HomeMy WebLinkAboutD_Mod_Decision_Form_Allura_at_Tiffany_Park_191216_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
For City Use Only
Project Number:_____LUA19-000316______
DECISION:
Staff agrees with the applicant’s justification for Modification of Residential Design Requirements. The proposal
satisfies the criteria listed in RMC 4-2-115.A.2 for approval of residential design modifications. Therefore, the
Allura at Tiffany Park Residential Design Modification of the residential design requirements for the proposed
single-family residential structures on Lot 47 of Allura at Tiffany Park, Project Number LUA19-000316, MOD is
approved with conditions.
Modification Granted Modification Partially Granted Modification Denied
(See attached staff comments)
___________________________________________ _____ _____
Jennifer Henning, Planning Director Date
Department of Community & Economic Development
Conditions of Approval:
1. The applicant shall install a 2’ x 8’ upper floor belly band with the siding enhancements, as shown in the
south facing elevation (Exhibit 4).
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
January 2, 2019. Additional information regarding the appeal process may be obtained from the Renton City Clerk’s
office, Renton City Hall – 7th Floor, (425) 430-6510.
This decision expressly approves the specific request(s) to: reduce the minimum windows and doors requirement
from twenty-five percent (25%) of all façades facing street frontage or public spaces based on a thorough analysis
of the building elevations facing the secondary front yard or south facing elevation (Exhibit 1). The proposed
glazing on Allura at Tiffany Park, specifically Lot 47 (Exhibits 2 and 3, Site Plan), includes a maxed out combination
of additional and enlarged windows and siding enhancements in an attempt to reach the twenty five percent
(25%) window and door coverage requirement (Exhibit 4, Sheet A6-DTL and Exhibit 5, Building Drawings).
Moreover, the submitted elevations were found to sufficiently comply with the guidelines and intent of the
residential design windows and doors provision of Renton Municipal Code (RMC 4-2-115.E.3). 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.
If you have any further questions regarding this decision, feel free to contact the project manager, Clark H. Close, at
(425) 430-7289 or cclose@rentonwa.gov.
DocuSign Envelope ID: 47320B08-3315-4794-AE21-C6416237C8C5
12/18/2019 | 2:33 PM PST
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 1
RECEIVED
Clark Close 12/18/2019
PLANNING DIVISION
Print Form Reset Form Save Form
Mainvue Homes Mainvue Homes LLC
1110 112th Ave NE, Suite 202 (425) 998-9077
Bellevue WA 98004 98004
Allura at Tiffany Park lot 47 018880-0470
Residential-8 (R-8)
3475 SE 18th St, Renton, WA 98058
Requesting approval of modification to secondary front. We have enlarged windows and added
additional siding enhancements (see side elevation for details). Total added glazing is 89.5 sq ft
for a total of 24.35% and added enhanced siding is 205 sq ft for a total of 17.8%. GRAND
TOTAL area of enhancement is 41.9%. Combination of siding and windows used since plan and
room configuration don't allow for ONLY added glazing.
Yes
Yes
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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:
Yes
Enlarged/added windows plus siding
enhancement to address requirement. Total
added glazing from original design is 89.5 sq ft
for a total of 24.35% and added enhanced
siding is 205 sq ft for a total of 17.8%. The
GRAND TOTAL area of enhancement along
the south elevation is 41.9%.
Yes
Yes
Yes
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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: 12/11/19
-
DocuSign Envelope ID: 47320B08-3315-4794-AE21-C6416237C8C5
EXHIBIT 2RECEIVEDClark Close 12/11/2019PLANNING DIVISIONDocuSign Envelope ID: 47320B08-3315-4794-AE21-C6416237C8C5
Entire Document
Available in
Laserfiche
Submittals Folder
EXHIBIT 3
RECEIVED
Clark Close 12/11/2019
PLANNING DIVISION
DocuSign Envelope ID: 47320B08-3315-4794-AE21-C6416237C8C5
SIDINGENHANCEMENTSA6-DTL
DESIGN:
SU
DRAWN:
JZ
SHEET1110 112th Ave NE, Suite 202Bellevue, WA 98004Phone: (425) 646-4022Fax: (425) 646-4024DESCRIPTIONDATENo.321-
PLAN No:
51-40-01.02.0 NBALMAINE 'N'(51-40-01.02.0)422x34 - 14" = 1'-0"
11x17 - 18" = 1'-0"WA,ALU-47 CUSTOMW:\Seattle\Plan Library\MainVue Plans\40ft Product\51-40 BALMAINE\CAD Files\00 Base Plan\ELEV N - ALU-47\51-40-01 N - ALU-47 2.dwg, 12/17/2019 3:05:59 PM, tom.disethEXHIBIT 4
ADDED GLAZING
+11.25 sq ft (Master Bed)
+11.25 sq ft (Master Bed)
+15 sq ft (Den)
+3 sq ft (Den)
+20 sq ft (MP Room)
+10 sq ft (Bed 4)
+10 sq ft (Bed 3)
+9 sq ft (Master WIC)
+89.5 ADDED sq ft
277.75 TOTAL SQ FT Glazing
24.35% GLAZING COVERAGE
SIDING ENHANCEMENT
205 sq ft added enhanced siding
TOTAL GLAZING AND SIDING ENHANCED AREA 41.9%
DocuSign Envelope ID: 47320B08-3315-4794-AE21-C6416237C8C5
1110 112th Avenue NE, Suite 202, Bellevue WA 98004 | PHONE: 425-646-4022 | FAX 425-646-4024 | MAINVUEHOMES.COM
Framing List for Code compliance MainVue homes to meet 2a Energy code
requirements.
· Subcontractor shall provide and install foam backer rod of proper size around all
windows, exterior doors and other such gaps. These locations shall receive an
application of low expansion foam on top of the backer rod
· All foam used shall be low expansion type. Any bowing, warping or movement
caused by the application of foam shall be repaired at the Subcontractors
expense.
· Subcontractor shall run a bead of sealant on the interior of all exterior plate lines
and inside corners
· Subcontractor shall foam all penetrations including but not limited to plumbing
and electrical.
· Subcontractor shall insulate all water pipes in crawl space and garage situations,
per Washington State Energy Code.
· Subcontractor shall insulate all exposed waterlines in garage including but limited
too: Garage Hose-Bib Shut-Off Valve, Waterlines to Tankless Heater, and Main
Water Supply. All gaps and corners to be fully wrapped so no piping is exposed.
o Pipe Insulation shall not have joints larger than an 1/8” and shall be
covered with duct tape when they occur. Zip Ties can be substituted for
duct tape to seal and keep foam insulation in place.
· Subcontractor shall seal all penetrations through drywall in the garage with
Intumescent Firestop Caulking.
· 2015 Energy Code
o To help meet 2015 blower door test the following shall be done,
o 2nd Floor Gasket Sill Sealer at the upper plate between each room
opening as it meets the upper plate.
o To include outside plate at the outside wall
o Attic Air Seal through Can lights and fixtures going through the attic
o Caulking is to prevent air flow from upper roof to lower room
o Caulking is to be done from the attic before blown insulation is placed or
installed
o Caulking all open penetration at this so there is an air seal and not gap
at the all upper cans
o
o
EXHIBIT 5
Entire Document
Available in
Laserfiche
Submittals Folder
RECEIVED
Clark Close 12/18/2019
PLANNING DIVISION
DocuSign Envelope ID: 47320B08-3315-4794-AE21-C6416237C8C5