HomeMy WebLinkAboutSR_Admin_Garage_Modification_210722_v1DEPARTMENT OF COMMUNITY
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SR_Admin_Garage_Modification_210722_v1
A.ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: July 23, 2021
Project File Number: PR18-000391
Project Name: Sapphire on Talbot Garage Modification
Land Use File Number: LUA21-000261, MOD
Project Manager: Clark H. Close, Senior Planner
Owner: Sapphire Homes, Inc., 16805 SE 43rd Ct, Bellevue, WA 98006
Applicant/Contact: Bill Bertch, CW Design, Inc., PO Box 476, Renton, WA 98057
Project Location: 4827 Talbot Rd S, Renton, WA 98055 (APN 3123059022)
Project Summary: The applicant, CW Design, Inc., is requesting a garage modification associated with
two (2) separate multi-family residential buildings within the Sapphire on Talbot 20-
lot subdivision approved in 2019. Specifically, the applicant is requesting a garage
modification for Buildings F (B21000302 - 311, 315, and 319 S 48th Ct) and Building
G (B20005991 - 300, 304, and 308 S 48th Ct) since the submitted building permits do
not comply with garage site design requirements set forth in RMC 4-2-115.E.1
regarding regulations to provide either a minimum twelve feet (12') wide front porch
and a minimum five feet (5') front porch projection in front of the garage or the
garage is detached and set back from the front of the house and/or porch at least six
feet (6').
Site Area: 1.69 acres
DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E
City of Renton Department of Community & Economic Development
Sapphire on Talbot Garage Modification
Administrative Modification Report & Decision
LUA21-000261, MOD
Report of July 23, 2021 Page 2 of 5
SR_Admin_Garage_Modification_210722_v1
B.EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plans – Buildings F & G
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Architectural Elevations – Buildings F & G
Exhibit 5: Architectural Floor Plans – Buildings F & G
Exhibit 6: Exterior Color Palettes – Buildings F & G
Exhibit 7: Sapphire on Talbot Hearing Examiner’s Decision (LUA18-000665)
Exhibit 8: Final Plat Staff Report and Administrative Decision (LUA20-000157)
Exhibit 9: Civil Construction Plan Set
Exhibit 10: Modification Request Justifications – Buildings F & G
D.FINDINGS OF FACT (FOF):
1.The Planning Division of the City of Renton accepted the above master application for review and
determined the application complete on July 16, 2020. The project complies with the 120-day review
period.
2.The applicant’s submittal materials comply with the requirements necessary to process the modification
request (Exhibits 2-10).
3.The project site is located at 4827 Talbot Rd S, Renton, WA 98055 (Exhibit 3). Once constructed, the
assigned addresses to the triplexes that do not gain access from the private alley would be as follows: 300,
304, 308, 311, 315, and 319 S 48th Ct, Renton, WA 98055.
4.Consolidated preliminary plat approval, site plan approval, conditional use approval and a street
modification for the 20-lot subdivision (Sapphire on Talbot) for the construction of multi-family residential
units was approved on February 18, 2019 (Exhibit 7).
5.Sapphire on Talbot received final plat approval on May 24, 2021 (Exhibit 8) and several townhomes have
received building permit approval and have been constructed within the plat.
6.Access to these two (2) triplexes, or these six (6) units or lots, would be provided via S 48th Ct (a public
street) (Exhibits 8 and 9).
7.The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
8.The site is located within the Residential-14 (R-14) zoning classification and the Talbot Community
Planning Area.
9.According to City of Renton (COR) Maps, the site contains regulated slopes.
10.Buildings F and G are proposed to be constructed in 2021.
11.Modification Analysis: The applicant is requesting a modification from RMC 4-2-115.E.1 in order to
construct two (2) triplexes with attached garages without a projecting five feet (5’) front porch and
providing the minimum twelve foot (12’) width required. Due to site constraints and lot design, the
applicant is unable to meet minimum garage site design requirements for these six (6) lots since they are
accessed from the private alleys. Therefore, the applicant has proposed to merge the front porches where
DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E
City of Renton Department of Community & Economic Development
Sapphire on Talbot Garage Modification
Administrative Modification Report & Decision
LUA21-000261, MOD
Report of July 23, 2021 Page 3 of 5
SR_Admin_Garage_Modification_210722_v1
possible to make some of the units appear wider in scale. The proposal is compliant with the following
modification criteria, pursuant to RMC 4-9-250.D. Therefore, staff is recommending approval of the
requested modification, as noted below:
Compliance Modification Criteria and Analysis
Compliant if
condition of
approval is
met
a.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 objectives.
Staff Comment: The applicant contends the street size and shape of the site does not
provide enough clearances to allow for a detached garage set back from the front of
the house and/or porch at least twelve feet (12') wide, as required by Renton Municipal
Code (RMC). In addition, the applicant contends that in order to provide the required
parking areas, the shape of the lot only allows for an approximately five-foot (5’) wide
porch on narrow high-density lots facing a public street. Finally, the applicant contends
that the proposed design utilizes the maximum porch width given the landscape and
parking requirements of the zone (Exhibit 10).
Staff concurs the proposed modification implements the policies and objectives of the
Comprehensive Plan and is the minimum adjustment necessary. The garages doors are
visible from S 48th Ct; however, the garage doors would be screened with street
frontage landscaping and covered porches at the entrances to minimize the visual
impact of the garage, as is shown on the site plan, architectural elevations, and floor
plans (Exhibits 2, 4, and 5).
The proposed shared single loaded driveway cuts, a combined sixteen feet (16’) in width
at the property line, provide a narrow driveway design that allows for added
landscaping within the designated street frontage landscape area (Exhibit 9). The front
façade to both buildings would include a cultured stone veneer on the sides of the
garage doors up to the height of approximately 3’-6” above finished grade. As a
condition of approval, staff is recommending the applicant provide two (2) different
cultured stone veneer material selections between Building F and Building G and
increase the overall height of the stone veneer to approximately the bottom of the
garage door windows. In addition, the applicant shall extend the stone veneer along the
adjoining façades to create a minimum two-foot (2’) wrap of the material leading to
the visible front entry facing the public street and the east elevation of Lot 18.
As a condition of preliminary plat approval and to further minimize the visual impact of
garages facing the public street, Lot 15 was required to take vehicular access from the
stormwater access tract, located west of Lot 15 (Exhibits 7 and 8). This results in
eliminating the overall visual impact of garages within the front façade of Building F.
Compliant if
condition of
approval is
met
b.Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends the proposed modification would meet the
above-referenced objectives based on the site area allowances.
Staff concurs that the proposed modification would meet the objectives of function and
maintainability intended by the code requirements. The visual impacts of the garages
would be minimized through design and appearance of garage doors with glazing at
the top, architectural features of the front porch, merging front porches where front
DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E
City of Renton Department of Community & Economic Development
Sapphire on Talbot Garage Modification
Administrative Modification Report & Decision
LUA21-000261, MOD
Report of July 23, 2021 Page 4 of 5
SR_Admin_Garage_Modification_210722_v1
doors are abutting, building material changes, changes to building color palettes, and
other architectural elements (Exhibits 4-6). To further meet the objectives intended by
the code requirements, staff is recommending the applicant provide glass panels within
the front entry doors of Building F and Building G to complement to the character of the
townhomes facing S 48th Ct.
✓
c.Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends the proposed modification would not be
injurious to other properties in the vicinity, as it would enhance the architectural design
of the proposed townhome units.
Staff concurs the proposed modification would not be injurious to other properties in
the vicinity. See also comments under criterion ‘a’ and ‘b’.
✓
d.Conforms to the intent and purpose of the Code; and
Staff Comment: Based on existing site features, the applicant contends that the porch
design conforms to the purpose and design intent of the zoning code design standards
by maximizing the porch width to the furthest extent possible.
Staff concurs the proposed building designs conforms to the intent and purpose of the
code. See also comments under criterion ‘a’ and ‘b’.
✓
e.Can be shown to be justified and required for the use and situation intended.
Staff Comment: The applicant contends the porch design is justified for the use and
situation intended by extending it five feet (5’) in front of the garage.
Staff concurs that the porch design includes design elements to justify the situation. See
also comments under criterion ‘a’ and ‘b’.
E.DECISION:
The conditioned proposal satisfies five of five criteria listed in RMC 4-9-250.D for approval of modifications.
Therefore, the Sapphire on Talbot Garage Modification, File No. LUA21-000261, MOD, is approved and is subject
to the following conditions:
1.The applicant shall provide two (2) different cultured stone veneer material selections between Building
F and Building G and increase the overall height of the stone veneer to approximately the bottom of the
garage door windows. In addition, the applicant shall extend the stone veneer along the adjoining façade
to create a minimum two-foot (2’) wrap of the material leading to the visible front entry facing the public
street and the east elevation of Lot 18.
2.The applicant shall provide glass panels within the front entry doors of Building F and Building G to
complement to the character of the townhomes facing S 48th Ct.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E
7/23/2021 | 12:10 PM PDT
City of Renton Department of Community & Economic Development
Sapphire on Talbot Garage Modification
Administrative Modification Report & Decision
LUA21-000261, MOD
Report of July 23, 2021 Page 5 of 5
SR_Admin_Garage_Modification_210722_v1
TRANSMITTED on July 23, 2021 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Sapphire Homes, Inc.
16805 SE 43rd Ct
Bellevue, WA 98006
Bill Bertch
CW Design, Inc.
PO Box 476
Renton, WA 98057
TRANSMITTED on July 23, 2021 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property and Technical Services Manager
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
K.LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: Due to the ongoing state of emergency enacted by Governor’s Proclamation 20-05, the City Clerk’s Office
is working remotely. For that reason, appeals must be submitted electronically to the City Clerk at
cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub only on Tuesdays and/or Wednesdays. 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. 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.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
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.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Sapphire on Talbot Garage Modification
Land Use File Number:
LUA21-000261, MOD
Date of Report
July 23, 2021
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Bill Bertch
CW Design, Inc.
PO Box 476
Renton, WA 98057
Project Location
4827 Talbot Rd S, Renton,
WA 98055
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Site Plans – Buildings F & G
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Architectural Elevations – Buildings F & G
Exhibit 5: Architectural Floor Plans – Buildings F & G
Exhibit 6: Exterior Color Palettes – Buildings F & G
Exhibit 7: Sapphire on Talbot Hearing Examiner’s Decision (LUA18-000665)
Exhibit 8: Final Plat Staff Report and Administrative Decision (LUA20-000157)
Exhibit 9: Civil Construction Plan Set
Exhibit 10: Modification Request Justifications – Buildings F & G
DocuSign Envelope ID: 573794A8-A312-4F54-AA97-AAAAB681975E