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Home My WebLink AboutD_Cline_Modification_FinalDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Residential_Design_Modification PLANNING DIVISION MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR PROJECTS WITHIN THE R-4, R-6, AND R-8 ZONES EVALUATION FORM & DECISION An “X” is shown in the applicable residential design requirement box. When an alternative is employed that requires a modification, the staff evaluation is written on the lines below. The decision to approve or deny the requested modification can be found at the conclusion of this form. DATE OF DECISION: PROJECT NAME: LAND USE FILE NUMBER: PROJECT MANAGER: APPLICANT: OWNER: ZONING DESIGNATION: PROJECT LOCATION: SUMMARY OF REQUEST: July 6, 2023 Cline Modification LUA23-000209, MOD Andrew Van Gordon, Associate Planner Doug Whitted, Modern Outdoor Builders, 10717 Renton Ave S, Seattle, WA 98178 David Cline, 1916 Redmond Ave NE, Renton, WA 98056 Residential-6 Zone (R-6) 1916 Redmond Ave NE, Renton, WA 98056 (Parcel Number 7419400040) The applicant is requesting a Modification of the Residential Design Standards for a proposed single-family home located at 1916 Redmond Ave NE, Renton, WA 98056 (parcel number 741900040). The property is located within the Residential- 6 (R-6) zone. The expansion of the structure exceeds a value of $50,000.00 and requires the entirety of the structure to comply with the standards of Renton Municipal Code (RMC) 4-2-115, Residential Design and Open Space Standards. The applicant is requesting a Modification to reduce the minimum windows and doors requirement for 25 percent (25%) of a façade facing the street frontage to approximately 15 percent (15%). 1.Windows and Doors Choose one: Windows and doors shall constitute twenty five percent (25%) of all facades facing street frontage or public spaces; or Alternative that meets guideline (Explain) The applicant’s proposal includes an expansion of the detached dwelling located on the east side (rear) of the dwelling and enclose an existing carport on the north side of the dwelling. Only the enclosure of the carport can be seen from the street frontage; enclosure of the carport does not include expansion of the space. The applicant proposes to install two (2) windows totaling six (6) square feet as part of the enclosure (Exhibit 1). Combined with the existing four (4) windows, a total of 100 square feet, or approximately 15 percent (15%) (100 sq. ft. / 661 sq. ft. = 15.12%) of the façade facing Redmond Ave NE would be made up of DocuSign Envelope ID: 1552085B-3F4D-4E28-B9F8-F8426F072E2D City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Cline Modification LUA23-000209, MOD Permit Date: July 6, 2023 Page 2 of 3 D_Cline_Modification_Final windows. Of note, the front door does not face Redmond Ave NE and is not included in the windows and doors calculation. The existing residence is a single-story ranch style home built in 1959 per the King County Department of Assessments. The western façade of the house faces Redmond Ave NE. There are four (4) existing windows facing the street currently. Internally, two (2) bedrooms, an office and the living room are located along the western façade facing Redmond Ave NE (Exhibit 2). The placement of the existing windows is an integral part of the architecture of the home. A large area of glazing (40 sq. ft) was installed for the living room. This main window, combined with the gable and entrance features to the home, creates a focal point for the residence (Exhibit 3). Three (3) windows, one (1) 18 sq. ft. window each for the bedrooms and office, are installed along the western façade as well. Bedrooms and an office are not spaces oriented towards groups of people, and it is appropriate to have one (1) window associated with the space. Each one of these windows is approximately half the area of the living room window and provide a reasonable amount of glazing for spaces not intended for orientation towards the community space. The kitchen and dining area are internally located on the rear of the house (eastern façade). If they were moved to face Redmond Ave NE (western façade) then additional glazing would be appropriate, but to do this would require revising nearly the entire internal layout of the dwelling which is not a reasonable expectation based on the proposed scope of work. Additionally, requiring the applicant to increase the glazing in the existing bedrooms and office would unreasonably negate the seclusion and privacy intended for the rooms’ uses. Further, increasing the glazing would also have the effect of taking focus away from the entrance area and would create an imbalance with regards to the need for the entrance to be a focal point of the residence. The applicant has proposed a music studio, bathroom and vestibule for the enclosure of the existing carport (Exhibit 4). The bathroom and vestibule would be located along the western façade facing Redmond Ave NE. As part of the enclosure two (2) three (3) square foot windows are proposed: one (1) in the new bathroom and one (1) in the new vestibule. Both windows are reasonably sized for their proposed spaces as a larger window would preclude privacy in the bathroom and would be unappealing for what is functionally a pass-through space in the vestibule. Further, by not having larger windows on the far side of the façade, the living rooms window and gables would continue to function as the focal point for the residence. The existing carport has a wooden gate across the opening on the western facing side effectively enclosing it and creating a blank space on the façade facing Redmond Ave NE. Adding the two (2) additional windows as part of the conversion increases the number of windows and the percentage of glazing on the façade facing street frontage. As proposed, the windows function as an integral part of the character of the home. The newly - proposed windows increases the number of windows and the percentage of glazing on the façade. The design preserves the existing entrance focal point while maintaining its scale to home. As such the alternative design meets the intent and guidelines of the windows and doors residential design requirements. DocuSign Envelope ID: 1552085B-3F4D-4E28-B9F8-F8426F072E2D City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Cline Modification LUA23-000209, MOD Permit Date: July 6, 2023 Page 3 of 3 D_Cline_Modification_Final CRITERIA FOR MODIFICATION OF RESIDENTIAL DESIGN STANDARDS, RMC 4-2-115A.2: Renton Municipal Code, section 4-2-115, lists elements that are required to be included in all residential development in the zones stated in subsection B of this Section. Each element includes both standards and guidelines. Standards are provided for predictability. These standards specify a prescriptive manner in which the requirement can be met. Guidelines for each element are provided for flexibility. These guidelines provide direction for those who seek to meet the required element in a manner that is different from the standards. a.The determination as to the satisfaction of the requirement through the use of the guidelines is to be made by the Community and Economic Development Administrator when no other permit or approval requires Hearing Examiner review. b.When it has been determined that the proposed manner of meeting the design requirement through guidelines is sufficient, the applicant shall have satisfied that design requirement. DECISION: The proposal satisfies two (2) of the two (2) criteria listed in RMC 4-2-115A.2 for approval of residential design modification. Therefore, the Cline Modification, LUA23-000209, MOD is Approved. Other design elements or representations, provided within the submitted application materials, are excluded from this approval and would be subject to the Renton Municipal Code in effect at the time of building permit application. SIGNATURE & DATE OF DECISION: ________________________________________ ____________________________________ Angie Mathias, Acting Planning Director Date 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 hi s decision if material evidence not readily discoverable prior 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. APPEALS: Appeals of permit issuance must be filed in writing on or before 5:00 p.m. on July 20, 2023. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. 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. Attachments: 1.Front and Rear Elevations 2.House Floor Plan 3.Site Picture of Front Façade 4.Converted Carport Floor Plan DocuSign Envelope ID: 1552085B-3F4D-4E28-B9F8-F8426F072E2D 7/6/2023 | 4:34 PM PDT Siding area of 620 +41 for gables=661 Glazing area + 100 New ratio is 661 to 100 or 15.13%Gable is 22' long at 4/12 pitch Surface area of gable is 41 sq ft 22' 44" EXHIBIT 1 RECEIVED PLANNING DIVISION 06/21/2023 AVanGordon DocuSign Envelope ID: 1552085B-3F4D-4E28-B9F8-F8426F072E2D EXHIBIT 2 RECEIVED PLANNING DIVISION 06/06/2023 AVanGordon DocuSign Envelope ID: 1552085B-3F4D-4E28-B9F8-F8426F072E2D 6/2/23, 3:57 PM Cline front1 https://drive.google.com/drive/folders/1-3ctdsz7ZkKudPSZMYuup0Dx_r20FBK2 1/1 EXHIBIT 3 RECEIVED PLANNING DIVISION 06/06/2023 AVanGordon DocuSign Envelope ID: 1552085B-3F4D-4E28-B9F8-F8426F072E2D EXHIBIT 4 RECEIVED PLANNING DIVISION 06/06/2023 AVanGordon DocuSign Envelope ID: 1552085B-3F4D-4E28-B9F8-F8426F072E2D