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Home My WebLink AboutReport 01CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: September 30, 2013 To: City Clerk's Office From: Lisa McElrea Subject: Land Use File Closeout Please complete the following info&ation to facilitate project fos~out and indexing by the City Clerk's Office. 7 .-L-'S <:_:;( {. (' f)i IV ·i.-~ '-'( -. , UC(._(: '('("vc/ Project Name: -1215 N. 33'd Place New Single Family Residence Driveway Location Mod Response LUA (file) Number: LUA-13-000919 Cross-References: AKA's: Project Manager: Kris Sorenson Acceptance Date: Applicant: Bruce McVeigh Owner: Homa Hassan Contact: Bruce McVeigh PID Number: 3342102125 ERC Decision Date: ERC Appeal Date: Administrative Denial}; August 2, 2013 \ ' . - Appeal Period Ends: August 16, 2013 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: Request to allow driveway access from the street instead of via the existing alley. Location: 1215 N 33'd Place Comments: Denis Law Mayor August 2, 2013 Bruce MacVeigh, PE 14245 59th Ave S Tukwila, WA 98168 [ __ City? , _ . r-, ·•-• P r r ~-r y r 1 ·~~-:·· ~-l ) Department of Community and Economic Development C.E. "Chi p"Vi n cent, Administrator SUBJECT: 1215 N. 33'' Place New Single Family Residence Driveway Location Modification Response Buildi Permit B13002650; LUA13000919 MOD Dear Mr. M eigh, g,<~ This office is in receipt of your letter dated July 14, 2013 (received July 15, 2013) in which you request a modification for the vehicular access location for a Residential-8 zoned lot. Your request goes with a building permit application (B13002650) submitted May 29, 2013 to construct a new single family home at 1215 N. 33'' Place. The building permit application site plan shows vehicular access from 33'' Place to the garage accessing from the front of the property. Staff comments for the site plan stated the plan needed to be corrected where vehicle access would be through the alley at the rear yard. The Renton Municipal Code for "Residential Parking Location Requirements" per RMC 4-4-080B.7b, states: "R-8 Zones: For lots abutting an alley, all parking areas and or attached or detached garages shall not occur in front of the building and/or in the area between the front lot line and the _front - building line; parking areas and garages must occur at the rear or side of the building, and vehicular access shall be taken fro·m the alley. See RMC 4-2-115, Residential Design-and Open Space Standards." Your letter provides a list of addresses in the vicinity which you state do not have garage access from the alley. Staff understands that alley access was not required because there was not access d_ue to either obstructions in the alleyway or the alley has not been-improved sufficiently for driving. Alleys in the vicinity are in varying condition. Some are improved and others a"re not. Some alleys have hard surfacing such as pavement, some gravel, and some a mix of both and have historically been considered improvea enough to drive on. The alley for this specific project is improved sufficiently for vehicular use. Your modification request letter specifies that a minimum of 20 to 24 feet of space is needed for safe vehicle maneuvering and without such space "the use of the alley for access and parking for the residence is impossible." Staff concurs that a minimum of 24 feet of back-out room is required for lots with alley access. The 24 feet of back-out room can be a combination of on-site private space and alley public right-of-way. Staff agrees that space provided exclusively by ari alley is not sufficient for maneuvering. Therefore it is our expectation thatthe 24 feet be a combination of alley and on-site area. Your letter also states that many homes in the 33'' Place area have on-site vehicular parking accessed through their respective front yards. Access to the existing home (to be demolished) does not exist through the front yard. Vehicle access to the existing home is from Park Avenue North on the eastside of Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov August 2, 2013; Modlfication Res Building Permit 613002650; LUABuu0919 MOD the property where the driveway slopes down to the garage, next to where the alley access curb cut is located. Renton Municip.al Code allows the Department Administrator to grant modifications (RMC subsection .4- 9-250D.2) for individual cases provided he/she shall first find that a specific reason makes the strict letter of this Code impractical, that the intent and purpose of the governing land use designation of the Comprehensive Plan is met and that the modification is in conformity with the intent and purpose of this Code, and that such modification: 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; b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, _based upon sound engineering judgment; c. Will not be injurious to other property(ies) in the vicinity; d. Conforms to the intent and purpose of the Code; e. Can be shown to be justified and required for the use and situation intended; and f. Will not create adverse impacts to other property(ies) in the vicinity. The six criteria above are not met through the request. There issufficiently improved alley access to the site. The request does not implement policies and objectives ofthe City and further, the intent and purpose of the Code would not be implemented. DECISION The requested modification is hereby denied. C.E. "Chip" Vincent, Administrator <J, ( 2. ( Zc ,,~ Date Department of Community & Economic Development The decision to approve the modification(s) 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 August 16, 2013. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -7th Floor, (425) 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Kris Sorensen, at 425.430.6593 or ksorensen@rentonwa.gov. Cc: Jennifer Henning, Current Planning Manager Kris Sorensen, Associate Planner File LUA13000919 MOD ' . Jruce S. MacVeigh, P.E. Civil Engineer/Small Site Geotechnical 14245 59th Ave. S. Tukwila, WA 98168 Cell: 206-571-8794 July 14, 2013 City of City of Renton Attn: Building Official/Plans Examiner Subject: RESIDENTIAL DRIVEWAY LOCATION. NEW SINGLE FAMILY RESIDENCE. 1215 N. 33rd Place, Renton, WA 98056 PN: 334210-2125 (Permit# B13002650) Dear Sir: This letter provides additional information relating to the proposed location of the driveway for the new residence at the above address. The new residence will replace the existing modest structure. Of note is that the two-car driveway presently serving this site accesses directly on to Park Avenue N. Information from the City of Renton indicates a desire for the new residence's driveway to access onto the alley at the rear (south side) of the site. Attached is a portion of the County Assessor's map showing that the right-of-way width in the alley is 12 feet. Also attached is an aerial photograph showing the layout of the lot relative to the alley. Note that the alley area is presently undeveloped and unpaved. A smaller scale aerial photograph shows that virtually all residences in this fully developed neighborhood have either regular direct street driveways (90 percent) or undeveloped shoulder parking. None could be identified which used an alley as the primary parking access for their home. Also attached is a list of new homes in the neighborhood over the last six or seven years, all of which have rear alley right-of-way available but which used regular direct street driveways. A two-car parking pad with parking perpendicular to the alley would be placed right at the alley right-of-way line, with the same maneuvering requirements as a vehicle using a perpendicular parking space in a parking lot. Attached are several parking lot design dimension diagrams from various sources. In all cases they indicate a 24 foot aisle behind a perpendicular parking stall, which is the same situation as our parking pad at the alley. In addition, this office has designed commercial parking lots and the absolute minimum aisle we have used is 20 feet, and then with reservations about the convenient and safe maneuvering of vehicles Based on this one design fact. that a 20 to 24 foot space is needed for safe vehicle maneuvering. the use of the alley for access and parking for the residence is impossible. Cars parking in the alley accessed parking pad for their homes could not get in or out of their parking space without backing onto their neighbor's property or taking out their neighbor's rear fence. Thank you for your consideration in this matter. Feel free to contact this office directly should you have questions. Sincerely yours, p~~ Bruce S. MacVeigh, P.E. Civil Engineer j EXPIRES: 4/24// ,;- /4 .7V"-'I 3 kamranyazdi01/1360 8100# \ 810011 1512011 918011 .., .. _' \ ""' ---VA£-. ORD, -l-203 . Ej 5400 SFf 5400 SFJ 5400 SFI 7020 SF: 15, 3~ 9180 31DOII 0 "' E788H 0 . •• O • O 0 -~ "'~ • ,o N . 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"' N. 32ND ST (WARREN AV"F'. 0 mo ,;, '''" l;, I '.lr, ""?_3.51 L"' 194 52 -RNSP J.M~Old'i3HPL" RNSPLUA-oo 20040~1 /\ fJ iMAP U f lj()g>Sl bljpoljo(nef el polti jt In bqli bl l ei I ol ~ qjrflelczlljohlDpvou:ll lllglgpn !bl""if tz:!pgt pvd t lboe!Jt It vclf QJcpld bohf !xju pvuop,jdf n Ljoh Opvo,z:!n bl f t lop!S' QS' t f Olbl,ipot !paxb91loal t -!f yq,J t t l ~jn q,jl e-!bt hp !t>ctt,sxtz~~ qlhl oft t ~"' f ijof t t ~pa1hi u !cp lu r !vtf !POI vd ljog)s, b<jpo/ U jt !ep<Ml f o ujt !opujOII oef e!IPS'vtf !bl !bit v9" z!q,pevdl!LjohlDpvo,z:lt i b'*>pucf hjllcrti!g,otl,ozlhl of obRlt qi qbRljoejS' du!j<>4er O<bfflpd<i>Ol r r YI · ebn bhl t ljoa,,lejoh-lcvlloP<Jl)II jlf e•ll)-!rpt uS' vi ovt t !parpt u q~!J) !!It vi;,t,tgpn hi f lvt f !potn jt vt f IPOII 1 ljog,91 b<jpolq>Olbjof elpo!il jt In bq/!Bozll .PO u j1 In bqlpsljog>s, b<jpo!po!u j1 In bq!jt !q~ jcjd e~ y<11 qucz!x ~uf olql s, Jttjpo!pdljohlOpvolZI E bd ;!7(UCB124!!!!111!!1T pvsf ;ILjoh!Dpvo,z:ijN BO!. !Qpqf sz!J,g,s, b<jpo')i uq ;aJ< x x /n 1 Ul)I ~J(jN BO' til King County OWNER, HOMA HASSAN EMAIL, PHONE, homkam@hotma1l.com 20G-79B-B4 70 PROJECT ADDRESS, I 2 I 5 N 33RD PLACE RENTON. WA 9005G LEGAL DESCRIPTION, HILLMANS LK WN GARDEN OF EDEN# I BUILDING COVERAGE, LOT, 5.1 00 SF FLOOR, I ,B90 SF COVERAGE, 37.05% ALLOWED, 2,500 5F IMPERVIOUS COVERAGE, LOT< 5. I 00 SF IMPERVIOUS, 2,730 SF COVERAGE,~ ALLOWED, 75% ABE, 1 BI+ I 82.5+ 1 B2.B+ 184.5/4=~ -------1 1 ~=4irt\ OUTLINE OF PROPOSED IMPERVIOUS AREA ---k PROPERTY LINE '«ii,; SIDE B.S.B.L. ---~; INTRUSION PER RMC 4-2-1 I 0Dx4a ~ /;;:1:i' i: . A1 ::__ j I --1~ J PROPOSED FOOTPRINT , f 1~ .,.&,~.i, "'~ ROOF ABV LINE. TYF ;,, ... M ALL£ Y f'Akl'l/'/6 />Al) REAR B.5.B.L INTRUSION ----H---HI ~~·-- PER RMC 4-2-1 I 0Dx4a -------N, :'<' IB2.7 ----- 191.05' I 2' ALLEY 111 1, i in '1'-i • :-1 ~ i ' olo . -O! <S) f-1_ .-' . ' -·-.-·SIDE B.5.B.L INTRUSION . 1. . PER RMC 4-2-1 I 0Dx4a ' ' ! @ No. Date MONSEF design services (206) 612-8647 paul@monsefdesign.com www.monsefdesign.com 1215 N 33rd PL SITE PLAN SP 13009 1" = 20'-0" {' ..\ ', ~<, /' .J Q ~·,~ -r' f J 0 ~ u 1113 N 33RD Place Renton WA 1007 N 33RD Place Renton WA 1005 N 33RD Place Renton WA 1120 N 33RD Street Renton WA 1116 N 33RD Street Renton WA 1110 N 33RD Street Renton WA 1200 N 33RD Street Renton WA 1124 N 33RD Street Renton WA 1106 N 33RD Street Renton WA 1006 N 28TH Place renton WA Parcell# 334210166 N 31ST Street Parcell# 334210165 N 31ST Street Build Build Build Build Build Build Build Build Build Build Build Build 2007 2006 2007 2012 2012 2010 2008 2012 2006 2010 2013 2013 SINGLE ROW & AISLE -' (J) ' goo PARKING LAYOUT ~ 0) a, ' 0) Page 1 of 1 DOUBLE ROW & AISLE -1 (J) "' a, /) •···-·-·, sc--.. -' -I-"'-. .... . ( 24' ,I 18' ·• 14.5' 60° PARKING LAYOUT SINGLE ROW & ONE WAY AISLE 19' 12 1 · 311' 45° PARKING LAYOUT 30° PARKING LAYOUT"" ~ oO' DOUBLE ROW & ONE WAY Al/ ~"'-~ \ 547 DOUBLE ROW & ONE WAY AISLE 19' DOUBLE ROW& \NE WAY AISLE g/\ http://www.vaasphalt.org/wp-content/uploads/2012/07 /parking-lot-layout-650x 1024. png 7/14/2013 8'-tt" 12' >!+--- -I -I ,--A~loW(1~h1,J)'p.; ----,. y 26'--5· 13' ·········~·-~16·_ 10 ..... t.~~ .. 2.s· •I-a. ··········-. 2"t' Stall ~th "y 43· ·-- ~.e· ·-· ' ....... ff(l,S1.ill1A "Git 1a·s1111t~ ~ • / I t -J.c;~ J, 10" l ,_li .. :. ... , -I --lypleal~ .. .. - RECEIPT EG00010732 BILLING CONTACT HOMA HASSAN 1215 N 33RD PL RENTON, WA 98056 REFERENCE NUMBER FEE NAME ,,,_ I LUA 13-000919 I PLAN ~ Modification I LUA 13-000919 I Technology Fee Printed On: 7/15/2013 Prepared By: Laureen Nicolay TRANSACTION TYPE ... ,· ' ... I Fee Payment I Fee Payment I Transaction Date: July 15, 2013 PAYMENT METHOD AMOUNT PAID f::;heck #1323 $100.00 SUB TOTAL $100.00 f::;ash $3.00 SUB TOTAL $3.00 TOTAL $103.00 Page 1 of 1