HomeMy WebLinkAboutD_HighbergMod_FinalDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_HighbergMod_Final
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: December 12, 2023
PROJECT NAME: Highberg Modification
LAND USE FILE NUMBER: LUA23-000371, MOD
PROJECT MANAGER: Andrew Van Gordon, Associate Planner
OWNER: Erik Highberg, 10642 SE 200th St, Renton, WA 98031
APPLICANT: Dave Thacker, Plantrak Decks LLC, 26255 - 124th Ave SE, Kent, WA 98030
ZONING DESIGNATION: Residential-4 Zone (R-4)
PROJECT LOCATION: 10642 SE 200th St, Renton WA 98031 (Parcel Number 0522059158)
SUMMARY OF REQUEST: The applicant is requesting a Modification of the Residential Design Standards for
a proposed addition on the north façade (rear) of the existing detached dwelling
located at 10642 SE 200th St (parcel number 0522059158). The 0.15-acre parcel is
located within the R-4 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 three feet (3’) to
maintain the existing front entry.
• Retain the existing front façade visible from SE 200th St without providing
an offset story on the front façade facing the street.
• Reduce the eave projection from 12 inches (12”) to two inches (2”) on
the expansion.
• Reduce the trim width from three and one-half inches (3.5”) surrounding
exterior doors to one inch (1”) to maintain the existing trim.
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 south
building façade, includes a landing approximately 12 inches (12”) above grade with an existing depth
of three feet (3’) and a width of four feet (4’) (Exhibit 01). The landing and the front door face SE
200th St and are on the front façade of the house. The front entry is framed by a pergola which is a
DocuSign Envelope ID: 94066D90-EEB8-4E1D-9797-355379392A97
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements
Highberg Modification LUA23-000371, MOD
Permit Date: December 12, 2023 Page 2 of 4
D_HighbergMod_Final
unique feature on the facade which draw the eye towards the entry making it a focal point of the
front of the house (Exhibit 02). The landing provides 12-square feet of space with a pathway leading
to the driveway. This creates a space for social interaction at the front door without forcing people
to congregate in the house. As such, the alternative design meets the intent and guidelines of the
primary entry 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 detached dwelling is a ranch style home facing SE
200th St. It has a uniform façade without structural articulation. The front entry is framed by a
pergola (see residential design review requirement 1, Primary Entry for more information regarding
the design of the primary entry). Additionally, the original attached garage has been removed and
replaced with interior living space in the past. The garage door opening was replaced with a window
and cedar lap siding. The space is framed with the same exterior brick used on the remainder of the
front façade. Inclusion of these items creates a well-defined entry element and serves to avoid a
monotonous architectural styled façade. As proposed, the existing façade avoids a monotonous
design with a well-defined entry element. As such, the alternative design meets the intent and
guidelines of the façade modulation design requirements.
3. 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 detached dwelling is a ranch style house
with eaves projecting from the roof 18 inches (18”). Design of the eaves is in line with the style of
the residence and are an original feature (Exhibit 3). The long axis of the current residence is
east/west. The expansion is on the north side (rear façade) of the residence, has a long axis running
north/south and is flush with the east side (side façade) of the existing residence. The expansion is
designed to tie in with the existing roof and be flush with the existing structure. If the expansion
were to have 12-inch (12”) or greater eaves it would protrude beyond the edge of the existing
structure; it would appear disproportional and out of place. As proposed the eaves on the expansion
are proportional and complement the existing architectural style. As such, the alternative design
meets the intent and guidelines of the eaves design requirements.
And, if the roof form includes a gable, choose one:
Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding
materials; or
Alternative that meets guidelines (Explain)
DocuSign Envelope ID: 94066D90-EEB8-4E1D-9797-355379392A97
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements
Highberg Modification LUA23-000371, MOD
Permit Date: December 12, 2023 Page 3 of 4
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4. Architectural Detailing
Choose one:
Three and one-half inch (3 1/2") minimum trim surrounds all windows and details all doors; or
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; or
Alternative that meets guidelines (Explain) The existing trim surrounding the two (2) exterior doors
is one inch (1”). Trim around all windows, including the windows in the expansion, exceed three and
one-half inches (3.5”). The existing exterior doors are existing; no new exterior doors are proposed.
The residence is a ranch style home. The existing trim around the exterior doors is the original sized
trim from when the house was built. Exterior improvements outside of the expansion area are not
proposed. As such, the trim around the doors is appropriate to the architectural character of the
dwelling as it is the original sized trim.
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 Highberg Modification, LUA23-000371, 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
DocuSign Envelope ID: 94066D90-EEB8-4E1D-9797-355379392A97
12/12/2023 | 2:51 PM PST
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements
Highberg Modification LUA23-000371, MOD
Permit Date: December 12, 2023 Page 4 of 4
D_HighbergMod_Final
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 December 27, 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.
Attachment:
1. Plan Set
2. Modification Justification v1
3. Modification Justification v2
cc: None
DocuSign Envelope ID: 94066D90-EEB8-4E1D-9797-355379392A97