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HomeMy WebLinkAboutEx04_Modification_Request_Justification15445 53rd AVE. S. STE. 110 SEATTLE, WA 98188 PHONE: 206.838.8250 URBAN DESIGN GROUP March 5th, 2024 City of Renton To: Planning Division From: Urban Design Group City of Renton Planning Division 1055 S. Grady Way Renton, WA 98057 Re: N 29th Residence – Street Modification Clarification Permit #: TBD Site Address: 909 N. 29th Street Renton, WA 98056 Dear Plan Reviewer This letter is in regard to a modification request on 909 N. 29th Street, Parcel # 334210-0737, specifically a request for an exemption to the RMC 4-4-080 Parking, Loading and Driveway Regulations. Project Narrative: The owner is seeking a modification from the Renton Municipal Code, Chapter 2, Section 4-2-115. E Guideline, Which encourages access of alleys when possible. The owner proposes to construct a single family residence located on North 29th St. The properties are but 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 appeared to have been in existence for many years, making vehicular access from the alley infeasible. In an effort not to disrupt the existing property owners perceived quality of life and use of their rear yard area, the owner plans to access the single family residence from N 29th St. The applicant will utilize design techniques that will minimize the visual impact of the garage and accentuate the living space in front entry area of the homes. This approach will elevate the unnecessary removal of privately owned encroachments currently found in the public alley right of way. Modification: The proposed code sections being modified is RMC , Chapter 2, Section 4-2-115. E Guideline and Chapter 4, Section 4-4-080, F-7-B. The owner is requesting a modification to allow relief from the requirement that the proposed single family residence be accessed via an unimproved alley and an EXHIBIT 4 DocuSign Envelope ID: EC156735-60A7-4848-96BC-DBD511B8A7EA 15445 53rd AVE. S. STE. 110 SEATTLE, WA 98188 PHONE: 206.838.8250 URBAN DESIGN GROUP unopened public right of way. The proposed modification to allow vehicular access to the property via N 29th St rather than the unimproved alley addresses each of the following modification requirements: Justification 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. 1. Policy L-3 states “encourage infill development of single family unit as a means to meet growth targets and provide new housing”. The property cannot currently be accessed via the unimproved alley that is located to the South of lots because the alley has no Road improvements and is substantially encumbered with encroaching sheds and other personal property. While the area behind the property is technically public right of way, it is quite obvious that the neighboring property owners have utilized the alley as an extension of their backyards, resulting in numerous encroachments including fences and sheds making access infeasible off the alley. Allowing access off N 29th St encourages policy L-3 by enabling well designed single-family residential infill development while taking into account the historic nonuse of the alley as an access Rd, as well as the desires of the neighboring homeowners. The builder has no desire to disrupt the neighborhood by constructing an alley access that will provide no benefit to existing homes and will require the removal of several sheds in other personal items. 2.Policy CD-13 of the community design element states “infill development should be reflective of the existing character of established neighborhoods even when designe d using different architectural styles, and or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries in walkways, to reflect the state planning and scale of existing areas”. The proposed modification is consistent with policy CD - 13 because the proposed access is consistent with the access for the existing homes in the neighborhood, none of which are accessed from the alley. 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 by the builder to accomplish the intent of the guidelines. The proposed home (see attached renderings) will fit in nicely to the established neighborhood where the garage is visually minimized and does not have access from the alley. The proposed home will include pedestrian walkway to the front porch entry, landscaping in front of garage to minimize view and will not have a prominently featured garage. DocuSign Envelope ID: EC156735-60A7-4848-96BC-DBD511B8A7EA 15445 53rd AVE. S. STE. 110 SEATTLE, WA 98188 PHONE: 206.838.8250 URBAN DESIGN GROUP • The garage is recessed in from the front portion of the home or porch. • The garage width represents no greater than 50% of the width of the front facade at the ground level. • The garage door can contain a minimum of 30% glazing and architectural detailing (Trim). b) Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; 1. Safety: Alleys are harder for police and fire to access and service residents. Police departments often complain about managing and patrolling alleys and typically lighting is also a concern for alleys thus making it harder for the police and general public to see at night. Typically, the fire department does not access the homes via an alley especially if they have an option to acce ss via full public ROW street in this property has. There are no apparent safety concerns associated with accessing the home off N. 29th St. rather than the alley. 2. Function: Having the home access off the existing public ROW via 29th St will function just as all the other existing homes currently are functioning which creates a melding condition between older housing designs for the area with the newer homes being proposed. Adding an alley access creates separation between the old homes in the neighborhood and the new homes, and has the potential to reduce the frequency of and discourage interaction between neighbors. 3. Appearance: A front entry home off N. 29th St will fit in nicely with the existing street scene on N. 29th St which the neighborhood is accustomed to, and will most likely be preferred over the alley access point that will disrupt many people’s quiet enjoyment of their properties/yards. 4. Environmental Protection: Building an alley only adds more impervious surfaces to the area which is not generally in the spirit of environmental protection if its not needed for the safety and welfare of a community. Also, there is a greater chance of saving trees in the area by not constructing road improvements in the alley. c) Will not be injurious to other property(ies) in the vicinity; 1. The proposed single family residence will not be injurious to the other properties in the vicinity as the proposed single family residence will allow the new home to be similar to the existing homes in the area. Avoiding the alley access will allow the adjacent neighbors to continue to enjoy their properties/ backyards without the feel and noise of back alleys. Most residents would feel the construction of an alley would be injurious to their property. d) Conforms to the intent and purpose of the Code; 1. RMC4-7-150E.5 States” If the developer or property owner demonstrates that alley access is not practical, the use of alleys may not be required. The City will consider the following factors in determining wheth er the use of alleys is not practical: i. Size: The proposal is to simply build a single-family residence on the lot. The improvements of the alley will not be proportionate to the scope of the project ii. Topography: 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 recreate a lot of complications to build an ally with home stacking from it. DocuSign Envelope ID: EC156735-60A7-4848-96BC-DBD511B8A7EA 15445 53rd AVE. S. STE. 110 SEATTLE, WA 98188 PHONE: 206.838.8250 URBAN DESIGN GROUP iii.Environmental impacts: The existing St provides adequate access in circulation for the neighborhood and adding access from the alley will only create unnecessary environmental impacts associated with construction of the road improvements. it will also disturb the flow of traffic for the neighborhood. iv.“If characteristics allow for the effective use of alleys” The site characteristics, including the substantial encroachments in the alley and the topography do not allow for effective use of alleys e)Can be shown to be justified and required for the use and sit uation intended; and 1. If the construction of the alley access is required for the lot, the construction costs will be considerable; paved road will be required in addition to associated stormwater treatment and other miscellaneous improvements. The cost is not justified given that adequate access, consistent with residential design standards and the characteristics of the existing neighborhood is available on N. 29th St. The requested modification is justified given that it is not practical to access the lots off the alley, nor will requiring alley access create the pedestrian oriented neighborhood. It makes sense to require alley access for a new residential subdivision, where character of the neighborhood can be created, but it is not appropriate to require alley access for only one home in a fully developed neighborhood. f)Will not create adverse impacts to other property(ies) in the vicinity. 1. The proposed single family residence does not create adverse impacts by not imposing the privacy of the surrounding neighbors. 2. By constructing the alley, View corridors in neighborhood consistency are protected. Property values of neighboring properties will also not be affected by homes having vehicular access from N 29th St instead of an alley. The numerous Encroachments of sheds and other neighboring materials will also not be affected and will keep the neighbors happy and out of disturbance from improvements. Sincerely, Urban Design Team Urban Design Group DocuSign Envelope ID: EC156735-60A7-4848-96BC-DBD511B8A7EA