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DEPARTMENT OF COMMUNITY (,Ih or
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE CONDITIONAL USE PERMIT REPORT & DECISION
A. SUMMARYAND PURPOSE OF REQUEST
REPORT DATE: January 8, 2015
Project Name: Mary's New Garage and Bed & Breakfast Addition
Project Number: LUA14-001257, CU -A
Project Manager: Kris Sorensen, Associate Planner
Owner: Mary Patricia Ryan; 123 Main Ave S; Renton WA 98055
Applicant/Contact: Emily Buchwalter; Medici Architects; 11661 SE I" St, Suite 200; Bellevue WA 98005
Project Summary: The applicant is requesting Administrative Conditional Use Permit (CUP) review for one
Accessory Bed and Breakfast commercial unit. The subject site is 6,000 sf in the
Residential Multi -Family Urban Zone (RM -U). The proposal would add a two-story
addition to the rear of the existing two-story, 2,000 square foot, single-family residence
at 123 Main Ave S. The 1,545 square foot addition would be split between an 883
square -foot ground floor, four -car garage and a 662 square -foot upper -story bed and
breakfast. The existing on-site driveway connects to Main Ave S and would be
extended further west to provide connection to the proposed addition and garage
area. The site is located in the City's aquifer protection area and no other critical areas
are identified on the property.
Project Location: 123 Main Ave 5
Site Area: 6,000 sf
Project Location Map
Mary's BB Conditional Use Permit 14-001257
City of Renton Department of Community & Economic Development Administrative Conditional Use Permit Report & Decision
MARY'S NEW GARAGE ANO BED & BREAKFAST ADDITION LUA14-001257, CU -A
Report of January 8, 2014 Page 2 of 27
B. EXHIBITS:
The following exhibits were entered into the record:
Exhibit 1: Administrative Conditional Use Permit Report & Decision
Exhibit 2: Zoning
Exhibit 3: Aerial Photo
Exhibit 4: Site Plan and Neighborhood Detail Map, Sheet A0.0, Medici Architects, dated 09/09/14
Exhibit 5: Landscape Plan, Sheet A1.0, Medici Architects, dated 09/09/14
Exhibit 6: Elevations, Sheet A2.0, Medici Architects, dated 08/21/14
Exhibit 7: Floor Plans, Sheet A3.0, Medici Architects, dated 08/21/14
Exhibit 8: Advisory Notes / Staff Review
Exhibit 9: Public Comment
Exhibit 10: King County Department of Assessments Property Detail, 123 Main Ave S, printed 12/15/14
Exhibit 11: Street view picture of home from Google
Exhibit 12: Soil evaluation; prepared by Steve Baima, Professional Septic System Designer; dated 09/04/14
C FINDINGS OF FACT:
Having reviewed the written record in the matter, the City now makes and enters the following:
1. The applicant, Emily Buchwalter, is requesting an Administrative Conditional Use Permit approval for an
Accessory Bed and Breakfast unit within a new two-story addition, to be attached to an existing single family
residence (Exhibit 4).
2. The 1,545 square foot addition would be split between the 883 square -foot four -car garage in the lower
floor and 662 square -foot bed and breakfast unit in the upper -story, with access to the upper -story through
an outdoor staircase at the rear of the addition (Exhibit 7).
3. The proposed addition would have a measured roof height of 23 feet 5 and % inches at the tallest point of
the pitched roof, and have similar siding materials and paint color, and similar roof design as the existing
home and two window dormers on each side of the upper story (Exhibit 6).
4. The site contains an existing two-story 2,000 sf single-family residence proposed to be kept (Exhibit 4).
5. There is one tree located on the site and two large shrubs at the front of the existing home which are
proposed to be retained (Exhibit 5).
6. The proposed addition would be located at the rear of the subject site connected to the north west wall of
the existing two-story residence (Exhibit 4). If the proposed addition is further than 6 feet it would be
considered a detached structure per RMC 4-2-1108. Based on the provided plans staff has determined the
proposed structure is designed to be attached to the existing home (Exhibit 6, East Elevation).
7. The Planning Division of the City of Renton accepted the above master application for review on September
19, 2014 and determined complete on October 3, 2014. The project complies with the 120 -day review
period.
8. The subject site is bordered by a duplex to the north at 119 Main Ave S, a single family home to the south at
131 Main Ave that has surface parking stalls for a nearby apartment complex, a commercial office building
Mary's BB Conditional Use Permit 14-001257
City of Renton Department of Community & Economic Development Administrative Conditional Use Permit Report & Decision
MARY'S NEW GARAGE AND BED & BREAKFAST ADDITION LUA14-001257, CU -A
Report of January 8, 2014 Page 3 of 27
to the west at 126 Wells Ave S, a single family home to the west at 122 Wells Ave, and on to the east is a
multi -story apartment complex at 130 Main Ave S These abutting and adjacent properties are within the
Residential Multi -Family Urban (RM -U) and Center Downtown (CD) zoning classifications (Exhibit 3).
9. The site is located in the City of Renton Aquifer Protection Zone 1 and in a seismic hazard area. No other
critical areas are located on site.
10. The property is located within the Urban Center Downtown (UCD) Comprehensive Plan land use
designation, the Residential Multi -Family Urban Center (RM -U) zoning classification.
11. The proposal is SEPA exempt.
12. No agency comments were received and one public comment was received (Exhibit 9).
13. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file, and
the essence of the comments has been incorporated into the appropriate sections of this report and the
Departmental Recommendation at the end of this report.
14. A complete building permit application was submitted on October 17, 2014, vesting the project to 2014
Impact Fees unless the permit expires.
15. Accessary Bed & Breakfasts are allowed with an approved Condition Use Permit per Renton Municipal Code
4-2-060.K "Zoning Use Table — Uses Allowed in Zoning Designation." The following table contains project
elements intended to comply with Conditional Use Permit decision criteria, as outlined in RMC 4-9-030.D:
CONDITIONAL USE PERMIT CRITERIA:
A. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY:
The site is designated Urban Center Downtown (UCD) on the Comprehensive Plan Land Use Map. Lands
in the UCD designation, in combination with the Urban Center North land use designation, are
envisioned to evolve into a vibrant city core that provides arts, entertainment, regional employment
opportunities, recreation, and quality urban residential neighborhoods. The Renton Urban Center is
envisioned as the dynamic heart of a growing regional city. The Urban Center - Downtown is expected to
redevelop as a destination shopping area providing neighborhood, citywide, and sub -regional services
and mixed-use residential development. UC -D residential development is expected to support urban
scale multi -family projects at high densities, consistent with Urban Center policies. Site planning and
infrastructure will promote a pedestrian scale environment and amenities. The proposal is consistent
with the following Comprehensive Plan Land Use Element policies if all conditions of approval are
complied with:
✓
Objective LU -NN: Encourage a wide range and combination of uses, developed at sufficient
intensity to maximize efficient use of land, support transit use, and create a viable district.
Policy LU -190. Allow stand-alone residential development of various types and urban
✓
densities in portions of Centers not conducive to commercial development, or in the Urban
Center in districts designated for residential use.
B. ZONING COMPLIANCE AND CONSISTENCY:
The subject site is classified Residential Multi -Family Urban (RM -U) on the City of Renton Zoning Map.
RMC 4-2-110A provides development standards for development within the RM -U zoning classification.
The proposal is consistent with the following development standards if all conditions of approval are
complied with:
Mary's BB Conditional Use Permit 14-001257
City of Renton Department of Community & Economic Development Administrative Conditional Use Permit Report & Decision
MARY'S NEW GARAGE AND BED & BREAKFAST ADDITION LUA14-001257, CU -A
Report of January 8, 2014 Page 4 of 27
Mary's a8 Conditional Use Permit 14-001257
Density: For any subdivision, and/or development density for the RM -U zone is a minimum
of 25 dwelling units per net acre and a maximum of 75 dwelling units per net acre.
Staff Comment: There is no additional dwelling unit being added. The proposal is for an
Accessory use, specifically for one bed and breakfast unit, non -permanent use by a guest or
guests, most similar to a hotel or extended stay hotel. Density is not changing for the site
and is not applicable. Staff received public comment (Exhibit 9), identifying a concern that a
new residential dwelling unit may be established through this proposal. A bed and breakfast
can be used for short term or longer term stays but is not considered a residence. Rather, it
is a service use. A guest or guests of the bed and breakfast would have a different
permanent address for their primary living location.
Municipal Code section, RMC 4-11-040 "Definitions' provides clarity of an accessory or
additional dwelling unit. A "dwelling unit" is defined as a structure or portion of a structure
designed, occupied or intended for occupancy as separate living quarters with cooking,
sleeping and sanitary facility provided for the exclusive use of a single household." An
"accessory dwelling unit" is defined as "an independent subordinate unit that is located on
the same lot, but not within a single family dwelling" which may include units over detached
garages.
The requested bed and breakfast unit does provide a separate dwelling area separate from
the existing home with cooking, sleeping, and sanitary facilities (Exhibit 7) but the space is
not proposed to establish a new dwelling unit for the exclusive use of one person or family
or household, nor would it be allowed through this application- The intended use is non-
residential, commercial, and to be more similar to a hotel, with space used by guests.
RMC 4-11-020 defines an "accessory bed and breakfast" as "overnight accommodations and
standard
a morning meal in a dwelling unit with less than four guest rooms provided to transients for
would be
compensation. Accessory bed and breakfast houses are proprietor -occupied, or the
met with
proprietor lives on a contiguous property, and morning meals are provided to the house
condition of
residents and the overnight guests only."
Approval
Staff recommends two conditions of approval to provide clarification that a new residential
dwelling unit is not being created where a new residential unit would not be allowed
through this Conditional Use Permit application. Additionally, staff recommends the
applicant apply for and be granted a City of Renton Business License. Therefore, staff
recommends as a condition of approval that a Restrictive Covenant be recorded with King
County that establishes the approved bed and breakfast cannot be used as a separate
residential dwelling and is approved for use only as an accessory bed and breakfast unit. A
draft of the covenant language shall be provided to the City of Renton Current Planning
Project Manager for review and approval prior to recording of such covenant. Once
recorded, the applicant shall submit a copy to the Current Planning Project Manager, prior
to issuance of the building permit. Also, prior to Final Certificate of Occupancy issuance, the
applicant shall provide a City of Renton Business License to the Current Planning Project
Manager. If in the future, the business license is not kept current, the use will need to cease,
and the space would became part of the existing single-family home and not a separate unit.
N/A
Lot Dimensions: There is no minimum lot size in the RM -U zone. There is a minimum lot
width of 50 feet as well as a minimum lot depth cf 65 feet for new lots being established.
Setbacks: The minimum front yard setback in the RM -U zone is 5 feet; minimum side yard for
a property with a 50 foot or less width is 5 feet and, minimum side yard along a street is 10
Mary's a8 Conditional Use Permit 14-001257
City of Renton Department of Community & Economic Development Administrative Conditional Use Permit Report & Decision
MARY'S NEW GARAGE AND BED & BREAKFAST ADDITION LUA14-001257, CU -A
Report of January 8, 2014 Page 5 of 27
Mary's 88 Conditional Use Permit 14-001257
feet; minimum rear yard is 5 feet unless the lot abuts an RC, R-1, R-4, R-8, or R-10 zone, then
a minimum of 25 feet.
Staff Comment: The existing home has a front yard setback of approximately 15 feet,
northern side yard setback of approximately 5 feet, and southerly side yard setback of
approximately 11 feet and rear setback of approximately 54 feet. All of which comply with
the zone setback allowances (Exhibit 4). The existing home's front and side yard setbacks are
not proposed to be changed. The proposed addition would be added to the rear of the
existing structure, with the lower garage area connected to the rear of the northwestern
corner of the home (Exhibit 6, East Elevation). Access to the proposed upper -story bed and
breakfast unit would be via a staircase at the rear of the proposed addition (Exhibit 4).
The addition, as identified on the provided Site Plan (Exhibit 4) would have a rear yard
setback of 10 feet to the rear wall and setback to the staircase along the rear wall of
approximately 5 feet. The proposed northern sideyard setback is 5 feet and southern
sideyard setback is approximately 24 feet. Based on staffs analysis of the the proposed
addition and existing home as identified on the submitted site plan, existing and proposed
setbacks comply with the standards of the RM -U zone.
Building Standards: Per RMC 4-2-110A maximum building height in the RM -U zone is
restricted to 50 feet. The allowed building lot coverage for the zone is 75 percent. The
allowed impervious surface coverage is 85 percent.
Staff Comment: The proposed two-story addition at the rear of the existing two-story
residence would have a height of 23 feet 5 % inches to the highest point of the peaked roof
(Exhibit 6). The building as defined in RMC 4-11 Definitions, roughly the mid -point between
the gutter and peak, is approximately 18 feet (Exhibit 6) and is less than the maximum of 50
feet allowed for the zone.
For proposed lot coverage staff used the submitted Site Plan (Exhibit 4) although the site
statistics identified on the Site Plan are not listed correctly. The 2,000 square foot reference
as the footprint area of the existing home is incorrect, where the footprint is approximately
1,230 square feet. The calculation combines the existing home footprint (1,230 square feet)
Standard
(Exhibit 10), existing deck and stairs (234 square feet), and the proposed footprint of the
would be
new addition and deck (1,055 square feet) and staircase at the rear of the structure (96
met with
square feet). The existing lot coverage is 1,464 square feet and the proposed lot coverage
Condition of
would be 2,615 square feet. The proposed lot coverage would be 44 percent of the 6,000
Approval
square foot lot and is less than the maximum of 75 percent allowed for the zone and
therefore complies with the zone allowance.
To determine impervious coverage, staff used the submitted Site Plan (Exhibit 4) and the
calculation combines the existing driveway, house, and stairs (2,906 square feet). The added
impervious surface is the footprint of the new addition (1,055 square feet), extended
driveway (888 square feet), and patios and stairs (100 square feet). Permeable and partially
impervious site elements are calculated at 50 percent coverage as water does flow down
through openings (per RMC 4-11-090 Definition for "Impervious Surface"). Elements
calculated at 50 percent are the existing stairs and deck and proposed driveway that would
have permeable pavers. The total proposed impervious area would be 2,019 square feet for
existing improvements and 1,599 for proposed improvements, for a total of 3,618 square
feet. The impervious coverage would be approximately 60 percent, which is less than the
maximum of 85 percent allowed for the zone. If the extended driveway were non -pervious
material, the impervious coverage would add 444 square feet and be a total of 4,062 square
Mary's 88 Conditional Use Permit 14-001257
City of Renton Department of Community & Economic Development Administrative Conditional Use Permit Report & Decision
MARY'S NEW GARAGE AND BED & BREAKFAST ADDITION LUA14-001257, CU -A
Report of January 8, 2014 Page 6 of 27
Mary's BB Conditional Use Permit 14-001257
feet and an impervious coverage of 68 percent.
Based on the analysis above, staff finds that the height, lot coverage, and impervious
coverage calculations for the proposed project comply with the RM -U zone development
standards. Additionally, the height, lot coverage, and impervious coverage would also be
reviewed at the time of building permit application.
Because the submitted site plan has incorrect numbers for site statistics in relationship to
the footprint of the existing home on-site which effects the calculated lot and impervious
coverages, staff recommends as a condition of approval, that an updated site plan be
provided to the Current Planning Project Manager, for review and approval, with the
building permit application. The updated site plan shall revise site statistics with correct
footprint area for the existing home.
Landscaping: Ten feet of on-site landscaping is required along all public street frontages,
with the exception of areas for required walkways and driveways.
Staff Comment: A landscape plan was submitted with the project application depicting
existing and proposed landscaping (Exhibit 5). The existing landscaping is identified as grass
lawn in the front yard, a Laurel tree at the north, and shrubs at the front of the house. The
applicant proposes no changes to the existing ten feet of existing landscaping along the
Main Ave S street.
Proposed added landscaping is identified as lawn/grass near the existing backyard deck and
along the northern property line and a vegetable garden and raspberry patch at the rear of
the subject lot. Although not shown located on the subject site, there are two off-site street
trees within the public right-of-way and planter strip along the property and Main Ave S
(Exhibit 3).
Based on the above analysis, staff finds that all portions of the site with the proposed
addition provide for landscaping where pervious surfaces are proposed and that the
minimum landscaping requirements of the zone are met.
Tree Retention: RMC 4-4-130 requires that 5 percent of the trees on site be retained.
Staff Comment: There is one existing tree at the northwest corner of the existing home as
identified on the landscape plan and the proposal would keep the tree.
Vehicle and Bicycle Parking: Single Family Residential Units are required to accommodate
off street parking for a minimum of two vehicles. Bed and breakfast houses are required a
minimum and maximum of 1 space per guest room. Bicycle parking spaces are also required
for both residential and non-residential projects, per RMC 4-4-O80F.11, where if there are
two or more separate uses on a site, the required bicycle parking for the site shall be the sum
Standard
of the required parking for the individual uses.
would be
met with
Staff Comment: Existing parking for the site is located along the southern wall of the existing
Condition of
home, where cars are parked in tandem, one car behind another (Exhibit 3). The proposed
Approval
addition has a four -car garage for vehicle parking on the ground floor (Exhibits 6 and 7). The
proposed addition footprint is setback from the southern property line approximately 24
feet and would provide better maneuvering of vehicles on the site as compared to the
existing tandem parking situation. The four parking spaces in the garage would provide for
the minimum two stalls required for the existing home and at least one stall for use the bed
and breakfastguest(s).
Mary's BB Conditional Use Permit 14-001257
City of Renton Department of Community & Economic Development Administrative Conditional Use Permit Report & Decision
MARY'S NEW GARAGE AND BED & BREAKFAST ADDITION LUA14-001157, CU -A
Report of January 8, 2014 Page 7 of 27
Mary's BB Conditional Use Permit 14-001257
Staff received public comment about the lack of available parking along Main Ave S given
the number of single family and apartment residences both sides of the street. For bed and
breakfast uses, RMC 4-4-080F "Parking Spaces Required based on Land Use;' requires a
minimum and maximum of 1 per guest room. The proposal would provide sufficient room in
the proposed garage addition for the required vehicle stall. To assure that a guest space is
always available off-street parking in association with the bed and breakfast unit and to
reduce on -street parking impacts, staff recommends as a condition of approval, that a
minimum of one parking space within the new four -car garage area be available at all times
for use by the bed and breakfast guest(s). This stall shall be identified on site by way of
signage. Signage for such stall shall be identified on the building permit application, for
review and approval by the Current Planning Project Manager.
Additionally, the garage spaces proposed are for the uses on-site only, for the proposed bed
and breakfast and the existing single-family residence. Rental of the garage space is not
allowed.
For bicycle parking, the requirement for the two separate uses on-site would require 10
percent of the number of required off-street parking spaces according to RMC 4-4-080.11a
unless a modification from the minimum standards is requested and granted. The submitted
plan sets do not identify a bicycle parking area. As analyzed above, the minimum off street
vehicle parking stalls required two for the single family residence and one for the accessory
bed and breakfast unit. Ten percent of 3 is less than one but more than zero, therefore, a
minimum of one bicycle stall is required. Staff recommends, as a condition of approval, that
a minimum of one bicycle parking stall be provided in accordance with the minimum
standards of RMC 4-4-080F.b. for location and access to be identified on an updated parking
plan, and submitted to the Current Planning Project Manager, for review and approval prior
to building permit issuance.
Signs: The applicant would be required to comply with the signage requirements outlined in
RMC 4-4-100 at the time of sign application. The applicant did not submit a signage package
Standard
for the proposed mixed use structure and therefore could not be reviewed at this time.
would be
met with
Therefore staff recommends, as a condition of approval, the applicant be required to submit
Condition of
a conceptual sign package which indicates the approximate location of all exterior
Approval
permanent building signage. Proposed signage shall be compatible with the building's
architecture and exterior finishes. The conceptual sign package shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
Critical Areas: The subject site is located within the Aquifer Protection Zone 1 and a seismic
hazard area. The site is approximately 300 feet distance from the Cedar River and outside of
the river shoreline jurisdiction. The overall purpose of the aquifer protection regulations is
to protect aquifers used as potable water supply sources by the City from contamination by
hazardous materials. Some uses are restricted that store, handle, treat, use, or produce
substances that pose a hazard to groundwater quality. If fill is used for project development,
a fill source statement would be required. The proposed building will be required to comply
with applicable seismic building standards due to the presence of the seismic hazard area.
Standard
Refuse and Recyclables: RMC 4-4-090 has standard requirements for all uses including
would be
commercial uses. Commercial uses such as the proposed addition, require screening and
met with
Condition of
weather protection of refuse and recyclables areas and are not allowed in required setbacks
Approval
and required landscaping areas.
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Staff Comment: The existing single-family residence already receives recycling and refuse
services. The submitted plan sets do not identify a location for the required recycling and
refuse services for the residence or proposed bed and breakfast commercial use. For the
bed and breakfast, RMC 4-4-090E applies with minimum location and accessibility
standards. A minimum of 3 square feet per every 1,000 square feet of non-residential
building gross floor area shall be provided for recyclables deposit areas and a minimum of 6
square feet per one thousand square feet of non-residential building gross floor shall be
provided for refuse. A minimum area of 100 hundred square feet shall be provided for
refuse and recycling deposit areas for the proposed commercial space.
Modifications are allowed, if approved, for refuse and recycling areas. See RMC 4-4-09OF for
details.
Staff recommends, as a condition of approval, that the refuse and recycling area, for both
the existing residential use and proposed commercial use, be identified on an updated site
plan. The updated site plan shall meet the minimum code requirements and be submitted to
the Current Planning Project Manager, to be reviewed and approved prior to issuance of the
building permit, unless a modification to these standards is applied for and approved.
C. DESIGN REGULATION COMPLIANCE AND CONSISTENCY: The site is located within Design District
W. To ensure that buildings are located in relation to streets and other buildings so that the Vision of
the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights -of --way; and to encourage pedestrian activity throughout the district. As
demonstrated in the table below the proposal meets the intent of the Design Regulations on the basis
of individual merit if all conditions of opproval are met.
Staff Comment: As demonstrated in the tables below, the proposal meets the intent of the Design
Regulations on the basis of individual merit if all conditions of approval are met. Each standard is
evaluated and shown with a check mark if compliant with the standard, "N/A" for not applicable to the
proposal, and "Not compliant" where the standard is not met. Staff comments are provided following
explanation of the standard being evaluated.
I. SITEDESIGNAND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way, and to encourage pedestrian activity.
1. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as
with the roods, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be considered
when siting structures.
Staff Comment: Availability of natural light and direct sun to nearby buildings and open
spaces are not anticipated to be significantly impacted through the proposal. The abutting
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Report of January 8, 2014 Page 9 of 27
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properties area mix of single-family, multi -family, and a commercial structure, where the
residential structures area minimum of two -stories in height. There is an existing two-
story home on the subject site and the proposal is a two-story addition of similar height as
the home. The proposal may cast additional shadows onto surrounding properties similar
to the shadow that is cast by nearby two-story structures onto neighboring properties.
The proposal would not exceed maximum lot coverage or building height standards. The
two-story addition is approximately twenty feet less in height than the underlying zone
allows.
Standard: Buildings shall be oriented to the street with clear connections to the sidewalk.
Staff Comment: The proposed addition with the garage and bed and breakfast unit is
located behind the existing single family home. The addition would be blocked in view
from the public street and sidewalk frontage. Separate entries are proposed for the
residential and non-residential uses. An entry for the bed and breakfast is located at the
rear of the proposed addition, at the rear of the subject site, in a different area than the
existing home entries. The existing home has two entries, a primary entry along the
southern facade on the main floor of the two-story residence, with an additional entry to
the upper -story through a staircase at the northeast corner of the home (Exhibit 4).
The proposed accessory bed and breakfast has an entry that is subordinate to the primary
use's entry (single-family home) on-site. The existing primary entry to the home is
oriented to the street with the side porch and steps oriented and facing the sidewalk
along Main Ave S and therefore meets the design standard.
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian -only courtyard.
Staff Comment: The existing home's main entry is located on the southern side of the
home where the entry porch area is oriented towards Main Ave S and next the driveway
(Exhibit 11). The proposed commercial bed and breakfast unit's entry is at the rear of the
addition, where an exterior staircase would lead up to the upper -story of the two-story
Intent and
addition (Exhibit 4). The primary home entry and the proposed bed and breakfast entry
guideline of
are oriented to the driveway area which provides a clear route to the street. The primary
standard is
home entry is already existing and is not proposed to be changed as part of the project.
met
Staff recommends that no parking be allowed next to the primary entry area as part of
staff's evaluation in the "Pedestrian Environment" portion of the report below. The
recommended condition would create a clear area that would not be impeded by parked
vehicles and be similar to a shared pedestrian/vehicle access and would provide clear
connection to the sidewalk and public realm. Therefore, with the creation of a no parking
area next to the home's prominent entry, the intent and guideline of the standard is met.
Standard: Buildings with residential uses located at the street level shall be set back from
the sidewalk a minimum of ten feet (10') and feature substantial landscaping between the
sidewalk and the building or have the ground floor residential uses raised above street
level for residents privacy.
Staff Comment: The existing home is setback from the street approximately 15 feet,
Mary's 88 Conditional Use Permit 14-001257
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greater than the minimum 10 feet distance, with existing landscaping between the street
and front facade, which is greater (Exhibit 5). In regards to the ground floor of the existing
single-family residences being above street level, the main floor is a couple feet above
street level due to the basement being partly above ground (Exhibit 11). This raised
ground floor provides some privacy for the existing residence as required by the standard.
Based on the above staff analysis, the standard is met as the existing home residents'
privacy would not be impacted by the proposal and the existing structure meets the
minimum standards for setback from sidewalk and raised main floor above street level.
2. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the public
sidewalk, and include human -scale elements.
Staff Comment: The existing home has two entrances, the primary entrance located on
the southern fa4ade and an alternative entrance to the upper -floor via a staircase on the
northern fapade (Exhibit 4). The facade facing a street is the east facing facade. Both
entrances face the sidewalk although they are not located on the sidewalk side. The
Intent and
proposal would not integrate the bed and breakfast unit into the existing residential space
guideline of
where the same entrance could potentially be used. The proposal has a separate entrance
standard
for the commercial guest space provided in a separate location than the primary home
would be
entrances.
met with
Condition of
Approval
The bed and breakfast staircase to the upper -story entry door is not clearly identified or
prominent. Because there are two separate uses on site, clarity between the two spaces
for guests is needed as bed and breakfast unit is not located in the single-family home
area. This would provide greater privacy to residents of the home. Therefore, staff
recommends, as a condition of approval, that signage to identify the bed and breakfast
entry be provided as part of a conceptual sign package, to be reviewed and approved by
the Current Planning Project Manager, prior to building permit issuance. The applicant
may want to consider signage at the primary entrance of the existing residence to provide
direction to the bed and breakfast unit.
Intent and
Standard: A primary entrance of each building shall be made visibly prominent by
guideline of
incorporating architectural features such as a facade overhang, trellis, large entry doors,
standard
and/or ornamental lighting.
would be
met with
Staff Comment: Based on the submitted elevations, the entry to the bed and breakfast is
Condition of
Approval
not visibly prominent other than it is located at the top of a staircase. The entry area at
the top of the staircase can be characterized by an approximate 3 -foot by 6 -foot area,
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Mary's BB Conditional Use Permit 14-001257
surrounded by staircase/deck railing on two sides, and the single door on the building
fagade with a porch light next to the door. There is limited roof overhang at the top of the
stairs next to the entry door, where the roof projects approximately one -foot from the
wall. To provide a more prominent entrance for the bed and breakfast, staff recommends,
as a condition of approval, that a porch roof be provided over the upper -story entry that is
architecturally integrated into the design of the building.
Standard. Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet wide. Buildings that are taller than thirty feet in
Intent and
guideline of
height shall also ensure that the weather protection is proportional to the distance above
standard is
ground level.
met
Staff Comment: See comments above. With the required bed and breakfast porch
entrance overhang, the intent of the guideline and standard would be met.
Standard., Building entries from a parking lot shall be subordinate to those related to the
street.
Staff Comment: The existing single-family home has two building entries, with the primary
entry on the southern fagade, facing the street. The proposed addition would create a
new building entry at the rear of the lot, near the parking lot. Currently, on-site parking is
located next to the primary entry, where the standard is not met, with the building entry
facing the parking area. Through the proposal, the existing driveway and parking area
would be extended to provide connection with the new four car garage area (Exhibit 4),
where parking would be moved towards the rear of the existing home and away from the
side porch entry. Therefore, staff anticipates that the proposal would move the site into
greater conformance with the standard.
Standard., Features such as entries, lobbies, and display windows shall be oriented to a
street or pedestrian -oriented space, otherwise, screening or decorative features should be
incorporated.
Staff Comment: See above analysis. The existing primary residential entries are oriented
towards the street.
Standard., Multiple buildings on the same site shall direct views to building entries by
N/A
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Standard: Ground floor residential units that are directly accessible from the street shall
include entries from front yards to provide transition space from the street or entries from
Intent and
on open space such as o courtyard or garden that is accessible from the street.
guideline of
standard is
Staff Comment: See above comments. There is only one residential unit on-site which is
met
the existing single-family home. The home currently has two entries that face the public
street. The proposal would not change the orientation of these entries.
3. Transition to Surrounding Development:
Mary's BB Conditional Use Permit 14-001257
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Intent: To shape redevelopment projects so that the character and value of Renton's long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Standard: At least one of the following design elements shall be considered to promote a
transition to surrounding uses:
(a) Building proportions, including step -backs on upper levels;
(b) Building articulation to divide a larger architectural element into smaller
increments; or
(c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator of the Department of Community and Economic
Development or designee may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that
sunlight reaches adjacent and/or abutting yards.
Staff Comment: Based on evaluation of the footprint and elevations proposed for the two-
story addition (Exhibits 4 and 6), staff finds that all of the design elements above have
been considered and promote a transition to surrounding single and multi -family
structures of a similar construction era in the early to mid -20t' century. The roof lines of
the addition are similar to the existing home's half hip roofs. The addition's upper -story
projections and step -backs that help break up the massiveness of the roof area and
provide building articulation.
4. Service Element Location and Design:
intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
Standard: Service elements shall be located and designed to minimize the impacts on the
pedestrian environment and adjacent uses. Service elements shall be concentrated and
located where they are accessible to service vehicles and convenient for tenant use.
Compliant if
condition of
Staff Comment: As previously mentioned in the analysis above, (report subsection "b.
approval is
Zoning Compliance and Consistency — Refuse and Recyclables"), the applicant did not
met
provide information or identify areas for refuse and recycling service elements. Staff has
recommended that such information be provided as a condition of approval in previous
report sections.
Standard: In addition to standard enclosure requirements, garbage, recycling collection,
Compliant if
condition of
and utility areas shall be enclosed on all sides, including the roof and screened around their
approval is
perimeter by o wall or fence and have self-closing doors.
met
Staff Comment: See above.
Compliant if
Standard: Service enclosures shall be made of masonry, ornamental metal or wood, or
condition of
approval is
some combination of the three.
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Report of January 8, 2014 Page 13 of 27
met
Staff Comment: See above.
Compliant if
Standard: If the service area is adjacent to a street, pathway, or pedestrian -oriented
condition of
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
approval is
such facility.
met
Staff Comment: See above.
5. Gateways:
Not Applicable
ii. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center village, incorporate
various modes of transportation, including public mass transit in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas, allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades,, minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
1. Surface Parking:
intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
Standard: Parking shall be located so that no surface parking is located between o building
and the front property line, or the building and side property line, on the street side of a
corner lot.
Staff Comment: The subject site is considered an interior lot. Currently, surface parking is
located between the existing home and the southerly side property line on a driveway.
There is no surface parking between the home and front property line. The proposal
would not establish parking between the building and front property line and meets the
standard (Exhibit 4).
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: Existing on-site parking is not within a garage area, and is provided along
the southern fa4ade of the existing residence on a driveway, viewable from Main Ave S
and the sidewalk. The proposal would extend the driveway further to the rear of the lot to
provide connection to the proposed four -car garage addition (Exhibit 4). This extension
would establish an on-site parking area further towards the rear of the site, and further
away from the sidewalk and public realm of Main Ave S, and behind the existing home.
Staff finds that the proposed new parking within the garage will bring the subject site into
conformance with this standard.
1. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking, physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
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Guidelines: Parking garages shall not dominate the streetscope; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar farms, materials, and/or details to the primary building(s)
should be used to enhance garages.
Standard: Parking structures shall provide space for ground floor commercial uses along
street frontages at a minimum of seventy five percent (75%) of the building frontage
width.
N/A
Staff Comment: The proposed structured parking is within the two-story addition at the
rear of the existing residence, where the four -car garage will not be located along a street
frontage (Exhibit 4). The standard is not applicable.
Standard: The entire facade must feature a pedestrian -oriented facade. The Administrator
of the Department of Community and Economic Development may approve parking
structures that do not feature a pedestrian orientation in limited circumstances. If allowed,
the structure shall be set back at least six feet (6') from the sidewalk and feature
N/A
substantial landscaping. This landscaping shall include a combination of evergreen and
deciduous trees, shrubs, and ground cover. This setback shall be increased to ten feet (10')
when abutting a primary arterial and/or minor arterial.
Staff Comment: See above comment.
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
N/A
Staff Comment: See above comment. The proposed four -car garage space will be within
the two-story addition which has similar architectural elements and materials as the
existing two-story single family home. Similar elements include roof profile, window
treatments, height, and horizontal siding.
Standard: The entry to the parking garage shall be located away from the primary street
to either the side or rear of the building.
Staff Comment: The garage doors face the south side property boundary and not the
primary street (Exhibits 4 and 6).
Standard: Parking garages at grade shall include screening or be enclosed from view with
treatment such as walls, decorative grilles, trellis with landscaping, or a combination of
treatments.
✓
Staff Comment: The parking garage area in the proposed addition would be screened
through the use of garage doors which would enclose the parked vehicles within the
garage from view (Exhibit 6). The proposed addition has similar architectural treatments
as the existing home. Garage doors are depicted with upper area gridded windows to
provide some glazing similar to the windows on the existing home.
Standard: The Administrator of the Department of Community and Economic Development
N/A
or designee may allow a reduced setback where the applicant can successfully
demonstrate that the landscaped area and/or other design treatment meets the intent of
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these standards and guidelines. Possible treatments to reduce the setback include
landscaping components plus one or more of the following integrated with the
architectural design of the building:
(a) Ornamental grillwork (other than vertical bars);
(b) Decorative artwork;
(c) Display windows,
(d) Brick, tile, or stone;
(e) Pre -cast decorative panels;
(f) Vine -covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h) Other treatments that meet the intent of this standard.
3. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: There is no alley access or side street access to the site as the subject site
is an interior lot. The subject site vehicle access is through a driveway connected to Main
Ave S and the proposal would retain the existing curb cut for vehicular access to the site
for the existing home and proposed accessory bed and breakfast commercial guest unit.
Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
Staff Comment: There is one existing curb cut on the subject site from Main Ave S which
provides access to the single family residence. The proposal would not create an
additional driveway or curb cut. Staff does not anticipate pedestrian circulation to be
impacted, as both the residential and commercial use would use the same driveway to
access the site and on-site parking.
iii. PEDESTRIAN ENVIRONMENT.
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots, and
promote the use of multi -modal and public transportation systems in order to reduce other vehicular
traffic.
1. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Standard. A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and abutting
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properties shall be provided.
Intent and
(o) Pathways shall be located so that there are clear sight lines, to increase safety.
guideline of
(b) Pathways shall be an all-weather or permeable walking surface, unless the
standard
applicant can demonstrate that the proposed surface is appropriate for the
would be
anticipated number of users and complementary to the design of the development.
met with
Condition of
Approval
Staff Comment: The subject site currently contains a single-family home on a 6,000 square
foot lot and does not have multiple buildings. The existing pedestrian circulation for the
single-family lot is limited to the driveway area on the southern property line and a
walkway along the northern property line, which both provide connection to the sidewalk
along Main Ave S. The driveway from Main Ave S is approximately 9 and % feet wide.
Included in the proposal, the driveway would be extended west to the proposed four -car
garage. The proposed surface of the driveway extension is pervious pavers (Exhibit 4) that
provide for all-weather permeable walking surface. Between the existing paved driveway
area and new proposed pervious pavers, the walking surface would be properly prepared
for pedestrian and vehicle movement.
Due to the limited number of users at this site staff is willing to consider the driveway a
combined pedestrian -vehicular pathway. With the driveway extension, there would be a
pedestrian pathway on site that could provide access to the bed and breakfast and
residents of the existing home. However, if vehicles park along the southerly side of the
single-family residence on the proposed extended driveway, the pedestrian path would be
blocked. To provide a permanent clear walking path to the bed and breakfast and rear of
the single family home, staff recommends as a condition of approval, that no parking signs
and/or no parking driveway striping be located along the southern facade of the existing
single-family home.
Intent and
Standard: Pathways within parking areas shall be provided and differentiated by material
guideline of
or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting paving
standard
would be
materials. Permeable materials are encouraged. The pathways shall be perpendicular to
met with
the applicable building facade and no greater than one hundred fifty feet (150') apart.
Condition of
Approval
Staff Comment: See above. _
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks at
Intent and
least 12 feet in width. The walkway shall include on 8 foot minimum unobstructed
guideline of
walking surface.
standard
would be
(b) Interior pathways shall be provided and shall vary in width to establish a
met with
hierarchy. The widths shall be based on the intended number of users; to be no
Condition of
smaller than five feet (5) and no greater than twelve feet (12').
Approval
(c) For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: See above.
N/A
Standard: Mid -block connections between buildings shall be provided.
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3. Pedestrian Amenities:
Not Applicable to District "A".
iv. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public, and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian -oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable, they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of 10 or more
dwelling units shall provide common opens space and/or recreation areas.
N/A
Standard. All buildings and developments with over 30,000 square feet of nonresidential
uses (excluding parking garage floorplate areas) shall provide pedestrian -oriented space.
N/A
Standard. Open space substitution: see RMC 4-1-240.
v. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
1. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
Standard: All building facades shall include modulation or articulation at intervals of no
more than 40 feet.
Staff Comment: The only sides of the structure with the proposed addition with 40 feet of
length or greater are the north and south fagades. Along the south facade, there are
multiple modulations, with the porch entry area projecting out from the primary wall, a
step back at the rear of the existing home where the deck is located. Additional
modulations on the south far ade are provided through the addition's use of two upper -
story dormers. On the northern fagade, the existing building is modulated where the
northern staircase is located and there are two upper -story dormer projections along the
wall of the addition. With the existing modulations and the upper -story dormers on the
proposed addition, staff finds that standard for building facades 40 feet or greater in
length is met.
Standard: Modulations shall be a minimum of two feet (2) deep, sixteen feet (16') in
height, and eight feet (8') in width.
Intent and
Staff Comment: The modulations on the existing home are not identified for calculation or
guideline of
standard is
and analysis, although there are modulations on all sides of the existing structure. For the
met
addition, the two upper -story dormers on each side provide for modulation and
articulation of the north and southern facades. Each dormer is identical, and have
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approximate dimensions of 11 feet in height above the primary roof line, 10 feet in depth,
and 15 feet in width.
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
N/A
variety of modulations and articulations to reduce the apparent bulk and scale of the
facade; or provide an additional special feature such as a clock tower, courtyard, fountain,
or public gathering area.
2. Ground -Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human -scale
character of the pedestrian environment; and ensure that all sides of a building within neor or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
Standard: Human -scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade's ground floor.
Staff Comment: The applicant provided three pictures on the Site Plan of the existing
home. The existing home has a prominent brick chimney on the exterior of the street
facing fagade, a few larger shrubs, and a porch and deck areas that provide human -scaled
elements around the existing ground floor fa4ade. The proposal would not change the
existing elements, where the proposal would provide additional landscaping at the rear of
the site (Exhibit 5). The proposed addition would provide human -scaled elements through
the staircase at the rear of the structure, the new upper -story deck at the northern
portion of the bed and breakfast, and through the use of garage doors that are broken up
with upper door glazing and lighting fixtures above the garage doors.
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that is
between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The application materials do not provide elevations of the existing home.
The existing structure is to remain unchanged and therefore is an existing condition. Staff
provides the following analysis of the existing condition. Pictures of the home are
provided (Exhibit 4). In analysis of the second photo identified as "View 2", the front
Intent and
guideline of
facade ground level has two window openings, one on either side of the large outdoor
standard is
chimney feature. The site plan shows the chimney width at approximately 6 feet, and the
met
windows, although not identified on any plans, would probably have an approximate
width between 4 and 5 feet including window trim.
The street facing fagade is approximately 27 feet in width. Subtracting the 6 feet of the
chimney, the available fagade width for windows is approximately 21 feet. At 5 feet for
both windows across a fayade as an estimate, approximately 10 of the 21 feet, or 48
percent of the front ground level facade is comprised of window treatment. Therefore the
openings requirement on the existing structure meets the guideline and intent of the
standard.
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Mary's BB Conditional Use Permit 14-001257
Standard: Upper portions of building facades shall have clear windows with visibility into
and out of the building. However, screening may be applied to provide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be 50 percent.
Staff Comment: The existing home has upper story windows as identified in the submitted
three picture views (Exhibit 4). The proposed two-story addition at the rear of the existing
home would not block the existing rear upper story windows. The addition has clear
windows placed on the upper story, with windows in each of the four dormer projections
that provide visibility into and out of the building as identified on the submitted Elevations
(Exhibit 6). Additionally, glazing is provided in the upper portions of each garage door
which provides visibility and transparency between outdoor and indoor spaces. The
windows provide for light transmittance into the addition's interior spaces.
Standard: Display windows shall be designed for frequent change of merchandise, rather
than permanent displays.
N/A
Staff Comment: The proposal is not a commercial retail or service but is an accessory bed
and breakfast use. The primary use on the site is a single-family residence and not a
commercial use.
Standard: Where windows or storefronts occur, they must principally contain clear glazing.
N/A
Staff Comment: See above.
Standard: Tinted and dark glass, highly reflective (mirror -type) glass and film are
prohibited.
N/A
Staff Comment: See above.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining walls)
is considered a blank wall if
(a) It is a ground floor wall or portion of o ground floor wall over 6 feet in height
has a horizontal length greater than 15 feet), and does not include a window,
door, building modulation or other architectural detailing; or
(e) Any portion of o ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: The front fapade of the structure on-site is not considered an untreated
blank wall. See analysis above for more detail.
Standard: If blank walls are required or unavoidable, blank walls shall be treated with one
or more of the following:
N/A
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
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Mary's 68 Conditional Use Permit _14-001257
(c) Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard,-
tandard;(d)
(d)Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
3. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with on urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
Standard: Buildings shall use at least one of the following elements to create varied and
interesting roof profiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs
(e) Roof mounted mechanical equipment shall not be visible to pedestrians.
V
(f) Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or interesting
roof forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: The existing single-family structure has pitched roofs and the proposed
roof profile for the rear addition has a similar pitched roof slope. The addition has similar
gable roof end finishes as the existing home with half hip roof treatments. The existing
structure and addition meet the standard through the use of pitched roof profiles.
4. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. Nigh quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
Standard: All sides of buildings visible from a street, pathway, parking area, or open space
shall be finished on all sides with the some building materials, detailing, and color scheme,
or if different with materials of the some quality.
Staff Comment: The exterior of the existing home has the same materials and treatments
on all sides, with similar color, similar windows, and similar painted shingle siding. The
proposal would not change the existing exterior except for the area where the addition is
to be located. The addition will not be visible from the street or any public area as the
addition is in the rear of the subject site, behind the two-story existing single family home.
Therefore, staff finds that the existing home meets the standard.
Standard: All buildings shall use material variations such as colors, brick or metal banding,
patterns or textural changes.
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Mary's 138 Conditional Use Permit 14-001257
Staff Comment: The existing single-family structure has a number of material variations.
There is an existing brick chimney on the front visible facade, the multiple staircases and
deck areas, and painted horizontal shingle siding. Similar variations are proposed to be
carried over into the new addition, with horizontal shingle and lap siding, same paint
color, and deck areas. The primary difference between the existing structure and addition
will be the integration of garage doors for the four -car garage space where the garage
doors would have gridded windows that reflect the same style of windows on the existing
home and windows proposed for the upper -story bed and breakfast unit. Therefore, staff
finds that the existing home and proposed addition would provide material variations that
meet the design standard.
Standard: Materials, individually or in combination, shall have texture, pattern, and be
✓
detailed on all visible facades.
Staff Comment: See above.
Standard: Materials shall be durable, high quality, and consistent with more traditional
urban development, such as brick, integrally colored concrete masonry, pre -finished metal,
stone, steel, glass and cast -in-place concrete.
Staff Comment: See above for more detail. The proposed addition will have similar
exterior treatments as the single-family home on-site and other homes of the same era in
the neighborhood (Exhibit 6). Based on the materials depicted on the submitted
elevations, the proposed addition would provide for durable materials.
NSA
Standard: if concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
Standard: if concrete block walls are used, they shall be enhanced with integral color,
N/A
textured blocks and colored mortar, decorative bond pattern and/or shall incorporate
other masonry materials.
H. LIGHTING:
Intent: To ensure safety and security, provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places, and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Standard: Pedestrian -scale lighting shall be provided at primary and secondary building
entrances. Examples include sconces on building facades, awnings with dawn -lighting and
decorative street lighting.
Staff Comment: For the proposed addition, the submitted elevations identify lighting
✓
above on the south, east, and west facades (Exhibit 6). Above the garage doors, there are
down -lit lamps that would provide pedestrian -scale lighting and on the structure at
approximately 9 feet above ground elevation. At the entrance to the bed and breakfast at
the top of the staircase, there is a light next to the entry door. On the opposite side of the
bed and breakfast, where there is a walk -out deck, an exterior light is also identified
(Exhibit 6).
✓
Standard. Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen trees,
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Mary's BB Conditional Use Permit _1 4-001 25 7
other significant landscaping, water features, and/or artwork.
Staff Comment: See above.
Standard: Downlighting shall be used in all cases to assure safe pedestrian and vehicular
movement unless alternative pedestrian scale lighting has been approved administratively
or is specifically listed as exempt from provisions located in RMC 4-4-075, Lighting, Exterior
On -Site (i.e., signage, governmental flags, temporary holiday or decorative lighting, right -
of -way -lighting, etc.).
Staff Comment: See above.
d. APPROPRIATE LOCATION: The proposed bed and breakfast would be within a two-story building
addition at the rear of an existing single-family residence on a 6,000 square foot lot within the
Residential Multi -Family Urban zone in the Renton City Center area. The proposed addition is
approximately 1,543 square feet (Exhibit 7) and the existing home is 2,000 square feet (Exhibit 10) with
an unfinished basement approximately 650 square feet in size. Currently, there are no trees on-site in
the proposed location of the two-story addition (Exhibit 5) with existing trees in the rear yard of the
property to the west and a couple trees an the next door property to the north (Exhibit 3). The existing
driveway would be extended towards the rear of the site and provide greater maneuverability for vehicle
on-site and there would be no impacts to the existing curb cut along Main Ave S and the public sidewalk
area.
The Residential Multi -Family Urban zone allows for accessory bed and breakfasts in the zoning
designation and the land use designation encourages a wide range of uses. The property is zoned for
much more intense residential buildings, similar to the apartment complexes along Main Ave S, located
to the north and to the east of the subject site. The subject site is surrounded by a mix of commercial
uses and single and multi -family residences and is within walking distance of nearby transit facilities.
Due to the presence of higher residential and non-residential densities and intensities in the area and
permitted in the underyling and nearby zones the proposed accessory bed and breakfast would be
similar if not less intense then the development in the area. Due to the existing development pattern,
access to transit and services the proposed accessory bed and breakfast is proposed in an appropriate
location.
e. EFFECT ON ADJACENT PROPERTIES: Development surrounding the proposal location ranges in types,
from older two-story single family residential homes, to single -story commercial buildings, to multi -story
apartments along Main Ave S. Abutting the subject site to the west is older housing stock similar to the
existing home on the site and a single story commercial buildings. There is a multi -story apartment
building to the east and a multi -story apartment complex to the north along Main Ave S. The proposal to
add one accessory bed and breakfast unit. Given the mix of uses in the neighborhood, with the multi-
story apartments and commercial, the single bed and breakfast unit use by temporary guests is not
anticipated to result in substantial or undue adverse effects on adjacent properties beyond the existing
conditions. Further, given the allowance for greater densities and intensities of uses allowed by the
underlying zone of the subject site and nearby CD zoning designation, it is anticipated that the proposed
development is less impactful than those allowed and envisioned in the zone.
f. COMPATIBILTY: The proposed project is compatible with the scale and character of the neighborhood
and existing home on the subject site. As mentioned in the subsections above, there is a variety of
residential structures including multi -story multi -family structures nearby, older two-story single family
homes, and a variety of commercial uses. The single family structures to the north and south and to the
west of the subject property were constructed in the first half of the 20`" century. The proposed two -
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story addition has been designed in a similar style as the existing home with similar roof pitch, roof
profile, roof dormers, siding materials and vertical style gridded windows. The proposed addition would
provide space for off-street parking for the existing home and bed and breakfast unit all within the main
floor garage area of the addition. The abutting properties to the west and north both have accessory
structures in their rear yard areas, where each of the properties have older two-story housing stock. The
subject addition would be somewhat similar to these two properties, where the proposed addition
would be added into the rear yard area of the property.
The proposed addition would be of a similar height and design as the existing home. The existing home,
constructed in the 1920s, has horizontal clapboard siding, gridded windows, and a half -hip roof profile
with upper story pop outs projecting from the main roofline (Exhibit 4). The proposed addition is
designed in a similar fashion, in regards to roof pitch, exterior finishes, height, and window type. The
proposed addition would be within the allowed setbacks and height allowances for the zone, and would
not create obstruction to sunlight or views of surrounding uses. The proposal provides for four parking
stalls within the garage area on the first level of the addition which would provide for sufficient on-site
parking area for both the existing single-family home and the proposed bed and breakfast unit.
Based on the staff analysis above, the proposed accessory bed and breakfast unit would be compatible
with the existing structure on-site and land uses surrounding the subject site. Additionally, as identified
by the City of Renton Fire Department, to provide for safety compatibility, a fire hydrant would be
required within 300 feet of the single family home (Exhibit 8).
g. PARKING: See Parking discussion under Findings Section 14.b
h. TRAFFIC: Vehicular access to the proposed addition with the garage and bed and breakfast unit would
be provided via the extension of an existing driveway (Exhibit 4). No change to traffic and circulation
patterns of vehicles and pedestrians relating to the proposed use and surrounding area are anticipated.
The existing driveway curb cut to the site would be kept, and provide continued access to the site for
both the existing residential and proposed commercial use. The bed and breakfast unit would provide for
transient use of the space at varied periods of time throughout the year, adding a potential new person
or persons to travel to and from the site that would use the City of Renton transportation network. To
mitigate for the additional use by the proposed use, a Transportation Impact Fee would be paid at time
of building permit issuance. The fees will be charged based on the rate in effect when a complete
building permit application was filed.
i. NOISE, LIGHT, AND GLARE: The proposal would not result in any light, glare, or noise impacts other
than those typically associated with residential use. The proposed two-story garage and bed and
breakfast unit is located in the western portion of the site at the rear of the existing home, and would
add an incremental change in activity, light, glare and noise typical of residential uses; however, the bed
and breakfast is not anticipated to produce noise volumes which would impact the surrounding
neighborhood.
j. LANDSCAPING: See Landscaping discussion under Findings Section 14.b.
k. SERVICES AND INFRASTRUCTURE: Making available public services and facilities to accommodate the
proposed use.
Police and Fire: The Renton Police Department has commented that the proposed project would have
probable minor impacts (Advisory Notes, Police — Exhibit 8). Fire comments state that the fire flow
requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet
(Advisory Notes, Fire — Exhibit 8). A minimum of one fire hydrant is required within 300 feet of the
proposed building. There are not existing fire hydrants within 300 feet so one new hydrant will be
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required to be installed. Fire department apparatus access roadways are adequate. The International
Building Code requires all bed and breakfast occupancies be equipped with an approved fire sprinkler
system. Separate fire sprinkler system plans and permits are required for installation. The fire mitigation
impact fee rate for the bed and breakfast is not defined in the fee schedule and the administrator has
determined the rate of $418.42.
Parks and Recreation: The proposed development is not anticipated to impact the Parks and Recreation
system as it is a commercial use, not a residential use. Parks Impact Fees are for newly established
residential units.
Drainage: There is a 12 -inch storm conveyance system across the street from the subject site in Main Ave
S. A soil evaluation (Exhibit 12) was provided with the application, authored by Steve Baima, Professional
Septic System Designer, dated September 4, 2014. A drainage report is not required for this project
(Exhibit 8 — Engineering Review Comments, Surface Water subsection). The soil evaluation conducted
two test pits to a depth of 60 inches in the southwest quarter of the subject site where the extended
driveway area would be located and permeable pavers are proposed for travel surface. The evaluation
provides percolation rates for each test pit.
The project is less than 2,000 square feet of new and or replaced impervious surface area. The applicant
has proposed to install permeable pavers in the new section of driveway, an approximate 37 -foot by 21 -
foot, 777 square -foot area that will extend from the existing driveway to the new garage addition. The
addition's roof will create 1,000 square feet of new impervious surface area. The site is subject to
Appendix C, Small Project Drainage Requirements. An erosion control plan will be required to be
submitted with the building permit application.
The surface water system development fee for 2014 is $0.491 per square foot of new impervious surface
will apply. The fees will be charged based on the rate in effect when a complete building permit
application was filed. The fee is payable prior to issuance of the utility construction permit.
Transportation: A traffic analysis is not required for this project. The right-of-way in Main Ave S is 60 feet
in width. Street improvements are required downtown in the City Center Community Planning Area
which includes a different street frontage configuration that exists today. A 12 -foot wide sidewalk with
street trees in the planter strip is required along the subject site. The applicant may submit a letter
requesting a modification to the current street standard to allow the existing street improvements to
remain. Because a street modification has not been requested, staff recommends as a condition of
approval, that the applicant apply for a street modification for improvements to Main Ave S, and if the
request is denied, then the required improvements must be installed prior to building permit issuance.
Additionally, street lighting is required to meet current city lighting levels. Therefore, staff recommends
as a condition of approval, that the applicant provide a lighting level analysis to be reviewed by
Engineering Review staff, prior to issuance of a building permit.
It is anticipated that the proposed project would result in some short term and long term impacts to the
City's street system. Traffic impact fees for the proposed one room bed and breakfast will apply. Impact
fee for 2014 is $1,038.59. Payment of impact fee will be due at time of building permit issuance.
Schools: Not applicable.
Water and Sewer: The site is served by the City of Renton for water and sewer utilities.
Water: There is a 4 -inch water main in Main Ave S. The existing home is serviced by a %-inch water meter
connected to the 4 -inch water main in Main Ave S. There is a 12 -inch main in Main Ave S as well. A
system development fee for water will be owed if the size of the existing domestic water meter increases
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based on the proposed use. Credit would be given for the existing %-inch water meter serving the home.
The 2014 fee is $2,809.00 for 1 -inch a water meter. It has been determined that the preliminary fire flow
demand for the proposed development is 1,750 gpm and upgrades are not anticipated to the water
system to provide the required fire flow.
Sewer: There is an 8 -inch sewer main in Main Ave S. The existing home is connected to sewer in Main
Ave S.
D. CONCLUSIONS:
1. The proposal complies with the Conditional Use Permit Criteria if all conditions of approval are met.
2. The proposal is compliant and consistent with City of Renton plans, policies, regulations and approvals if all
conditions of approval are met.
3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions
of approval are complied with.
4. The proposed accessory bed and breakfast use is anticipated to be compatible with existing and future
surrounding uses as permitted in the RM -U zoning classification.
5. The scale, height and bulk of the proposed two-story addition is appropriate for the site.
6. There are adequate public services and facilities, if the Fire Department's minimal standard for fire hydrants
and sprinklering of the bed and breakfast unit is provided for, to accommodate the proposed use as long as
the conditions of approval are complied.
7. The proposed location is suited for the proposed use.
B. Adequate parking for the proposed use and existing use have been provided.
9. The proposed use would not result in a substantial or undue adverse effect on adjacent properties.
10. The proposed development would not generate any long term harmful or unhealthy conditions. Potential
noise, light and glare impacts from the proposed use have been evaluated.
11. Landscaping has been provided in all areas not occupied by buildings or paving.
E. DECISION:
The Administrative Conditional Use Permit for the Mary's New Garage and Bed & Breakfast Addition, File No.
LUA14-001257, CU -A, is approved and is subject to the following conditions:
1. The applicant shall record a Restrictive Covenant with King County on the title of the property that
establishes the approved bed and breakfast cannot be used as a separate residential dwelling unit from the
existing single family home unit and is approved for use only as one accessory bed and breakfast unit. A
draft of the covenant language shall be provided to the City of Renton Current Planning Project Manager for
review and approval prior to recording of such covenant. Once recorded the applicant shall submit a copy to
the Current Planning Project Manager, prior to issuance of the building permit.
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2. The applicant shall apply for and be granted a City Business License, and provide a copy of the license to the
Current Planning Project Manager, to be reviewed prior to Final Occupancy permit issuance. The license has
an annual renewal and the use shall lapse if a valid business license is not obtained.
3. The applicant shall revise site statistics and update the site plan with correct footprint area for the existing
home, and include the updated site plan with the building permit application for review and approval by the
Current Planning Project Manager, prior to building permit issuance.
4. A minimum of one parking space within the new four -car garage area shall available at all times for use by
the bed and breakfast guest(s). This stall shall be identified on site by way of signage. Signage for such stall
shall be identified on the building permit application, for review and approval by the Current Planning
Project Manager, prior to building permit issuance.
5. A minimum of one bicycle parking space shall be provided for use by the bed and breakfast guest(s). The
bicycle parking space shall be identified on building submittal documents including the site plan, for review
and approval by the Current Planning Project Manager, prior to building permit issuance.
6. The applicant shall submit a conceptual sign package that indicates the approximate location of all exterior
permanent building signage, as part of sign permit application, for review and approval by the Current
Planning Project Manager.
7. The applicant shall identify the required refuse and recycling areas for the residential and non-residential
uses on-site on an updated site plan, and include the updated site plan with the building permit application
for review and approval by the Current Planning Project Manager prior to building permit issuance, unless a
modification to these standards is applied for and approved.
8. The applicant shall update the elevations with a roof over the porch for the bed and breakfast entry area,
and submit the updated elevation as part of building permit application, for review and approval by the
Current Planning Project Manager prior to building permit issuance.
9. The applicant shall establish an area of no parking along the southern fa4ade of the single-family unit and
update the site plan with this area, and identify whether signs, striping, or other medium will be used to
establish a no parking area, and submit the updated site plan with the building permit application for review
and approval by the Current Planning Project Manager prior to building permit issuance.
10. The applicant shall apply for a Street Modification for the improvements within Main Ave S and either be
granted a modification from improvements, or install the improvements prior to building permit issuance.
11. The applicant shall provide electronic copies of all new plan sets that are updated through this decision to
the Current Planning Project Manager prior to building permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer T. Henning, Planning Director
Department of Community & Economic Development
TRANSMITTED this 8`h cf January, 2015 to the Owner/Applicant/Contact:
Contact/Applicant: Owner
Emily Buchwalter Ryan Mary Patricia
Medici Architects 123 Main Ave 5
11661 SE 1" St, Suite 200 Renton, WA 98055
Bellevue, WA 98005
TRANSMITTED this 8rb of January, 2015 to the Party(ies) of Record:
Francine Siverts
Mory's BB Conditional Use Permit 14-001257
i �q�2o�s
Date
City of Renton Department of Communit conomic Development Administrative C ionol Use Permit Report & Decision
MARY'S NEW GARAGE AND BED & BREAKFAST ADDITION LUA14-001157, CU -A
Report of January 8, 2014 Page 27 of 27
130 Main Ave 5
Renton, WA 98057
TRANSMITTED this 8`h of January, 2015 to the fallowing:
Chip Vincent, CED Administrator
Steve Lee, Development Engineering Manager
Craig Burnell, Building Official
Vanessa Dolbee, Current Planning Manager
Fire Marshal
F. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION
The administrative land use decision will become final if the decision is not appealed within 14 days of the effective
date of decision.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner
on or before 5:00 PM on January 22, 2015. An appeal of the decision must be filed within the 14 -day appeal
period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals to the Examiner are governed by City of Renton Municipal
Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City
Clerk's office, Renton City Hall — 7th Floor, (425) 430-6510. Appeals must be filed in writing, together with the
required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057.
RECONSIDERATION: Within 14 days of the effective date of decision, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not readily
discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of
the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14 -day appeal time frame.
EXPIRATION: The conditional use permit approval will expire two years from the date of decision. A single two year
extension may be requested pursuant to RMC 4-9-030F.9.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the
Hearing Examiner. All communications are public record and this permits all interested parties to know the contents
of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine
could result in the invalidation of the appeal by the Court.
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PLAN REVIEW COMMENT:' UA14-001257 0i City of,
FOR PERMIT 814005560 Jr„� — r f
Application Date: September 16, 2014 Site Address: 123 MAIN AVE S
Name: Marys Garage and Bed & Breakfast RENTON, WA 98057
Plan - Planning Review version 1 Uecernoer "10, ZUi4
Engineering Review Comments Jan iliian j 425-430-721(iljillian
@rentonwa.gov II
Recommendations: EXISTING CONDITIONS
WATER Water service is provided by the City of Renton. There is a 4 inch water main in Main Ave S. The existing home is served by a''/4"
water meter connected to the 4 inch water main in Main Ave S. There is a 12 inch main in Main Ave S as well.
SEWER Sewer service is provided by the City of Renton. There is an 8 inch sewer main in Main Ave South. The existing home is
connected to sewer in Main Ave South.
STORM There is a 12 inch storm conveyance system across the street in Main Ave South.
CODE REQUIREMENTS
WATER
1. A system development fee for water will be owed if the size of the existing domestic water meter increases based on the proposed use.
Credit will be given for the existing 314" water meter serving the home. Current fee for 1 inch water is $2,809.00.
SANITARY SEWER
1. A system development fee for sewer will be owed if the size of the existing domestic water meter increases based on the proposed
use. Credit will be given for the existing 3/4" water meter serving the home. Current fee for 1 inch water meter is $2,033.00.
SURFACE WATER
1. A surface water system development fee of $0.491 per square foot of new impervious surface will apply.
2. The project results in less than 2,000 square feet of new and or replaced impervious surface area. The applicant has proposed to
install permeable pavers in the new section of driveway (37x21 foot) that will be extended from the existing driveway to the new garage.
The new roof will create 1,000 square feet of new impervious surface area. A drainage report is not required for this project. The site is
subject to Appendix C, Small Project Drainage Requirements.
3. An erosion control plan will be required to be submitted with the building permit application.
TRANSPORTATION
1. Transportation impact fee for the one room B &B will be $1,038.59. This fee increases to $1,512.77 in January 2015.
2. Right of way width in Main Ave Street is 60 feet. Street improvements are required downtown in the City Center Community Planning
Area. A twelve foot sidewalk with street trees is required fronting the site. Applicant may submit a letter requesting a modification to the
street standard allowing the existing street improvements to remain.
3. Street lighting is required to meet current city lighting levels.
GENERALCOMMENTS
1. No civil plans were submitted with the site plan.
2. Separate permits and fees for storm connections, side sewer and water meter installations will be required.
3. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform
to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
Recommendations: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,buU square reel.
A minimum of one fire hydrant is required within 300 feet of the proposed building. There are no existing fire hydrants within 300 feet so
one new hydrant will be required to be installed.
2. The fire mitigation impact fees are currently applicable at the rate of $488.00 per single family unit. This fee drops to $479.28 as of
January 1st, 2013.
3. Fire department apparatus access roadways are adequate.
4. The International Building Code requires all bed and breakfast occupancies be equipped with an approved fire sprinkler system.
Separate plans and permits are required for the installation.
EXHIBIT 8
Ran: December 15, 2014 Page 1 of 2
PLAN REVIEW COMMENT; UA14-001257
FOR PERMIT 614005560 1000Cctyof,
Plan - Planninq Review Version 1 1 December 15, 2014
Ran: December 15, 2014 Page 2 of 2
Planning: Review Notes for LUA14-001257
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday
unless otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday
through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m.
and eight o'clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management
Design Manual as adopted by the City of Renton may be proposed between the dates of November
1st and March 31st of each year. The Development Services Division's approval of this work is
required prior to final inspection and approval of the permit.
Kris Sorensen
From: Itsmefrany@aol.com
Sent: Thursday, October 16, 2014 4:32 PM
To: Kris Sorensen
Subject: Re: Mary's New Garage & B&B / LUA14-0001257, CU -A
Re: Mary's New Garage & B&B / LUA14-0001257, CU -A
Location 123 Main Avenue South Current Resident and Rental Units and Main resident of owner
The request to add four car garage and B&B to backyard would create a mess in the already overdeveloped
street of 130 Main Avenue South, Renton, Washington
1. We have a 100 unit Shag Housing across the street from the residence and another apartment building
at the end of the street and only several houses left on that side of the street that they want to expand
toB&B.
2. We have a restaurant and a commercial glass business on the side of the street and they have
problems with parking as it is. Senior Housing owns the house next door to the property that wants to
expand. That Shag House turned backyard into a parking lot. We do not need any more expansion on
this street.
3. The owner already rents rooms. More space for short term rentals is unacceptable.
4. Parking Garage in backyard and two stories would have the neighbor looking at large structure next
door. The structure would face the backyard of neighbor who would have no privacy.
5. Detracts from neighborhood livability, including increased noise, parking and traffic congestion, privacy
and security for neighbor taken away.
6. Increases activity in areas expected by residents to be residential enclaves or what is left of this street
residential homes.
7. Reduces property values of surrounding neighbors, while economically benefiting a single individual or
family.
8. Allowing short-term rentals without requiring a conditional use review results in a significant
regulatory change that should not be handled as a minor policy issue
Do not approve this request.
Francine Siverts
130 Main Ave South
Renton, WA 98057
714-514-2798
EXHIBIT 9
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September 4, 2014
Mary Ryan, Broker
123 Main Av S, Renton WA 98057
Dear Ms. Ryan:
feris ffT #otfmyfmd— rom as fend s—1 evafua ron on yoarFrofrertyat125 falarn RVE S
Renton, WA 98055. This evaluation was conducted pursuant to construction of a garage in the
northwest quarter of the rectangular lot. For the purposes of considering storm water recharge into the
soil, my focus has been on the southwest quarter of the lot. According to the drawings provided by
Medici Architects, access to the garage from Main Street will be along the south edge of the property.
The driveway surfacing is proposed to consist of permeable pavers.
In the past, I have used data from the U.S. Department of Agriculture, through the King County Soil
Conservation Service for classification of soils by type. By doing so necessitated that the end user
already had knowledge of the soil formation based upon the arbitrary name assigned to a particular soil.
A farther study of the soil type simply identified its best use for agricultural purposes.
A far more simple method classifies soil based upon texture from coarse to fine, type 1 through type 6,
using additional terms as modifiers. By comparison, a type 1 soil is devoid of fine grain particles.
Contrast this with a type 6 soil consisting of clays.
2 test pits were excavated by hand, in the proposed storm water re -charge area. They were excavated
to a depth of 60 inches. The first pit revealed undisturbed fine sandy soil (type 2), changing to gravely,
fine and medium coarse, clean sand at 60 inches. This pit was located in the southwest corner of the
property. The second pit was located approximately 50 feet east of the first, near the southwest corner
of the deck. Soil at this location appeared to have been disturbed, with a layer of char and ash debris
and foreign objects to a depth of approximately 24 inches. Beyond this depth, the soil was gravely,
medium to fine sand (type 3).
Falling head percolation rates in each pit, respectively, were 1 minute per inch of fall and 4 minutes per
inch of fall. The measurements were taken fallowing several hours of pre-soaking of the soil to allow for
swelling of fine particulates. Theses effects however, are most likely insignificant due to the sandy
nature of the predominant soil characteristic.
Soil Log #1: Approximately 2 inches of dark brown/black loam, impacted with grass root (sod)
3" — 50" Light brown to tan, fine, clean sand
51" — 60" gray, gravely, clean, medium to fine sand.
Falling head percolation rate was less than one minute per inch of fall.
Soil Log #2: Approximately 9 " Dark brown/black loam, mixed with ash and charred debris (disturbed)
10" —60" brown, gravely slightly loamy fine sand
_r
EXHIBIT 13
Percolation rate slowed to 8 minutes per inch, most likely due to the loamy mixture in the soil at
that particular location.
I hope that this brief report provides the necessary information for storm water design considerations.
Please contact me if I can be of further assistance.
Sincerely,
Steve A. Baima
Professional Septic System Designer
e o'WashrngtorP
Denis Law City Of ,t 12Y
Mayor :�.
November 14, 2014 Community & Economic Development Department
C.E."Chip"Vincent, Administrator
Francine Siverts -
130 Main Ave s
Renton WA 98057
SUBJECT: Response to Public Comment; RE: LUA14-001257, Marys Sed and Breakfast
and Garage
Dear Francine Siverts
Thank you for your email letter dated October 16, 2014 regarding Marys Bed and Breakfast and
Garage at 123 Main Avenue South. I apologize for the delayed response. Your concerns include
the already existing units on the property in the main house and potential capacity for another
living quarters in a new structure, where additional people would stay and parking would be
needed. Additionally, you have mentioned that there are parking issues already, between the
existing residences and commercial uses in the neighborhood, and on the short street. You also
mention that such a proposal should be required to go through a conditional use review.
The proposal is for one Bed and Breakfast unit above a garage which can be allowed in the RM -U
(Residential Multi family Urban) zone with a conditional use permit approval. The project is
required to go through Administrative Conditional Use Permit Review. The applicant has
provided the required application materials. Staff will review the application for many of the
elements you mention in your. letter including appropriate location, parking availability an the
property and in the area, and impacts on neighboring properties. The specific criteria for
conditional uses are listed in RMC 4 -9 -030 -
Thank you for your comments. Your comments for the Marys Bed and Breakfast and Garage
project will be added to the file and you will be added as a party of record. As a Party of Record
you will receive notifications as the project moves through the application process.
If you have any further questions, feel free to contact me.
Sincerely,
�- - -
Kris Sorensen'"" -
Associate Planner
cc File
Renton City Hail • 10555outh Grady Way • Renton,Washington 98057 •rentonwa.gov -
Cit) enton Department of Community & Economi alopment
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: COMMUNITY SERVICES COMMENTS DUE: OCTOBER 17, 2014
APPLICATION NO: LUA14-001257, CU -A I DATE CIRCULATED: OCTOBER 3,201
APPLICANT: Emily Buchwalter, Medici Architects PROJECT MANAGER: Kris Sorensen
PROJECT TITLE: Mary's New Garage & B&B PROJECT REVIEWER:
SITE AREA: 6,000 square feet EXISTING BLDG AREA (gross):
LOCATION: 123 Main Ave S PROPOSED BLDG AREA (gross)
SUMMARY OF PROPOSAL: The applicant is requesting Administrative Conditional Use Permit review for a bed and breakfast unit. The
proposal is to add a two-story structure with a garage below and bed and breakfast unit above behind the existing 2,000 single
family home at 123 Main Ave S. The addition is 883 sf for a 4 -car garage and 662 sf bed and breakfast unit on a 6,000 sf site in the
Residential Multi -Family Urban zone. The on-site driveway would be extended from the access along Main Ave to the proposed
garage area.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the Probable Probable More
Environment Minor MajorInformation
Impacts Impacts Necessary
Element of the Probable Probable More
Environment Minor Major Information
Impacts Impacts Necessary
B. POLICY -RELATED COMMENTS
C. CODE -RELATED COMMENTS
We have reviewed this application rticular attention to those areas in which we have expertise and have identified areas of probable impact
or areas r7here additio 'nfor ation isgkeded to properly Assess this proposal.
Signature of Director or Authorite�eprege ntative Date
�alirina Mirante
From: Kris Sorensen �J
Sent: Friday, October 17, 2014 8:33 AM
To: Sabrina Mirante
Subject: FW: Mary's New Garage & B&B / LUA14-0001257, CU -A
Please add to POR and comments to file. Thank you Sabrina -
From: Itsmefrany(aaol.com (maiIto: Itsmefrany(aaol,coml
Sent: Thursday, October 16, 2014 4:32 PM
To: Kris Sorensen
Subject: Re: Mary's New Garage & B&B / LUA14-0001257, CU -A
Re: Mary's New Garage & B&B / LUA14-0001257, CU -A
Location 123 Main Avenue South Current Resident and Rental Units and Main resident of owner
The request to add four car garage and B&B to backyard would create a mess in the already overdeveloped
street of 130 Main Avenue South, Renton, Washington
1. We have a 100 unit Shag Housing across the street from the residence and another apartment building
at the end of the street and only several houses left on that side of the street that they want to expand
toB&B.
2. We have a restaurant and a commercial glass business on the side of the street and they have
problems with parking as it is. Senior Housing owns the house next door to the property that wants to
expand. That Shag House turned backyard into a parking lot. We do not need any more expansion on
this street.
3. The owner already rents rooms. More space for short term rentals is unacceptable.
4. Parking Garage in backyard and two stories would have the neighbor looking at large structure next
door. The structure would face the backyard of neighbor who would have no privacy.
5. Detracts from neighborhood livability, including increased noise, parking and traffic congestion, privacy
and security for neighbor taken away.
6. Increases activity in areas expected by residents to be residential enclaves or what is left of this street
residential homes.
7. Reduces property values of surrounding neighbors, while economically benefiting a single individual or
family.
8. Allowing short-term rentals without requiring a conditional use review results in a significant
regulatory change that should not be handled as a minor policy issue
Do not approve this request.
Francine Siverts
130 Main Ave South
Renton, WA 98057
city ofd
r1r �I CfJ�C1
NOTICE OF APPLICATION
CERTIFICATION
L"I S �or ",AY -6l/1 hereby certify that copies of the above document
were posted in _� conspicuous places or nearby the described property on
Date: L Signed:1 5t�
STATE OF WASHINGTON )
SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that F) s L r �-'1+11 'M
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
s�band purposes mentioned in the instrument.
pT4 .e �,, v'7 Notar P blit in and for the State of Washington
(n% Notary (Print):S-
o� My appointment expires: "4 �' �)..
bt,, ,
On the 3rd day of October, 2014, 1 deposited in the mails of the United States, a sealed envelope containing
Notice of Application and Acceptance documents. This information was sent to:
Emily Buchwalter Applicant
Ryan Mary Patricia Owner
300' Surrounding Properties See Attached
(Signature of5ender):
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that Sabrina Mirante
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses an FIS
'�
mentioned in the instrument. ��{ PO+t J
ftp ,.
I _ TA
Gated: �,f'l,t� 3 ��C14 ISL(_-. _
No aryPublic in and for the State of Washi n
Q)s p
Notary (Print):
My appointment expires L, OF AS
i.;� �
i
P�ojestIame
Mary's New Garage & B&B
Project Numl�gi
LUA14-0001257, CU -A
template - affidavit of service by mailing
Emily Buchwalter Mary Ryan. IMPORT IMPORT
Medici Architects 123 Main Ave S IMPORT CASHIER CONTACT
1167 SE 1st St, Ste. 302 Renton, WA 98057
Bellevue, WA 98005
7231501050
7231501020
7231501110
BARNETT MARK
BRADFORD DEAN KENT
BRAUNSCHWEIG ROBERT+SHERRY
9500 ROOSEVELT WAY NE #100
1000 S 2ND ST
912 S 2ND ST
SEATTLE, WA 98115
RENTON, WA 98055
RENTON, WA 98057
7231501110
7231501110
7231502005
BRAUNSCHWEIG ROBERT+SHERRY
BRAUNSCHWEIG ROBERT+SHERRY
BRICK INVESTMENTS LLC
912 S 2ND ST
912 S 2ND ST
124 WILLIAMS AVE S
RENTON, WA 98057
RENTON, WA 98057
RENTON, WA 98057
7231500970
7231501130
7231501095
CEDAR RIVER COURT
CEDAR RIVER COURT APTS
FIRST SAVINGS BANK NORTHWES
201 27TH AVE SE #A-200
201 27TH AVE SE #A-200
201 PO BOX 1130
PUYALLUP, WA 98374
PUYALLUP, WA 98374
RENTON, WA 98057
7231501135
7200162
7200090
FLETCHER MICHAEL F+LINDA
GANNON GREG
GANNON J K+L E LIVING TRST
20925 MAPLE VALLEY RD SE
PO BOX 391
22925 SE 292ND PL
MAPLE VALLEY, WA 98038
HOBART, WA 98025
BLACK DIAMOND, WA 98010
7231501090
7200093
7200086
JKH PROPERTY MANAGEMENT LLC
JO BITNEY HOLDINGS LLC
NGUYEN ALEXANDER H+MARY
22217 255TH AVE SE
4063 WILLIAMS AVE N
104 WELLS AVE S
MAPLE VALLEY, WA 98038
RENTON, WA 98056
RENTON, WA 98055
7231500860
7200168
7231502025
PATAS SOUTH SECOND LLC
REN FOUR INC
REN FOUR INC
1815 ROLLING HILLS AVE SE
PO BOX 59
PO BOX 59
RENTON, WA 98055
RENTON, WA 98055
RENTON, WA 98055
7200062
7200094
7200081
RENTON CITY OF
RENTON CITY OF
Resident
1055 S GRADY WAY
1055 5 GRADY WAY
107 Main Ave S APT 302
RENTON, WA 98055
RENTON, WA 98055
Renton, WA 98057
7200081
7200081
7200081
Resident
Resident
Resident
107 Main Ave S APT 304
107 Main Ave S APT 305
107 Main Ave 5 APT 402
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7200081
7200081
7200081
Resident
Resident
Resident
107 Main Ave S APT 406
107 Main Ave S APT 101
107 Main Ave S APT 105
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7200081
7200081
7200081
Resident
Resident
Resident
107 Main Ave S APT 301
107 Main Ave S APT 202
107 Main Ave 5 APT 203
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7200081
7200081
7200081
Resident
Resident
Resident
107 Main Ave S APT 306
107 Main Ave S
107 Main Ave S APT 405
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7200081
7200081
7200081
Resident
Resident
Resident
107 Main Ave S APT 303
107 Main Ave S APT 206
107 Main Ave 5 APT 401
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7200081
7200081
7200081
Resident
Resident
Resident
107 Main Ave 5 APT 102
107 Main Ave 5 APT 106
107 Main Ave S APT 404
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7200081
7200081
7200081
Resident
Resident
Resident
107 Main Ave S APT 204
107 Main Ave S APT 104
107 Main Ave 5 APT 201
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7200081
7200081
7200081
Resident
Resident
Resident
107 Main Ave S APT 403
107 Main Ave S APT 205
107 Main Ave S APT 103
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
Resident
Resident
Resident
122 Wells Ave S
112 Wells Ave 5 UNIT A
105 Wells Ave 5 APT B
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7200090
7200090
7200090
Resident
Resident
Resident
105 Wells Ave S APT E
105 Wells Ave 5 APT D
105 Wells Ave 5 APT C
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7200090
7200090
7200090
Resident
Resident
Resident
105 Wells Ave S
105 Wells Ave S APT A
105 Wells Ave S APT F
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 409
130 Main Ave S APT 416
130 Main Ave S APT 113
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 202
130 Main Ave 5 APT 213
130 Main Ave 5 APT 402
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 105
130 Main Ave S APT 109
130 Main Ave S APT 423
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 118
130 Main Ave S APT 222
130 Main Ave S APT 309
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 313
130 Main Ave S APT 329
130 Main Ave S APT 101
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 111
130 Main Ave S APT 206
130 Main Ave S APT 305
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 307
130 Main Ave S APT 220
130 Main Ave S APT 420
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 205
130 Main Ave S APT 116
130 Main Ave S APT 125
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 405
130 Main Ave S APT 308
130 Main Ave S APT 315
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave 5 APT 425
130 Main Ave S APT 204
130 Main Ave S
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave 5 APT 406
130 Main Ave S APT 417
130 Main Ave S APT 218
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231501245
7231501245
Resident
Resident
Resident
130 Main Ave S APT 319
207 Main Ave S UNIT
207 Main Ave S UNIT B
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 320
130 Main Ave S APT 422
130 Main Ave S APT 120
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 108
130 Main Ave S APT 311
130 Main Ave S APT 407
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 410
130 Main Ave 5 APT 104
130 Main Ave 5 APT 216
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 225
130 Main Ave S APT 227
130 Main Ave S APT 317
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 421
130 Main Ave S APT 209
130 Main Ave S APT 403
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 401
130 Main Ave S APT 203
130 Main Ave S APT 411
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 418
130 Main Ave 5 APT 103
130 Main Ave S APT 223
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 316
130 Main Ave S APT 129
130 Main Ave S APT 208
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 212
130 Main Ave 5 APT 210
130 Main Ave S APT 310
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 415
130 Main Ave 5 APT 301
130 Main Ave S APT 217
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231501245
7231500965
7231500965
Resident
Resident
Resident
20) Main Ave S
130 Main Ave S APT 327
130 Main Ave S APT 429
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave 5 APT 112
130 Main Ave S APT 127
130 Main Ave 5 APT 414
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 323
130 Main Ave S APT 413
130 Main Ave S APT 404
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 102
130 Main Ave S APT 312
130 Main Ave 5 APT 325
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 427
130 Main Ave 5 APT 303
130 Main Ave S APT 412
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 314
130 Main Ave S APT 122
130 Main Ave S APT 214
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 211
130 Main Ave S APT 304
130 Main Ave S APT 306
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 408
130 Main Ave S APT 107
130 Main Ave S APT 219
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 229
130 Main Ave S APT 322
130 Main Ave S APT 207
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave s APT 215
130 Main Ave 5 APT 221
130 Main Ave S APT 318
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 302
130 Main Ave S APT 123
130 Main Ave S APT 419
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
7231500965
7231500965
Resident
Resident
Resident
130 Main Ave S APT 106
130 Main Ave S APT 110
130 Main Ave S APT 321
Renton, WA 98057
Renton, WA 98057
Renton, WA 98057
7231500965
Resident
7231501050
Resident
123 Mill Ave S
Resident
130 Main Ave S APT 201
Renton, WA 98057
9500 ROOSEVELT WAY NE #100
Renton, WA 98057
SEATTLE, WA 98115
7231501050
6391050000
Resident
Resident
Resident
920 Bronson Way S
9500 ROOSEVELT WAY NE #100
119 Main Ave S UNIT 1/2
Renton, WA 98057
SEATTLE, WA 98115
Renton, WA 98057
7231501110
7231501110
7231501110
Resident
Resident
Resident
912S2ND ST
912S2ND ST
91252ND ST
RENTON, WA 98057
RENTON, WA 98057
RENTON, WA 98057
7200135
7200091
6391050000
RIVERVIEW APARTMENTS
ROBERTS RICK+LISA
ROGERSON TERESA
3600 15TH AVE W STE 200
118 WELLS AVE S
119 S MAIN ST #1/2
SEATTLE, WA 98119
RENTON, WA 98055
RENTON, WA 98057
7200082
7200085
6391050000
RYAN MARY PATRICIA
SMITH SUSAN
SOSIK JAMES A JR+JENNIFER L
123 MAIN AVE S
17130 12TH AVE NW
119 MAIN AVE S
RENTON, WA 98057
SHORELINE, WA 98177
RENTON, WA 98055
7200097
7200092
7231502020
THOMASON DEBRA LEAH
TRACY DAVID+TURPEN GARY
WELLS LLC C/O KENNETH KING
104 MAIN AVE S
108 WELLS AVE S
3973 E HALF ROUND BAY RD
RENTON, WA 98057
RENTON, WA 98057
HARRISON, ID 83833
Denis Law City of,
Mayor Jrr
—
��J�..F.� r� .f: C�•t0
Community & Economic Development Department
October 3, 2014 C.E."Chip°Vincent, Administrator
Emily Buchwalter
Medici Architects
11661 SE 1" St, Ste. 200
Bellevue, WA 98005
Subject: Notice of Complete Application
Mary's New Garage & B&B, LUA14-001257, CU -A
Dear Ms. Buchwalter:
The Planning Division of the City of Renton has determined that the subject application
is complete according to submittal requirements and, therefore, is accepted for review.
Prior to that review, you will be notified if any additional information is required to
continue processing your application.
Please contact me at (425) 430-6593 if you have any questions.
Sincerely,
Kris Sorensen
Associate Planner
cc: Mary Patricia Ryan / owner(s)
Renton City Hall . 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
City of
- �1r J r1 rQ:
NOTICE OF APPLICATION
A Master Application has been filed andaccepted with the Department of Community & Economic Development
(CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary
Public Approval,
DATE OF NOTICE OF APPLICATION: October 3, 2014
PROJECT NAME/NUMBER: Mary's New Garage & B&B / LUA14-0001257, CU -A
PROJECT DESCRIPTION: The applicant is requesting Administrative Conditional Use Permit review for
a bed and breakfast unit. The proposal is to add a two-story structure with a garage below and bed and breakfast unit
above behind the existing 2,000 single family home at 123 Main Ave S. The addition is 883 sf for a 4 -car garage and 662
sf bed and breakfast unit on a 6,000 sf site in the Residential Multi -Family Urban zone. The existing on-site driveway
would be extended from the access along Main Ave to the proposed garage area.
PROJECT LOCATION: 123 Main Ave S
APPLICANT/PROJECT CONTACT PERSON: Emily Buchwalter/Medici Architects/116615E 1" St, Ste 200/Bellevue, WA
98005/ 425-453-9298/ Emily@mediciarchitects.com
PERMITS/REVIEW REQUESTED: Conditional Use Permit
Other Permits which may be required: Building, Construction, and Fire Permit
Requested Studies: Soils report
Location where application may
be reviewed: Department of Community & Economic Development (CED) — Planning
Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
98057
CONSISTENCY OVERVIEW:
Zoning/Land Use: The subject site is designated Urban Center—Downtown (UCD) on the City of
Renton Comprehensive Land Use Map and Residential Multi -Family Urban
(RMU) on the City's Zoning Map.
Comments on the above application must be submitted in writing to Kris Sorensen, Associate Planner, Department of
Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on October 17, 2014.
If you have questions about this proposal, or wish to be made a party of record and receive additional notification by
mail, contact the Project Manager at (425) 430-6593. Anyone who submits written comments will automatically
become a party of record and will be notified of any decision on this project.
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057.
File Name / No.: Mary's New Garage & B&B/ LUA34-0001257, CU -A
NAME:
MAILING ADDRESS: City/State/Zip:
TELEPHONE NO.:
r City of
r f I C�} C�I (D
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: SEPTEMBER 16, 2014
NOTICE OF COMPLETE APPLICATION: OCTOBER 3, 2014
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057.
File Name / No.: Mary's New Garage & B&B/ LUA14-0001257, CU -A
NAME:
MAILING ADDRESS: City/State/Zip:
TELEPHONE NO.:
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S)
NAME: RYAN MARY PATRICIA
ADDRESS: 123 MAIN AVE S
CITY: RENTON ZIP: 98055
TELEPHONE NUMBER: 425.271.8800
APPLICANT (if other than owner)
NAME: EMILY BUCHWALTER
COMPANY (if applicable): MEDICI ARCHITECTS
ADDRESS: 11661 SE 1ST STREET, SUITE 200
CITY: BELLEVUE ZIP: 98005
TELEPHONE NUMBER: 425.453.9298
CONTACT PERSON
NAME: EMILY BUCHWALTER
COMPANY (if applicable): MEDICI ARCHITECTS
ADDRESS: 11661 SE 1sT STREET, SUITE 200
CITY: BELLEVUE ZIP: 98005
TELEPHONE NUMBER AND EMAIL ADDRESS:
425.453.9298
emily@mediciarchitects. corn
PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
MARY'S NEW GARAGE AND B&B
PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
123•MAIN AVENUE S
RENTON, WA 98055
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
000720-0082
EXISTING LAND USE(S):
RESIDENTIAL
PROPOSED LAND USE(S):
RESIDENTAL ASSECORY B&B
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
UC -D
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable)
EXISTING ZONING:
R M -U
PROPOSED ZONING (if applicable):
RM -U
SITE AREA (in square feet):
6,000SF
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED:
N/A
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
NIA
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable)
N/A
NUMBER OF PROPOSED LOTS (if applicable)
NIA
NUMBER OF NEW DWELLING UNITS (if applicable):
ONE (1)
C:\UsersWary\AppData\LocalVicrosoft\Windows\INctCache\ContenUJutlook\HCNTSOKI\04_mmtempp.doc - I -
.ROJECTINFORMA7
NUMBER OF EXISTING DWELLING UNITS (if applicable):
ONE (1)
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): 662 SF
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): 2,000SF
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): 883 SF
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): N/A
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if
applicable): N/A
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable): NONE
ION continued
PROJECT VALUE:
160,000.00
IS THE SITE LOCATED IN ANY TYPE OF
�l C✓/�� y
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
❑ AQUIFIER PROTECTION AREA ONE
❑ AQUIFIER PROTECTION AREA TWO
Notary Pubdc in and for the State of/Washington
❑ FLOOD HAZARD AREA
sq. ft.
❑ GEOLOGIC HAZARD
sq. ft.
❑ HABITAT CONSERVATION
sq. ft.
❑ SHORELINE STREAMS & LAKES
sq. ft.
❑ WETLANDS
sq. ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information included)
SITUATE IN THE QUARTER OF SECTION _, TOWNSHIP _, RANGE _, IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) MARY RYAN .y •�, declare under penalty of perjury under the laws of the State of
Washington that I am (please check one) _X cu ent wne o he property involved in this application or _ the authorized
representative to act for a corporation (plea ' onzation) and that the foregoing statements and answers herein
contained and the information herewith are in all respects true and correct to the best of my knowledge and belief.
Signature of 0 ner/Repre ntative Date Signature of Owner/Representative Date
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that
�l C✓/�� y
signed this instrument and acknowledge it to be his/herttheir free and voluntary act for the
uses and purpose mentioned in the instrument.
Dated
Notary Pubdc in and for the State of/Washington
Notary public
Notary(Print): 4GCJ///'GO &d / w /ly
State of WasIiogtoo
iEGINA V PY RASTARI
' COMMISSION EXPIRES My appointment expires:
April 16, 2016
C:\UsemNa"ppllataU. aEMicrosoft\Window\]NctCachc\Content.Ou(look\HCNTSOKI\04_masterapp.doc
.2-
. ROJECT INFORMATION (continued)
LEGAL DESCRIPTION:
TOBIN H H -D C # 37 BEG 90 FT N OF NE COR OF LOT 5 BLK 12 TOWN OF RENTON TH N 50 FT TH W 120 FT TH S
50 FT TH E 120 FT TO BEG
Plat Block:
Plat Lot:
C'\Users\MarylAppData\Local\Microsoft\Windows\INetCache\ContentOutlook\HCNTSOKI\04_—Ierapp.doc - 3 -
PLANNING DIVISION
WAGER i,F SUBMITTAL RE(..,REMENTS
FOR LAND USE APPLICATIONS
Applicant Agreement Statement 2 AND 3
Inventory of Existing Sites 2AND 3
Lease Agreement, Draft 2 AND 3
Map of Existing Site Conditions ZAND 3
Map of View Area 2 AND 3
•Photosimulations 2 AND 3
This requirement may be waived by:
1. Property Services
2. Public Works Plan Review
3. Building
4. Planning
(SQ, -p`b /
PROJECT NAM f
DATE:
H.\CEDOata\Forms-TemplatesSSelf-Help HandoutsSPlanning\waivemfsubmittalmgs.xls OU09
PLANNING DIVISION
WA :R OF SUBMITTAL REQuiREMENTS
FOR LAND USE APPLICATIONS
This requirement may be waived by:
1. Property Services PROJECT NAME:
2, Public Works Plan Review
3. Building DATE:
4. Planning
H:\CED'DataTonns-Templates\SeR-Help Handouts\Pianning\waiverofsubmiHalregs.xls
(�S � �
06/09
PREAPPLICATION MEETING FOR
YMary's New Garage and B & B
0 123 Main Avenue South %
t PRE 12-087
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 29, 2012
Contact Information:
Planner: Gerald Wasser, 425.430.7382
Public Works Plan Reviewer: ]an Illian, 425.430.7216
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Buildin Department Reviewer: Craig Burnell, 425.430.7290
_�ewv -, zr.iWi7 "e_'7 v\k�cfe�- ft
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre -application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
FIRE & EMERGENCY SERVICES DEPARTMENT
City or i
M E M O R A N D U M 1 -r°fl01
DATE: November 13, 2012
TO: Gerald Wasser, Associate Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Mary's New Garage and B & B
1. The fire flow requirement for a single family home is 1,000 gpm
minimum for dwellings up to 3,600 square feet. A minimum of one fire
hydrant is required within 300 -feet of the proposed building. There
are no existing fire hydrants within 300 -feet so one new hydrant will
�� be required to be installed. U
,
,QN, A The fire mitigation impact fees are currently applicable at the rate
NA of $388.00 per multi -family unit.
3. Fire department apparatus access roadways are adequate., .
4. The International Building Code requires all bed and breakfast
occupancies be equipped with an approved fire sprinkler syste Jac;
] -
Separate plans and permits are required for the installation.
iA
1�
ELI-
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENTO�
M E M O R A N D U M
DATE: November 28, 2012
TO: Jerry Wasser, Planner
FROM: Jan Illian, Plan Reviev91-
SUBJECT: Mary's New Garage and B & B
123 — Main Ave S.
PRE 12-087
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official city decision -
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above -referenced proposal. The following
comments are based on the pre -application submittal made to the City of Renton by the
applicant.
Water
i
1. Water service is provided by the City of Renton. There is a 4 -inch water main in Main
Ave S. The existing home is served by a W water meter connected to the 4 -inch water
main in Main Ave S. There is a 12 -inch main Main Ave S as well.
2. A system development fee for water will be owed if the size of the existing domestic
water meter increases based on the proposed use. Credit will be given for the existing
3/4" water meter serving the home. Current fee for 1 -inch water is $5,589.00. Effective
January 1st, 2013 the fee for a 1 -inch meter will be reduced to $2,52
3. Fee for a 1 -inch meter installed by the City is currently $2,430.00. Effective January 1st,
2013, fee for a 1 -inch meter install will be $2,870.00.
Sanitary Sewer
1. Sewer service is provided by the City of Renton. There is an 8 -inch sewer main in Main
Ave South. The existing home is connected to sewer in Main Ave S.
Marts New Garage and B&B PR '87
Page 2 of 2
November 28, 2012
2. A system development fee for sewer will be owed if the size of the existing domestic
water meter increases based on the proposed use. Credit will be given for the existing
3/4" water meter serving the home. Current fee for 1 -inch water meter is $3,977.00.
Effective January lst, 2013, sewer fee for a 1 -inch meter will be $1,812.00.
Storm Drainage
1. If the project results in more than 2,000 square feet onew d or replaced impervious
surface, applicant shall submit a small site drainage plan ' ompliance�n ith Appendix C
of the 2009 King County Surface Water Manual at site plan application.
2. An erosion control plan will be required to be submitted with the building permit
application.
3. Surface water system development fees are based on a rate of $0.448 f new
impervious area.
Transportation/Street j
1. The Transportation Impact Fee will C$4:2�2�.25 er-ioorT
Z. Right of way width in Main Ave Street is 60 feet. Street ' en s re required
downtown in the City Center Community_ Planning Area, twelve foot re
with
street tree
res7.uir-d fronting the site., Dedication of righ w e required to
install this improvement. Applicant may submit aiql�e�tte,r requesting a modification to the
street standard.
General Comments
1. All construction utility permits for drainage and street improvements will require
separate plan submittals. All utility plans shall conform to the Renton Drafting
Standards.'Plans shall be prepared by a licensed Civil Engineer.
2. Separate permit and fees will be required for the water meter installation, side sewer
connection and storm water connection.
h:\ced',pI=inOcu—t piaaning\preapps\12-087.jerry\plan review comments prel2-087.doex
® o Ciry of n
DEPARTMENT OF COMMUNITY Q� o0Il
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 29, 2012
TO: Pre -application File No. 12-087
FROM: Gerald Wasser, Associate Planner
SUBJECT: Marys New Garage and B & B
General: We have completed a preliminary review of the pre -application for the above -
referenced development proposal. The following comments on development and
permitting issues are based on the pre -application submittals made to the City of
Renton by the applicant and the codes in effect on the date of review. The applicant is
cautioned that information contained in this summary may be subject to modification
and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community &
Economic Development Administrator, Public Works Administrator, Planning Director,
Development Services Director, and City Council). Review comments may also need to
be revised based on site planning and other design changes required by City staff or
made by the applicant. The applicant is encouraged to review all applicable sections of
the Renton Municipal Code. The Development Regulations are available for purchase
for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at
J www.rentonwa.goy
1C�Project Proposal: The subject property is located at 123 Main Avenue South (APN
007200082). The project site is a flat lot. The property is zoned Residential Multi -Family
Urban Center and is 6,000 square feet in size. The applicant is proposing to construct a
t new 960 square foot garage with a 300 square foot bed breakfast guest room above it
n and a bridge connection to the existing single-family house. The site is currently
?r� developed with a 2,000 square foot single-family house. Vehicular access to the new
U -
garage would be via the existing driveway from Main Avenue South on the south side of
the existing house.
NOTE: Accessory bed and breakfast houses require an approved administrative
conditional use permit in the RM -U zone. The project proposal described in the
narrative submitted with the pre -application materials appears to meet the criteria for
I, an accessory bed and breakfast house. If the project is a rental, it could be classified
as a boarding house/congregate housing and would not be permitted in the RM -U' r
zone.
Current Use: The property is developed with a 2,000 square foot single-family house (to
remain).
h:\ced\planning\current planning\preapps\12-087.jerry\pre012-087,mary's new garage and b & b,rm-u.doc
Mary's New Garage a & B, PRF12-087
Page 2 of 5
November 29, 2012
y 1�) a Zoning/Density Requirements: The subject property is zoned Residential Multi -Family
Urban Center (RM -U). A bed and breakfast unit is a general service use and would not
tt) y
be included in density calculations. However, the minimum density in the RM -U zone is
25 dwelling units per net acre (du/ac) and the maximum densltyis 75du/ac. Private
access easements, critical areas, and public right-of-way dedications are deducted from
the total area to determine net density.
NOTE: A business license would be required to operate a bed and breakfast house.ir
Development Standards: The project would be subject to RMC 4-2-110A, "Development
Standards for Residential Zoning Designations" effective at the time of complete
\ ` v application. A copy of these standards is included.
Minimum Lot Size, Width and Depth —There is no minimum lot size in Zone RM -U.
Minimum lot width is 50 feet and minimum lot depth is 65 feet for new lots. The
proposed project would be constructed on an existing lot which conforms to these
standards.
Building Standards —The RM -U zone allows a maximum building coverage of 75% of the
lot area. The maximum impervious coverage in the RM -U zone is 85%. Building height
is restricted to 50 feet. The height of detached accessory structures is determined
through the site plan review process (in other RM zones the height limit is 25 feet for
detached accessory structures). Accessory structures are also included in building lot
coverage calculations. Compliance with building standards will be determined at the
time of building permit review for any new structures. The applicant has indicated that
proposed building coverage would be 40% which conforms to the building coverage
standard. The applicant has also stated that impervious surface coverage would be
86% which is one percent in excess of the allowable maximum. Staff suggests that he
applicant modify the project to conform to the impervious surface coverage
requirement.
Setbacks —Setbacks are the minimum required distance between the building footprint
ornd the property line. [Note: Because the proposed garage would be located less than
eet from the existing house, it would be considered an attached accessory
ucture.] The required setback's in Zone RM -U for primary and attached accessory
structures are:
Front yard — 5 feet for the primary structure and attached accessory structures. The
proposed project appears to conform to this standard.
Rear yard )feet. The proposed project does not appear to conform to this standard;
setbacks wi be verified at the time of formal conditional use permit and building permit
applications.
Side yards — 5 -feet. Additional setbacks are required for structures in excess of 30 feet
in elevation: The entire structure shall be set back an additional one foot for each 10
feet in excess of 30 feet to a maximum cumulative setback of 20 feet. The proposed
h:\ced\planning\current plan ning\preapps\12-087Jerry\pre012-087, mary's new garage and b & b,rm-
u.doc
Mary's New Garage and B & B, PRE12-087
Page 3 of 5
November 29, 2012
Project does not appear to conform to this standard; setbacks will be verified at the
time of formal conditional use permit and building permit applications.
Urban Design Regulations: The subject property is within Urban Design District W. The
proposed project would be subject to the urban design guidelines and standards
specified in RMC 4-3-100E. A handout indicating the applicable guidelines and
standards is enclosed. NOTE: The applicant has stated that she would like
modifications of the Urban Design District `A' standards in order to accomplish her
project goals. Please see the discussion of urban design district modifications in the
Permit Requirements section below.
Access/Parking: The applicant has indicated that access would be taken via the existing
driveway from Main Avenue South for the new garage. Two off street parking spaces
are required for the single-family residence and one space is required for each bed and
breakfast guest room.
Landscaping: Except for critical areas, all portions of a development area not covered
by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought -resistant, vegetative cover. Development standards require that all
pervious areas within the property boundaries be landscaped. The minimum on-site
landscape width required along street frontages is 10 feet.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific
landscape requirements (enclosed). A conceptual landscape plan would be required at
the time of formal Conditional Use Permit application.
Significant Tree Retention: If significant trees (greater than 6 -inch caliper) are proposed
to be removed a tree inventory and a tree retention plan along with a tree retention
worksheet shall be provided with the formal land use application. The tree retention
plan must show preservation of at least 30 percent of significant trees, and indicate how
d ) proposed building footprints would be sited to accommodate preservation of significant
(,l,y"� trees that would be retained. If the trees cannot be retained, they may be replaced with
t minimum 2 inch caliper trees at a ratio of six to one.
Critical Areas: There are no mapped critical areas on the subject property. The project
site is within Aquifer Protection Zone 1. At such time as the applicant submits a
1 formal conditional use permit application, a Fill Source Statement prepared by a
professional engineer or geologist licensed in the State of Washington would be
required if more 50 cubic yards of fill will be imported to the project site.
Environmental Review: The proposed project is exempt from Environmental (SEPA)
Review unless critical areas are found to exist on the subject property.
Permit Requirements: The proposal would require approval of an administrative
conditional use permit. The fee for a conditional use permit application is $2,060.00
($2,000.00 plus 3% Technology Surcharge Fee). Detailed information regarding the land
use application submittal is provided in the attached handouts. In addition, the fee for
h:\ced\planning\current planning\preapps\12-087.jerry\pre012-087,mary's new garage and b & b,rm-
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Mary's New Garage a ' - & B, PRE12-087
Page 4 of 5
November 29, 2012
requests for Modifications of the Urban Design District standards is $103.00 ($100.00
plus 3% Technology Surcharge Fee) for each modification request. The administrative
conditional use permit request and any urban design district modification requests
would be reviewed concurrently within an estimated time frame of six to eight weeks.
Pursuant to RMC 4-9-030D, all of the following criteria must be considered by the CED
Administrator:
1. Consistency with Plans and Regulations — The proposed use shall be compatible
with the general goals, objectives, policies, and standards of the Comprehensive
Plan, the zoning regulations and any ether plans, programs, maps, or ordinances
of the City of Renton,-
2.
enton;2. Appropriate Location —The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate
area of the proposed use;
3. Effect on Adjacent Properties —The proposed use at the proposed location shall
not result in substantial or undue adverse effects on adjacent property;
4. Compatibility — The proposed use shall be compatible with the scale and
character of the neighborhood;
5. Parking—Adequate parking is, or will be made, available;
6. Traffic — The use shall ensure safe movement for vehicles and pedestrians and
shall mitigate potential effects on the surrounding area;
7. 7. Noise, Light, and Glare — Potential noise, light, and glare impacts from the
proposed use shall be evaluated and mitigated;
8. Landscaping — Landscaping shall be provided in all areas not occupied by
buildings, paving or critical areas. Additional landscaping may be required to
buffer adjacent properties from potentially adverse effects of the proposed use.
NOTE: If the conditional use permit is approved, it is likely that a condition of
approval would be that a covenant be recorded to prevent conversion from a bed and
breakfast to a boarding house.
Fees: In addition to the applicable building and construction fees, impact fees would be
required. On January 1, 2013 impact fees, which would replace mitigation fees, will
become effective. Such fees would apply to all projects and would be calculated at the
time of building permit application and payable prior to building permit issuance unless
deferred to time of sale. Fire and Transportation impact fees would be required. A
handout listing the impact fees is attached.
A handout listing all of the City's Development related fees is also attached for your
review.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th
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Marys New Garage and B & B, PRE12-087
Page 5 of 5
November 29, 2012
floor front counter prior to submitting the complete application package. Please call
for an appointment,
Expiration: If approved, the conditional use permit would valid for two years with a
possible one-time two year extension.
h:\ced\planning\current planning\preapps\12-087,jerry\pre012-087,mary's new garage and b & b,rm-
u.doc
PRE12-087 Mary's New Garage/B & B
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Medici Architec
Architecture, Programming Accessible Design & interior Design
Sept ember 9, 2014
TO: City of Renton
Planning Division
Attn: Kris Sorensen
FROM: Emily Buchwalter
11661 SE 1st STREET, SUITE 200
Bellevue, WA 98005
emilv(@mediciarchitects.com
Project Name: Mary's New Garage and B&B - Conditional Use Permit
Project Address: 123 Main Ave S, Renton, WA 98057
Parcel #: 000720-0082
Project Narrative:
The subject property is zoned Residential Multy-Family Urban Center and is
6,000 SF in size. The project site is a flat with no trees and no special site
features or drainage conditions.
The lot is currently developed with 2,000 SF Single -Family House (to remain)
and proposed is new 4 car garage (883 SF) and Bed & Breakfast unit above
(662 SF).
The vehicular access to the new garage would be via the existing driveway from
Main Avenue S on the south side of the existing house and proposed driveway
extension (887 SF), resulting in less than 2,000 SF of new impervious surface.
No off-site improvements are proposed.
Total estimated construction cost of the proposed project is $160,000.
No fill or excavation (other than foundations) is proposed
Accessory bed and breakfast requires administrative conditional permit in RM -U
zone.
11661 1" Street Suite 200, SE Bellevue, WA 98005
Tel: (425)453-9298 Facsimile: (425)452-8448
Medici Architec .
Architecture, Programming, Accessible Design & Interior Design
Septenber 9, 2014
TO: City of Renton
Planning Division
Attn: Kris Sorensen
FROM: Emily Buchwalter
11661 SE 1St STREET, SUITE 200
Bellevue, WA 98005
emilvCa)mediciarchitects.com
Conditional Use Permit Justification Statement
Project Name: Mary's New Garage and B&B - Conditional Use Permit
Project Address: 123 Main Ave S, Renton, WA 98057
Parcel #: 000720-0082
The proposed Accessory Bed and breakfast use is allowed service in RM -U
zone, per 4-2-060 Zoning Use Table.
The proposed use shall not have any adverse effects on adjacent properties as it
complies with RM -U zone requirements:
proposed lot coverage is 79% (85 % required), side yards are 5 feet as is
required, rear yard is 9 feet and 5 feet is required.
Located in back of the property and being 1.5 feet lower then max height
allowed, the propose use will not obstruct sunlight or views to surrounding uses.
The character and scale of the proposed addition resembles the main house
(roof pitch, exterior finishes, height, and window type) and is compatible with the
neighborhood.
On site parking is proposed in 4 car garage below Bed and breakfast unit with
no effect on surrounding area as low traffic is expected (only tenant in and out
the site).
The proposed use will not create any noise, light or glare impact.
Landscaping is proposed in all areas not occupied by buildings: vegetable
garden, shrubs and lawn.
11661 1" Street Suite 200, SE Bellevue, WA 98005
Tel: (425)453-9298 Facsimile: (425)452-8448 -
Medici Architect
Architecture, Programming Accessible Design & Interior Design
September 9, 2014
TO: City of Renton
Planning Division
Attn: Kris Sorensen
FROM: Emily Buchwalter
11661 SE 1" STREET, SUITE 200
Bellevue, WA 98005
emily(a)mediciarchitects.com
Project Name: Mary's New Garage and B&B - Conditional Use Permit
Project Address: 123 Main Ave S, Renton, WA 98057
Parcel #: 000720-0082
Construction Mitigation Description:
The construction will begin after obtaining all required permits (Conditional Use
and Building) and will take up to 6 months.
Hours and days of operations: Mon -Fri 8am — 5pm.
No special hours proposed for construction.
t 1661 1" Street Suite 200, SE Bellevue, WA 98005
Tel: (425)453-9298 Facsimile: (425)452-8448
September 4, 2014
Mary Ryan, Broker
123 Main Av S, Renton WA 98057
Dear Ms. Ryan
This letter is to report my findings from a site and soil evaluation on your property at 125 Main AVE S.,
Renton, WA 98055. This evaluation was conducted pursuant to construction of a garage in the
northwest quarter of the rectangular lot. For the purposes of considering storm water recharge into the
soil, my focus has been on the southwest quarter of the lot. According to the drawings provided by
Medici Architects, access to the garage from Main Street will be along the south edge of the property.
The driveway surfacing is proposed to consist of permeable pavers.
In the past, I have used data from the U.S. Department of Agriculture, through the King County Sail
Conservation Service for classification of soils by type. By doing so necessitated that the end user
already had knowledge of the soil formation based upon the arbitrary name assigned to a particular soil.
A farther study of the soil type simply identified its best use for agricultural purposes.
A far more simple method classifies soil based upon texture from coarse to fine, type 1 through type 6,
using additional terms as modifiers. By comparison, a type 1 soil is devoid of fine grain particles.
Contrast this with a type 6 soil consisting of clays.
2 test pits were excavated by hand, in the proposed storm water re -charge area. They were excavated
to a depth of 60 inches. The first pit revealed undisturbed fine sandy soil (type 2), changing to gravely,
fine and medium coarse, clean sand at 60 inches. This pit was located in the southwest corner of the
property. The second pit was located approximately 50 feet east of the first, near the southwest corner
of the deck. Soil at this location appeared to have been disturbed, with a layer of char and ash debris
and foreign objects to a depth of approximately 24 inches. Beyond this depth, the soil was gravely,
medium to fine sand (type 3).
Falling head percolation rates in each pit, respectively, were 1 minute per inch offall and 4 minutes per
inch of fall. The measurements were taken following several hours of pre-soaking of the soil to allow for
swelling of fine particulates. Theses effects however, are most likely insignificant due to the sandy
nature of the predominant soil characteristic.
Soil Log #1: Approximately 2 inches of dark brown/black loam, impacted with grass root (sod)
3" — 50" Light brown to tan, fine, clean sand
51" — 60" gray, gravely, clean, medium to fine sand.
Falling head percolation rate was less than one minute per inch of fall.
Soil Log #2: Approximately 9 " Dark brown/black loam, mixed with ash and charred debris -(disturbed)
10" — 60" brown, gravely slightly loamy fine sand
Percolation rate slowed to 8 minutes per inch, most likely due to the loamy mixture in the soil at
that particular location.
I hope that this brief report provides the necessary information for storm water design considerations.
Please contact me if I can be of further assistance.
Sincerely,
Steve A. Baima
Professional Septic System Designer
#5100104—State of Washington
DEPARTMENT OF CO.....IUNITY 00city7f
AND ECONOMIC DEVELOPMENT
PLANNING DIVISION
ENVIRONMENTAL CHECKLIST
City of Renton Planning Division
1055 South Grady Way -Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE OF CHECKLIST:
Governmental agencies use this checklist to help determine whether the environmental impacts
of your proposal are significant. This information is also helpful to determine if available
avoidance, minimization or compensatory mitigation measures will address the probable
significant impacts or if an environmental impact statement will be prepared to further analyze
the proposal.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Please answer each question accurately and carefully, to the best of your knowledge. You may
need to consult with an agency specialist or private consultant for some questions. You may use
"not applicable' or "does not apply" only when you can explain why it does not apply and not
when the answer is unknown. You may also attach or incorporate by reference additional studies
reports. Complete and accurate answers to these questions often avoid delays with the SEPA
process as well as later in the decision-making process.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a
period of time or on different parcels of land. Attach any additional information that will help
describe your proposal or its environmental effects. The agency to which you submit this
checklist may ask you to explain your answers or provide additional information reasonably
related to determining if there may be significant adverse impact.
INSTRUCTIONS FOR LEAD AGENCIES:
Additional information may be necessary to evaluate the existing environment, all interrelated
aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first
but not necessarily the only source of information needed to make an adequate threshold
determination. Once a threshold determination is made, the lead agency is responsible for the
completeness and accuracy of the checklist and other supporting documents.
USE OF CHECKLIST FOR NONPROJECT PROPOSALS:
I
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For nonproject proposals (such as ordinances, regulations, plans and programs), complete the
applicable parts of sections A and B even though questions may be answered "does not apply".
In addition the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D).
Please completely answer all questions that apply and note that the words "project", "applicant",
and "property or site' should be read as "proposal", "proponent", and "affected geographic area"
respectively. The lead agency may exclude (for non-projects) questions in Part B - Environmental
Elements —that do not contribute meaningfully to the analysis of the proposal.
A. BACKGROUND
1. Name of proposed project, if applicable:
MARY'S NEW GARAGE AND B&B
2. Name of applicant:
EMILY BUCHWALTER
3. Address and phone number of applicant and contact person:
11661 SE 1' STREET, SUITE 200, BELLEVUE, WA 98005
4. Date checklist prepared:
09-09-14
5. Agency requesting checklist:
CITY OF RENTON, PLANNING DIVISION
6. Proposed timing or schedule (including phasing, if applicable):
6 MONTHS FOR CONSTRUCTION, AFTER OBTAINING BUILDING PERMIT
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
NO
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
NONE
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
NO
10. List any government approvals or permits that will be needed for your proposal, if known.
CONDITIONAL USE PERMIT, BUILDING PERMIT
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11. Give brief, complete description of your proposal, including the proposed uses and the size of
the project and site. There are several questions later in this checklist that ask you to
describe certain aspects of your proposal. You do not need to repeat those answers on this
page. (Lead agencies may modify this form to include additional specific information on
project description.)
BUILD NEW BED & BREAKFAST UNIT (662 SF) ABOVE 4 CAR GARAGE (883 SF) ON 6,000 SF LOT
IN RM -U ZONE
12. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, including a street address, if any, and section, township,
and range, if known. If a proposal would occur over a range of area, provide the range or
boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic
map, if reasonably available. While you should submit any plans required by the agency, you
are not required to duplicate maps or detailed plans submitted with any permit applications
related to this checklist.
123 MAIN AVENUES., RENTON WA 98055
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General descri tion of the site
(circle one): Flat, oiling, hilly, steep slopes, mountainous, other
b. What is the steepest slope on the site (approximate percent slope)?
0%
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any
agricultural land of long-term commercial significance and whether the proposal results in
removing any of these soils.
SAND
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
NO
e. Describe the purpose, type, total area, and approximate quantities and total affected area
of any filling, excavation, and grading proposed. Indicate source of fill.
STRIP FOOTING EXAVATION
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f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
NO
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
73%
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
N/A
2. AIR
a. What types of emissions to the air would result from the proposal during construction,
operation, and maintenance when the project is completed? If any, generally describe and
give approximate quantities if known.
NONE
b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,
generally describe.
NO
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
N/A
3. WATER
a. Surface Water:
1) Is there any surface water body on or in the immediate vicinity of the site (including
year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe
type and provide names. If appropriate, state what stream or river it flows into.
NO
2) Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
NO
3) Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be
affected. Indicate the source of fill material.
NONE
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4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
NO
5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site
plan.
NO
6) Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
NO
b. Ground Water:
1) Will groundwater be withdrawn from a well for drinking water or other purposes? If
so, give a general description of the well, proposed uses and approximate quantities
withdrawn from the well. Will water be discharged to groundwater? Give general
description, purpose, and approximate quantities if known.
NO
2) Describe waste material that will be discharged into the ground from septic tanks or
other sources, if any (for example: Domestic sewage; industrial, containing the
following chemicals. ; agricultural; etc.). Describe the general size of the system, the
number of such systems, the number of houses to be served (if applicable), or the
number of animals or humans the system(s) are expected to serve.
NONE
c. Water runoff (including stormwater):
1) Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow?
Will this water flow into other waters? If so, describe.
LOW IMPACT DEVELOPMENT, SMALL PROJECT— PERMEABLE PAVEMENT,
Appendix C, SECTION C.2.6
2) Could waste materials enter ground or surface waters? If so, generally
describe.
NO
3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of
the site? If so, describe.
NO
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d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage
pattern impacts, if any:
NONE
4. PLANTS
a. Check the types of vegetation found on the site:
_X—deciduous tree: alder, maple, aspen, other
evergreen tree: fir, cedar, pine, other
_Xshrubs
_X grass
pasture
crop or grain
orchards, vineyards or other permanent crops.
_wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other
_water plants: water lily, eelgrass, milfoil, other
other types of vegetation
b. What kind and amount of vegetation will be removed or altered?
GRASS
c. List threatened and endangered species known to be on or near the site.
NONE
d. Proposed landscaping, use of native plants, or other measures to preserve or
enhance vegetation on the site, if any:
GRASS, VEGETABLE GARDEN AND RASPBERRY PATCH
e. List all noxious weeds and invasive species known to be on or near the site.
NONE
S. ANIMALS
a. List any birds and other animals which have been observed on or near the site or
are known to be on or near the site. Examples include:
Birds: hawk, heron, eagle, songbirds, other:
Mammals: deer, bear, elk, beaver, other:
Fish: bass, salmon, trout, herring, shellfish, other
NONE
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b. List any threatened and endangered species known to be on or near the site.
NONE
c. Is the site part of a migration route? If so, explain.
NO
d. Proposed measures to preserve or enhance wildlife, if any:
NONE
e. List any invasive animal species known to be on or near the site.
N/A
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the
completed project's energy needs? Describe whether it will be used for heating,
manufacturing, etc.
ELECTRIC WALL HEATERS
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
NO
c. What kinds of energy conservation features are included in the plans of this proposal? List
other proposed measures to reduce or control energy impacts, if any:
HIGH R -VALUE IN CEILINGS, DUAL FLASH TOILETS
7. ENVIRONMENTAL HEALTH
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of
fire and explosion, spill, or hazardous waste that could occur as a result of this proposal?
If so, describe.
NO
1) Describe any known or possible contamination at the site from present or past uses.
NONE
2) Describe existing hazardous chemicals/conditions that might affect project
development and design. This includes underground hazardous liquid and gas
transmission pipelines located within the project area and in the vicinity.
NONE
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3) Describe any toxic or hazardous chemicals that might be stored, used, or produced
during the project's development or construction, or at any time during the
operating life of the project.
NONE
4) Describe special emergency services that might be required.
NONE
5) Proposed measures to reduce or control environmental health hazards, if any:
NONE
b. Noise
1) What types of noise exist in the area which may affect your project (for example: traffic,
equipment, operation, other)?
NONE
2) What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other)?
Indicate what hours noise would come from the site.
NONE
3) Proposed measures to reduce or control noise impacts, if any:
NONE
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties? Will the proposal affect
current land uses on nearby or adjacent properties? If so, describe.
RESIDENTIAL
b. Has the project site been used as working farmlands or working forest lands? If so,
describe. How much agricultural or forest land of long-term commercial significance will
be converted to other uses as a result of the proposal, if any? If resource lands have not
been designated, how many acres in farmland or forest land tax status will be converted
to nonfarm or non -forest use?
NO
1) Will the proposal affect or be affected by surrounding working farm or forest land
normal business operations, such as oversize equipment access, the application of
pesticides, tilling, and harvesting? If so, how:
NO
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c. Describe any structures on the site.
TWO STORY SINGLE FAMILY HOUSE
d. Will any structures be demolished? If so, what?
NO
e. What is the current zoning classification of the site?
RM -U
f. What is the current comprehensive plan designation of the site?
UC -D
g. If applicable, what is the current shoreline master program designation of the site?
N/A
h. Has any part of the site been classified as a critical area by the city or county? If so,
specify.
NO
i. Approximately how many people would reside or work in the completed project?
1-2
j. Approximately how many people would the completed project displace?
NONE
k. Proposed measures to avoid or reduce displacement impacts, if any:
N/A
I. Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
N/A
m. Proposed measures to ensure the proposal is compatible with nearby agricultural and
forest lands of long-term commercial significance, if any:
N/A
9. HOUSING
a. Approximately how many units would be provided, if any? Indicate whether high, middle,
or low-income housing.
ONE (1)
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b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
NONE
c. Proposed measures to reduce or control housing impacts, if any:
N/A
10. AESTHETICS
a. What is the tallest height of any proposed structure(s), not including antennas; what is the
principal exterior building material(s) proposed?
TOP OF ROOF: 23'-6"
b. What views in the immediate vicinity would be altered or obstructed?
NONE
c. Proposed measures to reduce or control aesthetic impacts, if any:
N/A
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur?
NONE
b. Could light or glare from the finished project be a safety hazard or interfere with views?
NO
c. What existing off-site sources of light or glare may affect your proposal?
NONE
d. Proposed measures to reduce or control light and glare impacts, if any:
N/A
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
Jones Park
b. Would the proposed project displace any existing recreational uses? If so, describe.
NO
>0
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c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
N/A
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any buildings, structures, or sites, located on or near the site that are over 45
years old listed in or eligible for listing in national, state, or local preservation registers
located on or near the site? If so, specifically describe.
NO
b. Are there any landmarks, features, or other evidence of Indian or historic use or
occupation? This may include human burials or old cemeteries. Is there any material
evidence, artifacts, or areas of cultural importance on or near the site? Please list any
professional studies conducted at the site to identify such resources.
NO
c. Describe the methods used to assess the potential impacts to cultural and historic
resources on or near the project site. Examples include consultation with tribes and the
department of archeology and historic preservation, archaeological surveys, historic
maps, GIS data, etc.
N/A
d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and
disturbance to resources. Please include plans for the above and any permits that may be
required.
N/A
14. TRANSPORTATION
a. Identify public streets and highways serving the site or affected geographic area and
describe proposed access to the existing street system. Show on site plans, if any.
Bronson Way, Main Street, private driveway
b. Is the site or affected geographic area currently served by public transit? If so, generally
describe. If not, what is the approximate distance to the nearest transit stop?
NO
c. How many additional parking spaces would the completed project or non -project
proposal have? How many would the project or proposal eliminate?
4 PROPOSED IN GARAGE, NONE ELIMINATED
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d. Will the proposal require any new or improvements to existing roads, streets, pedestrian,
bicycle or state transportation facilities, not including driveways? If so, generally describe
(indicate whether public or private).
NO
e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
NO
f. How many vehicular trips per day would be generated by the completed project or
proposal? If known, indicate when peak volumes would occur and what percentage of the
volume would be trucks (such as commercial and non -passenger vehicles). What data or
transportation models were used to make these estimates?
1-2 TRIPS PER DAY, FROM TENANT COMING IN AND OUT
g. Will the proposal interfere with, affect or be affected by the movement of agricultural and
forest products on roads or streets in the area? If so, generally describe.
NO
h. Proposed measures to reduce or control transportation impacts, if any:
N/A
15. PUBLIC SERVICES
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, public transit, health care, schools, other)? If so, generally
describe.
NO
b. Proposed measures to reduce or control direct impacts on public services, if any.
N/A
16. UTILITIES
a. Circle utilities currently available at the site:
electricit atural gas ater, efuse service elephon anitary sewer, eptic system,
0
b. Describe the utilities that are proposed for the project, the utility providing the service,
and the general construction activities on the site or in the immediate vicinity which might
be needed.
NONE
12
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C. SIGNATURE
The above answers are true and complete to the best of my knowledge. I understand that the
lead agency is relying on them to make its decision.
fl"4
Proponent Signature:C.tom/
Name of Signee (printed): Emily Bachwalter
Position and Agency/Organization: Medici Architects
Date Submitted: 09-09-14
C:\repo\Medici\trunk\Clients\MaryRyan\A74_042 MARY RYAN\01 GENERAL\01.05 PERMIT FILES\CONDITIONAL USE PERMIT\05_envchlstdoc05/14
First American
First American Title Insurance Company
818 Stewart St, Ste 800
Seattle, WA 98101
September 12, 2014
Mary Ryan
123 Main Avenue S
Renton, WA 98057
Phone:
Fax:
Title Officer:
Pat Fullerton
Phone:
(206)615-3055
Fax No.:
(866)904-2177
E -Mail:
pfullerton@firstam.com
Order Number:
2317172
Escrow Number: 2317172
Buyer:
Owner: Ryan
Property: 123 Main Ave 5
Renton, Washington 98057
Attached please find the following item(s):
Guarantee
Thank You for your confidence and support. We at First American Title Insurance Company maintain the
fundamental principle:
Customer First.
Form 5003353 (7-1-14) Page 1 of 8 —G a ntee Number: 2317172 CLTA #14 Subdivision Guarantee (4-10-75)
Washington
First American
Guarantee
Subdivision Guarantee
ISSUED BY
First American Title Insurance Company
GUARANTEE NUMBER
5003353-2317172
SUB)ECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND THE CONDITIONS AND STIPULATIONS OF THIS
GUARANTEE,
FIRST AMERICAN TITLE INSURANCE COMPANY
a Nebraska corporation, herein called the Company
GUARANTEES
Mary Ryan
the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule
A, which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A.
First American Title Insurance Company
Uenni5.1 G,knore
PreSMeVJ//enntAv/'/J'
,lenrey S RaWson
Secretary
This jacket was created electronically and constitutes an original document
'Form 5003353 (7-1-14) Page 2 of 8 uarantee Number: 2317172 CLTA #14 Subdivision Guarantee (4-10-75)
____u Washington
SCHE --- E OF EXCLUSIONS FROM COVERAGE OF T.,S GUARANTEE
Except to the extent that specific assurances are provided in (a)
Schedule A of this Guarantee, the Company assumes no
liability for loss or damage by reason of the following:
(a) Defects, liens, encumbrances, adverse claims or other
matters against the title, whether or not shown by the
public records.
(b) (1) Taxes or assessments of any taxing authority that
levies taxes or assessments on real property; or, (2)
Proceedings by a public agency which may result in taxes
or assessments, or notices of such proceedings, whether (b)
or not the matters excluded under (1) or (2) are shown
by the records of the taxing authority or by the public
records.
(c) (1) Unpatented mining claims; (2) reservations or
exceptions in patents or in Acts authorizing the issuance
thereof; (3) water rights, claims or title to water,
whether or not the matters excluded under (1), (2) or (c)
(3) are shown by the public records. (d)
Notwithstanding any specific assurances which are provided
in Schedule A of this Guarantee, the Company assumes no
liability for loss or damage by reason of the following:
Defects, liens, encumbrances, adverse claims or other matters
affecting the title to any property beyond the lines of the land
expressly described in the description set forth in Schedule (A),
(C) or in Part 2 of this Guarantee, or title to streets, roads,
avenues, lanes, ways or waterways to which such land abuts,
or the right to maintain therein vaults, tunnels, ramps or any
structure or improvements; or any rights or easements therein,
unless such property, rights or easements are expressly and
specifically set forth in said description.
Defects, liens, encumbrances, adverse claims or other matters,
whether or not shown by the public records; (1) which are
created, suffered, assumed or agreed to by one or more of the
Assureds; (2) which result in no loss to the Assured; or (3)
which do not result in the invalidity or potential invalidity of
any judicial or non -judicial proceeding which is within the
scope and purpose of the assurances provided.
The identity of any party shown or referred to in Schedule A.
The validity, legal effect or priority of any matter shown or
referred to in this Guarantee.
GUARANTEE CONDITIONS AND STIPULATIONS
Definition of Terms.
The following terms when used in the Guarantee mean:
(a) the "Assured": the party or parties named as the
Assured in this Guarantee, or on a supplemental writing
executed by the Company.
(b) "land": the land described or referred to in Schedule
(A)(C) or in Part 2, and improvements affixed thereto
which by law constitute real property. The term "land"
does not include any property beyond the lines of the
area described or referred to in Schedule (A)(C) or in
Part 2, nor any right, title, interest, estate or easement in
abutting streets, roads, avenues, alleys, lanes, ways or
waterways.
(c) "mortgage": mortgage, deed of trust, trust deed, or
other security instrument.
(d) "public records": records established under state
statutes at Date of Guarantee for the purpose of
imparting constructive notice of matters relating to real
property to purchasers for value and without knowledge.
(e) "date": the effective date.
Notice of Claim to be Given by Assured Claimant.
An Assured shall notify the Company promptly in wrlting in
case knowledge shall come to an Assured hereunder of any
claim of title or interest which is adverse to the title to the
estate or interest, as stated herein, and which might cause
loss or damage for which the Company may be liable by
virtue of this Guarantee. If prompt notice shall not be given
to the Company, then all liability of the Company shall
terminate with regard to the matter or matters for which
prompt notice is required; provided, however, that failure to
notify the Company shall in no case prejudice the rights of
any Assured unless the Company shall be prejudiced by the
failure and then only to the extent of the prejudice.
No Duty to Defend or Prosecute.
The Company shall have no duty to defend or prosecute any
action or proceeding to which the Assured is a party,
notwithstanding the nature of any allegation in such action or
proceeding.
Company's Option to Defend or Prosecute Actions; Duty of
Assured Claimant to Cooperate.
Even though the Company has no duty to defend or prosecute as
set forth in Paragraph 3 above:
(a) The Company shall have the right, at its sole option and cost,
to institute and prosecute any action or proceeding, interpose
a defense, as limited in (b), or to do any other act which in its
opinion may be necessary or desirable to establish the title to
the estate or interest as stated herein, or to establish the lien
rights of the Assured, or to prevent or reduce loss or damage
to the Assured. The Company may take any appropriate action
under the terms of this Guarantee, whether or not it shall be
liable hereunder, and shall not thereby concede liability or
waive any provision of this Guarantee. If the Company shall
exercise its rights under this paragraph, it shall do so diligently.
(b) If the Company elects to exercise its options as stated in
Paragraph 4(a) the Company shall have the right to select
counsel of its choice (subject to the right of such Assured to
object for reasonable cause) to represent the Assured and shall
not be liable for and will not pay the fees of any other counsel,
nor will the Company pay any fees, costs or expenses incurred
by an Assured in the defense of those causes of action which
allege matters not covered try this Guarantee.
(c) Whenever the Company shall have brought an action or
interposed a defense as permitted by the provisions of this
Guarantee, the Company may pursue any litigation to final
determination by a court of competent jurisdiction and
expressly reserves the right, in its sole discretion, to appeal
from an adverse judgment or order.
(d) In all cases where this Guarantee permits the Company to
prosecute or provide for the defense of any action or
proceeding, an Assured shall secure to the Company the right
to so prosecute or provide for the defense of any action or
proceeding, and all appeals therein, and permit the Company
to use, at its option, the name of such Assured for this
purpose. Whenever requested by the Company, an Assured,
at the Company's expense, shall give the Company all
.Form 5003353 (7-1-14) Page 3 of 8 uarantee Number: 2317172 CLTA #14 Subdivision Guarantee (4-10-75)11
Washington.
G ANTEE CONDITIONS AND STIPULATION mtinued)
reasonable aid in any action or proceeding, securing
evidence, obtaining witnesses, prosecuting or defending
the action or lawful act which in the opinion of the
Company may be necessary or desirable to establish the
title to the estate or Interest as stated herein, or to
establish the lien rights of the Assured. If the Company
is prejudiced by the failure of the Assured to fumish the
required cooperation, the Company's obligations to the
Assured under the Guarantee shall terminate.
Proof of Loss or Damage.
In addition to and after the notices required under Sedan 2
of these Conditions and Stipulations have been provided to
the Company, a proof of loss or damage signed and sworn to
by the Assured shall be furnished to the Company within
ninety (90) days after the Assured shall ascertain the fads
giving rise to the loss or damage. The proof of loss or
damage shall describe the matters covered by this Guarantee
which constitute the basis of loss or damage and shall state,
to the extent possible, the basis of calculating the amount of
the loss or damage. If the Company is prejudiced by the
failure of the Assured to provide the required proof of loss or
damage, the Company's obligation to such assured under the
Guarantee shall terminate. In addition, the Assured may
reasonably be required to submit to examination under oath
by any authorized representative of the Company and shall
produce for examination, inspection and copying, at such
reasonable times and places as may be designated by any
authorized representative of the Company, all records, brooks,
ledgers, checks, correspondence and memoranda, whether
bearing a date before or after Date of Guarantee, which
reasonably pertain to the loss or damage. Further, if
requested by any authorized representative of the Company,
the Assured shall grant its permission, in writing, for any
authorized representative of the Company to examine, inspect
and copy all records, books, ledgers, checks, correspondence
and memoranda in the custody or control of a third party,
which reasonably pertain to the loss or damage. All
information designated as confidential by the Assured
provided to the Company pursuant to this Section shall not be
disclosed to others unless, in the reasonable judgment of the
Company, it is necessary in the administration of the claim.
Failure of the Assured to submit for examination under oath,
produce other reasonably requested information or grant
permission to secure reasonably necessary information from
third parties as required in the above paragraph, unless
prohibited by law or governmental regulation, shall terminate
any liability of the Company under this Guarantee to the
Assured for that claim.
Options to Pay or Otherwise Settle Claims:
Termination of Liability.
In case of a claim under this Guarantee, the Company shall
have the following additional options:
(a) To Pay or Tender Payment of the Amount of Liability or
to Purchase the Indebtedness.
The Company shall have the option to pay or settle or
compromise for or in the name of the Assured any claim
which could result in loss to the Assured within the
coverage of this Guarantee, or to pay the full amount of
this Guarantee or, if this Guarantee is issued for the
benefit of a holder of a mortgage or a lienholder, the
Company shall have the option to purchase the
indebtedness secured by said mortgage or said lien for the
amount owing thereon, together with any costs, reasonable
attomeys' fees and expenses incurred by the Assured claimant
which were authorized by the Company up to the time of
purchase.
Such purchase, payment or tender of payment of the full
amount of the Guarantee shall terminate all liability of the
Company hereunder. In the event after notice of claim has
been given to the Company by the Assured the Company
offers to purchase said indebtedness, the owner of such
indebtedness shall transfer and assign said indebtedness,
together with any collateral security, to the Company upon
payment of the purchase price.
Upon the exercise by the Company of the option provided for
in Paragraph (a) the Company's obligation to the Assured
under this Guarantee for the claimed loss or damage, other
than to make the payment required in that paragraph, shall
terminate, including any obligation to continue the defense or
prosecution of any litigation for which the Company has
exercised its options under Paragraph 4, and the Guarantee
shall be surrendered to the Company for cancellation.
(b) To Pay or Otherwise Settle With Parties Other Than the
Assured or With the Assured Claimant.
To pay or otherwise settle with other parties for or in the name
of an Assured claimant any claim assured against under this
Guarantee, together with any costs, attorneys' fees and
expenses incurred by the Assured claimant which were
authorized by the Company up to the time of payment and
which the Company is obligated to pay.
Upon the exercise by the Company of the option provided for
in Paragraph (b) the Company's obligation to the Assured
under this Guarantee for the claimed loss or damage, other
than to make the payment required in that paragraph, shall
terminate, including any obligation to continue the defense or
prosection of any litigation for which the Company has
exercised its options under Paragraph 4.
Determination and Extent of Liability.
This Guarantee is a contract of Indemnity against actual monetary
loss or damage sustained or incurred by the Assured claimant who
has suffered loss or damage by reason of reliance upon the
assurances set forth in this Guarantee and only to the extent herein
described, and subject to the Exclusions From Coverage of This
Guarantee.
The liability of the Company under this Guarantee to the Assured
shall not exceed the least of:
(a) the amount of liability stated in Schedule A or in Part 2;
(b) the amount of the unpaid principal indebtedness secured by
the mortgage of an Assured mortgagee, as limited or provided
under Section 6 of these Conditions and Stipulations or as
reduced under Section 9 of these Conditions and Stipulations,
at the time the loss or damage assured against by this
Guarantee occurs, together with interest thereon; or
(c) the difference between the value of the estate or interest
covered hereby as stated herein and the value of the estate or
interest subject to any defect, lien or encumbrance assured
against by this Guarantee.
Limitation of Liability.
(a) If the Company establishes the title, or removes the alleged
defect, lien or encumbrance, or cures any other matter assured
against by this Guarantee in a reasonably diligent manner by
,Form 5003353 (7-1-14) Page 4 of 8 uarantee Number: 2317172I CLTA #14 Subdivision Guarantee (4-10-75)1
Washington
10.
11.
G ANTEE CONDITIONS AND STIPULATION ultinued)
any method, including litigation and the completion of
any appeals therefrom, It shall have fully performed its
obligations with respect to that matter and shall not be
liable for any loss or damage caused thereby.
(b) In the event of any litigation by the Company or with the
Company's consent, the Company shall have no liability
for loss or damage until there has been a final
determination by a court of competent jurisdiction, and
disposition of all appeals therefrom, adverse to the title,
as stated herein.
(c) The Company shall not be liable for loss or damage to
any Assured for liability voluntarily assumed by the
Assured in settling any claim or suit without the prior
written consent of the Company.
Reduction of Liability or Termination of Liability.
All payments under this Guarantee, except payments made
for costs, attorneys' fees and expenses pursuant to Paragraph
4 shall reduce the amount of liability pro tanto.
Payment of Loss.
(a) No payment shall be made without producing this
Guarantee for endorsement of the payment unless the
Guarantee has been lost or destroyed, in which case
proof of loss or destruction shall be furnished to the
satisfaction of the Company.
(b) When liability and the extent of loss or damage has been
definitely fixed in accordance with these Conditions and
Stipulations, the loss or damage shall be payable within
thirty (30) days thereafter.
Subrogation Upon Payment or Settlement.
Whenever the Company shall have settled and paid a claim
under this Guarantee, all right of subrogation shall vest in the
Company unaffected by any act of the Assured claimant.
The Company shall be subrogated to and be entitled to all
rights and remedies which the Assured would have had
against any person or property in respect to the claim had
this Guarantee not been issued. If requested by the
Company, the Assured shall transfer to the Company all rights
and remedies against any person or property necessary in
order to perfect this right of subrogation. The Assured shall
permit the Company to sue, compromise or settle in the name
of the Assured and to use the name of the Assured in any
transaction or litigation involving these rights or remedies.
If a payment on account of a claim does not fully cover the
loss of the Assured the Company shall be subrogated to all
rights and remedies of the Assured after the Assured shall
have recovered its principal, interest, and costs of collection.
12. Arbitration.
Unless prohibited by applicable law, either the Company or the
Assured may demand arbitration pursuant to the Title Insurance
Arbitration Rules of the American Land Title Association. Arbitrable
matters may include, but are not limited to, any controversy or
claim between the Company and the Assured arising out of or
relating to this Guarantee, any service of the Company in
connection with its issuance or the breach of a Guarantee provision
or other obligation. All arbitrable matters when the Amount of
Liability is $2,000,000 or less shall be arbitrated at the option of
either the Company or the Assured. All arbitrable matters when the
amount of liability is in excess of $2,000,000 shall be arbitrated only
when agreed to by both the Company and the Assured. The Rules
in effect at Date of Guarantee shall be binding upon the parties.
The award may include attorneys' fees only if the laws of the state
in which the land is located permits a court to award attorneys' fees
to a prevailing party. Judgment upon the award rendered by the
Arbitrator(s) may be entered in any court having jurisdiction
thereof.
The law of the situs of the land shall apply to an arbitration under
the Title Insurance Arbitration Rules.
A copy of the Rules may be obtained from the Company upon
request.
13. Liability Limited to This Guarantee; Guarantee Entire
Contract
(a) This Guarantee together with all endorsements, if any,
attached hereto by the Company is the entire Guarantee and
contract between the Assured and the Company. In
interpreting any provision of this Guarantee, this Guarantee
shall be construed as a whole.
(b) Any claim of loss or damage, whether or not based on
negligence, or any action asserting such claim, shall be
restricted to this Guarantee.
(c) No amendment of or endorsement to this Guarantee can be
made except by a writing endorsed hereon or attached hereto
signed by either the President, a Vice President, the Secretary,
an Assistant Secretary, or validating officer or authorized
signatory of the Company.
14. Notices, Where Sent.
All notices required to be given the Company and any statement in
writing required to be furnished the Company shall include the
number of this Guarantee and shall be addressed to the Company
at First American Title Insurance Company, Attn: Claims
National Intake Center, 1 First American Way, Santa Ana,
California 92707 Claims.NICONrstam.com Phone: 888-632-
1642 Fax: 877-804-7606
A M E R ,
2
First American Title
Form 5003353 (7-1-14) rage -5 -of 8 uarantee Number: 2317172 CLTA #14 Subdivision Guarantee (4-10-75)
Washington
First American Subdivision Guara e
ISSUED BY
Schedule A First American Title Insurance Company
GUARANTEE NUMBER
2317172
Order No.: 2317172 Liability: $1,000.00 Fee: $350.00
Tax: $33.25
Name of Assured: Mary Ryan
Date of Guarantee: September 08, 2014
The assurances referred to on the face page hereof are:
1. Title is vested in:
MARY PATRICIA RYAN, AS HER SOLE AND SEPARATE PROPERTY
2. That, according to the public records relative to the land described in Schedule C attached hereto
(including those records maintained and indexed by name), there are no other documents
affecting title to said land or any portion thereof, other than those shown under Record Matters
in Schedule B.
3. The following matters are excluded from the coverage of this Guarantee
A. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing
the issuance thereof.
B. Water rights, claims or title to water.
C. Tax Deeds to the State of Washington.
D. Documents pertaining to mineral estates.
4. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of
any matter shown herein.
S. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence
as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W.,
and the local regulations and ordinances adopted pursuant to said statute. It is not to be used
as a basis for closing any transaction affecting title to said property.
6. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment,
guarantee or policy. It is furnished solely for the purpose of assisting in locating the premises
and First American expressly disclaims any liability which may result from reliance made upon it.
Form 5003353 17-1-14 Page 6 of 8 uarantee Number: 2317172 CLTA #14 Subdivision Guarantee (410-75)1
washingtonj
First American
Schedule B
Subdivision Guara e
ISSUED BY
First American Title Insurance Company
GUARANTEE NUMBER
2317172
1. General Taxes for the year 2014. The first half becomes delinquent after April 30th. The second
half becomes delinquent after October 31st.
Tax Account No.:
000720008200
1st Half
Amount Billed:
$ 987.82
Amount Paid:
$ 987.82
Amount Due:
$ 0.00
Assessed Land Value:
$ 86,000.00
Assessed Improvement Value:
$ 138,000.00
2nd Half
Amount Billed:
$ 987.82
Amount Paid:
$ 0.00
Amount Due:
$ 987.82
Assessed Land Value:
$ 86,000.00
Assessed Improvement Value:
$ 138,000.00
2. Deed of Trust and the terms and
conditions thereof.
Grantor/Trustor:
Mary Patricia Ryan, a single person
Grantee/Beneficiary:
First Savings Bank Northwest
Trustee:
First Financial Diversified Corporation
Amount:
$340,000.00
Recorded:
May 01,2008
Recording Information:
20080501000257
Said instrument is a re-record of recording no(s). 20110916001720
Any and all offers of dedication, conditions, restrictions, easements, boundary discrepancies or
encroachments, notes and/or provisions shown or disclosed by Short Plat or Plat Town of
Renton recorded in Volume 01 of Plats, Page(s) 135.
Conditions, notes, easements, provisions and/or encroachments contained or delineated on the
face of the Survey recorded under Recording No. 20080229900009.
Informational Notes, if any
Form 5003353 (7-1-14) Page 7 of 8 uarantee Number: 2317172 CLTA #14 Subdivision Guarantee (4-10-75)
Washingtoni
First American
Schedule C
Subdivision Guarantee
ISSUED BY
First American Title Insurance Company
GUARANTEE NUMBER
2317172
The land in the County of King, State of Washington, described as follows:
THAT PORTION OF THE TOBIN DONATION LAND CLAIM #37, DESCRIBED AS FOLLOWS:
BEGINNING 90 FEET NORTH OF THE NORTHEAST CORNER OF LOT 5, BLOCK 12, TOWN OF RENTON,
ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 1 OF PLATS, PAGE 135, IN KING COUNTY,
WASHINGTON;
THENCE NORTH 50 FEET;
THENCE WEST 120 FEET;
THENCE SOUTH 50 FEET;
THENCE EAST 120 FEET TO THE TRUE POINT OF BEGINNING.
Form 5003353 (7-1-14) Page 8 of 8 uarantee Number: 2317172 CLTA #14 Subdivision Guarantee (4-10-75)
Washington
RECEIPT EG00028525 Cityof
Transaction Date: September 16, 2014
BILLING CONTACT
Mary Ryan.
123 MAIN AVE S
RENTON, WA 98057
REFERENCE NUMBER FEE NAME
TRANSACTION
TYPE
PAYMENT
METHOD
AMOUNT PAID
LUA14-001257
PLAN -Admin Conditional Use
Fee Payment
heck #1788
$2.000.00
Technology Fee
Fee Payment
heck #1788
$60.00
SUBTOTAL I
$2,060.00
TOTAL $2,060.00
Printed On, 9/1612014 Prepared By. Kris Sorensen Page 1 of I