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HomeMy WebLinkAboutAdministrative Variance Report&Decision_Rear Yard Setback V-A Lakeridge on 22nd_15-000509DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTCityof£SADMINISTRATIVEVARIANCEREPORT&DECISIONA.SUMMARYANDPURPOSEOFREQUESTREPORTDATE:July28,2015ProjectName:RearYardSetbackVariance—Lakeridgeon22’StProjectNumber:CUA15-00509,V-AProjectManager:KrisSorensen,AssociatePlannerOwner:EstateofRoryCrispin;l54lAveSE;BellevueWA98006Applicant:LossifRozenblatand14734NE10thStLLC;5415NE2ndCT;RentonWA98059Contact:KCO’Conner;5415NE2ndCT;RentonWA92059ProjectSummary:TheapplicantisrequestingapprovalofanAdministrativeVariancefromtheprovisionsoftheRentonMunicipalCode(RMC)regulatingrearyardsetbacksforprimarystructuresintheResidential-2dwellingunitperacre(R-8)zone(RMC4-2-1OA).Theapplicantisproposinga5-footrearyardsetbackfromanexistingaccesseasementlocatedintherearyardtoaccommodateafuturenewsinglefamilyresidence.Thevariancewouldbetoallowa5-footrearyardsetbackwherea20-footrearyardsetbackisrequiredfromaccesseasements.Shareddrivewaytractsrequirea5-footsetback.Accesstotheproposedgaragewouldbeviatheexisting20-footaccesseasementattherearofthelotthatconnectswithEdmondsAveNEtothewestratherthanfromNE22nd.Theapplicantdoesnotproposeachangetotheexistingaccesseasementsharedbyneighboringproperties.ProjectLocation:Vacantparcel—PID042305-9141Exist.Bldg.AreaSF:N/AProposedNewBldg.Area(footprint):N/AProposedNewBldg.Area(gross):N/ASiteArea:8,500sfTotalBuilding_AreaGSF:N/Aj-.’j4Iiiy——-I,.JrProjectLocationMapVarianceReport15O0O5O9 CityofRentonDeportmentofCommunity&EconomicDevelopmentAdministrativeVarianceReport&DecisionREARYARDSETBACKVARIANCE—LAKERIDGEON22NDSTLUA5-000505,V-AReportofJuly28,2015Page2of75.PROJECTDESCRIPTION/BACKGROUND:ITheprojectsiteiscurrentlyvacantandislocatedatPID0423059141onthenorthsideofNE22st,eastofEdmondsAveNE,andabuttingthewestsideoftheresidenceat2616NE22idSt.Theapplicantisrequestingavariancefromtherearyardsetbackrequirementof20feetforaprimarystructurealonganaccesseasement(Exhibit6).Theapplicantisrequestinga5-footsetbackasisallowedforshareddrivewaytracts.TheR-8zonedparcelwouldonlyallowan18-foot6-inchdeepprimaryhouse.Theapplicantisclaimingahardshipfortheconstructionofanewsingle-familyhomethatwouldbelessthan20feetdeep(Exhibit3).Neighboringlotstothesubjectsitethatusethesameaccesseasementhavesetbackslessthanthe20-footminimum(Exhibit1).ThelotslopesdownfromahighpointalongNE22atthesoutheastcornerofthesite,towardstheaccesseasementandnorthwestcorneroftheproperty.Thepropertyrequiresdedicationofright-of-wayalongNE22ndStof6feet6inches(Exhibit7).Theapplicantisproposinguseofarearyardaccessedgarageanduseoftheeasementasvehicularaccesstothefuturehouse.Theexistingaccesseasementthatisusedbythesubjectpropertyandneighboringpropertieswouldnotbereducedinwidthorchangedthroughthisdecision.C.EXHIBITS:Thefollowingexhibitswereenteredintotherecord:Exhibit1:AerialPhotowithMeasurementsofNeighboringStructuresExhibit2:ZoningMapExhibit3:SitePlan,ExistingConditionswith20-footYardSetbackExhibit4:SitePlan,Requested5-footRearYardSetbackExhibit5:LegalDescriptionExhibit6:ProjectNarrativeandVarianceJustificationExhibit7:Right-of-WayDedicationalongNE22StD.FINDINGS:Havingreviewedthewrittenrecordinthematter,theCitynowmakesandentersthefollowing:1.Request:TheapplicanthasrequestedapprovalofanadministrativevariancefromRMC4-2-11OAforarearyardsetbackof5feetalonganaccesseasementwhereaminimumof20feetisrequired.2.AdministrativeVariance:Theapplicant’sadministrativevariancesubmittalmaterialscomplywiththerequirementsnecessarytoprocessavariancerequest.Theapplicant’sproposedsiteplanisprovidedasExhibit4.3.ExistingLandUse:Thetwolotsimmediatelynorthofthesubjectpropertyaredevelopedwithsingle-familyhomesintheR-8zone,andtothewestandeastbysingle-familyhomesintheR-$zone.ThesubjectpropertyissurroundedbyR-8zoning(Exhibit2).4.Zoning:ThesubjectpropertyisintheResidential—8(R-$)zone(Exhibit2).VarianceReport15-000509 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeVarianceReport&DecisionREARYARDSETBACKVARIANCE—MKERIDGEON22NDSTLUAI5-000505,V-AReportofJuly28,2015Page3of75.Topography:Thesitehassomeslope,withadropingradefromthesoutheastcornerofthesitetothenorthwestcornerofthesite.6.LotSize:Thetotalareaofthelotis8,500squarefeetandconformstotheexistingR-8standardswherealotshallhaveaminimumareaof5,000squarefeet.7.LotDimensions:Theexistinglothasawidthof100feetandadepthof85feetandconformstotheexistingR-8standardswherealotshallhaveaminimumwidthof50feetandminimumdepthof$0feet.E.CONSISTENCYWITHVARIANCECRITERIA:Section4-9-2508.5.alists4criteriathatthePlanningDirectorisaskedtoconsider,alongwithallotherrelevantinformation,inmakingadecisiononanAdministrativeVarianceapplication.Theseincludethefollowing:ThePlanningDirectorshallhaveauthoritytograntanadministrativevarianceuponmakingadetermination,inwriting,thattheconditionsspecifiedbelowhavebeenfoundtoexist:a.Thattheapplicantsufferspracticaldifficultiesandunnecessaryhardshipandthevarianceisnecessarybecauseofspecialcircumstancesapplicabletosubjectproperty,includingsize,shape,topography,locationorsurroundingsofthesubjectproperty,andthestrictapplicationoftheZoningCodeisfoundtodeprivesubjectpropertyownerofrightsandprivilegesenjoyedbyotherpropertyownersinthevicinityandunderidenticalzoneclassification:Theapplicantmaintainsthatspecialcircumstancesapplytothesubjectsiteasaresultofthepropertyhavinganaccesseasementonthesitethatrequiresa20-footsetbackfromtherearyardeasementandwouldonlyallowforaprimaryresidencewithan18-foot6-inchdepthunderexistingcircumstances(Exhibit3),ifthezoningcodewasappliedstrictly.Theapplicantstatesthatahomeconstructedinthefutureonthesiteunderexistingconditionsandsetbackstandardswouldcreateahomeoutofcharacterwiththeneighborhood(Exhibit6).SetbacksrequiredintheR-8zoneare:15feetfrontyard;15feetsideyardalongastreet;5feetinternalsideyard;and20feetrearyard(includingaccesseasements).ThefrontyardofthesubjectpropertyisorientedtowardNE22St;theinternalnon-cornersideyardsatthewestandeastofthesubjectsite;andtherearyardislocatedalongthenorthsideofthesitewheretheaccesseasementislocated.Theaccesseasementis20feetwideandacrossthewholenorthportionofthesite.Theaccesseasementdimensionsarefromtherearpropertyboundary,ornorthboundaryofthesite,andismeasuredsouthintotheinteriorofthesite20-feet,thesameasthepropertiestotheeastandwestofthesubjectsite.Theaccesseasementprovidesanaccessroutetothepropertiesontheeastandwestofthesubjectsite.TheR-8zonedneighboringlotstothewestandeasthavesetbacksfromtheaccesseasementoflessthantheminimum20-footcurrentrequirement(Exhibit1).Theabuttingpropertytotheeast,at2616NE22St,hasasetbackofapproximatelyzerofromtheaccesseasementandthepropertyatthewest,2524NE22’’St,hasanapproximatesetbackof6feetfromtheaccesseasement.Inordertobuildanadequatelysizedsingle-familyhouse,theapplicantisproposingtoreducetherequired20-footrearyardsetbackto5feet.VarianceReport15-000509 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeVorionceReport&DecisionREARYARDSETBACKVARIANCE—LAKERIDGEON22NDSTLUA15-000505,V-AReportofJuly28,2015Page4of7Becauseofexistingconditionsandexistinghomesandstructuresonneighboringpropertiestotheeastandwestofthesite,staffconcurswiththeapplicantthatspecialcircumstancesapplytothesubjectpropertyinthatadheringstrictlytoalloftheyardsetbackrequirementswouldrestrictthesizeofthefuturehousetobebuiltonthislot.Requiringtheapplicanttocomplywithallofthesetbackregulationswouldimposeanunnecessaryhardshipontheapplicant.Theapplicantwouldadheretofront,sideyardalongastreet,andinternalsideyardsetbackrequirements.VehicularaccessforafuturehomeonthesiteisonlyallowedfromtheaccesseasementandnotfromNE22r1t1Stinthefrontyardofthesubjectsite.b.Thatthegrantingofthevariancewillnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichsubjectpropertyissituated:Theapplicantcontendsthattheproposedrearyardsetbackwouldnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichthepropertyissituated.Thefrontoftheproposedhousewouldbe15feetfromthefrontpropertylinewhereaccesstothesiteisfromtherearoftheproperty,similartoanalley.Dedicationof6-feet6-inchesfortheNE22idsright-of-waywouldeffectivelycreatea21-foot6-inchsetbackfromtheexistingpropertylineforafrontyardsetbackofanewhome(Exhibit4).Minimumseparationbetweenabuttingpropertiestothenorth,east,andwestwouldbemaintainedthroughtheapplicationoftheapplicablesideyardsetbacksandtherequesting5-footrearyardsetbackfromtheaccesstract.Staffconcurswiththeapplicantthattheproposalwouldnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzone.A5-footsetbackfromtheeasementwouldstillmaintaina25footsetbackfromtherearpropertyline.Ifthesitedidnotcontainanaccesseasementalongtherearofthepropertythezoningcodewouldallowthehometobebuiltat20feetfromtherearpropertyline.Assuch,withtheapprovalofa5-footrearsetbackfromtheexistingaccesseasementwouldexceedthestandardsetbackforthezoneifthesetbackwasmeasuredfromtherearpropertyline.Furthermore,asmentionedabovetheneighboringhomestotheeastandthewesthavebuiltonaverageapproximately3feetfromtheaccesseasement.Iftheaccesseasementwasashareddrivewaya5-footsetbackwouldbeallowedpursuanttocurrentcode.Assucha5footsetbackwouldbeconsistentwiththestandardsappliedtoshareddriveways.Finally,theapplicationofa5-footsetbackwouldmaintain25feetforbackoutroomfromanygaragethatmaybebuiltalongtheaccesseasement,ofwhich24ft.istheminimumnecessarytosafelybackoutofagarage.Basedontheabovereasons,the5footrearsetbackwouldnotbedetrimentaltothepublicwelfare,asallthesetbacksoftheR-8zonewouldbemetifmeasuredfromthepropertylineandthe5-footseparationofthestructuresfromtheaccesseasementwouldprovidesafevehicularmaneuveringuponconstructionofahome.Nowrittencommentswerereceivedfromneighboringpropertyowners.AfewpropertyownerscontactedCitystaffthroughphonecallsandvisitingCityHalltofindoutmoreabouttheapplication.Propertyownerswereconcernedaboutchangestotheexistingaccesseasementincludinglossoftheeasement,orareductioninthewidth,althoughnochangestotheeasementonthesubjectpropertyareproposed.Neighboringpropertiestothenorthofthesubjectsitewereconcernedaboutcommonpropertyboundarieswheretherewouldbenochangetoexistingpropertyboundariesforthesubjectsiteandnochangestopropertyboundariesofneighboringproperties,ifthesubjectvarianceisapproved.VarianceReport15-000509 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeVorionceReport&DecisionREARYARDSETBACKVARIANCE—L4KERIDGEONSTLUAI5-000505,V-AReportofJuly28,2015Page5of7c.Thatapprovalshallnotconstituteagrantofspecialprivilegeinconsistentwiththelimitationuponusesofotherpropertiesinthevicinityandzoneinwhichthesubjectpropertyissituated:Theapplicantcontendsthattheproposedrearyardsetbackvariancewouldnotconstituteagrantofspecialprivilege.SeveralotherpropertiesalongthenorthsideofNE22’Stonthesameblockhaveexistingrearyardsetbacksoflessthan20feet(Exhibit1).Basedontheanalysisprovideaboveundera.andb.,staffbelievesthatapprovalofareducedrearyardsetbackwouldnotconstituteagrantofspecialprivilege.d.ThattheapprovalasdeterminedbythePlanningDirectorisaminimumvariancethatwillaccomplishthedesiredpurpose:Theapplicantcontendsthattherequestfora5-footrearyardsetbackistheminimumvarianceneededtoaccomplishthegoalofconstructingafuturesingle-familyresidencegiventheadditionaldedicationofright-of-wayalongNE22rSt.Whileahousewithanunconventionalsmallerfootprintwhichwouldsatisfytherequiredrearyardsetbackcouldbebuiltonthesubjectsitewithanapproximate18-foot6-inchdeephome,therequested5-footrearyardsetbackistheminimumvariancethatwouldaccomplishtheapplicant’sdesiredpurposeofconstructinganadequatelysizedhouseonthislotandprovideforsimilarrearyardsetbacksaswhattheneighboringpropertiescurrentlyhave.Staffagreeswiththeapplicantthatthisistheminimumvariancetoaccomplishtheapplicant’sdesiredpurposeandthata5-footsetbackisasimilarrequirementalongaccesstractsinasimilarsingle-familyresidentialsituation,andtherefore,supportsthevarianceforlessthantherequired20-footrearyardsetbackintheR-8zone.F.CONCLUSIONS:1.Zoning:TheproposalwouldmeetthedevelopmentstandardsoftheR-8zonewiththeexceptionoftherearyardsetbackforwhichthevariancefromRMC4-2-11OAisbeingsought.2.AdministrativeVariance:Theapplicant’sproposalfora5-foottearyardsetbackfromanexisting20-footwideaccesseasementmeetsthefourcriteriatobeconsideredinmakingadecisiononavariancerequestasspecifiedinRMC4-9-250B.5:(a)Theapplicantsufferspracticaldifficultiesandunnecessaryhardshipandthevarianceisnecessarybecauseofspecialcircumstancesthatapplytotheproperty;(b)Thegrantingofthevariancewouldnotbemateriallydetrimentaltothepublicwelfareorinjurioustopropertyorimprovementsinthesurroundingarea;(c)Theapprovalisnotagrantofspecialprivilege;(d)Theapprovalofthevarianceistheminimumtoaccomplishthedesiredpurpose.3.ExistingSurroundingLandUses:Theproposalwillnotresultinchangestoexistinglanduseswhicharesingle-familyresidentialtothenorth,east,west,andsouth.AllthelotsthatareservedbytheaccesseasementthatconnectswithEdmondsAveNEhavestructuresthatarelessthanthe20-footsetbackrequirement.4.Topography:Thesiteslopesfromthesoutheastcornerdowntowardsthenorthwestcorner.5.BuildingProposal:Theproposalwouldresultinachangetotheallowedbuildingfootprintdimensionsforfuturedevelopmentofasingle-familyhousewhichwouldcomplywithalldevelopmentstandardsexcepttherequired20-footrearyardsetbackalonganaccesseasement.VarianceReport15-000509 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeVarianceReport&DecisionREARYARDSETBACKVARIANCE—LAKERIDGEON22NDSTLUA5-000505,V-AReportofJuly28,2015Page6of76.Recommendation:StaffrecommendsapprovaloftherequestedvariancefromRMC4-2-11OAtoallowarearyardsetbackof5feetfromanaccesseasementwhichislessthanthe20feetrequiredintheR-8zoneandthatanyfutureresidenceonthesiteberequiredtousetheaccesseasementasitsvehicularaccesspoint.G.DECISION:TheAdministrativeVariancefortheRearYardSetbackVariance—Lakeridgeon22’St,FileNo.LUA15-000505,V-A,isapprovedwithaconditionthatanyresidenceonthesiteshallonlybeallowedvehicularaccessthroughtheexistingaccesseasementandshallnotbeallowedvehicularaccesstothesitefromNE22nds•DATEOFDECISIONONLANDUSEACTION:SIGNATURE:v)friJenniferHenning,AICP,PlanningbhectorDateDepartmentofCommunity&EconomicDevelopmentTRANSMuTEDthis28thdayofJuly,2015totheOwner/Applicant/Contact:KCO’ConnerlossifRozenbiatEstateofRoryCrispin5415NE2ndCt5415NE2ndCt3933154thAveSERenton,WA98056Renton,WA98056Bellevue,WA98006TRANSMuTEDthis28thdayofJuly,2015totheParty(ies)ofRecord:CarmenOsgood2716NE22’StRenton,WA98056TRANSMI7TEDthis28thdayofJuly,2015tothefollowing:ChipVincent,CEDAdministratorSteveLee,DevelopmentEngineeringManagerCraigBurnell,BuildingOfficialVanessaDolbee,CurrentPlanningManagerFireMarshalH.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATIONITheadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithinl4daysoftheeffectivedateofdecision.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonAugust11,2015.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680).AppealstotheExamineraregovernedbyCityofRentonMunicipalCodeSection4-8-110.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheRentonCityClerk’soffice,RentonCityHall—7thFloor,(425)430-6510.AppealsmustVarianceReport15-000509 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeVarianceReport&DecisionREARYARDSETBACKVARIANCE—LAKERIDGEON22NDSTLUA5-000505,V-AReportofJuly28,2015Page7of7befiledinwriting,togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RECONSIDERATION:Within14daysoftheeffectivedateofdecision,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.EXPIRATION:Thevariance(s)approvalwillexpiretwo(2)yearsfromthedateofdecision.Avarianceone(1)yearextensionmayberequestedpursuanttoRMC4-9-250B.17.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.VarianceReport15-000509 EXHIBIT1LegendCityandCountyBoundaryCityofRentonAddressesParcels1stFloor1stFloor2ndFloor1stFloor0423059225-2208:ciiiizzzzzz6403264FeetVVGS_1984_Web_Mercator_AuxiliarySpherecReiitihFinance&ITDivisionInformationTechnology-GISRentonMapSupporl@Renlonwagov7/27/2015THonapnanrgnnt;atei000TntnutFainanrnnratn1at.pn.tatOandlih•TT)IlTHISMAPISNOTTOBEUSEDFORNAVIGATION RCEXHIBIT2__________________1/R8L-Jr]g—1____RC\\Utz-Ii(I‘NI_WHLHRC\ZE/R87fJRlO\\H__\VHZJR8R14R14_‘?‘-rJ_LR8R14R14RiIR-8R-14R-14cv]R-8Ri4//CV/LRf81ZONINGMAPBOOKE5W09T23NR5EW1/2L_ID5VVPLANNING-TECHNICALSERVICESFeetPRINTEDDATE10/021201318tOO04123NR5EW1/2Pagel5afSOThisdocumentisagraphicrepresentation,notCityLimits(COR)CammerdaliOffice/ResidentialIIR.4)Residential4dutecguoranleedtosurveyaccuracy,andisbased-—Ionthebestinformationavailableasefthedateserssjeer_.1RENTON(CV)CenterVillage1tR-)ResidentialNduiacshownThismapis:ntendedforCitydisplayijPOIentilAnnexaflOnArea/H)industrialHeavy(RC)RescurreConservationoamasesonly°::.,‘tfZoningDesIgnation(IL)IndustrialLight)RM-F)ResidentialMulti-FamilyCDrnmunity&EconomicDeoe)opmentvievreamueeuuowsswva...(CA)CommercialArtmialTM)lnduntiialMeum(RM-T)ReelMvfti-FamilyTradtrcnalccCSp/i,,rmad,a%,thsseiseoeowrmmw-(CD)CenterDowntswn)R.1(Reoiderbal1duac(RM-U)ResiMulti-FamilyUrbanCenter)CN)CommercialNeighbomood(R-1O)ResidentiallOduire(RMH)ResidentialManutacturedHomes—enananenCO)CommercialOffice)R-l4)Residentiat14dWv(tiC-Ni)UrbanCenterNorthI(UC-N2)UrbanCenterNorth2 s-o”[cMgiiia)sizel,4%)IIINIis’s”biIdingdepth20’IREARSetbackip.06zm1%)Cl)-‘CDCDm0zC)CozimCD:CfCDCoC.C,C,t\j00(Si(SImz—Ip.:20’FRONTmISetback.F%)Ci3C01I-ts%)06(N0mI’]F4%)p.I‘4%)£.LIIHX SS’-Q”[originIsize]tIni-IRObL.iIding>depth1110k)p‘1>0rn.IC15SIninO>QFRONIT(pSetbakREASetbkiI____nizfIIIIIi•1(p.1IICiIionI_iu.—___________________(P-Isp-SI’4’,ItII8IHX]( EXHIBIT5OrderNo.:00644668EXHIBIT“A”THESOUTH85FEETOFTHENORTH290FEETOFTHEEAST100FEETOFTHEWEST330FEETOFTHESOUTHHALFOFTHESOUTHWESTQUARTEROFTHENORTHWESTQUARTEROFSECTION4,TOWNSHIP23NORTH,RANGE5EAST,W.M.,KINGCOUNTY,WASHINGTON;TOGETHERWITHANEASEMENTFORDRIVEWAYANDUTILITYPURPOSESOVERTHESOUTH20FEETOFTHENORTH225FEETOFTHEEAST200FEETOFTHEWEST230FEETOFSAIDSOUTHHALFOFTHESOUTHWESTQUARTEROFTHENORTHWESTQUARTER;SITUATEINTHECITYOFRENTON,COUNTYOFKING,STATEOFWASHINGTON. EXHIBIT6NorthHighlandsResidenceon22’ST:O1-JUL-2015Projectinformationfor26xxNE22ndST,Renton,WAParcel#:042305-9141Legaldescription:F100FTOFW330FTOFS85FTOFN290FTOFS1/2OFSW1/4OFNW1/4VJurisdiction:CityofRentonApplicant:14734NE10thStreetLLC,owner;lossifRozenbiatApplicantmailingaddress:5415NE2ndCT,Renton,WA98059Contact:KCO’Connor425.789.6326email:kcoc3@msn.com/:flPropertyowner:TrustofR.CrispinJUL01.ZO51V.iVariancerequested:P[;\NI\flNDP’i3iONWearerequestingaVariancefromtherequired20-footrearyardsetback.TheR-8single-familyzonerequiresasetbackfromanyprivateaccesseasement•RMC4-2-11OA“MinimumRearYardSetbackDevelopmentStandardsforResidentialZoningDesignations”.•RMC4-11-190DefinitionforSetbackrequiresmeasurementfromaaccesseasement.Becauseofsetbackconstraintsproducedbytheexisting20-footwideaccesseasement,andthe6.5footreducedlotdepthbecauseofRightofWayexpansion,wearerequestingareductionoftheRear-yardsetbackfrom20-feetto5-feet.Thiswillaccommodatetherequiredminimumof24-feetforaccessturnaround,whenthegarageislocatedaccessingfromthenorthaccesseasement.Projectnarrative:Proposeduse:WeareproposingtobuildanewSingleFamilyhome,once!iftheVarianceisapproved,onthelotidentifiedabove,withthereducedRear-yardsetbackvarianceand6.5-footROWexpansion.Reducedsiteareais7,850sf.VScopeofwork:ClearingandgradingforconstructionofSFRandinstallationofrequiredutilities.Existingsitesize:100-feetwideby85-feetdeepwithanexisting20-footwideaccesseasementatrearofproperty.Zoning:R-8Currentuse:Vacant1 D)Specialsitefeatures:noneAccess:Proposedsiteaccesswillbetoutilizetheexistingrear20-ftaccesseasementfromEdmondsAvenueNE.Proposedoffsiteimprovements:ConnectiontoexistingwatermaininNE22ndStreet.Sewerstubisshownalreadyextendedtoproperty.[seeattachedJTotalestimatedconstructioncosts:$275,000Estimatedfairmarketvalue:TBDEstimatedfill!excavation:Noproposedfillrequired.Estimatedunder300cyexcavation.Existingtreeremoval:NoneLanddedicatedtoCity:PossibleRightofwayexpansionof6.5-feetatsouthsideofpropertyfrontingNE22ndStreet.VarianceRequestIustification/Decisioncriteria:Exceptforvariancesfromcriticalareasregulations,adeterminationshallbemadeinwritingthattheconditionsspecifiedbelowhavebeenfoundtoexist:(amd.Ord.48835,3-27-2000)A.Theapplicantsufferspracticaldifficultiesandunnecessaryhardshipandthevarianceisnecessarybecauseofspecialcircumstancesapplicabletosubjectproperty.Includingsize,shape,topography,locationorsurroundingsofthesubjectproperty,andthestrictapplicationoftheZoningCodeisfoundtodeprivesubjectpropertyownerofrightsandprivilegesenjoyedbyotherpropertyownersinthevicinityandunderidenticalzoneclassification.ThepropertyownerwillsufferpracticaldifficultieswithouttheVariancerequested.TheNorthHighlandsResidencepropertyis85-footdeepasitexists.Itisencumberedbyanexisting20-footwideaccesseasementlocatedatthenorthsideofproperty.IfthecurrentCityofRentonRear-setbackof20-feetwereimposed,togetherwiththe6.5-footROWexpansion,andtherequiredFront-yardsetbackof20-feet,theresultingbuildabledepthwouldonlybe18.5-feetdeep,whichisnotaviableoption.Notonlydoesitbarelyallowenoughdepthforevenareduced-depthgarage,anystructuredesignedundertheseparameterswouldproduceabuildingthatisoutofcharacterwiththeneighborhood,anditwouldhaveagreatlyreducedmarketvalue,notinrelationshipwiththeothernewerhomesinthearea.lustificationforgrantingreducedRear-yardsetback:ExistingStructures:Theexistingstructuresoneachsideoftheproposedresidencealldonotconformtotherequired20-footRear-yardsetback.1.Theexistingresidencestructureson2524donotcomplywiththeRear-yardsetbackrequirements.•TheEaststructureisapproximately27-feetfromthenorthpropertyline.2 ))•TheGarageonthe2524propertyislocatedapproximately20-feetfromtheNorthpropertyline,or0-feetfromthe20-footaccesseasement.•Eventhestructureon2616NE22’ST,totheeast(servedbytheeasement]doesnotconformtothe20-footwidesetback,asitisapproximately15feetfromtheirNorthPropertyline.•Infact,noneoftheresidencesalongthissectionofthenorthsideofNE22R1CT.complywitha20-footrear-yard,except2204,anditonlycompliesbyencroachingonthefront-yardsetback[5-feet].Variancenotdetrimental:B.Thegrantingofthevariancewillnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichthesubjectpropertyissituated.TheacceptanceoftheVariancerequestVariancewillnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichthesubjectpropertyissituated.C.Theapprovalshallnotconstituteagrantofspecialproiveledgeinconsistentwiththelimitationuponusesofotherpropertiesinthevicinityandzoneinwhichthesubjectpropertyissituated.ApprovalofthevariancewillnotconstituteagrantofspecialproiveledgeinconsistentwiththelimitationuponusesofotherpropertiesinthevicinityandzoneinwhichthesubjectpropertyissituatedC.TheapprovalistheminimumvariancethatwillaccomplishthedesiredPurpose.TheapprovalistheminimumvariancethatwillaccomplishthedesiredPurpose.Evenwiththeapprovaloftherequestedvariance,the“useablebuildingfootprint”depthwillonlybe38.5feet.Thiswillstillrequireadisproportionatelyshallowhouseplantoaccommodatethetightsightconstraints.Andthatdepthisonlyabletobeaccomplishedbyutilizingtherearaccessroadasthedrivewayaccess.IFthepropertyownerwantedtoaccesstheirpropertyfromthefront,onNE22nd,thatfootprintdepthwouldbereducedbyanadditional5-feet.Thankyouforyourtimeandconsideration.3 Steve Lee From:Steve Lee Sent:Monday,December 15,2014 5:53 PM To:‘Joe Bernasconi’ Cc:Laureen M.Nicolay Subject:RE:NE 22nd Vacant Lot “Right of Way”dedication:2600 Elk of NE 22nd Street HI Joe, We have loosely (based upon non-surveyed informed)determined that the ROW needed for NE 22”Street would be 53-ft and there is only approximately 40-ft currently.Therefore for parcel 0423059141 and the north frontage along NE 22”Street there will need to be 6.5 feet of right-of-way dedicated in addition to ensure 13-ft of asphalt exists north of the ROW centerline and constructing 5-ft of sidewalk,curb/gutter and 8-ft of landscape strip.Or there is a fee in lieu of the construction elements with an estimated cost of $232/LF of frontage improvements.Please let me know if you have any questions in regards to this information provided. Thanks, Steve Lee ni Development Engineering Manager X 425.430.7299 I w From:Joe Bernasconi [majltp:joeb©windermere.com] Sent:Monday,December 15,2014 4:39 PM To:Steve Lee Subject:Re:NE 22nd Vacant Lot “Right of Way”dedication Hi Steve, I was wondering if you were able to complete your review? Joe Bernasconi Real Estate Consultant Office:425.277.5900 Direct:253.740.2119 1