HomeMy WebLinkAboutReport 1CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: May 2, 2012
To: City Clerk's Office
From: Stacy M Tucker
Subiect: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office.
Project Name.
Tran Residential Design Standards Modification
LUA (file) Number:
LUA-12-021, MOD
Cross -References:
AKA's:
Project Manager:
emm nq AC* wa -
Acceptance Date:
April 2, 2012
Applicant,
Alyssa Tran
Owner:
Tony Ly & Alyssa Tran
Contact:
Same as applicant
PID Number:
3342103365
ERC Decision Date:
ERC Appeal Date:
Administrative Approval:
April 2, 2012
Appeal Period Ends:
April 16, 2012
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision:
Date:
Date Appealed to Council:
By Whom:
Council Decision:
Date:
Mylar Recording Number:
Project Description: Residential design standards modification to omit the required belly band
and to have the roof pitches of
4:12 and 5:12 instead of the minimum 6:12 required by the code.
Associated building permit is CP12039.
Location:
2816 Kennewick Place NE
Comments:
Modification of Residential Design Requirements for.Projects within the
R-4 and R-8 Zones
Staff Report & 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.
Project Name, Ly &Tran Residence Design Modification for 2816 Kennewick Place NE
City of Renton File. Number: LUA12-021, MOD
Applicant:. Alyssa Tran, The Residential Group, LLC, 35109 Pacific Highway South,
Federal Way, WA 98003
Address: 2816 Kennewick Place NE
Zone Classification: Residential — 8 Dwelling Units per Acre (R-8)
Requests:
1) Use.of a 4:12 and 5:12 roof pitch Instead "of 6:12; and,
2) Elimination of a horizontal bond between the first and second story:
1. Primary Entry
Choose one:
❑ oop (minimum 4'-6" x 6' and 12" above grade), or
arch (minimum 5' deep."and 12" above grade), or
❑ Alternative that meets guidelines (Explain)
2. Facade Modulation
Choose one:
acades visible from street are offset (minimum 10' wide x 2' deep on at:minimum cine
Oory), or
ne street facing fd�ade is offset (minimum 2' deep first story from second), or
0 Alternative that meets guidelines (Explain)
3. Windows and Doors
Choose one:
❑ Windows and doors constitute at minimum 25% of all facades facing streets or public spaces,
LUA12-021 Tran Residence M ication
2816 Kennewick Place NE '
Page 2
or.
Alternative that meets guideline (Explain)
4. Scale, Bulk & Character
Choose one:
DRAbut-ting houses are different models, or
❑ Alternative that meets guidelines (Explain)
And, if a subdivision of 10 or more, choose one:
❑ At least 3 different home models are used for any 10 contiguous abutting homes, or
❑ Alternative that meets guidelines (Explain)
5: Roof
Choose one:
❑ Hip or gabled with at least 6:12 pitch, or
❑ Shed roof; or
>Alternative that meets guidelines (Explain). The applicant proposes 4:12 and 5:12 roofs to
emphasize contemporary and Mediterranean therned architecture of the house design.
The use of steeper roof pitches would not be appropriate given this design. Staff concurs
with the use of the 4:12 and 5:12 roof pitch in order to emphasize the contemporary and
Mediterranean design theme proposed by the applicant.
and if more than 9 lots, choose one:
❑ A variety of roof forms are used, or
❑ Alternative that meets guidelines (Explain)
6: Eaves "
Choose one:
ll eaves project minimum of 12" and have horizontal fascia with a minimum of 5" (Fascia-
gutter is occeptable), or
❑ Alternative that meets guidelines (Explain)
and, if roof has soffits, choose one:
Trim minimum of 2" on facade at bottom 'of soffit panel, or
❑ Alternative that meets guidelines (Explain)
LUA12-021 Tran Resident )cI fication
2816 Kennewick Place NE
Page 3
7. Architectural Detailing
Choose one:
❑ Trim (minimum of 3 - 1/2") around all windows and doors, or
Shutters on windows and trim (minimum 3 -1/2") around doors, or
Alternative that meets guidelines (Explain).
and, if one siding material is used on any side that is 2 stories or more, choose one:
A horizontal band (minimum 8") is used between the first and second story, or
Alternative that meets guidelines (Explain) The applicant has not included a horizontal
/// band, as it would not be appropriate for this type of architectural themed home. A
Mediterranean -style home is proposed, with details that break up the fagade including
ample use of windows, a terrace, columns, and finishes that provide band .details and
relief on the stucco facades. .
8. Materials and Color
Choose one:
The house is a different color than the abutting homes, or
❑ Alternative that meets guidelines (Explain)
and, choose one:
,�<At least 2 colors are used (body with different color trim is acceptable), or
❑ •At least 2 different siding materials are used (siding& shingles, siding& masonry, etc.) or
❑ Alternative that meets guidelines (Explain)
9. Lot Configuration (R-8 Only)
Choose one:
❑ For each 4 abutting lots, lot widths vary at minimum 10 or
❑ For each 4 abutting lots, front yard setbacks vary at minimum 5 ; .or
❑ Minimum 4 lot sizes are used (minimum 400 s.f. difference)
❑ Alternative that meets guidelines (Explain)
10.' Garages
Choose one:
Recessed 8' from the front of the house and/or front porch, or
❑ Roof extends 5' beyond gorage front at least the width of the garage and the porch/stoop, or
❑ Alley Accessed, or
� ocated so that the entry does not face a street or an access easement, or
Sized so it represent no greater than 50% of the front fagade width at ground level, or
❑ Detached, or
❑ Alterndtive that meets guidelines (Explain)
LUA12-021 Tran Residence M cation
2816 Kennewick Place NE
Page 4
and, if the garage is wider than 26, choose one.:
XThe portion greater than 26' is setback at least 2; or
Alternative that meets guidelines (Explain)
RMC 4- 9-25010.2 Criteria for Modification of the Standards.
The requested modification must also meet the following criteria. If the modification meets the
criteria an ",X" is noted in the accompanying box below.
1. 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 necessary to implement these policies
and
X2. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by. the Code requirements, based upon sound. engineering
judgment
3. Will not be injurious to other property(ies} in the vicinity; and
4. Conforms to the intent and ,purpose of the Code; and -
5. Can be shown to be justified and required for the use and situation intended; and,
1 6. Will not create adverse impacts to other propert}i(ies} in the vicinity.
DECisON
The proposal satisfies.6 of the 6 criteria listed in RMC 4-9-25002 for approval of modifications.
Therefore, the two modifications of the residential.design standards for the proposed single-
family residential structure, File dumber LUA12-021, MOD are Approved.
E. "'Chip"' Vincent Date
interim CED Administrator/Planning Director
The, decision to Approve the modifications will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 pm, on April 16, 2012.
Additional information regarding the appeal process may be obtained from the Renton City
Clerk's office, Renton City Hall —7th Floor, (425) 430-6510. Appeals must be filed in writing,
together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way,
Renton., WA 98057. If you have questions regarding this correspondence, feel free to contact
the project manager, Gerald Wasser at 425.430-7382 or gwasser@rentonwa.gov.
Attachments: 1. Site Plan; 2. Elevations (Front & Left), 3. Elevations (Rear & Right) :
THAT ?ORTION OF THE SW 114
SE 1/4 , SECTION 32 TOWNSHIP 24 NORTH, RANGE 05 FAST, VY,M
LY
&
TRAN
RESIDENCE
2816 KENNEWICK PL NE RENTON WA 98056
Parcel Numher: 3 3421 0-33 65
30'
87.61'
l __-----------------STREAM �DG�
FIRE f LEGAL DESCRIPTION•
HYD. I _ �f HILLMANS LAKE
00
f GARDEN OF EDEN #1
u- PART OF LOT 51
EXfS71NG FENCE m VOL. 11, PG. 63
15Y
64Y
t ,
W
330'
f COVERED CPgTiu,
CV �OECK BELOW COVERJ)EC D
L LEGAL DESCRIPTION:
J LOT AREA = 12,760 SCS. FT,
f z f 75% MAX IMPERVIOUS
i�
l 3 ES jpE�C rf� 35%MAX LOT = 4,644 5Q. FT.
rn fl
3'6�.J� SQ FT z 333'
s
COVERED
DECK 335'
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l f
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° 5s� tcouse0I DRrVEWAr
eryingh cin Kennewick) BUILDING COVERAGE= 3,647 SQ.FT.
% OF BUILDING COVERAGE = 29%
f rn f IMPERVIOUS COVERAGE= 4,572 SQ.FT_
EXISTING
IN % OF IMPERVIOUS COVERAGE = 36%
CONCRETE
DRIVEWAY
82.90'
SIDEWALK
rIRr- t
HYD- KENNEWICK PL NE
SITE PLAN (R1)
SCALE 19
= 20'
Date: 3-20-2012
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The Residential Group, LLC.
*World of Designs & Engineers*
35109 Pacific Highway S
Federal Way, WA 98003
Ph: 253-835-1516, fax: 253-441-4209
March 23, 2012
Attn: City of Renton, Department of Planning
Permit # CP12039
Re: The Tran Residence
Lot #51 Hillman's LK WA GARDEN
2816 Kennewick Place NE
Renton, WA 98056
The letter is for Applying a Modification from the Design Standard.
e,'r,,?A I n6k
1. The owner would like tome the horizontal belly band between the first
and second story for the cosmetic look of the exterior building.
2. The owner would like to use a minimum roof pitches from 4:12 to 5:12 max.
Base on the sizes and height of the building, the architecture drawing design
to shall not exceed the height restriction for the zoning allows.
Please feel free to give us a call with any question regarding this letter.
Sincerely,
Residential ro p:
Date:
Owner:
Date:
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THAT PORTION OF T VV 114 SE -1/4 SECTION 32 TOWNSHIP 24 RTH, RANGE 05 EAST, W.M.
LY & TRAN RESIDENCE
2816 KENNEWICK PL NE RENTON WA 98056
Parcel Number: 334210-3365
87.61'
W -------------STREAM EDGE '`-
LEGAL DESCRIP7_ IONg
HILLMANS LAKE
ILL GARDEN OF EDEN #1
UPART OF LOT 51
EXlSTlNG � VOL. 11, PG. 63
FENCE
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W
EXISTING
CONCRETE
DRIVEWAY
KENNEWICK PL NE
A
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330'
CD
LEGAL DESCRIPTION:
LOT AREA =12,760 SQ.FT.
75% MAX IMPERVIOUS
= 9,570 SQ. FT.
35% MAX LOT = 4,644 SQ. FT.
335'
333'
J BUILDING COVERAGE = 3,647 SQ.FT.
% OF BUILDING COVERAGE = 29%
IMPERVIOUS COVERAGE= 4,572 SQ.FT
N % OF IMPERVIOUS COVERAGE = 36%
.90' INU
SIDEWALK 01
t
SCALE V = 20' Date: 3-20-2012
M CRONES k ASSDC.
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THAT PORTION Of T W 114 -, SE 1/4 , SECTION 32 TOWNSHip 24 TH, RANGE 05 EAST, W.M.
LY & TRAN RESIDENCE
2816 KENNEWICK PL NE RENTON WA 98056
Parcel Number: 334210-3365
87.81'
Existing Trees (qty: 20)
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CONCRETE
DRIVEWAY
Windmill Palm Tree (4" DIA, 6' Height)
(replacement tree)
KENNEWICK PL NE
Asian Pear (4" DIA, 6'
Height) (replacement tree)
330'
333'
LEGAL DESCRIPTION:
HILLMANS LAKE WASHINGTON
GARDEN OF EDEN #1
PART OF LOT 51
VOL. 11, PG. 63
335'
Windmill Palm Tree (4" DIA, 6' Height)
(replacement tree)
�r
GRASS
82.99'
SIDEWALK
SCALE 1' = 20' Date: 3-20-2012
CRONES & ASSOC.
A LAND SURVEYORS
Printed: 03-26-2012
Payment Made
CITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA12-021
03/26/2012 04:29 PM
Total Payment: 103.00
Current Payment Made to the Following Items:
Receipt Number: R1201308
Payee: PAID BY VISA--ALYSSA TRAN
Trans
Account Code
Description
Amount
3080
503.000000.004.322
Technology Fee
3.00
5022
000.000000.007.345
Variance Fees
100.00
Payments made for this receipt
Trans Method Description Amount
Payment Credit C VISA
Account Balances
Trans Account Code Description
3021 303.000000.020.345 Park Mitigation Fee
3080 503.000000.004.322 Technology Fee
3954 550.000000.000.237 Special Deposits
5006 000.000000.007.345 Annexation Fees
5007 000.000000.011.345 Appeals/Waivers
5008 000.000000.007.345 Binding Site/Short Plat
5009 000.000000.007.345 Conditional Use Fees
5010 000.000000.007.345 Environmental Review
5011 000.000000.007.345 Prelim/Tentative Plat
5012 000.000000.007.345 Final Plat
5013 000.000000.007.345 PUD
5014 000.000000.007.345 Grading & Filling Fees
5015 000.000000.007.345 Lot Line Adjustment
5016 000.000000.007.345 Mobile Home Parks
5017 000.000000.007.345 Rezone
5018 000.000000.007.345 Routine Vegetation Mgmt
5019 000.000000.007.345 Shoreline Subst Dev
5020 000.000000.007.345 Site Plan Approval
5021 000.000000.007.345 Temp Use, Hobbyk, Fence
5022 000.000000.007.345 Variance Fees
5024 000.000000.007.345 Conditional Approval Fee
5036 000.000000.007.345 Comprehensive Plan Amend
5909 000.000000.002.341 Booklets/EIS/Copies
5941 000.000000.007.341 Maps (Taxable)
5998 000.000000.000.231 Tax
103.00
Balance Due
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COMP, ROOF
CONT, METAL GUTTER ON
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SERVICE ARE, AICD !&HALL REMAIN
TO TIME PROPERTY OF TIDE
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SCALE: N.T.S.
KILXiL UVAMU 'MHLL� tat Hl LCH�i I --alV4n
NOMINAL THICKNESS AND NOT LESS IN
DEPTH THAN THE CUT END OF THE REFTER,
ALL VALLEYS AND HIPS SHALL NOT LESS
THAN 2 -INCH NOMINAL THICKNESS AND NOT
LESS IN DEPTH OF THE CUT END OF THE
RAFTER.
1. TRUSS PER PLAN
2. SIMPSON HI OR H2.5 CLIP
EVERY TRUSS
3. STUD WALL
4. PLYWOOD SHEATHING
5. LDGE NAILING
6. 2X BLOCKING @ 24- W/
3--10d PER BLOCK TOENAIL
INTO PLATE
7. SHEAR PANEL EDGE NAILING
8. SHEATHING AND NAILING PER
SHEARWALL SCHEDULE
1/�.. PLYWOOD SHEATHING
2- 8d @ 6" O.V.
3. 2'X OVER FRAME @ 24"
O.C. w/ 2-10d TOE NAILS
TO VALLEY BOARD
4. TRUSS OR RAFTER PER
PLAN
5. 2X GORTINUOU$ VALLEY
BOARD FLAT UJ/ 2-Iie>d
MAIL PER TRU!�6 TTP.
NOTE:
1.
PLYWOOD �HEATNJK6 ON
PRIMAR7 ROOF TRUSSES
f7NALL, 5E CONTINUOUS.
2. AT 2X OVER FRAMING USE
THE FOLLOWING:
O'_4' --__-_2K4 MIN,
4' -g -___-_-2X6 MIN.
MIN.
10'-123----2X10 MIN.
v d SCALE: N.T.S. -
(5)
f fflal 04-
■
/n,
1. GIRDER TRUSS PER PLAN
2. VALLEY TRUSSES OR
CONVENTIONAL
OVERFRAMING
3. ROOF SHEATHING
CONTINUOUS BELOW
OVERFRAMING. TRUSS TOP
1� CHORDS W/O SHEATHIN{
SHALL BE BRACED W/ 2x4
@ 24" Q.C. ATTACHED W/
(2) 10d NAILS PER TRUSS
4. ROOF TRUSS PER PIAN
5_ FACE MOUNT HANGER PER
TRUSS MANUF.
n302VALLEY FRAME AT OVERFRAME X303 MONO TRUSS AT WALL SCALE: N.T.S. SCALE: N.T.S.
X11
1- ROOF SHEATHING PER PLAN
2_ EDGE NAILING
3. ROOF TRUSSES PER PLAN
4. 2Xoa FLAT BLOCKING @ 12"
O.C_
5. SIMPSON A35 AT EACH BLOCK
6. SIMPSON A35 @ 12" O.C.
7. INTERIOR SHEAR WALL PER
PLAN
ROOF. SHEAR TRANSFER L/a`%) INT. WALL
04 scnLe s
!i \
(5)
1. DRAG/GIRDER TRUSS PER
PLAN (2 PLIES MINIMUM)
2. SIMPSON DSC4 DRAG STRUT
4) CONNECTOR
3. 2x BLOCKING BETWEEN
TRUSSES PER PLAN
4- TRUSS PER PLAN
5_ STUD/SHEAR MALL PER PLAN
O. 2X DOVBLE TOP PLACE
"I SCALE: N.T.S.
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rIll- I
(3)
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SCALE: N.T.S.
1. TRUSS W/ ROOF
SHEATHING PER PLAN TO
BEAR ON LEDGER
2. EDGE NAILING
3. 2x BLOCKING ATTACHED W/
(2) 16d NAILS PER STUD
4, CONTINUOUS 2x LEDGER
W/ (2) Y�' x4" LAG SCREWS
PER STUD
5. 2x STUD WALL PER PLAN
(STUDS @ 16" O.C.)
6. SIMPSON A35 FRAMING
ANGLE AT EACH TRUSS
1, ROOF SHEATHING W% EDGE
NAILING TO TRUSS
2.
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ROOF TRUSSES PER PIAN
4.
4
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q
FOR WALL BELOW
O
BLOCKING NAILED TO TOP
PLATE PER BASE PLATE
NAILING OF WALL BELOW
O.
INTERIOR SHEAR WALL PER
I 1
PLAN
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SCALE: N.T.S.
1. TRUSS W/ ROOF
SHEATHING PER PLAN TO
BEAR ON LEDGER
2. EDGE NAILING
3. 2x BLOCKING ATTACHED W/
(2) 16d NAILS PER STUD
4, CONTINUOUS 2x LEDGER
W/ (2) Y�' x4" LAG SCREWS
PER STUD
5. 2x STUD WALL PER PLAN
(STUDS @ 16" O.C.)
6. SIMPSON A35 FRAMING
ANGLE AT EACH TRUSS
1, ROOF SHEATHING W% EDGE
NAILING TO TRUSS
2.
2x4 FIAT BLOCKING AT (4)
SIDES OF BLOCKING PANEL
3,
ROOF TRUSSES PER PIAN
4.
SHEATHING AND EDGE NAILING
(or-,
PER SHEAR WALL SCHEDULE
d
FOR WALL BELOW
5_
BLOCKING NAILED TO TOP
PLATE PER BASE PLATE
NAILING OF WALL BELOW
O.
INTERIOR SHEAR WALL PER
I 1
PLAN
- ALL BEAMS AND HEADERS TO BE 6X8 DF #2 AT BEARING WALLS, I.N.O.
- SHADED AREAS INDICATE OVERFRAMING. 2X6 @ 24" O.C., U.N.O.
- BEARING WALLS ARE INDICATED AS SHADED WALLS
- PROVIDE VENTED BLOCKING AT REQUIRED TRUSS/RAFTER BAYS
- ALL MANUFACTURED TRUSSES:
SHALL NOT BE FIELD ALTERED WITHOUT ENGINEER'S APPROVAL
* SHALL HAVE DESIGN DETAILS AND DRAWINGS ON SITE FOR FRAMING INSPECTION
* SHALL BE INSTALLED AND BRACED TO MANUFACTURER'S SPECIFICATION
* SHALL CARRY MANUFACTURER'S STAMP ON EACH TRUSS
- IF AN ENGINEERED ROOF FRAMING LAYOUT IS PROVIDED BY THE TRUSS SUPPLIER,
THAT TRUSS LAYOUT SHALL SUPERCEDE THE TRUSS LAYOUT INDICATED IN THE PLANS,
PROVIDE TRUSS LAYOUT AND SPECS ON SITE FOR INSPECTION.
121 PROVIDE SOLID FRAMING EQUAL TO THE WIDTH OF THE MEMBER BEING SUPPORTED (U.N.O.)
CITY OF RENTON
C E I V E
MA'R6 2012
BUILDING DIVISSION
EXPIRES 12/28/ t
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