HomeMy WebLinkAboutN 29th_MD Modification Justification
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451 Duvall Ave NE, Ste 115, Renton, WA 98059 | Tel: 206.612.8647 | mddg@monsefdesign.com | www.monsefdesign.com
September 21, 2020
City of Renton
To: Planning Division - Angelea Weihs From: Milton Orellana, Project Engineer
City of Renton Planning Division Atera Homes
1055 S. Grady Way 451 Duvall Ave NE., Suite 115
Renton, WA 98057 Renton, WA 98059
Re: N 29th Residence – Street Modification Clarification
Permit #: TBD
Site Address: 909 N. 29th Street
Renton, WA 98056
Dear Nathan Janders,
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.
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451 Duvall Ave NE, Ste 115, Renton, WA 98059 | Tel: 206.612.8647 | mddg@monsefdesign.com | www.monsefdesign.com
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 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 designed 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.
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451 Duvall Ave NE, Ste 115, Renton, WA 98059 | Tel: 206.612.8647 | mddg@monsefdesign.com | www.monsefdesign.com
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.
• 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
access 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
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451 Duvall Ave NE, Ste 115, Renton, WA 98059 | Tel: 206.612.8647 | mddg@monsefdesign.com | www.monsefdesign.com
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 whether 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.
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 situation 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
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451 Duvall Ave NE, Ste 115, Renton, WA 98059 | Tel: 206.612.8647 | mddg@monsefdesign.com | www.monsefdesign.com
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.
Please view attached pictures and renderings of the site and proposed home that will meet the
minimum exposure of garage.
Sincerely,
Milton Orellana
Monsef Design Studio
(425) 306-2758 | mddg@monsefdesign.com
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451 Duvall Ave NE, Ste 115, Renton, WA 98059 | Tel: 206.612.8647 | mddg@monsefdesign.com | www.monsefdesign.com
The attached renderings show the proposed single-family residence. The home will fit nicely into the
neighborhood where neither existing nor new development have access from an alley. More
specifically the design incorporates the following techniques in to emphasize the pedestrian elements
of the home and minimize the garage view.
• the garage is recessed from the front portion of the home / porch.
• The design could provide direct pedestrian connection from the front door to the
sidewalk if desired
• The garage width represents no greater than 50% of the width of the front facade at
the ground level
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451 Duvall Ave NE, Ste 115, Renton, WA 98059 | Tel: 206.612.8647 | mddg@monsefdesign.com | www.monsefdesign.com
• The garage door could contain a minimum of 30% glazing and architectural detailing
(Trim)
• The function of the home easily fits into the neighborhood without having to do any
alley improvements.
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451 Duvall Ave NE, Ste 115, Renton, WA 98059 | Tel: 206.612.8647 | mddg@monsefdesign.com | www.monsefdesign.com
Below are some pictures of the neighboring newly built homes on the same street/block. Also, attached
is a picture of the encroachments of sheds, fences and trailers in the back taken by neighbors.
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451 Duvall Ave NE, Ste 115, Renton, WA 98059 | Tel: 206.612.8647 | mddg@monsefdesign.com | www.monsefdesign.com