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M ILBRANDT A RCHITECTS
June 27, 2016
City of Renton Planning Division
1055 South Grady Way
Renton, WA 98057
Attn: Rocale Timmons, Senior Planner
Re: Request for Modification to the Private Open Space Requirements of section 4‐9‐150 E item #2 below:
Dear Rocale;
In response to the Private Open Space recommendations from the planning department, the following are
the modifications and/or proposed changes we are requesting.
Standard required for Private Usable Open Space: Each residential unit in a planned urban development
shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the
exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have
private open space contiguous to the unit. The private open space shall be well demarcated and at least
fifteen feet (15') in every dimension (decks on upper floors can substitute for the required private open
space).
Required Standard: The required standard proposes providing an open space with a minimum dimension of
15 ’x 15’ in every direction for private usable open space contiguous to each unit which also equates to 225
square feet of usable open space per unit.
Currently Provided: The current PPUD submittal shows units with front yards provided for individual usable
open space having dimensions from 16½’ to 21’ wide and depths between 9’ and 11’ to the inside face of
front facades. These dimensions provided usable open space ranging in area from 148 to 231 square feet
which is well below what would be achieved utilizing the 15’ x 15’ minimum dimension required.
Proposed for consideration: In an effort to provide the minimum required dimensions for private open
space, units have been reduced in depth by approximately 18” and shifted on site 12” toward the perimeter
street for buildings 1 through 3 and 6 through 8. Buildings 4 and 5 have had their driveway aprons reduced
from approximately 8 ½ feet down to approximately 4 feet. The result is that we now have units with larger
front yards that will more closely follow the minimum depth required but more importantly provide
approximately equal to greater square footages that can be used for the private usable open spaces. With
the proposed revision to the site plan and unit sizes we achieve open space square footages ranging from
approximately 223 square feet at the smallest units up to approximately 300 square feet or greater at the
larger units. All units have minimum dimension of 12.4 feet to the bay bump outs and 14.4 feet to the face of
the main wall which still does not meet the minimum 15’ in all directions as required by section 4‐9‐150 E.
Requested Modification: We ask that a modification to the minimum 15‐foot dimension required by section
4‐9‐150 E be reduced to a minimum of 12.4 feet and the provided 223 to 300 square feet be allowed in its
place. Please note that we have not reduced any of the public open space with the exception of the center
green space between buildings 3, 4, 5 & 6 due to the need to provide a minimum of 10’ planted easement
along the east property line also a requirement for approval.
Key Notes per section 4‐9‐250
a. The proposal meets the objectives/intent of the private open space requirements by providing a similar
amount of usable square footage for open space if the 15’ x 15’ minimum dimensions were used.
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b. The proposal will not be injurious to other properties as the buildings along the South property line
move no more than 1 foot toward the adjacent property providing approximately 30 feet versus the
previous 31 feet previously provided. The buildings along the North property line have no effect on
adjacent properties.
The proposal does conform to the intent of the open space requirement by providing approximately
the same amount of usable open space that would be provided per section 4‐9‐150 E.
c. Accommodations have been made in an effort to meet the letter of the code by reducing unit
depths, relocating and adjusting the site plan, however dimensional constraints restrict the ability to
achieve the required 15 feet.
d. The modifications to the buildings and relocation on the site plan does not create adverse impacts to
other properties.
Please see the attached site plans with the first being from the PPUD submittal and the second showing the
revisions to both building depths and locations.
Sincerely,
Robert E. Weible
Principal