HomeMy WebLinkAboutD_VuMOD_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_VuMOD_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: June 10, 2024
PROJECT NAME: Vu Residential Design Modification
LAND USE FILE NUMBER: LUA24-000174, MOD
PROJECT MANAGER: Andrew Van Gordon, Associate Planner
APPLICANT: Tracy Brink, Tracy Brink Architect, 441 Burnett Ave S, Renton, WA 98057
ZONING DESIGNATION: Residential-6 Zone (R-6)
PROJECT LOCATION: 2123 Shattuck Pl S (Parcel Number 8557400005)
SUMMARY OF REQUEST: The applicant is requesting a Modification of the Residential Design Standards for
a proposed single-family home located at 2123 Shattuck Pl S (parcel number
8557400005). The property is located within the R-6 zone. The 423 square foot
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 requirement that windows and doors shall constitute 25
percent (25%) of all facades facing street frontage or public spaces to
below 25 percent (25%) for the south facing facade.
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) 2123 Shattuck Pl S abuts public right-of-way (ROW) on
roughly three (3) sides of the property: Shattuck Pl S to the east, S 22nd Pl to the south and Davis
Ave S to the west. Due to the nature of the intersection between S 22nd Pl and Davis Ave S, the
southern property line curves northward to follow the edge of the ROW creating a three (3) sided
lot; the lot is a corner lot. Corner lots have front yards, secondary front yards and side yards. In this
instance, the front yard is located on the east side (Shattuck Pl S), the secondary front yard is located
along the south and west (S 22nd Pl and Davis Ave S) and a side yard on the north side. Because of
this lot layout the east, south and west facades of the detached dwelling are facing street frontage.
As such, these three (3) facades are required to meet applicable requirements for the R-6 zone in
RMC 4-2-11E.3, Windows and Doors.
DocuSign Envelope ID: D7D78A64-F0E7-4E67-9D28-83093AC308C1
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements
Vu Residential Design Modification LUA24-000174, MOD
Permit Date: June 10, 2024 Page 2 of 5
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The applicant provided elevation pictures of the existing residence (Exhibit 2). However, they did
not provide window and door area calculations on the elevations, only providing a narrative that
upon visual inspection, the east and west facades meet requirements, and the south façade does
not. In the Modification Evaluation Form and Decision (Exhibit 3) in the “Brief Summary of Request”
box, the applicant states that the south façade does not meet requirements, however the southern
façade of the expansion includes 77.5 square feet of glazing which is 52 percent (52%) of the
expansion’s southern facade. No other calculations were provided by the applicant in the submitted
documents for the applicable facades. While the elevation pictures include scales, the pictures are
stitched together in such a way that they are misaligned. Portions of the building on each façade
are missing while the portions which are visible aren’t scaled equally across the elevation. As such,
it is not possible for staff to make measurements using the documents provided. However, staff can
visually interpret the provided elevations.
While the exact percentage is not known, staff can reasonably determine that the east and west
facades have more than 25 percent (25%) of the gross area being made up of doors and windows.
Windows and doors are plentiful with larger windows in abundance on both facades. The south
façade has one (1) window at the southwest corner on the ground floor with no other doors or
windows. Like with the east and west facades, while the exact percentage is not known, staff can
reasonably determine that the south façade does not have more than 25 percent (25%) of the gross
area being made up of doors and windows.
As part of the modification process, an applicant is expected to identify how the proposed
alternative design meets the guidelines of the specific design requirement. Per the guidelines for
RMC 4-2-115E.3, Windows and Doors, windows and 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. As part of the submitted materials the applicant did not identify how the proposed
design meets the guidelines. However, in the “Brief Summary of Request” box on the Evaluation
Form and Decision document the applicant did state that existing landscaping provides façade
screening.
With regards to doors, it is not expected that the applicant would have a door on the south façade.
Based on the layout of the site the eastern façade functions as the front of the dwelling; the front
door is on this façade. The western façade functions as the rear of the dwelling. As part of the
proposed expansion, which is triggering residential design requirements, there would be a sliding
glass door facing southwest on the west façade (Exhibit 4) allowing access into what is functionally
the backyard.
With regards to windows, the south façade, as stated above, has one (1) window with an expansive
blank wall for the remainder of the façade. Some kind of sunshade or other outdoor curtain type
object is hung on the exterior in front of the window. The yard includes a portion of fencing, as
shown in the south elevation photo, which includes a gate. What appears to be a gravel pathway
connecting the front walkway to the backyard passes through the gate. Limited vegetation can be
DocuSign Envelope ID: D7D78A64-F0E7-4E67-9D28-83093AC308C1
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements
Vu Residential Design Modification LUA24-000174, MOD
Permit Date: June 10, 2024 Page 3 of 5
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seen which includes groundcover, a lilac bush and some relatively sparse bushes planted next to
the dwelling.
Based on the provided elevation photos the design of the south façade is like the design of the north
façade. The north façade has limited windows and includes an enclosing fence with some vegetation
on the outside of the fence. When the north and south facades of the dwelling are compared, it is
reasonable to conclude that the two (2) facades are meant to be the sides of the residence and are
not intended to be oriented to people or the community.
Based on the floor plans provided with the building permit B24000258 (Exhibit 5) the southern
façade could incorporate additional windows. Staff recognizes that this would be an unreasonable
expectation due to the intensity of the proposed expansion. It is also reasonable to not expect a
homeowner to orient three of four (3 of 4) facades towards the community; a homeowner can
expect a modicum of privacy in their home even if there are unique circumstances related to the
layout of the lot. However, the current façade design doesn’t meet the guidelines of the design
standard, and the applicant offers no other design or justification. If the façade was buffered from
the street frontage by trees, bushes and groundcover the vegetation would break up the form of
the large blank wall while still allowing for limited visibility of the façade from the street frontage.
With this, the homeowner would continue to have privacy while still having a home that is not cut-
off from the community. It would still provide a design which is attractive and incorporated into the
design of the home. As such, staff recommends as a condition of approval that the applicant submit
a landscape plan with the building permit showing an eight-foot (8’) wide landscaping strip placed
between the south façade of the dwelling and the right of way. Either two (2) small-sized maturing
trees with a mature height of between 20 and 30 feet (20’-30’) or one (1) medium-sized maturing
tree with a mature height of between 30 and 50 feet (30’-50’) shall be installed. The small sized
trees shall be spaced 30 feet (30’) apart. The medium-sized tree shall be planted such that it is
roughly centered on the southern façade or as otherwise approved by the Planning Project
Manager. Irrigated or drought-tolerant landscaping shall be installed and continuously maintained
so that plantings provide total coverage of the area within three (3) years. Eighteen (18) ground
cover plantings per five (5) linear feet of landscaping strip of four-inch (4”) pots, minimum, shall be
installed. Four (4) medium shrubs per five (5) linear feet shall be installed. Species chosen shall have
a mature size from three feet (3’) to six feet (6’). At the time of installation, the plantings shall be a
minimum size of two (2) or three (3) gallon pot or balled and burlapped equivalent. The plants shall
be planted in a triangular pattern with approximately even spacing depending on the plant material.
The maximum height for the plantings in a clear vision area shall be 42 inches (42”). Plantings shall
not be deciduous and shall include only native species unless otherwise approved by the Planning
Project Manager. Existing vegetation may be incorporated into the planting strip if it meets
vegetation requirements unless otherwise approved by the Planning Project Manager. Plantings
shall be installed prior to final inspection of the building permit.
2. Architectural Detailing
Choose one:
Three and one-half inch (3 1/2") minimum trim surrounds all windows and details all doors; or
DocuSign Envelope ID: D7D78A64-F0E7-4E67-9D28-83093AC308C1
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements
Vu Residential Design Modification LUA24-000174, MOD
Permit Date: June 10, 2024 Page 4 of 5
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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 applicant did not explicitly request that the trim
details be amended. However, based on the provided elevations of the expansion the new trim will
not meet requirements. As such, staff recommends as a condition of approval that the applicant
submit revised drawings with the building permit showing three and one-half inch (3 ½”) minimum
trim surrounding the windows and doors on the expansion.
And, choose one:
More than one siding material is used on any side of the dwelling that is two stories or greater in
height; or
A horizontal band that measures at least eight inches (8") is required between the first and second
story; or
Alternative that meets guidelines (Explain)
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 Vu Residential Design Modification, LUA24-000174, MOD is Approved with Conditions*. 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.
*CONDITIONS OF APPROVAL:
1. The applicant shall submit a landscape plan with the building permit showing an eight-foot (8’) wide
landscaping strip placed between the south façade of the dwelling and the right of way. Either two (2)
small-sized maturing trees with a mature height of between 20 and 30 feet (20’-30’) or one (1) medium-
sized maturing tree with a mature height of between 30 and 50 feet (30’-50’) shall be installed. The small
sized trees shall be spaced 30 feet (30’) apart. The medium-sized tree shall be planted such that it is
roughly centered on the southern façade or as otherwise approved by the Planning Project Manager.
Irrigated or drought-tolerant landscaping shall be installed and continuously maintained so that plantings
DocuSign Envelope ID: D7D78A64-F0E7-4E67-9D28-83093AC308C1
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements
Vu Residential Design Modification LUA24-000174, MOD
Permit Date: June 10, 2024 Page 5 of 5
D_VuMOD_FINAL
provide total coverage of the area within three (3) years. Eighteen (18) ground cover plantings per five (5)
linear feet of landscaping strip of four-inch (4”) pots, minimum, shall be installed. Four (4) medium shrubs
per five (5) linear feet shall be installed. Species chosen shall have a mature size from three feet (3’) to six
feet (6’). At the time of installation, the plantings shall be a minimum size of two (2) or three (3) gallon
pot or balled and burlapped equivalent. The plants shall be planted in a triangular pattern with
approximately even spacing depending on the plant material. The maximum height for the plantings in a
clear vision area shall be 42 inches (42”). Plantings shall not be deciduous and shall include only native
species unless otherwise approved by the Planning Project Manager. Existing vegetation may be
incorporated into the planting strip if it meets vegetation requirements unless otherwise approved by the
Planning Project Manager. Plantings shall be installed prior to final inspection of the building permit.
2. The applicant shall submit revised drawings with the building permit showing three and one-half inch (3
½”) minimum trim surrounding the windows and doors on the expansion.
SIGNATURE & DATE OF DECISION:
________________________________________ ____________________________________
Matthew Herrera, 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
to 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 June 24, 2024. 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.
Exhibits
Exhibit 1: Administrative Modification of Residential Design Requirements Report
Exhibit 2: Existing Elevations
Exhibit 3: Modification of Residential Design Requirements for Projects Within the R-4, R-6, R-8, R-10 and R-14
Zones: Evaluation Form & Decision
Exhibit 4: Expansion Elevations
Exhibit 5: Floor Plans
cc: Duy Vu, Property Owner
DocuSign Envelope ID: D7D78A64-F0E7-4E67-9D28-83093AC308C1
6/10/2024 | 10:45 AM PDT
EXHIBIT 2
DocuSign Envelope ID: D7D78A64-F0E7-4E67-9D28-83093AC308C1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
1
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Modification Application.doc Rev: 12/2015
MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR
PROJECTS WITHIN THE R-4, R-6, R-8, R-10 AND R-14 ZONES
EVALUATION FORM & DECISION
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 | www.rentonwa.gov
APPLICANT CONTACT INFORMATION
Applicant Name: Company (if applicable):
Mailing Address: Phone:
City/State: Zip:
PROJECT INFORMATION
Project Name: Parcel Number:
Zoning Designation:
Project Location:
Brief Summary of Request:
Please explain how your project proposal meets the "guidelines" for each design element, rather than the
standards.
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.
Compliance with Guidelines:
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.
Compliance with Guidelines:
EXHIBIT 3 Print Form Reset Form Save Form
Tracy Brink
441 Burnett Ave S (206) 779-6149
Renton, WA 98057
Vu Residence 855740-0005
R-6
2123 Shattuck Place South Renton, WA 98055
A modification is requested from providing a minimum 25% glazing area at a facade facing the
street (south elevation) RMC 4-2-115E3. While the existing structure does not meet this
standard, the proposed addition adds 77.5 s.f. of new glazing, which provides 52% glazing at the
south elevation of the proposed addition. The existing landscape also provides facade screening.
DocuSign Envelope ID: D7D78A64-F0E7-4E67-9D28-83093AC308C1
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H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Modification Application.doc Rev: 12/2015
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
Compliance with Guidelines:
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.
Compliance with Guidelines:
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.
Compliance with Guidelines:
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.
Compliance with Guidelines:
Code Section: 4-2-115E.3. “Eaves”
Guidelines:
Eaves should be detailed and proportioned to
complement the architectural style of the home.
Compliance with Guidelines:
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Other Design Standard:
Code Section:
Guidelines:
Compliance with Guidelines:
In addition to this form, the following attachments are required:
Site plan and elevations (8.5x11 size)
Built example photos (if available)
Criteria for Modification of the Residential Design Standards
Renton Municipal Code, section 4-2-115, lists elements that are required to be included in all residential developme in
the zones stated in subsection B of this Section. Each element includes both standards and guidelines. Standards a
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 me
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
the Community and Economic Development Administrator when no other permit or approval requires Hear
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.
I, the undersigned, declare under penalty of perjury under the laws of the State of Washington, that to the best of
my knowledge the above information is true and complete.
Applicant Signature: Date: Tracy Brink 5/17/2024
DocuSign Envelope ID: D7D78A64-F0E7-4E67-9D28-83093AC308C1
EXHIBIT 4
REVISION
Received: 05/02/2024 / MKamphaus
BUILDING DIVISION
B2400258 V4
DocuSign Envelope ID: D7D78A64-F0E7-4E67-9D28-83093AC308C1
EXHIBIT 5
B2400258 V4
REVISION
Received: 05/02/2024 / MKamphaus
BUILDING DIVISION
DocuSign Envelope ID: D7D78A64-F0E7-4E67-9D28-83093AC308C1
REVISION
Received: 05/02/2024 / MKamphaus
BUILDING DIVISION
B2400258 V4DocuSign Envelope ID: D7D78A64-F0E7-4E67-9D28-83093AC308C1