HomeMy WebLinkAboutD_Dhillon_Single_Family_Alley_ModificationDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_Dhillon Single Family Alley Modification
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 22, 2020
Project File Number: PR20-000282
Project Name: Dhillon Single Family Alley Modification
Land Use File Number: LUA20-000225, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner/Applicant: Dhillon Investments, LLC; 14519 SE 262nd ST, Kent, WA 98042
Contact: Simrit Dhillon; 14519 SE 262nd ST, Kent, WA 98042
Project Location: 1115 N 33rd Pl, Renton, WA 98056
Project Summary: The applicant is requesting a modification from RMC 4-4-080 Parking, Loading
and Driveway Regulations in order to allow for one proposed home at 1115 N
33rd Pl (APN 3342102090) to utilize N 33rd Pl for vehicular access instead of the
alley ROW at the rear of the property. The site is located in the Residential- 8
du/ac (R-8) zone and has a Comprehensive Plan Land Use Designation of
Residential Medium Density (MD). Per RMC 4-4-080.F.7, for lots in the R-6 and
R-8 zone abutting an alley, all parking areas shall be located at the rear side of
the building and vehicular access shall be taken from the alley. The applicant
intends to build one new single-family home on the existing lot. No critical areas
are mapped on the subject site.
Site Area: 0.12 acres (5,100 SF)
DocuSign Envelope ID: 9D78CC63-BEB6-46D9-BB16-E3084BB00203
City of Renton Department of Community & Economic Development
Dhillon Single Family Alley Modification
Administrative Modification Report & Decision
LUA20-000225, MOD
Report of October 22, 2020 Page 2 of 6
D_Dhillon Single Family Alley Modification
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: Neighborhood Detail Map
Exhibit 5: N 33rd Place Block Analysis
C. PROJECT DESCRIPTION/BACKGROUND
The applicant is requesting a modification (Exhibit 2) from RMC 4-4-080 Parking, Loading and Driveway
Regulations in order to allow for one proposed home to utilize N 33rd Pl for vehicular access instead of the
unimproved alley ROW at the rear of the property. The site is located in the Residential-8 du/ac (R-8) zone and
has a Comprehensive Plan Land Use Designation of Residential Medium Density (MD). Per RMC 4 -4-080.F.7, for
lots in the R-6 and R-8 zone abutting an alley, all parking areas shall be located at the rear side of the building and
vehicular access shall be taken from the alley. The applicant intends to build one new single-family home on the
existing lot (Exhibits 3-5). No critical areas are mapped on the subject site.
D. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 23, 2020, and determined the application complete on the same day. The project complies
with the 120-day review period.
2. The applicant’s submittal materials comply with the requirements necessary to process the modification
request.
3. The project site is located at 1115 N 33rd Pl, Renton, WA 98056.
4. The project site is currently vacant.
5. Access to the site is proposed via N 33rd Pl, rather than the alley at the rear of the site.
6. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
7. The site is located within the Residential-8 du/ac (R-8) zoning classification.
8. No trees are located on the project site.
9. No critical areas are mapped on the subject site.
10. The applicant is proposing to begin construction following building permit approval.
11. This Modification decision does not approve the proposed architectural elevations provided by the
applicant. The provided architectural elevations do not comply with the modification criteria as noted in
FOF 12, criterion ‘b’, and were not reviewed for compliance with design regulations or any other
development standards. In addition, review of this project proposal is based only as it pertains to the
subject alley modification request. All other aspects of the project shall be verified for compliance with
the applicable development standards of the zone and conditions of approval at the time of building
permit review.
DocuSign Envelope ID: 9D78CC63-BEB6-46D9-BB16-E3084BB00203
City of Renton Department of Community & Economic Development
Dhillon Single Family Alley Modification
Administrative Modification Report & Decision
LUA20-000225, MOD
Report of October 22, 2020 Page 3 of 6
D_Dhillon Single Family Alley Modification
12. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080 in order to allow one
proposed single-family home with alley ROW access to orient the garage towards, and access from, N 33rd
Pl. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all
conditions of approval are met. Therefore, staff is recommending approval of the requested modification,
subject to conditions as noted below:
Compliance Modification Criteria and Analysis
Compliant if
condition of
approval is
met
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: The purpose of requiring alley-oriented garages and vehicular alley
access in the Residential-6 (R-6) and Residential-8 (R-8) zones is to improve pedestrian
safety, reduce the visual impact and presence of garages on the streetscape, and
increase the amount of green and pervious surfaces in the front yard setback area. The
applicant states that the existing unimproved alley is not functional or useful as it does
not currently go through from east to west. The lot is more than 300 feet from the
nearest improved alley access point (based on the date of Administrative Modification
Report & Decision) and approximately 100 feet away from the nearest anticipated
future development that will improve the alley. Several neighboring homeowners have
been using the unimproved alley as part of their backyard for many years, including
encroaching sheds. Most of the block, from Burnett Ave N to Park Ave N, is developed
with existing single-family homes that access from the street, and have encroachments
in the alley, with sheds, fences, and yard improvements. A Revocable Right of Way
Permit would be required for any person aspiring to temporarily or permanently use
and occupy unused public right-of-way and whose property directly abuts and adjoins
such public right-of-way.
Staff concurs with the applicant’s justification regarding the current obstacles that
prevent alley access for the lot. However, in order to ensure that the new single-family
home meets the objectives of the Comprehensive Plan Land Use Element and the
Community Design Element that provide for visual identity and evoke the character of
the city, creating a sense of place; and which further serves to reduce driveway
appearance and increase green spaces, staff recommends as a condition of approval
that grasscrete pavers (or similar material as approved by the Current Planning Project
Manager) be utilized for the front driveway access. In addition, in order to further
reduce the visual impact of the driveway, staff recommends as a condition of approval
that there be a minimum of ten feet (10') on-site landscaping along the public street
frontage of N 33rd Pl that includes a mixture of trees, shrubs, and groundcover. A
landscape plan in compliance with RMC 4-8-120.D.12 shall be submitted for review and
approval by the Current Planning Project Manager at the time of building permit
application. In addition, the driveway width shall not exceed nine feet (9’) within the
required street frontage landscape area. Furthermore, the driveway improvements in
the front yard and the curb cut within the street frontage shall be removed and replaced
with onsite landscaping and street frontage improvements, including sidewalk and
planter strip, when the alley improvements are constructed behind the home at a later
date. The applicant shall provide a driveway proposal for review and approval at the
time of building permit application.
DocuSign Envelope ID: 9D78CC63-BEB6-46D9-BB16-E3084BB00203
City of Renton Department of Community & Economic Development
Dhillon Single Family Alley Modification
Administrative Modification Report & Decision
LUA20-000225, MOD
Report of October 22, 2020 Page 4 of 6
D_Dhillon Single Family Alley Modification
The applicant will be required to pay an applicable fee-in-lieu for alley improvements
prior to building permit issuance. See additional comments regarding home design and
appearance under criterion ‘b’.
Compliant if
condition of
approval is
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: As stated above, the applicant states that the existing unimproved alley
is not functional or useful as it does not currently go through from east to west. In
addition, the applicant also states that the design of the home will ensure that the visual
impact of the garage will be minimized, while porches and front doors will be the
emphasis of the front of the home; however, the applicant does not explain in the
provided modification justification (Exhibit 2) how the garage is minimized or how the
front entry is emphasized beyond what is required by code.
Staff agrees that the length of the existing unimproved alley prevents functional
utilization of alley access for the proposed home; however, staff does not agree that the
proposed home design, submitted with the Modification, adequately minimizes the
appearance of the garage or meets the purpose and intent of the code. Staff does not
concur that the project, as proposed with the Modification application, complies with
the criteria for approval of a modification. The proposed design does not meet the intent
of the R-8 zone that requires the garage to be located at the rear or side of the building.
A proposal that includes a prominent garage entrance that is visible from the street
frontage does not meet the intent of the Renton Municipal Code, or meet the aesthetic
goals of the Renton Comprehensive Plan. Therefore, staff recommends as a condition
of approval that the garage and garage entrance for the new single-family residence
be located behind of the house, rather than the front or side of the house. The garage
shall be designed to ensure access is preserved from the existing alley if improved in the
future. The final home design shall be reviewed and approved by the Current Planning
Project Manager prior to building permit issuance
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that utilizing N 33rd Pl for vehicular access and
orienting the garage towards the street would not be injurious to the neighboring
properties, as the majority of nearby homes currently utilize the street for access.
Staff concurs with the applicant that requested modification would not be injurious to
other properties in the vicinity.
Compliant if
condition of
approval is
met
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘a’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: As stated above, several neighboring homeowners have been using the
unimproved alley as part of their backyard for many years, including encroaching sheds,
fences, and yards. See comments under criterion ‘a’ regarding a Revocable Right of Way
Permit. Until more of the alley is improved, access from the existing street may be less
burdensome on the neighborhood. In addition, alley access for the proposed single
family home would require, at this time, a dead-end alley more than 450 feet from Park
DocuSign Envelope ID: 9D78CC63-BEB6-46D9-BB16-E3084BB00203
City of Renton Department of Community & Economic Development
Dhillon Single Family Alley Modification
Administrative Modification Report & Decision
LUA20-000225, MOD
Report of October 22, 2020 Page 5 of 6
D_Dhillon Single Family Alley Modification
Ave N. Therefore, staff concurs that the modification is justified and required for the use
and situation intended.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
E. DECISION:
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250 for approval of modifications, provide conditions
of approval are met. Therefore, the Dhillon Single Family Alley Modification (MOD), File No. LUA20-000225,
MOD, is approved and is subject to the following conditions.
1. Grasscrete pavers (or similar material as approved by the Current Planning Project Manager) shall be
utilized for the driveway access. The applicant shall provide a driveway surface proposal for review and
approval by the Current Planning Project Manager at the time of building permit application.
2. There be a minimum of ten feet (10') on-site landscaping along the public street frontage of N 33rd Pl that
includes a mixture of trees, shrubs, and groundcover. A landscape plan in compliance with RMC 4-8-
120.D.12 shall be submitted for review and approval by the Current Planning Project Manager a t the time
of building permit application.
3. The driveway width shall not exceed nine feet (9’) within the required street frontage landscape area.
Furthermore, the driveway improvements in the front yard and the curb cut within the street frontage
shall be removed and replaced with onsite landscaping and street frontage improvements, including
sidewalk and planter strip, when the alley improvements are constructed behind the home at a later date.
The applicant shall provide a driveway proposal for review and approval by the Current Planning Project
Manager at the time of building permit application.
4. The garage and garage entrance for the new single-family residence shall be located behind of the house,
rather than the front or side of the house. The garage shall be designed to ensure access is preserved from
the existing alley if improved in the future. The final home design shall be reviewed and approved by the
Current Planning Project Manager prior to building permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
TRANSMITTED on October 22, 2020 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Dhillon Investments, LLC
14519 SE 262nd ST,
Kent, WA 98042
Simrit Dhillon
14519 SE 262nd ST,
Kent, WA 98042
TRANSMITTED on October 22, 2020 to the Parties of Record:
None
DocuSign Envelope ID: 9D78CC63-BEB6-46D9-BB16-E3084BB00203
10/22/2020 | 4:38 PM PDT
City of Renton Department of Community & Economic Development
Dhillon Single Family Alley Modification
Administrative Modification Report & Decision
LUA20-000225, MOD
Report of October 22, 2020 Page 6 of 6
D_Dhillon Single Family Alley Modification
TRANSMITTED on October 22, 2020 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property & Technical Services Manager
Clark Close, Interim Current Planning Manager
Anjela Barton, Fire Marshal
K. 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 decision
date.
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 November 5, 2020. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s
Office, (425) 430-6510. Due to Governor Jay Inslee’s Proclamation 20-25 (“Stay Home, Stay Healthy”), the City
Clerk’s Office is working remotely. For that reason, appeals must be submitted electronically to the City Clerk
at cityclerk@rentonwa.gov. The appeal fee, normally due at the time an appeal is submitted, will be collected
at a future date. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information
regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. If the
situation changes such that the City Clerk’s Office is open when you file your appeal, you have the option of
filing the appeal in person.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, 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.
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.
DocuSign Envelope ID: 9D78CC63-BEB6-46D9-BB16-E3084BB00203
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Dhillon Single Family Alley Modification
Land Use File Number:
LUA20-000225, MOD
Date of Report
October 22, 2020
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Dhillon Investments, LLC
14519 SE 262nd ST, Kent, WA
98042
Project Location
1115 N 33rd Pl, Renton,
WA 98056
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Modification Request Justification
Exhibit 3: Site Plan
Exhibit 4: Neighborhood Detail Map
Exhibit 5: N 33rd Place Block Analysis
DocuSign Envelope ID: 9D78CC63-BEB6-46D9-BB16-E3084BB00203