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HomeMy WebLinkAboutPermit L94-0002 - NEWMAN ROBERT & DIANE - SETBACK WAIVER SPECIAL PERMISSION.. L94 -0002 NEWMAN SETBACK WAIVER SPECIAL PERMISSION 1 i r a i H O C I A T E E I 1998 2000 405 wila Urban Center rtation Conditions Draft Report A S S O C I A Figure 6: Inbound Traffic Volume Trends on the Major Approaches to the Tukwila Urban Center 24, 22, 20, 18, 16, $ 12, CD in 10, 8, 6, 4, 2 uuu 000 000 ■ 000■ 000 000 , . ""'..ar -,./ ■ 000 ■ --"---4r•'' 000- 000 000 000 -- , �� + 000 w AM -- _..---. - ..^ IFT 1988 1989 1990 1991 Li 1992 1993 1994 1995 1996 1997 1998 Year - +-61st AVENUE SOUTH BRIDGE -f-- STRANDER BLVD ® GREEN RIVER -*- ANDOVER PARK WEST s/o 180th ST. +SOUTH 178TH ST. (HILL) - -'' - KLICKITAT DRIVE 1 -5 OVERPASS -11■ -68th AVENUE SOUTH BRIDGE 'L S. 180TH ST. © GREEN RIVES -- SOUTHCENTER PKWY /57TH s 3 OFF -RAMP TO SOUTHCTR Source: City of Tukwila Public Works 12 Tukwila Urba Existing Transportation Cc Dra, City of Tukwila Department of Community Development March 1, 1994 Mr. Robert E. Newman 341 Smithers Avenue South Renton, WA 98055 RE: Setback Exception Request #L94 -0002 Dear Mr. Newman: John W. Rants, Mayor Rick Beeler, Director The Department of Community Development (DCD) has reviewed your written request for an administrative exception to the Zoning Code building front yard setback requirements. You have requested a reduction from a required 30' setback along the rear alley to a 10' setback. The existing house has a 40' setback from the alley. In our previous discussions, you indicated that without a setback exception, you could not build a garage on your lot. Based upon a review of your lot, the status of the alley and the Code's exception criteria, DCD has approved a reduced setback :of 14.5' from the alley. The basis of this decision is summarized below. The Zoning Code states that "in the case of through lots, unless the prevailing front yard pattern on adjoining lots indicates otherwise, front yards shall be provided on all frontages" (TMC 18.50.070) . The front of a lot is "that portion nearest the street..." (TMC 18.06.470). A street is defined in the Code as a "public thoroughfare which affords the principal means of access to abutting properties" (TMC 18.06.790). The alley at your lot does not appear to be the principal means of access; however, it is a public right -of -way, and is, or could be, used for access. Our Public Works Department considered the potential for vacation of the alley in the future. Due to future utility line needs, Public Works will not allow vacation of the alley. Therefore, your lot has two front yards: one at 130th Street and one at the alley. The required front yard setback for both of these front yards is 30 feet (to eave line). However, the Code provides for exceptions to front yard requirements (TMC 18.50.070). Under this provision, DCD may make an exception as follows: 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Far (206) 431-3665 Mr. R. Newman Setback Exception, Page 2 "Where the front yard that would normally be required on a lot is not in keeping with the prevailing yard pattern;" b) the requirement for the normal front yard may be waived and substituted with "a special yard requirement;" c) and such yard requirement "shall not exceed the average of the yards provided on adjacent lots." It appears from your application that other structures on nearby lots have a setback of 5 feet and 24 feet. The average of these setbacks is 14.5 feet. For similar lots elsewhere in Tukwila, structures located along an alley are often less than 30' from the property line. The alley typically functions as the edge of the rear yard. In the case of your alley, its steep slope will likely keep it from becoming a primary access road in the future. Therefore, the normal 30' front yard requirement along your alley would not be consistent with "the . prevailing yard pattern." Given this, and the . exception criteria, DCD waives the . normal front yard requirement along the alley. The normal front yard along the alley is to be substituted with a setback of 14.5 feet, which is the average setback provided on adjacent lots. This special yard requirement is consistent with the yards provided on other alley lots. Any permit application drawings for your proposed garage should reflect these minimum setback dimensions. If you have any questions regarding the front yard exception decision, please contact me (431 - 3681). Ann Siegenthaler (431 -3670) can assist . you with your building permit revisions. Sincerely, c Pace Senior Planner Department of Community Development cc: Ann Siegenthaler File ,.,oz.r..Y..... .,...n..nanM ,,.e. ,.-,. <a.,.- •,rs.ir.rry�.tr ..v,.vy� To: Ann Siegenthaler, Planning Division From: John A. Pierog, PW Development Engineer Dat January 25, 1994 Subject: Newman SFR Garage 3522 South 130th Street Activity No. L94 -0002 Alley Vacation Request The subject request was reviewed at this morning's Public Works plan review meeting. The vacation was unanimously:. opposed., The reasons are as follows:. 1. This alley is suitable for accommodating public utility development. Currently, there exists a sanitary side sewer to the Newman residence. 2. Vacation of the alley would provide an additional eight feet of distance to satisfy the setback requirements for the garage. This would give a total available setback of 18'. A waiver would still be required to comply with. the 30' standard. 3. The acquisition of right -of -way for public utility and access improvements involves cost to the City in most cases. The vacation of existing rights must be weighed in the light of benefits received by the general public. In' this case, there are none. For your information, the City Engineer mentioned that in cases of vacation requests, adjacent property owner positions are usually documented as being supportive or opposed to the proposed action. If you have any questions concerning the above, please let me know. JAP /jap cf: Development File ROBERT E. NEWMAN 341 Smithers Avenue South Renton, Wash. 98055 (206) 277 -1287 January 8, 1994 Rick Beeler Director of Community Development City of Tukwila Tukwila, Washington 98188 RE: 3522 S. 130th St. Tukwila Dear Sir: .gcnv Y L 9y- OGVA P,•auEcr: P Id/ -cool The above referenced property has an alley at the rear which is treated as a street for set backs. I would like to build a garage and cannot because of the required set back. ]: am therefor requesting an exception to the rear yard set back. There is a garage on the property to the east which sets approximately 23 feet from the property line. There is a Manufactured home on the property to the north ( the rear of subject property) that is approximately 5 feet from the alley. The property to the west has no buildings in the rear yard. The alley going to the east is very steep and will most likely not ever ;bc improved due to the high cost involved. Going to the west will require a cuvlert and may he to expensive to improve. . Due to these physical characteristics and the need for a garage on this site ]: feel is basis for an exception to the set back. :F am enclosing a drawing to illustrate. the site. Thank )9y for your consideration. Robert E. Newman Owner TUKWILA 4 / STH isr•—•—c ------- TT.rIT'-'-' • ,.., I 47' .• .'.: _.. _..... ...... (-315w, - RI VEFTCn‘: REPLAT 114 I :s 119 23 1 2 \‘70\k - \ .6 • 44,14.00i *IPA NOT u. 1<1011 Mow; .11. crutil arid F-11:111Siovi:yy tolly iti rit) W.1,1;11,re 'Ali (A) • r-i —6 5 13U vl• -r-t ri;:r.7"N 1 *4, /33Pp 0 I 24474N r • noi t4,-6*Citf -7 -A Siok .;\ 10 a • • . . .s ; g. r, • ) 3 so , /11 5 , • L0 J 1,-e /7 41, I. .".. • • , •,,; JAN 1 B 1994 ..•• DEVELOPMENT -- Nor on - TUKWILA • . • • 702 3 •53 (A) ' , RI VEVON PEPLAT , • ' ' \13 114 115 1 19 20 21 R"1,141' • ' ,.; NOT f Kroll cowl ant, vmys r .ir 411, ::11( ''t<1 6 . „ l',04 ;3].. *** - 3 —C { • 0 I �,...�:. \� T 0 M 2 F a 11 tf cb co on- 30 Uw ROBERT E. NElt1MAN 341 Smithers Avenue South .Renton, Wash. 98055 ( 06) 277- 1287 January 8, 1994 Rick Beeler Director of Community Development City of Tukwila Tukwila, Washington 98188 RE: 3522 S. 130th St. Tukwila Dear Sir: � . 4c17 vrry; L 9/� Da9A P,eAJ6cT -oao'� The above referenced property'has an alley at the rear which is treated as a street for set backs. I would like to build a garage and cannot because of the.requi.recl set back. ]: am therefor requesting an exception to the rear yard set back. There is a garage on the property to the east which sets approximately 23 feet from the property line. There is a Manufactured home on the property to the north ( the rear of subject property) that As approximately 5 feet. from the alley, The property to the west has no buildings in the rear yard. • The alley going to the east is very steep and will most likely not ever he • improved due to the high cost involved. Going to the west will require a cuviert and may be to expensive to improve. Due to these physical characteristics and the need for a garage on this site • I feel is basis for an exception to the set back. 1 am enclosing a drawing to illustrate the site. Thank y for your consideration. Robert E. Newman Owner RECEIVED JAN 1 81994 COMLvauNITY DEVELOPMENT