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STAFF REPORT_LINDQUIST LOTS ALLEY MODIFICATION_LUA17000714
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTCITYOF—Renton0A.ADMINISTRATIVEMODIFICATIONREPORT&DECISIONDECISION:EAPPROVEDAPPROVEDSUBJECTTOCONDITIONSIJDENIEDREPORTDATE:November16,2017ProjectName:LindquistLotsAlleyModificationOwner:DavidLindquist;654EastPickeringDrive,Shelton,WA98584Applicant:ToddLevitt;DBRHomesLLC;14410BelRedRoad,Bellevue,98007ProjectFileNumber:PR17000SS1LandUseFileNumber:LUA17-000714ProjectManager:AngeleaWeihs,AssociatePlannerZoningClassification:Residential-B(R-8)ZoneSummaryofRequest:PursuanttoRMC4-9-250DtheapplicantisrequestingoneAdministrativeModificationfromRMC4-4-080Parking,LoadingandDrivewayRegulations,whichrequiresthat,forlotsabuttinganalley,allparkingareasand/orattachedordetachedgaragesshallnotoccurinfrontofthebuildingand/orintheareabetweenthefrontlotlineandthefrontbuildingline;parkingareasandgaragesmustoccurattherearorsideofthebuilding,andvehicularaccessshallbetakenfromthealley.TheapplicantisrequestinganalleymodificationinordertoaccessthetwonewsinglefamilyhomesfromN2gthSTratherthantheunimprovedalleytothesouth.ProjectLocation:909and915N29thSTSiteArea:10,200SFtotal(5,100SFeachlot)-jimj4*r%;1I1’I—pr..;‘‘I:‘1Ri_iProjectLocationMapModificationReportLINDQUISTALLEYMOD_DRAFT CityofRentonDeportmentofCommunity&EconomicDevelopmentAdministrativeModificationReport&DecisionLINDQUISTLOTSALLEYMODIFICATIONLUAI7-000714,MODNovember16,2017Page2of5B.EXHIBITS:IExhibit1:StaffReportExhibit2:ProjectNarrativeExhibit3:ModificationRequestJustificationExhibit4:SitePlansExhibit5:ProposedElevationsandFloorplansC.PROJECTDESCRIPTION/BACKGROUND:ITheproposedprojectinvolvesdevelopingtwosinglefamilyresidentiallots(parcelnumbers3342100737and3342100738)withtwonewsinglefamilyhomeslocatedat909and915N2gthST.ThepropertyiszonedResidential-8(R-8).Bothparcelsarecurrentlyvacant.TheapplicantisseekingtoobtainamodificationfromRMC4-4-080F.7.b,whichstates“forlotsabuttinganalley,allparkingareasand/orattachedordetachedgaragesshallnotoccurinfrontofthebuildingand/orintheareabetweenthefrontlotlineandthefrontbuildingline;parkingareasandgaragesmustoccurattherearorsideofthebuilding,andvehicularaccessshallbetakenfromthealley.”Theapplicantstatesthatalleyaccessisnotpracticalforthisproject,andproposestoprovidevehicularaccesstotheselotsviaN2gthST.D.ANALYSISOFREQUEST:IModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-4-080F.7.binordertoprovidevehicularaccesstotwolotsviaN2gthST,ratherthanusingtheexistingunimprovedalley.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification,subjecttoconditionsasnotedbelow:ComplianceModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:ThemodificationproposalisconsistentwiththeRentonComprehensivePlanLandUseElementandCommunityDesignElementgoals,including:promotinginfilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoodsandmulti-familyareas(GoalL-1);encouraginginfillCornhuntdevelopmentofsingle-familyunitsasameanstomeetgrowthtargetsandprovidenewhousing(PolicyL-3);MaintainahighqualityoflifeasRentongrowsbyensuringCOflIIDthatnewdevelopmentisdesignedtobefunctionalondattractive(GoalL-BB).approvalismetTheapplicantassertsthattheirproposalmeetstheintentofthecodebyminimizingthevisualimpactofthegaragesandemphasizingthepedestrianorientedelements.Theapplicantproposestoincorporatetechniquesaimedtoemphasizethepedestrionelementsofthehomeandminimizethegarageincluding:recessingthegaragesfromthefrontportionofthehome/porch,providingdirectpedestrianconnectionsfromthefrontdoortothesidewalk,reducingthegaragewidthtolessthan50%ofthewidthofthefrontfacadeatgroundlevel,andincludinggaragedoorswithaminimumof30percentglazingandarchitecturaldetailing(trim).Staffconcursthattheproposalmeetsthepoliciesandobjectivesofthecomprehensive____________plan,howeverstaffdoesnotconcurthattheproject,asproposed,meetsthepurposeModificationReport_LINDQUISTALLEYMOD_DRAFT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeModificationReport&DecisionLINDQUISTLOTSALLEYMODIFICATIONLUAI7-000714,MODNovember16,2017Page3ofSandintentofthecode.Whiletheproposaldoesmeetandexceedtherequireddesignstandardsforresidentialgarageswhenvehicularaccessispermittedfromthefront,theproposeddesignsdonotmeettheintentoftheP-Bzonethatrequiresthegaragetobelocatedattherearorsideofthebuilding.Basedontheprovidedelevations(Exhibit5),thegaragesforbothhomesarestillprominentfeaturesoftheoverallhomedesignandarevisiblefromthefrontinsteadofthesideorrear.AproposalthatincludestwovisuallyprominentgarageentrancesandtwoseparatedrivewaysdoesnotmeettheintentofthePentonMunicipalCode,ormeettheaestheticgoalsofthecomprehensiveplan.Therefore,staffrecommendsasaconditionofapprovalthatthehomesbere-designedsothatthegarageentrancesdonotfacethepublicstreet,orsothatthedesignfurtherreducesthevisualimpactofgaragesonthepublicstreet.ThefinalhomedesignshallbereviewedandapprovedbytheCurrentPlanningProject_ _ _ _ _ _ _ _ _ _ _ _Managerpriortobuildingpermitissuance.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:TheapplicantcontendsthattheproposalmeetsRentonMunicipalCodesafetyconcernsasvehicularaccessviaanexistingstreetisconsistentwiththesurroundingneighborhood.AccessingfromN29FhSTwouldnotincreasesafetyriskstodriversorpedestrians.Inaddition,theapplicantstatesthatN29thSThasstreetlightsforaddedsafety,whileanalleywouldnot.Theapplicantstatesthattheproposalforstreetaccesswouldbeconsistentwithotherhomesonthestreet,andwouldthereforebecompatibleinappearancewiththesurroundingneighborhood.TheapplicantalsostatesthattheproposalmeetstheCompliantifobjectiveofRentonMunicipalCodeenvironmentalregulationsasnotconstructinganconditionofalleywouldnotincreasetheamountofimpervioussurfacesandwouldpreserveapprovalisexistingtreeslocatedwithintheunimprovedalley.metTheproposedmodificationwouldmeettheobjectivesofsafety,function,environmentalprotection,andmaintainabilityintendedbythecoderequirements,providedthevehicularaccesswidthisreducedatthepublicstreetintersection.Onegoalofalleyaccessistoremovethepotentialforvehicularandpedestrianconflictsonthepublicstreetwhichincreasespedestriansafety.Thisisincreasinglyimportantaslotwidthsarereducedinhigherdensityzones,andthereforemoredrivewaycurbcutswouldbecreatedperlinerfootofsidewalk.Assuch,toensurethattheobjectivesofsafetyandfunctionaremaintained,staffrecommendsasaconditionofapprovalthatthedrivewaywidthsarereducedtothemaximumextendfeasible,bytechniquessuchasajointusedriveway,narrowedaccess,orspecialdrivewaytreatment,etc.Theproposalwouldnotbeincompatiblewiththesurroundproperties.Theproposalwouldbecompliantwiththeappearanceobjectivesintendedbycoderequirementsiftheconditionofapprovalnotedaboveismet.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:Theapplicantcontendsthattheproposalwillnotbeinjurioustootherpropertiesinthevicinityostheproposalwillallowthenewhomestobesimilarindesigntothesurroundingneighborhood.Theproposaldoesnotimpacttheneighboringhomesinanywaydifferentthanthecurrentexistinguseoftheproperty.Inaddition,theapplicantstate5thatalthoughitisnotapermitteduse,theneighboringhomeownershavebeenusingtheunimprovedalleyaspartoftheirModificationReport_LINDQUISTALLEYMOD_DRAFT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeModificationReport&DecisionLINDQUISTLOTSALLEYMODIFICATIONLUAI7-000714,MODNovember16,2017Page4of5backyardformanyyears,sothisproposalwouldbelessimpactfulontheneighboringproperties.Staffconcurstheproposedmodificationwouldbeconsistentwiththesurroundingneighborhoodandwouldnotbeinjurioustootherpropertiesinthevicinity.Compliantifd.ConformstotheintentandpurposeoftheCode.conditionof..,$.StaffComment:Seecommentsundercriteriona.approvalismete.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andStaffComment:Theapplicantstates,thatifalleyaccessisrequired,approximately200linearfeetofpavingwillberequired,inadditiontoassociatedstormwatertreatment.Asstatedabove,severalneighboringhomeownershavebeenusingtheunimprovedalleyaspartoftheirbackyardformanyyears,includingencroachingsheds.Mostoftheblock,fromBurnettAveNtoParkAveN,isdevelopedwithexistingsinglefamilyhomesthataccessfromthestreet,andhaveencroachmentsinthealley,vwithsheds,fences,andyards.Accessfromtheexistingstreetmaybelessburdensomeontheneighborhood.Inaddition,alleyaccessforthetwoproposedsinglefamilyhomeswouldrequire,atthistime,adead-endalley.Asthisalleyislengthenedwithfuturedevelopment,thedead-endalleywouldbefurtherencumberedbyvehicletraffic,potentiallycreatinganunsafeconditionuntilthealleyisconnectedtoPorkAveN.Anadditional1000linearfeetofalleywouldberequiredforthisalleytobepractical,withaconnectionfromBurnettAveNtoParkAveN.Therefore,staffconcursthatthemodificationisjustifiedandrequiredfortheuseandsituationintended.f.Willnotcreateadverseimpact5tootherproperty(ies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.E.DECISION:Theproposalsatisfies6ofthe6criterialistedinRMC4-9-250forapprovalofmodifications.Therefore,theLindquistLotsAlleyModification,FileNo.LUA17-000714,isapprovedandissubjecttothefollowingconditions:1.Thehomesshallbere-designedsothatthegarageentrancesdonotfacethepublicstreet,orsothatthedesignfurtherreducesthevisualimpactofgaragesonthepublicstreet.ThefinalhomedesignshallbereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitissuance.2.Thedrivewaywidthsshallbereducedtothemaximumextendfeasible,bytechniquessuchasajointusedriveway,narrowedaccess,orspecialdrivewaytreatment,etc.ThedrivewaydesignshallbereviewedandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitissuance.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:____________________________________________November16,2017JenniferHennin,PlanningDirectorDateModificationReport_LINDQUISTALLEYMOD_DRAFT CityofRentonDeportmentofCommunity&EconomicDevelopmentAdministrativeModificationReport&DecisionLINDQUISTLOTSALLEYMODIFICATIONLUAI7-000714,MODNovember15,2017PageSofSTRANSMITTEDthis16thdayofNovember,2017totheOwner/Applicant/Contact:Owner:Applicant:DavidLindquistToddLevitt;DBRHomesLLC654EastPickeringDrive,14410BelRedRood,Shelton,WA98584Bellevue,98007TRANSMITTEDthis16thdayofNovember,2017tothefollowing:ChipVincent,CEDAdministratorBrianneBonnwarth,DevelopmentEngineeringManagerAmandoAskren,PropertyandTechnicalServicesManagerVanessaDolbee,CurrentPlanningManagerFireMarshalF.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:ITheadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonNovember30,2017.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-11O.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Themodificationdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-9-250.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:Providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.ModificationReport_LINDQUISTALLEYMOD_DRAFT ProjectNarrativeTheapplicantisseekingamodificationfromRentonMunicipalCode,Chapter2,Section4-2-115.EGuideline,whichencouragesaccessoffalleyswhenpossible.TheapplicantproposedtoconstructtwosinglefamilyhomesontwoexistingvacantlotslocatedonN29thSt.Thepropertiesabutanunimprovedpublicalleytotherear.Thealleyright-of-waycurrentlycontainsnumerousencroachments,includingprivatelyownedshedsandfencesfromexistingadjacentproperties.Theseencroachmentsappeartohavebeeninexistenceformanymanyyears,makingvehicularaccessfromthealleyinfeasible.Inaneffortnottodisrupttheexistingpropertyowner’sperceivedqualityoflifeanduseoftheirrearyardarea,theapplicantplanstoaccessthetwosinglefamilyhomesfromN.29thSt.Theapplicantwillutilizedesigntechniquesthatwillminimizethevisualimpactofthegarageandemphasisthelivingspaceandfrontentryareaofthehomes.ThisapproachwillelevatetheunnecessaryremovalofprivatelyownedencroachmentscurrentlyfoundinthepublicalleyROW. ModificationJustificationTheapplicantisrequestingamodificationtoallowrelieffromtherequirementthatthesubjectpropertiesbeaccessedviaanunimprovedalleyinanunopenedpublicright-of-way.TheproposedmodificationtoallowvehicularaccesstothesubjectpropertiesviaN.29thStreetratherthantheunimprovedalleyaddresseseachofthefollowingmodificationrequirements:A.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives;ThemodificationproposaladherestoandimplementsthepoliciesandobjectivesoftheRentonComprehensivePlanLandUseElementandtheCommunityDesignElementbythefollowing:1)PolicyL-3states“encourageinfihldevelopmentofsingle-familyunitsasameanstomeetgrowthtargetsandprovidenewhousing”Thesetwosubjectpropertieshavesatvacantsincetheywerecreatedin1904.Thesubjectpropertiescannotcurrentlybeaccessedviatheunimprovedalleythatislocatedtothesouthoflotsbecausethealleyhasnoroadimprovementsandissubstantiallyencumberedwithencroachingshedsandotherpersonalproperty.Whiletheareabehindthepropertiesistechnicallypublicrightofway,itisquiteobviousthattheneighboringpropertyownershaveutilizedthealleyasanextensionoftheirbackyards,resultinginnumerousencroachmentsincludingfencesandshedsmakingassessinfeasibleoffthealley.AllowingaccessoffN.29tu1StencouragespolicyL-3byenablingwelldesignedsinglefamilyresidentialinfilldevelopmentwhiletakingintoaccountthehistoricnon-useofthealleyasanaccessroad,aswellasthedesiresoftheneighboringhomeowners.Thebuilderhasnodesiretodisrupttheneighborhoodbyconstructinganalleyaccessthatwillprovidenobenefittoexistinghomesandwillrequiretheremovalofseveralshedsandotherpersonalitems.2)PolicyCD-13oftheCommunityDesignElementstates“infilldevelopmentshouldbereflectiveoftheexistingcharacterofestablishedneighborhoodsevenwhendesignedusingdifferentarchitecturalstyles,and/orrespondingtomoreurbansetbacks,heightorlotrequirements.Infilldevelopmentshoulddrawonelementsofexistingdevelopmentsuchasplacementofstructures,vegetation,andlocationofentriesandwalkways,toreflectthesiteplanningandscaleofexistingareas”.TheproposedmodificationisconsistentwithPolicyCD-13becausetheproposedaccessisconsistentwiththeaccessfortheexistinghomesintheneighborhood,noneofwhichareaccessedfromthealley. TheCity’sDesignGuidelinesindicatesdesirefornewhomesitestobedesignedtominimizethevisualimpactofgaragesandemphasizethepedestrianorientedelementsofthehome.GreatattentionhasbeenmadebythebuildertoaccomplishtheintentoftheGuidelines.Theproposedhomes(seeattachedrenderings)willfitinnicelytotheestablishedneighborhoodwhereneitherexistingnornewdevelopmenthaveaccessfromanalley.Theproposedhomeswillincludepedestrianwalkwaystothefrontporchandwillnothaveaprominentlyfeaturedgarage.Morespecificallybothdesignsincorporatethefollowingtechniquesaimedtoemphasizethepedestrianelementsofthehomeandminimizethegarage.•Thegaragesarerecessedfromthefrontportionofthehome/porch.•Bothdesignscouldprovidedirectpedestrianconnectionfromthefrontdoortothesidewalk,ifdesired.•Thegaragewidthrepresentsnogreaterthan50%ofthewidthofthefrontfacadeatgroundlevel.•Thegaragedoorscouldcontainaminimumof30%glazingandarchitecturaldetailing(trim).B.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment;1)Safety:Alleysareharderforpoliceandfiretoaccessandserviceresidents.Policedepartmentsoftencomplainaboutmanagingandpatrollingalleysastheyandtypicallylightingisalsoaconcernforalleyareasthusmakingitharderforthepoliceandgeneralpublictoseeatnight.TypicallythefiredepartmentdoesnotaccessthehomesviaanalleyespeciallyiftheyhaveanoptiontoaccessviaafullpublicROWstreetinwhichtheselotswillhave.TherearenoapparentsafetyconcernsassociatedwithaccessingthehomesoffN.29thSt.ratherthanthealley.2)Function:AligningthesehomeswithaccessofftheexistingpublicROWvia2gthStwillfunctionjustasalltheotherexistinghomescurrentlyarefunctioningwhichcreatesameldingconditionbetweenolderhousingstock/designsfortheareawithnewerhomesbeingproposed.Addinganalleyaccesscreatesseparationbetweentheoldhomesintheneighborhoodandthenewhomes,andhasthepotentialtoreducethefrequencyofanddiscourageinteractionbetweenneighbors.3)Appearance:AfrontentryhomeoffN.29thStwillfitinnicelywiththeexistingstreetsceneonN.29thswhichtheneighborhoodisaccustomedto,andwillmostlikelypreferoverthealleyaccesspointthatwilldisruptmanypeople’squietenjoymentoftheirproperties/yards.4)EnvironmentalProtection:Buildinganalleyonlyaddsmoreimpervioussurfacestotheareawhichisnotgenerallyinthespiritofenvironmentalprotectionifit’snotneededforthesafetyandwelfareofacommunity.Alsothereisagreaterchanceofsavingadditionaltreeswithinthisareabynotconstructingroadimprovementsinthealley. C.Willnotbeinjurioustootherpropertyfies)inthevicinity;1)Theproposalwillnotbeinjurioustootherpropertiesinthevicinityastheproposalwillallowthenewhomestobesimilarindesigntotheexistinghomesinthearea—botholderandnewer.Contrary—avoidingthealleyaccesswillallowtheadjacentresidentstocontinuetoenjoytheirproperties/backyardswithoutthefeelandnoiseassociatedwithalleys.Mostresidentswouldactuallyfeeltheconstructionofanalleywouldbeinjurioustotheirpropertyandwebelievecitycouncilhasheardthisbeforefromtheseresidentsatsomepointintimeintherecentpast.D.Conformstotheintentandpurposeofthecode;1)RMC4-7450E.5states“ifthedeveloperorpropertyownerdemonstratesthatalleyaccessisnotpractical,theuseofalleysmaynotberequired.TheCitywillconsiderthefollowingfactorsindeterminingwhethertheuseofalleysisnotpractical:a.Size:Theproposalissimplytobuildtwohomesontwoexistinglots.Theimprovementsthatwouldbenecessarytoprovideaccessfromthealleywouldbedisproportionatetothescopeoftheproject.b.Topography:Thetopographyofthegeneralareaisnotconduciveforanalleyconfiguration.Thegradesforthisareaclimbaround100’overoneblock.Thiswouldcreatealotofcomplicationstobuildanalleywithhomesstackingoffofitandalloweasy/conduciveaccesstoagarage.c.EnvironmentalImpacts:Theexistingstreetnetworkprovidesadequateaccessandcirculationfortheneighborhoodandaddingaccessfromthealleywillonlycreateunnecessaryenvironmentalimpactsassociatedwithconstructionoftheroadimprovements.d.Ifsitecharacteristicsallowfortheeffectiveuseofalleys.”Thesitecharacteristics,includingthesubstantialencroachmentsinthealleyandthetopographydonotallowforeffectiveuseofalleys.Thepropertyconsistsof2existinglotsfrontingontoafullyfunctionalstreetthathasbeeninuseforyears.Constructionofanalleyinthisareanotonlywilldisruptthequietenjoymenttheseresidentshavebeenusetointhisareabutthepropertyonlybeing2existinglotsfitsintothecriteriaof“size”re:impactstothelotownerandadjacentpropertyownersinconstructinganalleyinthisarea.Alsobeingforcedtoconstructanalleyinthisareawouldnotprovideasecondaccesspointthusanemergencyvehicletryingtousethisareawouldnotbeabletoturnaroundeasily.Alleyconstructiontypicallyworkswithtwopointsofaccessandthiscouldnotbeachievedforthesetwolots.Section4-6-060ofthecity’sstreetstandardsrequiresaturnaroundforanaccessexceeding150’andtheeasternmostlotwouldexceedthatthresh-holdthusrequiringthishammer-headorculdesacturnaround.Thiswouldnotbeanefficientuseoftheareaandonlycreateadditionalunnecessaryimpactstothesurroundingproperties.E.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended; 1)Ifalleyaccessisrequiredforthesetwoexistinglots,theconstructionscostswillbeconsiderable;Approximately200linealfeetofpavedroadwillberequiredinadditiontoassociatedstormwatertreatmentandothermiscellaneousimprovements.Thecostisnotjustifiedgiventhatadequateaccess,consistentwithresidentialdesignstandardsandthecharacteristicsoftheexistingneighborhood,isavailablefromN.29thStreet.Therequestedmodificationisjustifiedgiventhatitisnotpracticaltoaccessthelotsoffthealley,norwillrequiringalleyaccesscreatethepedestrianorientedneighborhoodtheCitydesires.Itmakessensetorequirealleyaccessforanewresidentialsubdivision,wherecharacteroftheneighborhoodcanbecreated,butitisnotappropriatetorequireforonlytwonewhomesonexistinglotsinanotherwisefullydevelopedneighborhood.F.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.1)Theproposalonlyinvolvesconstructinghomesonthe2residentiallotsinthelowerKennydaleareaofRenton.Thesubjectlotsweredevelopedin1904aspartoftheCDHillman’sLakeWashingtonGardenofEdenAdditiontoSeattleNo.;Platwhereover500lotswereoriginallyplatted.TheHillmanplatwasdesignedwithalleysbetweentherearlotlinesofthelots.Overtime,theHillmanplatwasbuilt-outwithstreets,utilities,andhomes.However,theproposedalleysnevergotbuilt-out/improved.Eventually,ownersintheHilimanplatpetitionedthecityforalleyvacationsasallthehomesweregainingaccessfromthestreetsinsteadofthealleys.Allbutafewofthealleyswerevacatedandalargeportionofthepropertieswhichbacktotheun-improvedalleystreatthealleysaspartoftheirbackyards.Whiletechnicallypropertyownerscannotclaimadversepossessionontheseareasfromthecity,therightthingtodofortheseownerssincethisareahasbeenthiswayforover100yearswouldbetovacatethemandallowthesepropertyownersthecontinuedquietenjoymentoftheseareasinperpetuity.2)Bynotconstructingthealley,viewcorridorsandneighborhoodconsistencyareprotected.PropertyvaluesofneighboringpropertieswillalsonotbeaffectedbyhomeshavingvehicularaccessfromN.29thStinsteadofanalley. iP 0 —a-— CD A CI II41)Hv H 2 :i:.11ICi).-:(IV-. (1)0 V4•) t ‘çfr (1 EvanstonTheMurrayFrenklynFamilyofCompaniesengagesinongoingreviewandrevisionofexistinghomedesignsinordertobetterPublish:6-9—2017meetcustomers’needs.Asaresult,floorplans,elevationsandspecificationsmaychange.Websiteandothermarketingmaterialssuchasmarketingfloorplansandrenderingsareprovidedforcustomerstohelpthemvisualizethe“lookandfeel”ofthehomesofferedforsale,butarenotwarrantedtobeexactrepresentationsofthehomestobebuiltandarenotpadofthepurchaseagreementbetweenthecustomerandbuilder.Updatedfloorplans,elevationsandspecificationsconsistentwiththesignedpurchaseagreementbetweenthecustomerandbuilderwillgovernactualdesignandconstructionofahorns. STEELE4411.5.OA-O1ACE-3CAR-TAN.TheMurrayFranklynFamilyofCompaniesengagesinongoingreviewandrevisionofexistinghomedesignsinordertobetterPublish:10-19-17meetcustomers’needs.Asaresult,floorplans,elevationsandspecificationsmaychange.Websiteandothermarketingmaterialssuchasmarketingfloorplansandrenderingsareprovidedforcustomerstohelpthemvisualizethelookandfeel”ofthehomesofferedforsale,butarenotwarrantedtobeexactrepresentationsofthehomestobebuiltandarenotpartofthepurchaseagreementbetweenthecustomerandbuilder.Updatedfloorplans,elevationsandspecificationsconsistentwiththesignedpurchaseagreementbetweenthecustomerandbuilderwillgovernactualdesignandconstructionofahome. STEELE4411.5.OA-O1ACE-3CAR-TAN.TheMurrayFranklynFamilyofCompaniesengagesinongoingreviewandrevisionofexistinghomedesignsinordertobetterPublish10-18-17meetcustomers’needs.Asaresult,floorplans,elevationsandspecificationsmaychange.WebsiteandothermarketingmaterialssuchasmarketingfloorplansandrenderingsareprovidedforcustomerstohelpthemvisualizetheYookandfeel”ofthehomesofferedforsale,butarenotwarrantedtobeexactrepresentationsofthehomestobebuiltandarenotpartofthepurchaseagreementbetweenthecustomerandbuilder.Updatedfloorplans,elevationsandspecificationsconsistentwiththesignedpurchaseagreementbetweenthecustomerandbuilderwillgovernactualdesignandconstructionofahome. MAINFLOORUPPERFLOORçyPLAN#:4062.5.OAOiCOM?ANIESTheMurrayFranklynFamilyofCompaniesengagesinongoingreviewandrevisionofexistinghomedesignsinordertobetterMARKETINGNAME:Evanstonmeetcustomers’needs.Asaresult,floorplans,elevationsandspecificationsmaychange.Websiteandothermarketingmaterialssuchasmarketingfloorplansandrenderingsareprovidedcustomerstohelpthemvisualizethelookandfeel”ofPLANSQFT3469SQFTthehomesofferedforsale,butarenotwarrantedtobeexactrepresentationsofthehomestobebuiltandarenotpartofthe,purchaseagreementbetweenthecustomerandbuilder.Updatedfloorplans,elevationsandspecificationsconsistentwiththesignedpurchaseagreementbetweenthecustomerandbuilderwillgovernactualdesignandconstructionofahome.PUBLISHIATE:7-10-2017OPT.COVEREDPATIO MAINFLOORI:::TrtwixrnNIcLNN‘PLAN#:4411.5.OAO1COMNWSThesemarketingelevationsandplansaregenericillustrationsonly.DetailsandmaterialselectionsvaryforMARKETINGNAME:Steeleeachneighborhood.Forthespecificdescriptionofanyindividualhouse(actualplan,details,materialselections,etc.),Thepurchasermustrefertothepurchaseandsaleagreement,includingbuilderaddendaIandII.InaneffortPLANSQ.FT.:3,627SQ.FT.tocomplywithchangingcodes,sitehousesonlotsorimprovedesign,plansandelevationsmayvaryinsizeandfeaturesfromthosecontainedinthemarketingmaterials.PUBLISHDATE:10-20-2017FI—CLOSET__ __C0---1-OPT.BEDROOM#4SUITENOOKOPT.COVEREDPATIOOPT.GUESTSUITE/POWDER