HomeMy WebLinkAboutD_SotoMod_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
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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: August 11, 2023
PROJECT NAME: Soto Modification
LAND USE FILE NUMBER: LUA23-000255, MOD
PROJECT MANAGER: Andrew Van Gordon, Associate Planner
OWNER: Berenice Soto, 11902 SE 170th PL, Renton, WA 98058
APPLICANT: Lynn Reynolds, 28202 - 193rd Ave SE, Kent, WA 98042
ZONING DESIGNATION: Residential-6 Zone (R-6)
PROJECT LOCATION: 11902 SE 170th Pl (Parcel Number 1432400885)
SUMMARY OF REQUEST: The applicant is requesting a Modification of the Residential Design Standards for
a proposed two-story addition on the southwestern facade (front) and the
northeastern façade (rear) of an existing detached dwelling located at 11902 SE
170th Pl (parcel number 1432400885). The 0.17-acre property is located within
the R-6 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 to reduce the minimum windows and doors
requirement for 25 percent (25%) of a facade face the street frontage to
approximately 17 percent (17%).
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 southwestern side (front) and the northeastern side (rear) of the
dwelling. The southwestern side of the residence faces SE 170th Pl; only the expansion on this side
of the dwelling can be seen from the street. The applicant proposes to install four (4) windows in
the expansion: three (3) four-foot by six-foot (4’x6’) windows and one (1) three-foot by two-foot
(3’x2’) window (Exhibit 1). In addition to the expansion a new primary entry which includes a
covered stoop with a depth of five feet (5’) and width of eight feet and two-and-a-half inches
DocuSign Envelope ID: C2618B00-58E9-4F4F-996B-CB4D4223BD62
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Soto Modification LUA23-000255, MOD
Permit Date: August 11, 2023 Page 2 of 3
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(8’2.5”). Combined, the windows and door on the front façade total 119 square feet, or
approximately 17 percent (17%) (119 sq. ft. / 668 sq. ft. = 17.29%) of the façade facing SE 170th Pl.
The new front entrance is roughly centered on the front façade. It includes a covered porch
supported with columns which have stone style footings. This is a unique architecture design and
set of materials which is not found elsewhere on the front façade of the dwelling. Further, the porch
roof has the same angle as the existing roof and wood shake shingles matching the character of the
main body of the detached dwelling.
The expansion, located to the right of the entrance as looking at the residence from the SE 170th Pl,
includes four (4) windows, three (3) of which are proportioned vertically with two (2) of those three
(3) being combined to create a larger window area. The fourth is located within a proposed
bathroom. The bathroom window is in the upper half of the bathroom wall on the front façade. A
larger window would preclude privacy in the bathroom. As proposed it is appropriately-sized and
located to preserve privacy while still providing front façade glazing.
The expansion on the southwestern facade includes a great room on the ground floor and a main
bedroom and bathroom on the second floor (Exhibit 2). The great room connects to the dining area
and kitchen. Access to the second story is via a staircase from the great room located along the
interior wall of the front façade. A sliding glass door from the great room to the backyard is located
opposite the staircase. The expansion on the northeastern façade is for the benefit of two (2) ground
floor bedrooms and connects to an existing hallway which runs from the kitchen with an existing
bathroom, two (2) bedrooms, a storage room and den off it. With this layout of the residence,
additional windows on the front façade of the expansion would not be practical due to the interior
layout. The location of the staircase precludes additional windows on the front façade but could be
placed on the opposite wall if the sliding glass door was removed. However, that would remove
reasonable access to the backyard. The house’s common areas, existing and proposed as part of the
expansion, are located at the front of the house with the more intimate and private areas located
in the rear. It would not be reasonable to have a common access point to the backyard be located
outside of the common areas of the residence. The project could include a revision to swap the
locations of the backrooms and common areas, but that would not be a reasonable expectation
based on the proposed scope of work. Further, if additional glazing was installed on the expansion,
it would create what would essentially be a two-story-wall of windows, shifting the focal point of
the dwelling away from the front entrance. Additionally, a final window, located on the left of the
entrance as looking at the residence from SE 170th Pl, is located within the kitchen. It is nearly the
same square footage (21 sq. ft.) as each of individual three (3) larger windows (24 sq. ft.) on the
expansion and is reasonably sized for the space. While additional glazing could be placed, it would
interfere with the functionality of the kitchen by using space that otherwise would be available for
cupboards, counters etc.
As proposed, the windows and front entrance function as an integral part of the character of the
home. A majority of windows are proportioned vertically while the design creates an entry focal
DocuSign Envelope ID: C2618B00-58E9-4F4F-996B-CB4D4223BD62
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Soto Modification LUA23-000255, MOD
Permit Date: August 11, 2023 Page 3 of 3
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point in scale and balance with the home design. As such, the alternative design meets the intent
and guidelines of the windows and doors residential design requirements.
RMC 4-2-115A2, 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 4-2-115A2 for approval of residential design modifications.
Therefore, the Soto Modification, LUA23-000255, 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:
________________________________________ ____________________________________
Matthew Herrera, 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.
APPEALS: Appeals of permit issuance must be filed in writing on or before 5:00 p.m. on August 25, 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. Elevations 2. Floor Plans
DocuSign Envelope ID: C2618B00-58E9-4F4F-996B-CB4D4223BD62
8/11/2023 | 8:44 AM PDT
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