HomeMy WebLinkAboutMiscDEPARTMENT OF COMMUNITY Qtvof
AND ECONOMIC DEVELOPMENT
MINOR MODIFICATION OF BREMERTON AVE. TOWNHOMES;
LOTS 6, 13 AND 18
APPROVAL ❑DENIAL
EVALUATION FORM & DECISION
PROJECT NAME: Bremerton Ave. Townhomes
PROJECT NUMBER: LUA12-008, MOD
PROJECT MANAGER: Vanessa Dolbee; Senior Planner
APPLICANT: Amanda Mauzey, Caron, 2505 3rd Ave., Suite 300C, Seattle, WA
98121
ZONING DESIGNATION: Commercial Arterial (CA)
PROJECT LOCATION: 320 and 330 Bremerton Avenue NE
SUMMARY OF REQUEST: The applicant has requested a modification to Design District D,
Ground Level Details 2, which requires any fagade visible to the public to be comprised of at
least 50% transparent windows and/or doors for at least the portion of the ground floor fagade
that is between 4 feet and 8 feet above ground. The applicant has requested this modification
for the side elevation of the proposed townhome to be developed on Lot 6 and the front
elevation of the proposed triplex building to be located on Lots 13 and 18. The applicant has
requested that the transparency for these facades be reduced from 50% to 31% for the side
elevation of Lot 6 and 37% for the front elevation of Lots 13 and 18.
The requested modification is summarized below:
1) Modify Design District D, Ground Level Details 2, to reduce the transparency
requirement from 50% to 31°% for the side elevation of Lot 6 and 37% for the front
elevation of Lots 13 and 18.
Staff Comments: The subject subdivision was originally approved in conjunction with a
Conditional Use Permit (CUP) for stand-alone residential on March 26, 2007. At the time of the
original approval Design District D was not applicable to the subject development.
Subsequently, the original site plan review and CUP approval expired which required the
applicant to re -apply for site plan review and a CUP for stand-alone residential. In 2012 the
second approval was issued for the site pian review and CUP which resulted in the requirement
for the project to be brought into conformance with Design District D.
Design District D is intended for commercial development, as it is applied in the CA zone, which
does not currently permit stand-alone residential. As such, the Design District is challenging to
City of Renton Deportment of Community and Economic Development Administrative Modification Request Report & Decision
BREMERTON AVE. TOWNHOMES LOTS 6,13 & 18 LUA12-008, MOD
Report of November 27, 2013 Page 2 of 4
apply to stand alone residential development. However, the townhomes proposed as a part of
the subject project have complied with the Design District standards for all facades and
structures with the exception of the request identified herein. The intent of the ground level
details pursuant to Renton Municipal Code (RMC) is to ensure that buildings are visually
interesting and reinforce the intended human -scale character of the pedestrian environment
and ensure that all sides of a building within near or distant public view have visual interest.
The guidelines indicate that the use of material variations such as colors, brick, shingles, stucco,
and horizontal wood siding is encouraged. The primary building entrance should be made
visibly prominent by incorporating architectural features such as a fagade overhang, trellises,
large entry doors, and/or ornamental lighting. Detail features should also be used, to include
things such as decorative entry paving, street furniture and/or public art.
The side elevation of the townhome proposed to be located on Lot 6 would provide three
windows; one into a bedroom, bathroom and garage. These windows bring the transparency
percentage to 31%. In addition, the side fagade would include material variation and
landscaping. The townhomes themselves are primarily built at a human scale resulting in a
fagade that meets the intent and the guidelines of the Design District.
The front elevation of the triplexes proposed on Lots 13 and 18 would provide a transparent
entry door and side window along with windows in the garage door. These windows bring the
transparency percentage to 37%. In addition, the front fagade would include ornamental
lighting, a large entry door, and fagade overhang features to add to the visual interest of the
fagade. The treatments proposed to the front fagade in combination with the 37%
transparency meets the intent and the guidelines of the Design District.
Overall the completed subdivision would meet the intent of the standards in the Design District
as a whole, would not have 'a detrimental effect on nearby properties and the overall
development would result in high quality residential design. The modified facades would result
in approximately 75% compliance with the transparency standards. The proposed level of
transparence, in combination with the fagade treatments and landscaping would enhance the
pedestrian environment on abutting streets and sidewalks. This modification is justified by the
situation as the project is a residential project attempting to comply with commercial design
standards and as a whole the project is compliant with the applicable design standards. Finally,
the subject modification request would implement the policies of the Comprehensive Plan and
meet objectives of safety, function, appearance and environmental protection and would not
create an adverse impact on other properties in the vicinity.
City of Renton Dvpurtment of Community and Economic Development Administrative Modification Request Report & Decision
BREMERTON AVE. TOWNHOMES LOTS 6,13 & 18 LUA12-008, MOD
Report of November 27, 2013 Page 3 of 4
ANALYSIS OF REQUEST
The following table contains an analysis of the criteria outlined in RMC 4-3-10OF and RMC 4-9-
250D:
Criteria
Criteria Met
The project as a whole meets the intent of the minimum standards and
guidelines in subsections E1, E2, E3, E4, ES, E6, and E7 of the design
X
regulations,.
The requested modification meets the intent and guidelines of the
applicable design standard.
X
The modification will not have a detrimental effect on nearby properties and
the City as a whole
X
The deviation manifests high quality design
X
The modification will enhance the pedestrian environment on the abutting
and/or adjacent streets and/or pathways.
X
Substantially implements the policy direction of the policies and objectives
of the Comprehensive Plan Land Use Element and the Community Design
Element and the proposed modification is the minimum adjustment
X
necessary to implement these policies and objectives.
Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based
X
upon sound engineering judgment
Will not be injurious to other property(ies) in the vicinity
X
Conforms to the intent and purpose of the Code
X
Can be shown to be justified and required far the use and situation intended
X
Will not create adverse impacts to other property(ies) in the vicinity
X
DECISION
The proposal satisfies 11 of the 11 criteria listed in RMC 4-3-10OF and RMC 4-9-250D for
approval of modifications. Therefore, the Bremerton Ave. Townhomes Lots 6, 13 and 18
modification of the Design District D Ground Level Details 2, Project Number LUA12-008, is
approved.
C.E. "Chip" Vincent, CED Administrator
2 2.6
Date
The decision to approve the modification(s) will become final if not appealed in writing together
with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,
WA 98057 on or before 5:00 pm, on December 11, 2013. Additional information regarding the
City of Renton Department of Community and Economic Development Administrative Modification Request Repott & Decision
BREMERTON AVE. TOWNHOMES LOTS 6,13 & 18 LUA12-008, MoD
Report of November 27, 2013 Page 4 of 4
appeal process may be obtained from the City Clerk's office, Renton City Hall — 7 1 Floor, (425)
430-6510.
If you have any further questions regarding this decision, feel free to contact the project
manager, Vanessa Dolbee, at (425) 430-7314 or vdolbee@rentonwa.gov.
RECEIPT EG00016154 City of
Transaction Date: November 19, 2013
BILLING CONTACT
CHARLES CONNER
CHG SF LLC dba BREMERTON AVENUE TOWNHOMES LLC
846 108TH AVE NE, SUITE 200
BELLEVUE, WA 98004
REFERENCE NUMBER FEE NAME TRANSACTION PAYMENT TYPE METHOD AMOUNT PAID
LUA12-008 PLAN - Modification Fee Payment heck #3007 $100.00
Technology Fee Fee Payment heck #3007 $3.00
SUB TOTAL $103.00
TOTAL $103.00
Printed On: 11/19/2013 Prepared By Vanessa Dolbee Page 1 of 1
caronNovember 11, 2013
Vanessa Dolbee
Senior Planner
City of Renton
Renton City Hall — 6"' Floor
1055 South Grady Way
Renton, WA 98057
RE: Bremerton Ave. Townhomes: Design Guideline Modification Request— Lot 6
Dear Ms. Dolbee:
We would like to request a design guideline modification of the design guideline outlined below.
Guideline: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things such
as decorative entry paving, street furniture (benches, etc.), and/or public art.
Justification (Lot 6): Throughout the 26 unit townhome project, we have 5 different unit types,
with this particular type happening on 9 other lots. The front elevation of the unit is in full
compliance with the design guidelines and we are asking for the modification on the side elevation
as it is on the corner turning from the newly created NE 3rd Lane to Chelan Ave NE.
The elevation for modification is a typical 'side' elevation and has windows provided into a bedroom,
bathroom and garage, via the garage door relit. We are currently complying with the majority of
the design guideline by providing material variation and human scale elements and have enlarged
the bedroom window for this elevation in an attempt to comply with the transparency requirement.
The provided side elevation has a transparency of 31 % and is the greatest percentage attainable
without considerable modification to the unit plan and type.
We feel that the design is keeping with the spirit of the design guideline in many ways and is a great
candidate for the design guideline modification request.
Sincerely,
Amanda Mauzey
Senior Associate
caronNovember 11, 2013
Vanessa Dolbee
Senior Rlanner
City of Renton
Renton City Hall — 6"' Floor
1055 South Grady Way
Renton, WA 98057
RE: Bremerton Ave. Townhomes: Design Guideline Modification Request — Lots 13 & 18
Dear Ms. Dolbee:
We would like to request a design guideline modification of the design guideline outlined below.
Guideline: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or
ornamental lighting (illustration below). Detail features should also be used, to include things such
as decorative entry paving, street furniture (benches, etc.), and/or public art.
Justification (Lots 13 & 18): Throughout the 26 unit townhome project, we have 2 identical triplex
units primarily located on a private road provided for driveway access only. The front elevation of
Pots 13 and 18 are at the outer limits of the newly created Chelan Ave NE and it is at this location
that we are asking for the design guideline modification in regards to the transparency requirement.
The elevations for modification are front elevations and have windows provided at the front entry
door with adjacent relit and garage, via the garage door relit. We are currently compiying with the
majority of the design guideline by providing material variation and human scale elements such as
overhangs and landscaping. Great care has been given to provide an elegant and interesting facade
but with the current layout, we are only able to achieve 37% transparency.
We feel that the design is keeping with the spirit of the design guideline in many ways and the fact
that it is primarily on a private street, is a great candidate for the design guideline modification
request.
Sincerely,
Amanda Mauzey
Senior Associate
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 9, 2013
TO: Jan lilian, Plan Reviewer
FROM: Vanessa Dolbee, Senior Planner
SUBJECT: Bremerton Townhomes, LUA12-008 and LUA06-133
The landscape plan submitted April 9, 2013 dated as revised 4-8-13 is approved as the
final landscape plan to be used for landscape inspections in the field.
h:lcedlplannin&urrent p[am inglprojects112-008. van cssakonstruction permit review approval lual2-008, 04-9-13.docx