HomeMy WebLinkAbout11-13-2020 Appeal from Phan & DoAPPEAL LETTER
Chloe Phan & Huy Do
451 Duvall Ave NE, Suite 115
Renton, WA 98059
Page 1 | 3
November 10, 2020
City of Renton, Department of
Community and Economic
Development
1055 S. Grady Way
Renton, WA 98057
Re: N 29th Residence; Land Use Action Appeal; Alley modification
Permit #: TBD
Site Address: 909 N. 29th Street
Dear Department of Community and Economic Development,
Attention: Vanessa Dolbee & Angelea Weihs,
It is our understanding that the Land use modification (LUA20-000227, MOD) has been approved
subject to conditions. We are asking the city to reconsider their decision requiring the garage door and access to
be in the rear yard as it is infeasible given the lot size and site characteristics.
Project Narrative:
We are seeking a modification from the Renton Municipal Code, Chapter 2, Section 4-2-
115. E Guideline, which encourages access of alleys when possible.
We, as the owners, propose to construct a single-family residence located on North 29th St. The
property abuts an unimproved public alley to the rear. The alley right of way currently contains numerous
encroachments, including privately owned sheds and fences from existing adjacent properties. These
encroachments appear to have been in existence for many years, making vehicular access from the alley, at this
time, infeasible.
Please note that the site topography slopes significantly down towards the alley, there is almost 6 feet
of grade change in some places, which will not allow for proper vehicular ingress and egress and make driveway
into the back yard not feasible, as this will not allow for future connection to the alley.
We propose to utilize design techniques that will minimize the visual impact of the garage and
accentuate the living space in front entry area of the homes.
The City’s Decision was as follows:
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.
a) We will propose grass pavers with a concrete border at the time of the building permit submittal.
2. There be a minimum of ten feet (10') on-site landscaping along the public street frontage of N 29th St 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.
DocuSign Envelope ID: F678FF04-F050-4848-B131-94DA546806B6
APPEAL LETTER
Chloe Phan & Huy Do
451 Duvall Ave NE, Suite 115
Renton, WA 98059
Page 2 | 3
a) We will provide a landscaping plan meeting the requirements above at the time of the building permit
submittal.
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.
a) This design is not feasible as there is no way to design a functional or accessible garage in the rear yard
of this lot given the egregious requirements per item #4 below.
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.
a) This decision is not feasible with the lot size and topography. As noted above there is a 6-foot difference
from the street to the back of the parcel. There would be no room for a 24’ backout space, nor a place to
turnaround, and any garage in the rear yard would be inaccessible from any future alley given the site
constraints.
b) Access to the garage in the back of the house will not be feasible since the garage will be 4-6 feet above
planned alley improvements in the future.
Justification:
The city's design guidelines indicate desire for the new home sites to be designed to minimize the visual
impact of garages an emphasize the pedestrian-oriented elements of the home. Great attention has been made
to accomplish the intent of the guidelines and we are open to further suggestions. The proposed home, as
designed, will fit in nicely in the established neighborhood where the garage is visually minimized and does not
have access from the alley. The proposed home will include a pedestrian walkway to the front porch entry as
well as landscaping in front yard to minimize the visual impact of the garage
o The garage is significantly recessed from the front of the home (14 feet) as well as the porch (19
feet).
o The garage width represents no greater than 50% of the width of the front facade at the ground
level.
o The garage door will contain 100% glazing.
o The driveway cut will be reduced to 8 feet as suggested and we will propose a trellis,
landscaping, or other prominent features to minimize the impact while also taking pedestrian
safety into suggestion.
The topography of the general area is not conducive for an alley configuration. The grades for this area
climb around 100 feet over one block. This creates a lot of complications to build an ally with home stacking
from it specially to have access to the garage from the alley in the future will be infeasible since the garage
elevation will be too high.
DocuSign Envelope ID: F678FF04-F050-4848-B131-94DA546806B6
APPEAL LETTER
Chloe Phan & Huy Do
451 Duvall Ave NE, Suite 115
Renton, WA 98059
Page 3 | 3
Conclusion:
Given the current state of the world, COVID, and other family issues, the applicant was unable to submit
for the building permit prior to the previously approved LUA expiring. We propose that the city honor their
original approval for the driveway modification (LUE17-000714) and allow the garage from the front of the
home with the previous conditions as noted:
1. The homes will be designed so that the garages entrances are reduced to minimize the visual
impacts on the public street.
2. Driveway widths will be reduced to the maximum extent feasible.
X
Chloe Phan-Do
Owner
X
Huy Do
Owner
DocuSign Envelope ID: F678FF04-F050-4848-B131-94DA546806B6
11/12/2020
11/12/2020