HomeMy WebLinkAboutD_TzemosAlberMod_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
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 July 18, 2023
PROJECT NAME: Tzermos/Alber Residential Design Modification
LAND USE FILE NUMBER: LUA23-000222, MOD
PROJECT MANAGER: Andrew Van Gordon, Associate Planner
APPLICANT: Hilde Tzemos and Kevin Alber, 2911 Cedar Ave S, Renton, WA 98055
ZONING DESIGNATION: Residential-8 Zone (R-8)
PROJECT LOCATION: 2911 Cedar Ave S (Parcel Number 8898701110)
SUMMARY OF REQUEST: The applicant is requesting a Modification of the Residential Design Standards for
a proposed addition on the west façade (rear) of an existing detached dwelling
located at 2911 Cedar Ave S (parcel number 8898701110). The 0.17-acre parcel is
located within the Residential-8 (R-8) zone. The expansion of the structure
exceeds a value of $50,000 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 the following residential
design modifications from RMC 4-2-115:
• Reduce the front entry depth from five feet (5’) to approximately four
and a half feet (4.5’).
• Retain the existing front façade visible from Cedar Ave S without
providing an offset story on the front façade facing the street.
• Reduce the minimum windows and doors requirement for 25 percent
(25%) of a façade facing the street frontage to approximately 19 percent
(19%).
• Reduce the eave depth on the east and west facades from 12 inches (12”)
to six inches (6”) and from 12 inches (12”) to approximately one inch (1”)
on the north and south façades.
1. Primary Entry
Choose one:
The entry shall include a porch or stoop with a minimum depth of five feet (5’) and minimum height
of twelve inches (12”) above grade; or
Alternative that meets guidelines (Explain): The existing primary entry, located along the
east building façade, is approximately 12 inches (12”) above grade with an existing depth of four
and a half feet (4.5’) (Exhibit 1). It is recessed from the front façade and is framed by two (2)
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements
Tzermos/Alber Residential Design Modification LUA23-000222, MOD
Permit Date: July 18, 2023 Page 2 of 5
D-TzemosAlberMod_FINAL
stonework columns which included extensions from the roof. The primary entry and front door face
Cedar Ave S and are on the front façade of the house. These are unique architectural features on
the façade draw the eye towards the entry making it a focal point of the front of the house. The
front door is also recessed creating a landing space of approximately 24 square feet (4’-6” deep by
5’-4” wide). The landing creates a space for social interaction at the front door without forcing
people to congregate either in the house or on the front walkway. As such, the alternative design
meets the intent and guidelines of the primary entry residential design requirements.
2. Façade Modulation
Choose one:
An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades
visible from the street; or
At least two feet (2') offset of second story from first story on one street-facing façade; or
Alternative that meets guidelines (Explain): The existing façade facing Cedar Ave S is
uniform without significant articulation. The front entry is recessed and is a well-defined element
of the existing structure (see residential design review requirement 1, Primary Entry for more
information regarding the design of the primary entry). The existing roof lines and steep pitch of the
existing roof dominate the front façade. In addition, the existing dwelling includes a set of four (4)
clerestory windows on the right side of the dwelling (as looking at the residence from Cedar Ave S)
set slightly lower than the roof ridge and two (2) skylight windows set into the roof on the right side
or north side of the home to provide natural light into the interior of the existing bathroom and
entryway. The inclusion of the clerestory windows and skylight windows serves to break up the
building lines and overall area of the roof. The location of the clerestory windows and skylight
windows on the right side of the residence creates a design where the right and left sides of the
residence provide different visual breaks and visual interest. When including with the primary entry
elements, also located on the right side of the residence, a monotonous façade is avoided by
creating an asymmetrical design that creates an appearance of variety to avoid a repetitive
uninteresting design facing the public street.
As proposed, the existing façade avoids a monotonous design with a well -defined entry element
and unique architectural elements. As such, the alternative design meets the intent and guidelines
of the façade modulation design requirements.
3. 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 existing façade facing Cedar Ave S has approximately
124 square feet of windows and doors. The applicants’ calculations include the front door, two (2)
bedroom windows, and four (4) clerestory windows. In addition, staff has included the calculations
of two (2) existing skylight windows in the roof and four (4) windows inset into the garage door for
a total of approximately 124 square feet or approximately 19 percent (19%) windows and doors on
the front façade. No additional windows are proposed for the façade.
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements
Tzermos/Alber Residential Design Modification LUA23-000222, MOD
Permit Date: July 18, 2023 Page 3 of 5
D-TzemosAlberMod_FINAL
The existing windows, front door and skylights serve as an integral part of the character of the home.
The existing residence is designed with a large, steep prominent roof facing Cedar Ave S. Along the
front facing building elevation, the floor plan includes the primary entry with a front door and side
window, two (2) bedrooms with one (1) window each, a bathroom with no window(s), and the
garage with a garage door with upper panel glazing. One (1) skylight is located above the bathroom
with the other located above the front entry area. The clerestory windows provide sunlight to the
living room which is located behind the existing bedroom located at the northeast corner of the
home.
The front door is a focal point of the dwelling (see 1, Primary Entry above for additional information.
The bedroom windows are 24 square feet each. Bedrooms are not spaces oriented towards groups
of people, and it is appropriate to have one (1) window associated with the space. It is appropriate
to not have bathroom windows face the public street to protect privacy. Requiring the applicant to
increase the glazing of the existing bedrooms and bathroom would unreasonably negate the
seclusion and privacy intended for the use of these rooms. Further, clerestory windows are designed
to be vertically-oriented rather than horizontally-oriented as they are designed to provide natural
light into the home without impacting privacy. Together, the prominent roof type and the clerestory
windows are an integral part of the character of the home and serve to break up the monotony of
the roof. Without them or the skylight windows, the house would have an uninterrupted, unvaried
roof which dominates the character of the home. This, along with the bedroom windows, allows for
the front door to be a focal point of the dwelling. The eye is drawn to the front entry area without
being drawn to expansive front windows or uninterrupted monotonous roof space.
As proposed, the windows and front door function as an integral part of the character of the home.
The existing design preserves the existing entry focal point w hile maintaining its visual scale of the
home. As such, the alternative design meets the intent and guidelines of the windows and doors
residential design requirements.
4. Eaves
Choose one:
Eaves projecting from the roof of the entire building at least twelve inches (12”) with horizontal
fascia or fascia gutter at least five inches (5”) deep on the face of all eaves; or
Alternative that meets guidelines (Explain): The existing eaves on the east and west facades are
approximately six inches (6”) from the face of the façade. On the north and south facades, t he
existing roof is essentially flush with the trim except for approximately one to two inches (1”-2”) of
trim. The applicant proposes the same sized eaves for the area of expansion.
The existing eaves are designed to complement the architectural style of the home. The roof facing
Cedar Ave S has a steep pitch. It is anticipated that by extending the eaves to 12 inches (12”), they
would block a portion of the existing windows and entry area. This would effectively reduce the
amount of window area visible from the street plus reduce sunlight from entering the windows. The
existing windows on the west façade (rear) of the residence have the same issue with blocking light.
The building’s roof pitch is similarly pitched to the east façade (front) and extending the eaves to 12
inches (12”) is also anticipated to reduce sunlight from entering the windows. Further, having the
eaves extended to 12 inches (12”) on the north and south façade of the house would not reasonably
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements
Tzermos/Alber Residential Design Modification LUA23-000222, MOD
Permit Date: July 18, 2023 Page 4 of 5
D-TzemosAlberMod_FINAL
accomplish the desire for a detailed and proportional set of eaves to complement the architectural
style of the home. The north and south facades do not extend beyond the edge of the roof, nor do
they have roofs facing north or south. All roof areas of the residence are east or west facing. The
extension would increase the visible roof by one foot (1’) on either side as viewed from the east and
west but would have little, if any, effect when viewing the house from the north or s outh. As
currently designed, the eaves on the north and south façade are detailed and proportioned
complementarily to the architectural style of the home. Additionally, requiring the applicant to have
eaves extend 12 inches (12”) on the expansion would create a discord between the existing portion
of the residence and the addition.
As proposed the existing and proposed eaves are detailed and proportioned to complement the
architectural style of the existing residence. As such, the alternative design meets the intent and
guidelines of the eaves residential design requirements.
RMC 4-2-115A.2, CRITERIA FOR MODIFICATION OF RESIDENTIAL DESIGN STANDARDS:
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 the criteria listed in RMC 4-2-115A.2 for approval of residential design modifications.
Therefore, the Tzermos/Alber Residential Design Modification, LUA23-000222, 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 his 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.
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
7/18/2023 | 1:29 PM PDT
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements
Tzermos/Alber Residential Design Modification LUA23-000222, MOD
Permit Date: July 18, 2023 Page 5 of 5
D-TzemosAlberMod_FINAL
APPEALS: Appeals of permit issuance must be filed in writing on or before 5:00 p.m. on August 1, 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.
Exhibit(s):
A) Deviation Justification
cc: William J. Scales, AIA, Drystone Studio, PLLC, 7523 11th Ave NW, Seattle, WA 98117
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
SUMMARY
This is in support of building permit application B23002452 for an addition and interior remodel at 2911 Cedar Ave S in Renton including premit review comments
dated 5/26/2023. The scope of work includes an interior remodel and an addition on the west (non-street) side with limited alteration of the existing home.
Following is an itemization of the applicable Design Regulations along with images, drawings and narrative describing how the existing house and proposed
addition will support the intent of the Design Regulations.
Table of Contents
1 Site Plan
2 East Elevation
3 North Elevation
4 West Elevation
5 South Elevation
6 4-2-115E.3 “Roofs”
7 4-2-115E.3 “Architectural Detailing”
8 4-2-115E.3 “Garages”
9 4-2-115E.3 “Windows and Doors”
10 4-2-115E.3 “Primary Entry”
11 4-2-115E.3 “Facade Modulation”
12 4-2-115E.3 “Eaves”
13 4-2-115E.3 “Materials and Colors”
1
EXHIBIT 1DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
east (street) elevation
scale: 1/8” = 1’-0”
Proposed Area of Work
2
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
north elevation
scale: 1/8” = 1’-0”
Proposed Area of Work
3
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
west elevation
scale: 1/8” = 1’-0”
Proposed Area of Work
4
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
south elevation
scale: 1/8” = 1’-0”
Proposed Area of Work
5
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
Code Section: 4-2-115E.3. “Roofs”
Guideline:
Roofs shall represent a variety of forms and profiles that add character
and relief to the landscape of the neighborhood. The use of bright colors,
as well as roofing that is made of material like gravel and/or a reflective
material, is discouraged.
Standards
A variety of roof forms appropriate to the style of the home shall be used.
Response
The existing and proposed roof shapes present a variety of forms. The existing asphalt
shingle roof over the southern half of the house rises from the street facade up over
a small existing upper story. The existing roof over the northern half rises from the
west creating a vaulted ceiling in the main floor living area with a band of clerestory
windows visible on the street facade. The proposed roof over the addition on the west
(non-street) facade is a low-pitch, membrane roof that ties into the existing west facade
but remains high to maximize windows, thus light and views to the west. There are no
existing bright colors or reflective materials, nor plans for any in the addition.
6
east (street) elevation
nts
north elevation
nts
south elevation
nts
west elevation
nts
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
Code Section: 4-2-115E.3. “Architectural Detailing”
Guideline:
Architectural detail shall be provided that is appropriate to the
architectural character of the home. Detailing like trim, columns, and/or
corner boards shall reflect the architectural character of the house.
Standards
If one siding material is used on any side of the dwelling that is two
stories or greater in height, a horizontal band that measures at least
eight inches (8”) is required between the first and second story.
Additionally, one of the following is required:
1. Three and one-half inch (3 1/2”) minimum trim surrounds all windows
and details all doors, or
2. A combination of shutters and three and one-half inches (3 1/2”)
minimum trim details all windows, and three and one-half inches (3
1/2”) minimum trim details all doors.
Response
The plan for the addition is to tie in to the existing character of the house as much as
possible. The existing house has painted lap siding with wide trim at existing doors
and windows. The scope of work at the addition includes using visually similar siding
and trim. An 8” horizontal band is shown on the addition between the main floor and
basement on the north, west and south (non-street) facades. The street facade is only
one story high so a horizontal band does not apply. We feel that due to the rake of the
roof and interaction with the addition, adding a trim band to the existing portion of the
house on the north and south facades would be visually confusing and not add value.
7
east (street) elevation
nts
north elevation
nts
south elevation
nts
west elevation
nts
trim band
trim
band
trim
band
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
Code Section: 4-2-115E.1. “Garages”
Guidelines:
The visual impact of garages shall be minimized, while porches and front
doors shall be the emphasis of the front of the home. Garages shall be
located in a manner that minimizes the presence of the garage and shall
not be located at the end of view corridors. Alley access is encouraged. If
used, shared garages shall be within an acceptable walking distance to
the housing unit it is intended to serve
Standards
If an attached garage is wider than twenty six feet (26’), at least one
garage door shall be recessed a minimum of four feet (4’) from the other
garage door. Additionally, one of the following is required:
1. The front porch projects in front of the garage a minimum of five feet
(5’), and is a minimum of twelve feet (12’) wide, or
2. The roof extends at least five feet (5’) (not including eaves) beyond
the front of the garage for at least the width of the garage plus the
porch/stoop area, or
3. The garage is alley accessed, or
4. The garage entry does not face a public and/or private street or an
access easement, or
5. The garage width represents no greater than fifty percent (50%) of
the width of the front facade at ground level, or
6. The garage is detached, or
7. The garage doors contain a minimum of thirty percent (30%) glazing,
architectural detailing (e.g., trim and hardware), and are recessed
from the front facade a minimum of five feet (5’), and from the front
porch a minimum of seven feet (7’)
Response
The existing garage is undeniably a feature of the existing street facade. However
it measures just less than 20’ across and as such does not contravene the design
standards. The scope of work includes no plans to modify the existing garage location
or opening.
8
east (street) elevation
nts
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
Code Section: 4-2-115E.3. “Windows and Doors”
Guidelines:
Windows and front doors shall serve as an integral part of the character
of the home. Primary windows shall be proportioned vertically rather
than horizontally. Vertical windows may be combined together to create
a larger window area. Front doors shall be a focal point of the dwelling
and be in scale with the home. All doors shall be of the same character
as the home.
Standards
Windows and doors shall constitute twenty five percent (25%) of all
facades facing street frontage or public spaces.
Response
The street frontage is the existing east facade, and currently there are no plans to alter
the east facade. The existing window/door percentage falls below the 25% minimum
established by the design regulations; however, windows/doors do comprise much of
the available wall area given the configuration of the bedrooms, bathroom and garage
lining the east side of the house (see floor plan above). The front door is a focal point,
and is in scale with the rest of the facade.
east (street) elevation
nts
Wall Area:
1st floor 583.8 sf
clerestory 75.4 sf
total 658.8 sf
Window Area:
clerestory window 5.1 sf
clerestory window 5.1 sf
clerestory window 5.1 sf
clerestory window 5.1 sf
bedroom window 24.0 sf
bedroom window 24.0 sf
front door 32.7 sf
total 101.1 sf
Glazing Percentage 16 %
9
dashed line indicates wall
area being measured
shading indicates
existing windows/doors
floor plan
nts
existing roof
existing
bedroom
existing
garage
existing
bedroom
existing
bathroom
existing
living room
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
Code Section: 4-2-115E.3. “Primary Entry”
Guidelines:
Entrances to homes shall be a focal point and allow space for social
interaction. Front doors shall face the street and be on the facade
closest to the street. When a home is located on a corner lot (i.e., at the
intersection of two roads or the intersection of a road and a common
space) a feature like a wrapped porch shall be used to reduce the
perceived scale of the house and engage the street or open space on
both sides.
Standards
The entry shall include a porch or stoop with a minimum depth of five
feet (5’) and minimum height of twelve inches (12”) above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible
route may be taken from a front driveway.
Response
The existing front entrance (front door) is a focal point on the east facade. It is facing
the street on the primary street facade, and it is not a corner lot. The accessible route
is from the driveway. There is existing stonework flanking the entrance that emphasizes
it as a focal point. The porch is approximately 12” above grade. The depth of the porch
is about 4’-6” which is a little less than the 5’ standard, but it does serve the purpose
of being a welcoming entry allowing social interaction. Currently there are no plans to
modify the primary entry.
10
east (street) elevation
nts
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
Code Section: 4-2-115E.3. “Façade Modulation”
Guidelines:
Buildings shall not have monotonous facades along public areas.
Dwellings shall include articulation along public frontages; the articulation
may include the connection of an open porch to the building, a dormer
facing the street, or a well-defined entry element.
Standards
One of the following is required:
1. An offset of at least one story that is at least ten feet (10’) wide and
two feet (2’) in depth on facades visible from the street, or
2. At least two feet (2’) offset of second story from first story on one
street-facing facade.
Response
The existing street-facing facade is not monotonous. The southern half of the house
has an existing partial upper story that is set back from the street facade by about half
the width of the house. The north half has no upper story and instead the roof rises up
to create a band of clerestory windows providing light to the existing living room. The
front entry and several other locations on the street facade are articulated by existing
wall and roof protrusions, which are also emphasized with contrasting colors and
materials. Currently there are no plans to modify the building massing or street facade.
11
south elevation
nts
north elevation
nts
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
Code Section: 4-2-115E.3. “Eaves”
Guidelines:
Eaves should be detailed and proportioned to complement the
architectural style of the home.
Standards
Both of the following are required:
1. Eaves projecting from the roof of the entire building at least twelve
inches (12”) with horizontal fascia or fascia gutter at least five inches
(5”) deep on the face of all eaves, and
2. Rakes on gable ends must extend a minimum of two inches (2”) from
the surface of exterior siding materials.
Response
Existing eaves at the house are approximately 6” from the face of the siding on the east
and west facades. At the north and south facades the existing roof is effectively flush
with the siding except for approximately 1-2” of trim as shown in the photos above. This
is not an unusual treatment for the Northwest and houses of this era. The steep pitch of
the existing roof combined with site topography means that extending the eaves on the
street facade would block sunlight and views from the windows, and effectively reduce
the window area visible to the street. Current plan for the non-street facing addition are
to match the existing eave style and maintain a consistent character across the home.
12
east (street) elevation
nts
north elevation
nts
south elevation
nts
west elevation
nts
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282
TZEMOS-ALBER RESIDENCE
2911 CEDAR AVE S, RENTON WA 98055
DESIGN GUIDELINES
Drystone Studio PLLC
William J. Scales, AIA
206.795.0289
will@drystonestudio.com
PAGE
OF 13
06.25.23
Code Section: 4-2-115E.3. “Materials and Colors”
Guidelines:
A diversity of materials and color shall be used on homes throughout the
community. A variety of materials that are appropriate to the architectural
character of the neighborhood shall be used. A diverse palette of colors
shall be used to reduce monotony of color or tone.
Standards
Additionally, one of the following is required:
1. A minimum of two (2) colors is used on the home (body with different
color trim is acceptable), or
2. A minimum of two (2) differing siding materials (horizontal siding
and shingles, siding and masonry or masonry-like material, etc.) is
used on the home. One alternative siding material must comprise a
minimum of thirty percent (30%) of the street-facing facade.
Response
The existing street facade is composed of approximately 2/3 painted lap siding and
about 1/3 stone veneer. The scope of the remodel/addition project includes repainting
the exterior. The existing house has a two-color paint scheme with different colors for
siding and trim. The color scheme following the remodel/addition may use different
colors, but the same two-color approach will be maintained throughout the existing and
new portions of the house.
13
east elevation
nts
north elevation
nts
south elevation
nts
west elevation
nts
DocuSign Envelope ID: 678F20C9-435B-460E-A05B-D84E2A70A282