrequiredtocomplywiththe3-footsetback,theplantingspacealongthetopofthewallwouldberemovedandaguardrailwouldberequiredatthetopofthewallalongthedriveway.TherequirementforaguardrailwouldModificationDenialandVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentModification&AdministrativeVarianceReport&DecisionMAROKRETAININGWALLMODIFICATION&DRIVEWAYVARIANCELUA5-000221MOD&LUAS-000308,VARReportofMay22,2015Page5of9increasetheheightofthewall,increasingtheaestheticimpactsasviewedfromthepublicrealm.Guardrailsaretypicallynotrequiredand/orseeninfrontyardsofsingle-familyhomes.Therequirementforthe3-footlandscapebufferistoscreenretainingwallsfromthepublicrealm.Thelandscapingprovidedatthetopofthewallinsteadofaguardrailwouldmeettheintentofthepurposeofthecode,providedthataportionofthelandscapingisdesignedtogrowoverthewallanddowntowardsthesidewalk.Plantsoverthewallareanticipatedtocreateapartialnaturalscreeningofthewallovertime.However,thecurrentdrivewayconfigurationproposedresultsintheentirefrontyardbeingdominatedbytheproposeddriveway.Thegrantingofavariancetoallowadrivewaywithamaximumgradeof20%wouldallowfortheinstallationofastraightdrivewaywithdirectaccesstothegaragefromRentonAvenue5,whichresultsinamuchshorterdrivewayandalandscapedfrontyard.Staffcontendsthatthegrantingofavariancetopermitadrivewaywithamaximumgradeof20%wouldmeettheintentandpurposeoftheCodebetterthanthegrantingoftherequestedmodification.4.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andThesite’sgradeishigherthanoriginallyintendedwhenthesinglefamilybuildingpermitwasissuedin2012.Theadditionalheightabovethepublicstreethasrequiredre-designofthedriveway.Thedrivewaymusteitherbecurvedwiththeadditionofaretainingwallinthefrontyardasrequestedinthecurrentmodification,orshallbestraightwithagradeofupto20%requiringtheapprovalofavariance.Stafffinds,inthisinstance,thatthegrantingofavariancetoallowasteeperdrivewaygradeispreferabletothemodificationrequestedfortheretainingwalls,asthegrantingofthemodificationwouldresultinthefrontyardlargelybeingdominatedbythecurveddrivewayandassociatedretainingwalls.Therefore,stafffindsthattheproposedmodificationstotheretainingwallstandardsarenotjustifiedandarenotrequiredfortheuseandsituationintendedifavarianceisgrantedforthedrivewayslope.5.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.Basedonthestaffanalysisabove,stafffindstheproposedretainingwallanddrivewayconfigurationtobeanegativeaestheticimpacttootherpropertiesinthevicinity.F.CONSISTENCYWITHVARIANCECRITERIA:ISection4-9-250B.5.alists4criteriathatthePlanningDirectorisaskedtoconsider,alongwithallotherrelevantinformation,inmakingadecisiononanAdministrativeVarianceapplication.Theseincludethefollowing:ThePlanningDirectorshallhaveauthoritytograntanAdministrativeVarianceuponmakingadetermination,inwriting,thattheconditionsspecifiedbelowhavebeenfoundtoexist:1.Theapplicantsufferspracticaldifficultiesandunnecessaryhardshipandthevarianceisnecessarybecauseofspecialcircumstancesapplicabletosubjectproperty,includingsize,shape,topography,andlocationorsurroundingsofthesubjectproperty,andthestrictapplicationofModificationDenialandVarianceReport CityofRentonDeportmentofCommunity&EconomicDevelopmentModification&AdministrativeVarianceReport&DecisionMAROKRETAININGWALLMODIFICATION&DRIVEWAYVARIANCELUA15-000221MOD&LUA15-000308,VARReportofMay22,2015Page6of9theZoningCodeisfoundtodeprivesubjectpropertyownerofrightsandprivilegesenjoyedbyotherpropertyownersinthevicinityandunderidenticalzoneclassification:Thesubjectpropertyiscurrentlyunderconstructionwithanewsingle-familyresidenceunderpermitB12001783.Topographyandcoalmineissueshavecausedthehometobeconstructedatahigherelevationthanoriginallyproposed.Theelevationchangehascausedthegaragetobelocatedatagreaterheightabovethepublicstreetthaninitiallyproposedwhichrequiresareconfigurationofthedrivewaytothegaragetokeepthedrivewayslopesbelow15%oravariancetopermitadrivewaywithamaximumgradeof20%.Aspreviouslydiscussedabove,amodificationwasoriginallyrequestedtotheretainingwallstandards,toallowtheconstructionofacurveddrivewaywithagradethatwouldnotexceed15%.DuringthecourseoftheCity’sreview,itwasdeterminedthattheproposedcurveddrivewaywouldresultinthefrontyardbeinglargelydominatedbythedrivewayandtheassociatedretainingwallswhichwouldcreateagreaternegativeaestheticimpactthanthegrantingofavariancetoallowastraightdrivewaywithamaximumgradeof20%.Duetothesite’stopographyandthestrictapplicationofthe15%maximumdrivewaygraderequirements,thepropertyownerwouldbedeprivedtherightandprivilegeofdrivewayaccesstothegarageenjoyedbyotherpropertyownersinthevicinityandunderidenticalzoneclassification.2.Thatthegrantingofthevariancewillnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichsubjectpropertyissituated:Thedrivewayconfigurationproposedunderthemodificationapplicationwouldresultintheconstructionofaretainingwallapproximately50feetinlengthalongthefrontpropertyline.PerRMC4-4-080l.3.b,themaximumwidthofadoubleloadedgaragedrivewayis16feet.Theapprovalofthemodificationwouldhaveresultedintheentirefrontyardbeingdominatedbythecurveddrivewayandassociatedretainingwalls.Thegrantingofavariancetoallowadrivewaywithamaximumgradeof20%wouldallowfortheinstallationofastraight,16-footwide,drivewaywithdirectaccesstothegaragefromRentonAvenue5,whichresultsinamuchshorterdrivewayandalandscapedfrontyard.Thisdesignismoteinkeepingwiththesurroundingneighborhoodthentheproposedretainingwallsalongthestreet.Therefore,stafffindsthatthegrantingofavariancetoallowa16-footwidedrivewaywithamaximumgradeof20%resultsinlessofavisualimpacttothesurroundingneighborhoodthantheproposedmodification.Thegrantingofthevariancewouldnotbemateriallydetrimentaltothepublicwelfareorinjurioustopropertyorimprovementsinthevicinity.Staffrecommends,asaconditionofapproval,thatthedrivewayconfigurationberevisedtoshowastraightdrivewaywithamaximumwidthof16feet,providingaccessfromRentonAvenueStothedoubleloadedgarage.3.Thatapprovalshallnotconstituteagrantofspecialprivilegeinconsistentwiththelimitationuponusesofotherpropertiesinthevicinityandzoneinwhichthesubjectpropertyissituated:Thesubjectpropertyiscurrentlyunderconstructionwithanewsingle-familyresidenceunderpermitB120017$3.Topographyandcoalmineissueshavecausedthehometobeconstructedatahigherelevationthanoriginallyproposed.Theelevationchangehascausedthegaragetobelocatedatagreaterheightabovethepublicstreetthaninitiallyproposedandwouldresultinamaximumdrivewaygradeof20%.Thegrantingofavariancetopermittheconstructionofadrivewaywithamaximum20%gradeistheresultoftopographicalchallengesexacerbatedbycoalminehazardsandisnotaspecialprivilege,inconsistentwithotherpropertiesinthevicinity.ModificationDenialandVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentModification&AdministrotiveVarionceReport&DecisionMAROKRETAININGWALLMODIFICATION&DRIVEWAYVARIANCELUA5-000221MOD&LUA15-000308,VARReportofMay22,2015Page7of94.Thattheapprovalisaminimumvariancethatwillaccomplishthedesiredpurpose:Theapprovalofavariancetopermita20%maximumgradefortheproposeddrivewayistheminimumvarianceneededtoaccomplishthedesiredpurposeofprovidingdirectaccesstothegaragewithouthavingthefrontyarddominatedbyacurveddrivewayandretainingwalls.UG.CONCLUSIONS:1.Thesubjectsiteislocatedat910RentonAvenueS.ThesiteiswithintheResidential—$dwellingunitperacrefR-B)zoningclassification.2.Thesubjectpropertyiscurrentlyunderconstructionwithanewsingle-familyresidenceunderpermit512001783.Topographyandcoalmineissueshavecausedthehometobeconstructedatahigherelevationthanoriginallyproposed.3.Theapplicant’sproposalistoconstructacurveddrivewayupandaroundaproposedfrontyardretainingwall.Theretainingwallisapproximately50feetinlength.4.Retainingwallsarerequiredtomaintaina3-footminimumsetbackfromtheright-of-way(RMC4-4-040C.2.d)andarerequiredtomaintainamaximumheightof48incheswhenlocatedwithinthefrontyardsetbackarea(RMC4-4-040D.2).5.TheanalysisoftheproposalaccordingtothemodificationcriteriaisfoundinthebodyoftheStaffReport.6.Theanalysisofthea16-footwidestraightdrivewaywithamaximumgradeof20%inlieuoftheproposedretainingwallswasevaluatedaccordingtovariancecriteriaandisfoundinthebodyoftheStaffReport.7.Duringthecourseofthereview,staffdeterminedthata16-footwidestraightdrivewaywithamaximumgradeof20%wouldprovidelessofanadverseaestheticimpacttothesurroundingpropertiesthantheproposedretainingwalls.Theproposedretainingwallsdidnotmeetthefive(5)modificationcriteriaasspecifiedinRMC4-9-250D.2.A16-footwidestraightdrivewaywithamaximumgradeof20%meetsthefour(4)criteriatobeconsideredinmakingadecisiononavariancerequestasspecifiedinRMC4-9-250B5.a.Specialcircumstancesapplytothesubjectsitewhichimposeunduelimitationsontheproperty;thegrantingofthevariancewillnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichthesubjectpropertyissituated;thegrantingofthevariancedoesnotconstituteagrantofspecialprivilegeinconsistentwiththelimitationupontheuseofotherpropertiesinthevicinityandzoneinwhichthesubjectpropertyislocated;andtheapprovalofthevariancerequestwouldbetheminimumvariancenecessarytoaccomplishthedesiredpurpose.ModificationDenialandVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentModification&AdministrativeVarianceReport&DecisionMAROKRETAININGWALLMODIFICATION&DRIVEWAYVARIANCELUA15-000221MOD&LUA15-000308,VARReportofMay22,2015Page8of9H.DECISION:TheModificationsfortheMarokFrontYardRetainingWalls,FileNo.LUA15-000221,isherebydenied.TheAdministrativeVarianceforMarokDriveway,FileNo.LUA15-00030$,isherebyapprovedsubjecttothefollowingcondition:1.Thedrivewayconfigurationshallberevisedtoshowastraightdrivewaywithamaximumwidthof16feetprovidingaccessfromRentonAvenueStothedoubleloadedgarage.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:wfr1kLc-s/-fioiJenniferHenning,AICP,P1ningDirectorDateDepartmentofCommunity&EconomicDevelopmentIRANSMI?TEDthis22ddayofMay,2015totheContact/Applicant/Owner:GurpreetSinghMarok:910RentonAvenueSRenton,WA98057IRANSMI7TEDthis22’dayofMay,2015tothefollowingPartiesofRecord:NoPartiesofRecordTRANSMuTEDthis22nddayofMay,2015tothefollowing:ChipVincent,CEDAdministratorCraigBurnell,BuildingOfficialVanessaDolbee,CurrentPlanningManagerSteveLee,DevelopmentEngineeringManagerFireMarshalRentonReporterI.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATIONTheadministrativelandusedecisionwillbecomefinalifitisnotappealedwithin14daysoftheeffectivedateofdecision.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonJune5,2015.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680).AppealstotheExamineraregovernedbyCityofRentonMunicipalCodeSection4-8-110.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheRentonCityClerk’soffice,RentonCityHall—7thFloor,(425)430-6510.Appealsmustbefiledinwriting,togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.ModificationDenialandVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentMothficotion&AdministrativeVorionceReport&DecisionMAROKRETAININGWALLMODIFICATION&DRIVEWAYVARIANCEWAI5-000221MOD&LUA15-000308,VARReportofMay22,2015Page9of9RECONSIDERATION:Within14daysoftheeffectivedateofdecision,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.EXPIRATION:Thevariance(s)approvalwillexpiretwo(2)yearsfromthedateofdecision.Avarianceone(1)yearextensionmayberequestedpursuanttoRMC4-9-2505.17.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.ModificationDenialandVarianceReport x p - Lc Prepared by: Bruce S.MacVeigh,P.E. 74245 59th Avenue S. TukilaWA 98168 Cell Ph:(206)571-8794 /f8;-27h’71/,VE EL1NA’EC7//Y cf Lr’i 7 iZ3 H • 9 -v III 1I.1I 0 J€*1P W/7f Renton,WA PN:329470-9125 Client:Gurpreet Singh Marok 206-612-1939 /3. [EXPIRLS:4/24/;—i ,y— Xhibit2.April2,2015ModificationRequestfor:910RentonAveSouth,RentonWa98057Permit:B12001783DearRentonPlanningCommittee,Thisletteristorequestamodificationofthebuildingguidelinesinregardto2.Dsetbackfrompubicrights-of-way.Ihaveincludedasiteplanthatoutlinesourdriveway,retainingwalls,andlocationofplants.I’vealsoincludedtwoimages,oneofmyhome,andanotherofahomeinSanFrancisco.OurhomewasdesignedbyUrbandesigngroup.Weplanonbuildingretainingwallsthatareset3inchesbackfromtherightofway.Ourdrivewaycurvesupbehindtheretainingwall,andwepreferwedon’tlose3feetofspacethatcouldbeusedtohaveawiderdriveway(approximately11feet).Ifwehavetodropback3feet,wewillhavetodecreaseourdrivewaywidthto9feetwithnoroomforlandscapingabovetheretainingwall.Themajorissuewillbemakingtheleftturntogoupasmalldriveway(pleaseseesiteplan).RetainingWall:Ourretainingwallsinfrontofourhomewilllookexactlyliketheimagepresentedwiththispackage.Wewillalsobeusingthestepsforareasthatneedahigherretainingwall,comparedthosethatneedasmallerone.Ourretainingwallswillbebetween4to5feethighdependingonthedrivewayandlot.Abovetheretainingwallweplanonhavinglandscapingandamixtureofexoticplants.TheimageofthehomeinSanFranciscoisapproximatleyhowwewantourlandscapingandretainingwallstolooklike.Ourintentionistohaveacontemporary-modernhomeonRentonHillandstartatrendforourneighborhood.Iwouldliketobuythe3.2acrelotinfrontofmyhouseandonedaybuildhomessimilartomyhome.IfyoudrivethroughtheMadisonlakefrontareainseattle,youwillseemanyarchitecturalretainingwallsnexttotherightofway.Thankyouforyourconsideration.GurpreetSinghMarok 11 ZONINGMAPBOOKPLANNING-TECHNICALSERVICESPRINTEDDATE:1010212013Thisdocumentisagraphicrepresentation,notgumanteedtosurveyaccuracy,andisbasedonthebestinfomiationavailableasofthedatashown.ThismapisintendedtorCitydisplaypurposesonly.Community&EconomicDevelopmentCC.CtspVtsuoe5AdiueoAbemee*IF4W17T23NR52W1/2H4VV29T23NR5EW1/20420840‘Feet1.9350G4W20T23NR5EW1/2Page49of80CityLimits(COR)Commerdal/OfficelResidentialtR-4)Residential4dulacF]RENTONJ(CV)CenterVillageiJ)R-8)Residentialtdu/acEJPotanbalAnnexationArea)IH)lndustdalHeavy)RC)ResouronConservationZoningDesignation(IL)IndushialLight[](RM-F)ResidentialMulti-Family(CA)CommercialArterialIE](IM)InduocialMedium(RM-T)Reni.Multi-FamilyTraditonal(CD)CenterDowntown)R-l)ResidentialIdu/ac(RM-U)Resi.Mutt-FamilyLkbanCenter(CN)CommercialNeighborhood(R-10(ResidentiallOdulac[])RMH)ResidentialManufacturedHomes](CC)CommercialOffice(J(R-14(Residentiall4dulac)UC-N1)UrbanCenterNorth1)UC-N2)UrbanCenterNorth2