HomeMy WebLinkAboutD_N 29th Alley ModificationDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
D_N 29th Alley Modification
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: October 30, 2020
Project File Number: PR20-000292
Project Name: N 29th Alley Modification
Land Use File Number: LUA20-000227, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner: Huy Do and Chloe Phan; 21217 103rd CT SE, Renton, WA 98031
Contact/Applicant: Milton Orellana; Atera Homes; 451 Duvall Ave NE, Suite 115, Renton, WA 98059
Project Location: 909 N 29th St, 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 909 N 29th
St (APN 3342100737) to utilize N 29th St for vehicular access instead of the alley
right-of-way (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.
Wellhead Protection Area Zone 2 is mapped on the property. Sensitive slopes are
mapped within 60 feet of the subject property.
Site Area: 0.12 acres (5,100 SF)
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City of Renton Department of Community & Economic Development N 29th Alley Modification Administrative Modification Report & Decision LUA20-000227, MOD
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D_N 29th 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 29TH ST 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 29th St 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). Wellhead Protection Area Zone 2 is mapped on the property. Sensitive slopes are
mapped within 60 feet of the subject property.
D. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on
September 25, 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 909 N 29th St, Renton, WA 98056.
4. The project site is currently vacant.
5. Access to the site is proposed via N 29th St, 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. Wellhead Protection Area Zone 2 is mapped on the property. Sensitive slopes are mapped within 60 feet
of the subject property. The project will be verified for compliance with critical area regulations at the
time of building permit application.
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
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D_N 29th Alley Modification
the applicable development standards of the zone and conditions of approval at the time of building
permit review.
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 29th
St. 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 substantially encumbered with
encroaching sheds and other personal property. 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. The applicant states that the
builder has no desire to disrupt the neighborhood by constructing an alley access that
would provide no benefit to existing homes and would require the removal of several
sheds and other personal items. The applicant contends that allowing the access off of
N 29th St would meet Comprehensive Plan Policy L-3, which encourages “infill
development of single-family units as a means to meet growth targets and provide new
housing,” while taking into account the historic nonuse of the alley as an access road.
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. In addition, 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 100 feet from the nearest alley access point (Burnett
Ave N to the west).
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 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. In addition, the driveway width shall not exceed nine feet (9’) within the
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D_N 29th Alley Modification
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.
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 a potential safety concern, not functional and creates separation between the old
homes in the neighborhood and the new homes or environmentally friendly due to the
addition of more impervious surfaces to the area. In addition, the applicant also states
that the design of the home with front-loaded garage access will be consistent with the
neighboring property owners and would most likely be preferred over an alley access
point that could disrupt many people’s quiet enjoyment of their properties/yards.
Staff agrees that the length of the existing unimproved alley, as well as existing
encroachments, currently 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 create substantial adverse impacts to other property(ies) in the vicinity;
Staff Comment: The applicant contends that utilizing N 29th St 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. The
applicant further contends that avoiding the alley access would allow the adjacent
neighbors to continue to enjoy their properties/backyards without the feel and noise of
back alleys.
Staff concurs with the applicant that requested modification would not create
substantial adverse impacts to other properties in the vicinity.
Compliant if
condition of
d. Conforms to the intent and purpose of the Code; and
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D_N 29th Alley Modification
approval is
met
Staff Comment: See comments under criterion ‘a’.
e. Can be shown to be justified and required for the use and situation intended.
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 150 feet from
Burnette Ave N. Therefore, staff concurs that the modification is justified and required
for the use and situation intended.
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 N 29th Alley Modification (MOD), File No. LUA20-000227, 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 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.
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 30, 2020 to the Owner/Applicant/Contact:
Owner: Contact/Applicant:
Huy Do and Chloe Phan Milton Orellana, Atera Homes
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10/30/2020 | 9:53 AM PDT
City of Renton Department of Community & Economic Development N 29th Alley Modification Administrative Modification Report & Decision LUA20-000227, MOD
Report of October 30, 2020 Page 6 of 6
D_N 29th Alley Modification
21217 103rd CT SE,
Renton, WA 98031
451 Duvall Ave NE, Suite 115,
Renton, WA 98059
TRANSMITTED on October 30, 2020 to the Parties of Record:
None
TRANSMITTED on October 30, 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 13, 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). 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.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
N 29th Alley Modification
Land Use File Number:
LUA20-000227, MOD
Date of Report
October 30, 2020
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Milton Orellana, Atera Homes,
451 Duvall Ave NE, Suite 115,
Renton, WA 98059
Project Location
909 N 29th St, 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 29th ST Block Analysis
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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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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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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.
DocuSign Envelope ID: 71B35950-68A6-48C6-9E20-AD5B00820362
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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.
DocuSign Envelope ID: 71B35950-68A6-48C6-9E20-AD5B00820362
9 | Page
451 Duvall Ave NE, Ste 115, Renton, WA 98059 | Tel: 206.612.8647 | mddg@monsefdesign.com | www.monsefdesign.com
DocuSign Envelope ID: 71B35950-68A6-48C6-9E20-AD5B00820362
GRAVEL
130
13
0
1
32132128128
126
124 8.5%LOT SLOPEDRYWELL PER C.2.2.4. SEE DETAIL C.2.2.C.
YARD DRAIN/CATCH BASIN
DRAINAGE NOTES:
4" D.S. CONNECTED TO 4" SOLID PVC PIPE, TYP
NOTE:
INFILTRATION SYSTEMS MUST BE SETBACK AT LEAST 15 FEET FROM BUILDING WITH CRAWL SPACE OR BASEMENT ELEVATIONS THAT ARE BELOW THE OVERFLOW POINT OF THE INFILTRATION SYSTEM
4" SOLID PVC ROOF
DRAIN, TYP
4" PERF PIPE FTG
DRAIN, TYP
C
129
B
129.5
A
130
D
129.5E
129F
129.5
G
128
H
125.5 I
127
J
127.5
K
129
10' X 5' X 5' DEEP DRYWELL FILLED WITH 1-1/2" WASHED DRAINROCK = 250 CF TO HANDLE MAX 3,778 SF OF IMPERV SURFACE. ROOF AREA I AND II.
ROOF
AREA 'I':
1,100 SF
ROOF
AREA 'III':
815 SF
ROOF
AREA 'II':
1,100 SF
SLOPE DRIVEWAY
TO TRENCH DRAIN5.5%5' W X 5' L X 5' DEEP (125CF) DRYWELL FILLED WITH 1-1/2" WASHED DRAINROCK. MAX IMPERV ALLOWED = 1,389 SF. MIN5'-0"18'.5%
CROSS SLOPE DRIVEAY TO DISPERION AREA
TOP: 128.50'
TOP: 124.00'
10'AMMENDED SOIL DISPERSION AREA. SHEET FLOOR AND DIRECT TO DRYWELL C.B.
4" PVC TRENCH DRAIN. DAYLIGHT TO
AMMENDED SOIL/DISPERSION AREA
TP-2
TP-1
(288 FOR DRIVEWAY LEAVING 1,101 SF FOR ROOF)
(425) 970-8889www.aterahomes.com
1" = 20'-0"
FLOW
CONTROL BMP
SITE PLAN
19011
2020/06/05
909 N 29TH
STREET
EXHIBIT 'A'
No.Date
EXHIBIT 3
DocuSign Envelope ID: 71B35950-68A6-48C6-9E20-AD5B00820362
ASPHALTGRAVELOHOHOHP OH~
~APPLE CLUSTER11' DRIPLINE RADIUS130130132132128128
126124GRASS
MULCH
SMALL TO MEDIUM 1-1/2" DIAMETER FLOWERING TREES/SHRUBS, TYP. CHERRY, CRABAPPLE, PEAR, RHODODENDRONS,PACIFIC DOGWOOD, ETC...
DAFFODIL, IRIS, FERN, ETC...
(2) 6' TALL 2" WHITE PINES PER RMC 4-4-070 F.3
MEDIUM TO LOW SHRUB, TYP.DAPHNE, EVERGREEN AZALEA, AGAPANITITUS, NANDIA, SCHIPKENA, LAURAL, SKIRNEREA, ETC...
LANDSCAPE LEGEND
10' WIDE LANDSCAPE AREA ALONG PUBLIC STREET FRONTAGES, RMC 4-4-070 F.1.
STREET TREES AND LANDSCAPING IN R.O.W. PER RMC 4-4-070 F.2.
JAPENESE FLOWERING CHERRY. (2) PLACES
(425) 970-8889
www.aterahomes.com
1" = 20'-0"
LANDSCAPE
PLAN
19011
2020/06/05
909 N 29TH
STREET
LPN
0'10'20'60'
PROJECT ADDRESS:
909 N 29TH STREET
RENTON, WA, 98056
PARCEL # 334210-0737
LEGAL DESCRIPTION:
DESIGNER:
MONSEF DESIGN STUDIO
451 DUVALL AVE NE, STE 115
RENTON, WA 98059
CONTACT:
PHONE:
EMAIL:
PAUL MONSEF
(206) 612-8647
paul@monsefdesign.com HILLMANS LK WN GARDEN OF
EDEN #1, LOT 3, BLOCK 12.
No.Date
DocuSign Envelope ID: 71B35950-68A6-48C6-9E20-AD5B00820362
ASPHALT
GRAVEL
EXISTING
RESIDENCE
#903 PAPPLE CLUSTER
11' DRIPLINE RADIUS
130
1
3
0
132132128128
126
124
POWER
BOX
10% SLOPE
LOT
3
5,104 S.F.
130
1
32128
126
124
BOX
EW
S
N
EXISTING ASPHALT ROAD
PROPOSED ASPHALT APRON
EXISTING WATER SERVICE
PROPOSED CONCRETE DRIVEWAY
1° 48' 09"102.18'NE1° 48' 20"102.18'SW89° 04' 24"
49.97'
S E
89° 04' 14"
49.96'
N W20'-0"62'-0"20'-2"BUILDING PARALLEL TO
FRONT PROPERTY LINE 20'-0"62'-0"20'-2"EXISTING GRADE
OUTLINE OF
PROPOSED ROOF
PROPOSED SF
RESIDENCE
GARAGE
MAIN FLOOR: 131
B.O. GAR DR: 130.5
COVERED
PORCH
OUTLINE OF PROPOSED
FOOTPRINT
OUTLINE OF PROPOSED
UPPER FLOOR
BUILDING PARALLEL TO FRONT PROPERTY LINE
15'
GRADE PLANE: 517.25/4 = 129.31
A
129.5 B
132.5
C
128.75
D
126.5
6'-0"129
128.5
127
126
(425) 970-8889
www.aterahomes.com
As indicated
SITE PLAN
19011
2020/06/05
909 N 29TH
STREET
SP
N
PROJECT ADDRESS:
909 N 29TH STREET
RENTON, WA, 98056
PARCEL # 334210-0737
LEGAL DESCRIPTION:
DESIGNER:
MONSEF DESIGN STUDIO
451 DUVALL AVE NE, STE 115
RENTON, WA 98059CONTACT:
PHONE:
EMAIL:
PAUL MONSEF
(206) 612-8647
paul@monsefdesign.com
0'10'20'60'
HILLMANS LK WN GARDEN OF
EDEN #1, LOT 3, BLOCK 12.
SCALE:1" = 40'-0"2 A.F.G. CALCS
A.F.G....
MARK
AEC
ELEVATION
A 129.5
B 132.5
C 128.75
D 126.5
Grand total: 4517.25
SITE COVERAGE CALCULATIONS:
TOTAL ROOFS: 2,937 SF
TOTAL DRIVES: 288 SF
% OF LOT AREA: 63.23%
MAX LOT COVERAGE: 65%
BLDG COVERAGE CALCULATIONS:
SITE AREA:
TOTAL COVERAGE: 2,315 SF
% OF LOT AREA: 45.4%
5,100 SF
MAX BLDG COVERAGE: 50%
SITE AREA:5,100 SF
No.Date
DocuSign Envelope ID: 71B35950-68A6-48C6-9E20-AD5B00820362
ASPHALTGRAVELAPPLE CLUSTER11' DRIPLINE RADIUS130130132132128128
1261248.5%LOT SLOPE
NOTE:
ALL EXPOSED SOILS WILL BE MULCHED WHEN NOT BEING WORKED
SILT FENCE PER
STD DTL #214.00
CLEARING LIMITS AT PROPERTY LINE, TYP.
ROCK CONSTRUCTION
ENTRANCE PER STD DTL # 215.10
STOCK PILE
AREA
STOCK PILE
AREA
(425) 970-8889www.aterahomes.com
1" = 20'-0"
EROSION
CONTROL
PLAN
19011
2020/06/05
909 N 29TH
STREET
TESC
N0'15'30'90'
PROJECT ADDRESS:
909 N 29TH STREET
RENTON, WA, 98056
PARCEL # 334210-0737
LEGAL DESCRIPTION:
DESIGNER:
MONSEF DESIGN STUDIO
451 DUVALL AVE NE, STE 115
RENTON, WA 98059CONTACT:
PHONE:
EMAIL:
PAUL MONSEF
(206) 612-8647
paul@monsefdesign.com HILLMANS LK WN GARDEN OF
EDEN #1, LOT 3, BLOCK 12.
No.Date
DocuSign Envelope ID: 71B35950-68A6-48C6-9E20-AD5B00820362
4,514 376
Neighborhood Detail Map
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
None
10/27/2020
Legend
2560128
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Feet
Notes
256
WGS_1984_Web_Mercator_Auxiliary_Sphere
Information Technology - GIS
RentonMapSupport@Rentonwa.gov
City and County Labels
City and County Boundary
Addresses
Parcels
Streets
Points of Interest
Parks
Waterbodies
2019.sid
Red: Band_1
Green: Band_2
Blue: Band_3
Map
Extent2010
EXHIBIT 4
DocuSign Envelope ID: 71B35950-68A6-48C6-9E20-AD5B00820362
EXHIBIT 5
vacant lotVacant Lot
new alley mod
request
previously requested
alley mod in 2017,
which since expired.
DocuSign Envelope ID: 71B35950-68A6-48C6-9E20-AD5B00820362