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Home My WebLink AboutD_Leighton_Residential Design Modification Form_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DIVISION MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR PROJECTS WITHIN THE R-4, R-6, AND R-8 ZONES EVALUATION FORM & 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: Leighton Residence Window Modification LAND USE FILE NUMBER: LUA22-000388, MOD PROJECT MANAGER: Jill Ding, Senior Planner APPLICANT: Steve & Lisa Leighton, 3307 Mountain View Ave N, Renton, WA 98056 ZONING DESIGNATION: Residential-8 Zone (R-8) PROJECT LOCATION: 3307 Mountain View Ave N (Parcel Number 3124059077) SUMMARY OF REQUEST: The applicant is requesting a Modification of the Residential Design Standards for a proposed single-family home located at 3307 Mountain View Ave N (parcel number 3124059077). The property is located within the R-8 zone. The applicant is requesting to modify the twenty-five percent (25%) window and door requirement along the east building facade, which faces King County Parks property.. 1. Primary Entry Choose one: The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade; or Alternative that meets guidelines (Explain) 2. Façade Modulation Choose one: An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street; or At least two feet (2') offset of second story from first story on one street-facing façade; or Alternative that meets guidelines (Explain) 3. Windows and Doors Choose one: Windows and doors shall constitute twenty five percent (25%) of all facades facing street frontage or public spaces; or DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49 City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Leighton Residence Window Modification LUA22-000388, MOD Permit Date: November 21, 2022 Page 2 of 5 Alternative that meets guideline: The proposed window and door design along the East Façade meets the general guidelines to provide interaction between the home and adjacent public spaces in an appropriate manner given the site conditions. Windows are proposed in almost all of the habitable spaces in a means to provide connection to the exterior without sacrificing the quality of space within or privacy of the homeowners. Efforts have been made to break up the monotony of the façade with varying siding materials and colors, undulation of the façade and roof, as well as the visibility of the South entry and balcony areas with decorative posts, railings, and knee braces. 4. Scale, Bulk & Character Choose one: A variety of elevations and models that demonstrate a variety of home sizes, character, and a diverse streetscape; or Alternative that meets guidelines (Explain) Choose one: Abutting, adjacent, and diagonal houses must have differing architectural elevations; or Alternative that meets guidelines (Explain) 5. Roof Choose one: A variety of roof forms appropriate to the style of the home shall be used; or Alternative that meets guidelines (Explain) 6. Eaves Choose one: Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves; or Alternative that meets guidelines (Explain) And, if the roof form includes a gable, choose one: Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials; or Alternative that meets guidelines (Explain) 7. Architectural Detailing Choose one: Three and one-half inch (3 1/2") minimum trim surrounds all windows and details all doors; or A combination of shutters and three and one-half inches (3 1/2") minimum trim details all windows, and three and one-half inches (3 1/2") minimum trim details all doors; or Alternative that meets guidelines (Explain) DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49 City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Leighton Residence Window Modification LUA22-000388, MOD Permit Date: November 21, 2022 Page 3 of 5 And, choose one: More than one siding material is used on any side of the dwelling that is two stories or greater in height; or A horizontal band that measures at least eight inches (8") is required between the first and second story; or Alternative that meets guidelines (Explain) 8. Materials and Color Choose one: For subdivisions and short plats, abutting, adjacent, and diagonal homes shall be of differing color; or Alternative that meets guidelines (Explain) And, choose one: Where masonry siding is proposed at the edge of a facade, it shall also extend along the adjoining facade no less than twenty-four inches (24"), measured horizontally from the corner of the structure; or Alternative that meets guidelines (Explain) And, choose one: A minimum of two (2) colors is used on the home (body with different color trim is acceptable); or A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street-facing façade; or Alternative that meets guidelines (Explain) 9. Lot Configuration (Preliminary Plats within R-6 and R-8 Zones Only) Choose one: Lot width variation of ten feet (10') minimum of one per four (4) abutting street-fronting lots; or Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for street-fronting lots; or A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots; or Alternative that meets guidelines (Explain) 10. Garages If the garage is wider than 26’, choose one: At least one garage door shall be recessed a minimum of four feet (4') from the other garage door; or Alternative that meets guidelines (Explain) DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49 City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Leighton Residence Window Modification LUA22-000388, MOD Permit Date: November 21, 2022 Page 4 of 5 And, choose one: The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area; or The roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area; or The garage is alley accessed; or The garage entry does not face a public and/or private street or an access easement; or The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level; or The garage is detached; or The garage doors contain a minimum of thirty percent (30%) glazing, architectural detailing (e.g., trim and hardware), and are recessed from the front facade a minimum of five feet (5'), and from the front porch a minimum of seven feet (7'); or Alternative that meets guidelines (Explain) RMC 4-2-115A2, CRITERIA FOR MODIFICATION OF RESIDENTIAL DESIGN STANDARDS: Renton Municipal Code, section 4-2-115, lists elements that are required to be included in all residential development in the zones stated in subsection B of this Section. Each element includes both standards and guidelines. Standards are 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 meet 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 by the Community and Economic Development A dministrator when no other permit or approval requires Hearing 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. DECISION The proposal satisfies the criteria listed in RMC 4-2-115A2 for approval of residential design modifications. Therefore, the Leighton Residence Window Modification, LUA22-000388, MOD is Approved. 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. SIGNATURE & DATE OF DECISION: ________________________________________ ____________________________________ Vanessa Dolbee, Planning Director Date DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49 11/21/2022 | 3:27 PM PST City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Leighton Residence Window Modification LUA22-000388, MOD Permit Date: November 21, 2022 Page 5 of 5 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 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. APPEALS: Appeals of permit issuance must be filed in writing on or before 5:00 p.m. on December 5, 2022. An appeal of the decision must be filed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the City Clerk’s Office working remotely, 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. Attachments: A) Modification Justification, B) Plan Set cc: Lisa Montalvo, H2D Architecture + Design DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49 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: RECEIVED 11/17/2022 JDing PLANNING DIVISION NA - Standard is met Print Form Reset Form Save Form Steve & Lisa Leighton 3307 Mountain View Ave N (206) 271-3233 Renton / WA 98056 Leighton Residence 3124059077 R-8 3307 Mountain View Ave N; Renton WA 98056 Request to modify the residential design standards requirement of 25% window & doors at public facing facades. The unique conditions of the Site make this standard not possible to reach. Alternative solutions and general guideline conformance is outlined in the attached memo. NA - Standard is met DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49 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: NA - Standard is met NA - Standard is met. No primary windows at East (public facing) facade except vertically oriented windows at Loft space NA - Standard is met NA - Standard is met NA - Standard is met DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49 DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49 23020 Edmonds Way, #113, Edmonds, WA 98020 | p. 206.542.3734 | e. heidi@h2darchitects.com | w. h2darchitects.com November 9, 2022 Prepared by: H2D Architecture + Design 23020 Edmonds Way #211 Edmonds, WA 98020 Modification of Residential Design Requirements 4-2-115E.3. “Windows and doors shall constitute 25% of all facades facing street frontage or public spaces Property Owners: Steve and Lisa Leighton 3307 Mountain View Ave N Renton, WA 98056 The subject property is located at 3307 Mountain View Ave N; King County Tax Assessor No. 3124059077. There is an existing single-family residence constructed in 1993 slated for demolition and a New Single-Family residence will be constructed partially within the existing footprint. The site is 29,236SF and has the following known critical area: Shoreline (Lake Washington). The subject property and adjacent properties are zoned as R-8. The East property line is adjacent to the Burlington Northern Railroad tracks (King County Parks property) and Lake Washington Blvd (beyond the tracks). Due to the unique site conditions, the initial design proposal included a City of Renton tentatively approved variance to build the house along the East Property Line adjacent to the King County Parks property in an effort to protect the Lake Washington shoreline on the opposite façade and meet the programmatic needs of the property owners. Construction along the property line would require a fire-rated assembly with NO openings allowed. That would have meant an approval to have no windows facing the adjacent public space. For this reason, the space planning leant itself to placing more private spaces that typically do not require windows along the East façade. This plan was rejected by the King County Parks department and rather than re-design the spaces the house was shifted and adjusted in size to accommodate the setback requirements. The rooms along the East façade include the following: Loft, Garage, Stair, Pantry Storage, Hall, Powder, Laundry, Master Bedroom, Master Closet, and Attic Spaces. Windows have been added and designed to provide adequate light to the appropriate spaces and accommodate the space planning within. The following areas do not have windows proposed: Pantry Storage (to maximize storage space) and Master Closet (to protect clothing from UV exposure). The loft space will have 2 vertically oriented windows to coordinate with the South façade and accommodate the furniture layout including seating and media. The stairs will also have a vertically oriented window at the landing for light and air flow. All other spaces are proposed to have clerestory windows. This is an effort to provide privacy to the spaces within (Bathroom/Bedroom). In order to meet the 25% window/door requirement on the East façade, approximately 442SF of glazing and doors would be required. Given the spatial restrictions noted above, this is nearly impossible to meet. Even if the Loft, Bedroom, and Powder room had floor to ceiling glazing the entirety of the façade would still be a few hundred square feet below the 25% requirement. The proposed glazing and door area is 125 SF. This provides glazing proportionate to the spaces within. To offset the reduction in glazing area, a variation in siding materials and colors, decorative trim, and wood-stained window/door trim will enhance the façade on the public facing side. DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49 23020 Edmonds Way, #113, Edmonds, WA 98020 | p. 206.542.3734 | e. heidi@h2darchitects.com | w. h2darchitects.com The final reason to reduce glazing along the East façade is a privacy issue. The unique topography of the Site places the adjacent public walking trail 14 ft above the Main Floor level. As shown on Sheet A3 of the enclosed submittal package the sight line of people walking along the trail is directly into the windows of the subject property. If this property were adjacent to street level pedestrians, a clerestory window could provide connection/light without invasion of privacy to the residents within. The particular elevation of the build site places pedestrians at a high elevation and in a position to look down into the home. The proposed window and door design along the East Façade meets the general guidelines to provide interaction between the home and adjacent public spaces in an appropriate manner given the site conditions. Windows are proposed in almost all of the habitable spaces in a means to provide connection to the exterior without sacrificing the quality of space within or privacy of the homeowners. Efforts have been made to break up the monotony of the façade with varying siding materials and colors, undulation of the façade and roof, as well as the visibility of the South entry and balcony areas with decorative posts, railings, and knee braces. DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49 RENTON WA 98056W 76023245 MDE DNO 43 A 23 H D 020 EDMONDS Y ,9 8 0 2 0 P DATE: 11/9/2022 ihwwcd2 mewco A R C H I ET C T U R E D E S I G N + a r h t c t s S WA ,#113LEIGHTON RESIDENCE 2 3307 MOUNTAIN VIEW AVE NHEIDI MICHELLE HELGESON STATE OF WASHINGTON 9716 REGISTERED ARCHITECT A1 SITE PLAN 4,3 5 1 . 0 7 sq ft 20'-0"REQ'D FRONT YARD SETBACK5'- 0 " RE Q ' D SI D E YA R D 20'-0"REQ'D REAR YARD30 ' - 0 " 16'- 1 0 "187'-9 7/8"112'-10 5/8"47'-7 7/8"5'- 9 1/4" 5'- 0 1/8"PR O P SID E YA R D 5'- 0 1/8 " 1,240.93 sq ft 340.37 sq ft 1,835.96 sq ft LTFIRE HYDRANT 26 343624 " CU L V E R T 12" CU L V E R T S5 9 ° 2 8 ' 1 5 " E P.L . = 11 9 . 2 7 ' N58°4 8' 5 1" E 170.3 0'(FORMERLY NORTHERN PACIFIC RAILROAD)BURLINGTON NORTHERN RAILROADEXI S T I N G DO C K EXI S T I N G DO C K EXI S T I N G DO C K OHWM 36343230283230 28 26 24 20222 4 3230222026202224MOUNTAIN VIEW AVE NN29°57'59"E P.L. = 319.19'S5 9 ° 2 8 ' 1 5 " E P.L . = 60.98'N38°04'21"E WMSSCOWM9°46'23" R=1557.21L = 265.62PPG A T ELAKE WASHINGTONLINE OF 25' SHORELINE SETBACKLINE OF OHWMLINE OF 25' SHORELINE SETBACKLINE OF EX FOOTPRINT LAKE WASHINGTON BLVD3307 MOUNTAIN VIEW AVE N RENTON, WA 98056 ADDITION REBUILD OVER PORTION OF EXISTING FOOTPRINT LINE OF DEMO OF EX DECK AND STAIR LINE OF DEMO OF EX DECK AND STAIR LINE OF NEW ON GRADE PATIO AND RETAINING WALLS DEMO EXISTING RETAINING WALL AND ON GRADE PATIOS EXISTING PAVED DRIVEWAYEX STAI R EX STAIR EX RET.WALLEX RET.WALLDEMO EXISTING WALKWAYSEX PATIOEX PATIOLINE OF 10' VEGETATED BUFFERLINE OF 5' VEGETATED BUFFER IN FRONT OF EXISTING RESIDENCEHATCH OF PROPOSED FOOTPRINT EX 10.8" SWEETGUM EX 29.7" AUSTRIAN PINE EX 12.6" OREGON ASH DEMO EX 14.2" (2) MAPLE DEMO EX 11.6" HONEY LOCUST EX 7.1" HEMLOCK DEMO EX 14.4" SWEETGUM PROPOSED 970SF AREA OF SHORELINE MITIGATION. REFER TO MITIGATION PLAN.NEW DECKREBUILD DEMO EX SHED DEMO EX 20.2" (3) HORNBEAM NEW 2" MIN CALIPER NATIVE TREE (5) NEW 2" MIN CALIPER NATIVE TREE (4) NEW 2" MIN CALIPER NATIVE TREE, TYP (9)ACCESS EASEMENT PER RECORDING #20000222000470TOP OF SLOPETOE OF SLOPEBACKFILL @ EX RETAINING WALL & DEMO, REFER TO SURVEY FOR WALL ELEVATIONS. REFER TO STRUCTURAL & GEOTECH NEW ON GRADE WALKWAY & STAIR (STAIR IN EX FOOTPRINT)PATCH & REPLACE AT AREAS OF ALTERATIONGA R A G E EL: 26.0'LF EL: 20.3'26CB CB PROPOSED 1091SF AREA OF SHORELINE MITIGATION. REFER TO MITIGATION PLAN. N SCALE: 1" = 50' SITE PLAN MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS RECEIVED 11/17/2022 JDing PLANNING DIVISION DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49 RENTON WA 98056W 76023245 MDE DNO 43 A 23 H D 020 EDMONDS Y ,9 8 0 2 0 P DATE: 11/9/2022 ihwwcd2 mewco A R C H I ET C T U R E D E S I G N + a r h t c t s S WA ,#113LEIGHTON RESIDENCE 2 3307 MOUNTAIN VIEW AVE NHEIDI MICHELLE HELGESON STATE OF WASHINGTON 9716 REGISTERED ARCHITECT A2 EXTERIOR ELEVATION26252622212019181716RIDGE HEIGHT LIMIT = 53.28'AVERAGE GRADE EL = 23.28'PLATE HEIGHT LIMIT = 47.28'35' HEIGHT LIMITROOFING TYPE 2: 30 YR ARCHITECTURAL ASPHALT COMPOSITE ROOFINGROOFING TYPE 2: 30 YR ARCHITECTURAL ASPHALT COMPOSITE ROOFING812612FIN. GRADE (INFILL TO RET. WALL HT)EX GRADEEX GRADE (RET. WALL BEHIND)EX GRADE 36" HT GRDRL, TYPPOST PER STRUCTURAL, WRAP PER DETAILLEDGERSTONE @ ENTRYDSDSMAIN FLOOR PLATE EL = 19'-3 3/8"(T.O. TOP PLATE)(ELEV = 39.6')LOWER FLOOR EL = 0'-0"+/-(T.O. SLAB)(ELEV = 20.3')MAIN FLOOR EL = 9'-1 3/4"(T.O. SUBFLOOR)(ELEV = 29.5')RIDGE EL = 30'-3 1/4"(T.O. RIDGE)(ELEV = 50.7')BELLY BANDSIDING TYPE 2:BOARD & BATTEN; STAINEDBELLY BANDDSENTRY PORCH SCUPPER TO DOWNSPOUTDSTRANS.TRANSLUCENTTRANSLUCENTTRANS.TRANS.TRANS.TRANS.TRANS.SIDING TYPE 3:CEDAR SHINGLE, STAINEDSIDING TYPE 3:CEDAR SHINGLE, STAINEDTRANS.SCALE: 1/16" = 1'-0"EAST ELEVATIONMODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49 RENTON WA 98056W 76023245 MDE DNO 43 A 23 H D 020 EDMONDS Y ,9 8 0 2 0 P DATE: 11/9/2022 ihwwcd2 mewco A R C H I ET C T U R E D E S I G N + a r h t c t s S WA ,#113LEIGHTON RESIDENCE 2 3307 MOUNTAIN VIEW AVE NHEIDI MICHELLE HELGESON STATE OF WASHINGTON 9716 REGISTERED ARCHITECT A3 SITE SECTION SCALE: 1/8" = 1'-0"SITE SECTIONMODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTSPUBLIC TRAILEXISTING GRADESIGHT LINE, TYPPROPERTY LINE OUTLINE OF PROPOSED STRUCTUREEX VEGETATION14' +/-26' +/-DocuSign Envelope ID: 09289333-4ECC-492B-A5B4-878E5C20BE49