HomeMy WebLinkAboutA_Window Modification Renton 14
July 10, 2019
To: Planning Department
Jill Ding, Senior Planner
City of Renton
Community and Economic Development 6th floor
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
Re: Request for Modification to Residential Design Standards
(RMC 4-2-115 per Renton 14 HEX Report 16-000078)
Pulte Homes “Rome” 5043 Plan D,
Renton 14 Plat, now APEX 133
Background:
We have reviewed the Residential Design Standards as reproduced the in June 14, 2016 Hearing Examiners
Report. The proposed home on lot 15 of the Renton 14 plat meets the standards set forth regarding garages,
entries, façade modulation, roofs, eaves, architectural detailing, materials and color.
The proposed home appears not to meet the standard that windows and doors shall constitute twenty-five percent
(25%) of all facades facing street frontage or public spaces.
The City does not have published standard method for calculating the percentage of the façade that is windows and
doors. There are many ways to approach this calculation, and different methods could lead to a higher or lower
value. We referred to previously approved homes in similar zoning and could not determine the method used to
show compliance.
Using a simplified calculation method, we determined that we are providing less than 25% and want to address any
concerns as soon as possible. In the following we focused on the intent of the Standards and make our request
based on consideration of those qualitative goals.
Request:
We request a modification to the window and door percentage quantity in the Residential Design Standards, and
that the Planning Department accept the façade design as submitted June 27, 2019 for building permit.
Support for the Request:
The intent and narrative from the Windows and Doors section of the Residential Design Standards is reproduced
below:
WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a
home and when they incorporate architectural elements of the home, they contribute to the overall balance
and integration of the building form. Additionally, when they represent a significant amount of the facade of
a home, they amplify the sense that the community is oriented to people.
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
Product Development
Pacific Northwest Division
3535 Factoria Blvd SE,
Suite 600
Bellevue, WA 98006
(425) 216-3461
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
1. The composition of the façade of the Rome D home is meant to be contemporary and the design and
proportion of the windows supports that character. The primary windows are oriented vertically. Along with
the application of siding materials and roof lines, the placement of the windows creates a dynamic
asymmetrical design. This is consistent with the contemporary style. Secondary windows are square and
are meant to be a repeated element that balances the rest of the composition. The proposed windows
contribute to the overall balance and integration of the building form.
2. The functions of the rooms served by the windows on the front façade are another factor that drives the size
of the windows. The Den on the first floor has a large window that connects that space with the front yard
and streetscape. The upstairs bedroom also has a large window that addresses the front of the home.
These spaces are active, social and connect visually to the street. The other spaces that comprise the front
façade are closets, secondary bathrooms, and the garage. These spaces are typically less active or require
privacy. We included windows in all these spaces to maximize the total number of windows. The scale of
the windows is appropriate to the way the people will use and enjoy the space.
3. Using a simplified approach that counts the area of the front facing façade from finished floor to top of plate,
we calculated the windows and doors provided at approximately 12.5%. This is half of the required
percentage. Doubling the size and or number of windows would significantly impact the composition of the
façade and the function of the spaces.
4. This modification is consistent with what we have observed in recently constructed single family residences
in Renton. Specifically, while a 25% window threshold may not be met, the quality of the façade is
consistent with the intent of the guidelines.
5. This home is in the R-4 zone, and the 25% guideline applies to R-4. If it were in another R zone, such as
R1, R-C, R-10 or R-14, the home would meet the standards which are qualitative rather than based on
quantity of windows.
Conclusion
Our intent at Renton 14 is to provide our customers with architecture that meets their needs and is consistent with
the Residential Design Standards. The elevation design on the Rome D provides a composition that is balanced
and integrated. It also responds to the way that people will use the spaces. The window sizes and placement
support the overall quality of the elevation and match the intent of the guidelines.
Thank you considering this request for modification,
Kate Wells-Driscoll
Project Manager : Product Development : West Zone
Office (425) 216-3405 : : Cell: (206) 606-3600
kate.wells-driscoll@pultegroup.com
Enclosures:
1. Plot Plan
2. Elevations and Plans from Building Permit Application
3. Photos/Rendering of a similar home constructed in Bothell WA
4. Simplified Window Calculation
5. Signed Application for Modification
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15
14PLAN: 5043-1 (D)
LOT SIZE: 9,003 S.F.
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BSBL
TOTAL IMPERVIOUS = 41.48%
SCALE: 1" = 20'
DATE: JUNE 24, 2019
NOTES
IMPERVIOUS AREAS
HOUSE =
DRIVEWAY =
WALKWAY =
STOOP =
TOTAL =3,214 S.F.464 S.F.50 S.F.6 S.F.3,734 S.F.\A1;15.02'\\\\Esm8\\engr\\ESM-JOBS\\112\\108\\019\\exhibits\\PPLAN-15.dwg6/24/2019 1:14 PMPlotted:File:Plotted By: Tony Ableman(425) 297-9900
(253) 838-6113
www.esmcivil.com
Land Planning
Landscape Architecture
Land Surveying
Project ManagementPublic Works
Civil Engineering
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FEDERAL WAY
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PARCEL NO.: T.B.D.
ADDRESS: 6166 NE 3RD CT
CONTACT: KATE WELLS-DRISCOLL
PHONE: 425-216-3405
ZONING: R-4
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LOT 15
DESCRIPTION
CONSTRUCTION OF NEW SINGLE-FAMILY RESIDENCE2% MAX.LEGAL NAME: APEX 133
MKTG. NAME: APEX 133
MISC. AREAS
GARAGE =479 S.F.
\A1;10' WATER LINE EASEMENT
30'FRONTBSBL\A1;7.5' BSBL
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1st Floor Plan
Noted Floor Plan
1st Floor Plan
Dimensioned Floor Plan
2nd Floor Plan
Noted Floor Plan
2nd Floor Plan
Dimensioned Floor Plan
Enclosure 3: Photo and Rendering of a similar Rome D constructed in Bothell, WA
(note: third car garage not offered at Renton 14)
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:
2
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:
3
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Modification Application.doc Rev: 12/2015
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: