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Home My WebLink AboutLUA16-000279_Report 1DEPARTMENT OF Cu,v,MUNITY AND ECONOMIC DEVELOPMENT ----::::-:::---· ----,,,,_.Ren ton e> ADMINISTRATIVE STREET MODIFICATION ~·APPROVAL D DENIAL PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: ZONING CLASSIFICATION: PROJECT LOCATION: SUMMARY OF REQUEST: EVALUATION FORM & DECISION Moore Addition Street and Parking Modification LUA16-000279, MOD Angelea Weihs, Assistant Planner Lawrence Houston 10002 17th Avenue NE Seattle, WA 98125 Residential-8 (R-8) 2033 NE 7'h Street Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from two Renton Municipal Code sections: RMC 4-6-060 Street Standards and RMC 4-4-080 Parking, Loading and Driveway Regulations. The applicant requests a modification from the street standards to modify NE 7'h Street from a Collector Arterial street standard to a modified Collector Arterial street standard. The applicant requests a modification from the parking regulations to eliminate the number of required off-street parking spaces for a single family home. BACKGROUND: Street Modification Request: NE 7th Street is a Collector Arterial with an existing ROW width of 60 feet (as per assessor map). This street classification requires a minimum right-of-way width of 86 feet. To meet the City's complete street standards, half street improvements include 15- foot paved roadway, 8-foot planter strip and 8-foot sidewalk is required to be constructed in the right of way fronting the single family home per City Code 4-6-060. The existing homes along NE 7'h Street are only 15 feet or so away from the existing right-of-way. An increase in right of way of 13 feet on each side of the roadway would encroach into the required building setback per zoning. The existing curb to curb pavement section is 32 feet, 0.5 feet wide curbs/gutter, 5 feet wide sidewalk. The City's Transportation section reviewed the roadway width and existing City of Renton Department of C~ unity and Economic Development Adm Jdification Request Report & Decision WA16-000279, MOD Moore Addition Street and Parking Modification Report of May 6, 2016 Page 2 of 5 pavement width from curb to curb and found it acceptable and has no plans to widen this section of NE 7th Street in the future. The existing 5 foot sidewalk is in good condition. Parking Modification Request: Per RMC 4-4-080B.1.b.ii, an enlargement or remodeling of an existing building/structure by more than one-third (1/3) of the area of the building/structure shall require that off-street parking, loading areas, and driveways be provided in accordance with the provisions of this code section. The applicant's proposed addition exceeds this threshold. The existing driveway length and front yard setback is nonconforming and does not comply with parking stall length requirements for two off-street parking spaces. EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Project Narrative and Justification for Modification Request Site Plan Home Elevations Site Photos Street Modification Analysis: The applicant is requesting a modification from 4-9-250D.2 in order to modify NE 7'h Street from a Collector Arterial street standard to a modified Collector Arterial street standard. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification: Compliance Street Modiflcatii;,n ¢riteria and Analysis · . . . · .. ( i /: . . . ,. > ,,_,, . ", . ... a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. ,/ Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Streets, Sidewalks and Streetscapes. These policies address walkable neighborhoods, safety and shared uses. Two specific policies support the decision to modify the street standards to a modified Collector Arterial street in this residential area. These policies are Policy CD- 102 and Policy CD-103 which state that the goal is to promote new development with "walkable places," "support grid and flexible grid street and City of Renton Department of C unity and Economic Development Adm _ 1odification Request Report & Decision Moore Addition Street and Parking Modification LUA16·000279, MOD Report of May 6, 2016 Page 3 of 5 pathway patterns," and {/are visually attractive, safe, and healthy environments." The requested street modifications are consistent with these policy guidelines. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff.. Comment: The City's Public Works Transportation section and Community and Economic Development section reviewed NE fh Street and the ,/' surrounding area and have determined that the modified Collector Arterial street section is mare suitable for this location af NE fh Street. This determination was based on the fact that the roadway is directly adjacent to single family residences and there is insufficient space between the existing right of way and the existing homes to expand the roadway section to meet the full Collector Arterial street standards. c. Will not be injurious to other property{ies) in the vicinity. ,/' Staff Comment: The modified Collector Arterial street standards will meet the requirements for safe vehicular and pedestrian use within the existing right of way. d. Conforms to the intent and purpose of the Code. ,/' Staff.. Comment: This modification provides a safe pedestrian route in and around the existing neighborhood. e. Can be shown to be justified and required for the use and situation ,/' intended; and Staff.. Comment: The modified Collector Arterial street standards provide a safe design for vehicles and pedestrians. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/' Staff.. Comment: There are no identified adverse impacts from this modification to modify Nile Avenue NE from the Collector Arterial street standards to the modified Collector Arterial street standards. Parking Modification Analysis: The applicant is requesting a modification from RMC 4-4-080 in order to eliminate the number of required off-street parking spaces for a single family home. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification: City of Renton Department of C ...... un;ty and Economic Development Adm . 1odificotion Request Report & Decision LUA16-000279, MOO Moore Addition Street and Parking Modification Report of May 6, 2016 Page 4 of S Compllance Parking Modlfitati<>l'iCriteria and Ariail/sis · >••·.\ C. !)!/ii •. ·. ' ' ," ' :.·. ::·. :,,· ':;::"· ·: .. ·. " . i. . . .. . . a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The purpose and intent of the code is to provide adequate off- street parking within residential neighborhoods, as well as limit the amount of paving that is in the City of Renton's right-of-way. The proposed modification would meet the objectives of sofety, function, appearance, environmental protection and maintainability intended by the Code requirements, as well as ,/' the policy direction and objectives of the Comprehensive Pion. As stated in the above background section, the existing driveway length and front yard setback is nonconforming and does not comply with parking stall length requirements for two off-street parking spaces. The existing topography of the site precludes providing the required number of stalls. Furthermore, the addition of paving for these parking stalls would result in the loss of required street frontage landscaping, which would not serve the intent of the code. For example, in a commercial parking Jot the RMC explicitly notes that the landscaping provision shall prevail when compliance would result in a loss of parking stalls. Based on aerial photos, the existing driveway is currently being used without blacking the existing sidewalk. b. Will meet the objectives and safety, function, appearance, environmental ,/' protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: See comments under criterion 'a'. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The existing driveway length does not comply with parking ,/' stall length requirements for two off-street parking spaces. However, as stated above, the existing driveway is currently being used without blocking the existing sidewalk. The proposal would not result in any changed condition and would, therefore, not be injurious to other properties in the vicinity. d. Conforms to the intent and purpose of the Code. ,/' Stoff Comment: See comments under criterion 'a'. e. Can be shown to be justified and required for the use and situation ,/' intended; and Staff Comment: The applicant argues, and staff agrees, that the topography of City of Renton Department af [_ ...... unity and Economic Development Adm ..... 1odification Request Report & Decision LUA16-000279, MOD Moore Addition Street and Parking Modification Report of May 6, 2016 Page 5 of 5 the site precludes providing the required number of stalls. In order to provide two parking stalls that comply stall width and depth requirements, the new driveway would need to run porallel to an approximately 4-foot, tiered retaining wall, which would actually pose more safety concerns than the existing nonconforming parking spaces. Furthermore, the addition of paving for these parking stalls would result in the loss of required street frontage landscaping, and therefore decrease conformity with other code sections. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Staff._ Comment: See comments under criterion 'c' and 'e'. DECISION: The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2 for the requested street and parking modification. Therefore, the street and parking modification for the single family home located at 2033 NE 7'h Street, Project Number LUA16-000279, MOD, is approved. ; ~' May 6, 2016 Jennifer Henning, Planning Director Date Department of Community & Economic Development The decision to approve the modification will become final if not appealed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057 on or before 5:00 pm, on May 20, 2016. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -7'h Floor, 425.430.6510. If you have any further questions regarding this decision, feel free to contact the project manager, Angelea Weihs, at 425-430-7312 or aweihs@rentonwa.gov. 30 September 2015 City of Renton Planning Division. 1055 South Grady Way. Renton. WA. 98057 PROJECT NARRATIVE Project Name: Moore Addition Address: 2033 NE 71" Street Renton WA Present Use: single family residence Proposed Use: single family residence with ADU. Project Description: EXHIBIT 1 The existing structure is a single story residence of approx. 1035sf and the owner wishes to construct a two story addition at the rear of the home. The addition is planned to be 14'x44' on each floor (616sf per floor, 1232sf total) The first floor is planned to be an expansion of the existing single family residence (2 extra bedrooms, bathroom and dining area) and the second floor is planned to be an additional bedroom, bathroom and family room. We are requesting a modification to the street frontage requirements and parking requirements. Lawrence Houston Architect 10002 17'" Ave. NE Seattle WA 98125 Phone: 206 525 0053 Cell: 206 819 1279 E-mail: lawrencehouston@comcast.net 4 Apr~ 2016 Moore Residence. 2033 NE 7"' Street. Renton. WA 98056 RE: Justification for Right of Way and Parking Requirements Modification. Right of Way NE 7"' Street is a Collector Arterial wrth an existing ROW width of 60 feet (as per assessor map). This street classification requires a minimum right-of-way width of 86 feet. To meet the City's complete street standards. half street improvements include 15- foot paved roadway, 8-foot planter strip and 8-foot sidewalk is required to be constructed in the right of way fronting the single family home per Ctty Code 4-6-060. The existing curb to curb pavement section is 32 feet, 0.5 feet wide curbs/gutter, and 5 feet wide sidewalk. The City's Transportation section reviewed the roadway width and existing pavement width from curb to curb and found It acceptable and has no plans to widen this section of NE 7"' Street in the future. Although based on the Collector Arterial street standards, due to the lack of sufficient separation between existing right-of-way and the surrOIJnding homes as well as the good condition of the existing sidewalk, the City can support a street modification to leave the existing curb/gutter and sidewalk as is. Parking: Per 4-4-080 two parking stalls per residence are required, however the existing site topography precludes providing the required number of stalls and even if the stalls were provided there would be resulting loss of required street frontage landscaping. 6A: Substantially Implements the policy direction of the polk:les and objectives: See description abOve. 6C: Will not be Injurious to other property in the vicinity: The request for a modification maintains the existing site and access conditions and therefore does not injure other properties. 6 D: Conforms to the Intent and purpose of the oode: See description above. 6 E: Can be shown to be Justffled and required for the use and situation lntanded: See description above. 6 F: Will not creata adverse Impacts to other properties: See6C. Lawrence Houston Architect 1000217"'Ave. NE SeatueWA98125 Phone: 206 525 0053 Cell: 206 619 1279 E-mail: lawrencehous1Dn@comcast.net --------.Jil.1th ST. ------ EXISTING SIDEWALK LOCATION (El SINGLE FAMILY RESIDENCE 120 S.F. NEW l' HIGH RETAINING WALL Addition to be approx 1230 sf1&15 per floor]. first floor t Include hro additional bedrt10111S and difiing area for the existing single familr residence. The secorid floor is a h · y room and bedroom. 2033 NE 1th Street Renton WA .. Parcel No:1221501285 PROPERTY LINE NEW S' HIGH RETAINING WALL EXHIBIT 2 =- ' M ' 0 -tEl4"1-!GH RE AINING W L -tE 5'1-1!11 TAINING ALL ' I, 11 I I i~ 6!U!\1"10ild !iZ'"'""''nu.-~ _, l:'.131JI-Ql!V"N018 IMYI :~33Nl~N3 / 1 :J~ • N 13S 11WH3d ® • • • 11 11 11 \ I I! 1 9!;086 ·vM 'NO.!N3~ 1S lfil 3N E:i:Ol NOll.lOOV . J30IS3cl 3clOOVII I I ,-,. I 1-1, I "· I I -I = Ill = I I 1 PA I I I I I I I I ~ I I . .. 1: n J •-i:~.) .. ··~·i. ·4 •. J', },!";,~.: A: .. i; Fi '}'.f,.~ ~l'.'t~· .•. ·r.~ • .,. .. · ~~·;.,·J,,:, ·'-..rJ;}1t .. t~~:f.~ D,,:r.:' 'r';, =t~t~f r;,'\,•~'\A i l!illi~~~~ i'~t.~~- ~:.i,;-.t:~~ 1~_ri:tr. . £{:tf ~ ,., -\ I ~ h --, ~ - ill i 8 i ' I i i 8 i i i - I! g z s ~ w 111111111 ~ 0 z I <:::i I! I ' l ,., ! !'"""! \/ ii I ~ , m] • ~ EXHIBIT 3 EXHIBIT 4 \ ' \ ;:,_ .. I I I Print Form Reset Form s-Form DEPARTMENT OF COMII IITY AND ECONOMIC DEVELOPMENT -------Renton 8 Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMA 110N NAME: Joshua Moore PROJECT OR DEVELOPMENT NAME: Moore Addition ADOREss: 2033 NE 7th Street PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 2033 NE 7th Street. Renton. WA. 9805 c1TY: Renton ZIP: 98056 TELEPHONE NUMBER: (253) 456-7784 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 722750-1285 APPLICANT (If other than owner) NAME: Lawrence Houston EXISTING LAND USE(S): Residential COMPANY (if applicable): Lawrence Houston Arch PROPOSED LAND USE(S): Residential EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 10002 17th Ave NE PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Seattle ZIP: 98125 (if applicable) TELEPHONE NUMBER: (206) 525-0053 EXISTING ZONING: R-8 CONTACT PERSON PROPOSED ZONING (ii applicable): R-8 NAME: Lawrence Hosuton SITE AREA (in square feet): 6610sf SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Lawrence Houston Arch DEDICATED: 0 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 10002 17th Ave NE 0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Seattle ZIP: 98125 ACRE (hpplicable) TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (hpplicable) NUMBER OF NEW DWELLING UNITS (ii applicable): 1 H:\CEO\Data\forms,,-Templates\Setf-Help Handouts\Planning\Master Application.doc Rev: 08/2015 .-rlOJECT INFORMA 110N fcon ..... uecn ,.:..:::..;:..c...L.Cc...::.;=..:..:..:==----------~ NUMBER OF EXISTING D\IVELLING UNITS (If applicable): 1 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (ifapplicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): Q SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): Q NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): O NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): Q PROJECT VALUE: $90,000 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (ifapplicable): D AQUIFIER PROTECTION AREA ONE D AQUIFIER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITATCONSERVATION D SHORELINE STREAMS & LAKES D VVETLANDS ___ sq.fl ___ sq.II. ___ sq.fl. ___ sq.II. ___ sq.II. LEGAL DESCRIPTION OF PROPERTY fAttac:h ,..,,al desc:rlntlon on seoarate sheet with the followina Information inc:ludedl SITUATE IN THE QUARTER OF SECTION , TOWNSHIP , RANGE , IN THE CITY OF RENTON, KING COUNTY. WASHINGTON \c.ev,."to" H,'1\.. (t.lv\of~ +M. '13(0 d: .. L~, l.of 'J AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Lawrence Houston • deda"' under penalty of perjury und,ul;llt laws of the S1ate of Washington that I am (please check one) LJ the current owner of the property involved in this application or LL.I the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the infonnation herewith are in all respects true and correct to the best of my knowtedge and belief. Slgna1Ure of Owner/Representative Date STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have sa-ctory evidence that ~-', "",-,. "" l+py.5\Qo signed this instrument and acknowledge It to be hia/herl!helr free and voluntary act for the uses and purpoae mentioned In the instrument i; for the S-of Waehlngton Notary (Print): My appointment expires· Rev: 08/2015 Cc: Angelea Weihs <AWeihs@Re wa.gov> Subject: RE: Parking Code Modification for Morre Addition Hello Mr. Houston, I've checked with our Planning Manager and she feels that a modification could likely be granted in this case due to the site topography and also due to potential loss of required street frontage landscaping were additional parking to be provided. I have attached the application materials and fee schedule ($154.50). Please contact your assigned planner, Angelea Weihs, at 425-430-7312 with any questions and to schedule your application intake appointment. Thank you, Laureen Nicolay, Senior Planner City of Renton Community and Economic Development 1055 S. Grady Way, Renton WA 98057 lnicolay@Rentonwa.gov I 425-430 7294 From: LawrenceHouston{mailto:lawrencehouston@comcast. net] Sent: Monday, October 05, 2015 12:47 PM To: Laureen M. Nic:Olay CC: Angelea Weihs Subject: RE: LANO use Application Not Accepted I0#282161 Morre Addition Hi, I was advised by Laureen to send you a proposed site plan and ask for a parking waiver. The proposed project is to build a two story addition at the rear of an existing single family residence. The existing topography presents a challenge to providing two parking spaces at the current code required size. The site plan shows how the site is currently parked. Please let me know your comments. Thank you Lawrence Houston Architect 10002 1"71" Ave Ne. Seattle. WA 98125. Phone: 206 525 0053 Cell: 206 819 1279 2 Lawrence Houston From: Sent To: Cc: Subject Hello Mr. Houston, Brianne Bannwarth <BBannwarth@Rentonwa.gov> Monday, November 23, 2015 5:33 PM lawrencehouston@comcast.net Vanessa Dolbee; Laureen M. Nicolay; Jennifer Cisneros 2033 NE 7th Street The City of Renton has evaluated the Single Family Right-of-Way and Frontage Requirements Screening Form. The following summarizes the City's finding and requirements. NE 7"' Street is a COiiector Arterial with an existing ROW width of 60 feet (as per assessor map). This street classification requires a minimum right-of-way width of 86 feet. To meet the City's complete street standards, half street improvements include 15-foot paved roadway, 8-foot planter strip and 8-foot sidewalk Is required to be constructed in the right of way fronting the single family home per City Code 4-6-060. The existing curb to curb pavement section is 32 feet, 0.5 feet wide curbs/gutter, 5 feet wide sidewalk. The City's Transportation section reviewed the roadway width and existing pavement width from curb to curb and found it acceptable and has no plans to widen this section of NE 7"' Street In the future. Although based on the COiiector Arterial street standards, due to the lack of sufficient separation between existing right-of-way and the surrounding homes as well as the good condition of the existing sidewalk, the City can support a street modification to leave the existing curb/gutter and sidewalk as is. If you submit building or land use application for this property please ensure to include this email along with a Street Modification request. Please let me know If you have any additional questions regarding these requirements. Take Care, Brianne Bannwarth, P.E. Development Engineering Manager Community & Economic Development Department I Planning Division 1055 S Grady Way I 6th Floor I Renton, WA 98057 BBannwarth@Rentonwa.gov I Phone: (42S) 430-7299 I Fax: (425) 430-7300 --------Renton 0 1 DEPARTMENT OF C01v1MUNITY AND ECONOMIC DEVELOPMENT --------Renton ® ADMINISTRATIVE STREET MODIFICATION [.:gJ APPROVAL D DENIAL PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: ZONING CLASSIFICATION: PROJECT LOCATION: SUMMARY OF REQUEST: EVALUATION FORM & DECISION Moore Addition Street and Parking Modification LUAlG-000279, MOD Angelea Weihs, Assistant Planner Lawrence Houston 10002 17th Avenue NE Seattle, WA 98125 Residential-8 (R-8) 2033 NE 7'h Street DATE NAM Vanessa Dolbee Sabrina Mirante Jennifer Cisneros Pursuant to RMC 4-9-250D the applicant is requesting an Administrative Modification from two Renton Municipal Code sections: RMC 4-6-060 Street Standards and RMC 4-4-080 Parking, Loading and Driveway Regulations. The applicant requests a modification from the street standards to modify NE 7'h Street from a Collector Arterial street standard to a modified Collector Arterial street standard. The applicant requests a modification from the parking regulations to eliminate the number of required off-street parking spaces for a single family home. BACKGROUND: Street Modification Request: NE 7th Street is a Collector Arterial with an existing ROW width of 60 feet (as per assessor map). This street classification requires a minimum right-of-way width of 86 feet. To meet the City's complete street standards, half street improvements include 15-~ foot paved roadway, 8-foot planter strip and 8-foot sidewalk is required to be constructed in the right of way fronting the single family home per City Code 4-6-060. The existing homes y" ·. along NE 7'h Street are only 15 feet or so away from the existing right-of-way. An increase in ' ·~' right of way of 13 feet on each side of the roadway would encroach into the required building f setback per zoning. The existing curb to curb pavement section is 32 feet, 0.5 feet wide curbs/gutter, 5 feet wide sidewalk. The City's Transportation section reviewed the roadway width and existing pavement