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Home My WebLink About2023-06.26 Design Guidelines Supporting Document V2TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 SUMMARY This is in support of building permit application B23002452 for an addition and interior remodel at 2911 Cedar Ave S in Renton including premit review comments dated 5/26/2023. The scope of work includes an interior remodel and an addition on the west (non-street) side with limited alteration of the existing home. Following is an itemization of the applicable Design Regulations along with images, drawings and narrative describing how the existing house and proposed addition will support the intent of the Design Regulations. Table of Contents 1 Site Plan 2 East Elevation 3 North Elevation 4 West Elevation 5 South Elevation 6 4-2-115E.3 “Roofs” 7 4-2-115E.3 “Architectural Detailing” 8 4-2-115E.3 “Garages” 9 4-2-115E.3 “Windows and Doors” 10 4-2-115E.3 “Primary Entry” 11 4-2-115E.3 “Facade Modulation” 12 4-2-115E.3 “Eaves” 13 4-2-115E.3 “Materials and Colors” 1 TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 east (street) elevation scale: 1/8” = 1’-0” Proposed Area of Work 2 TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 north elevation scale: 1/8” = 1’-0” Proposed Area of Work 3 TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 west elevation scale: 1/8” = 1’-0” Proposed Area of Work 4 TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 south elevation scale: 1/8” = 1’-0” Proposed Area of Work 5 TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 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. Standards A variety of roof forms appropriate to the style of the home shall be used. Response The existing and proposed roof shapes present a variety of forms. The existing asphalt shingle roof over the southern half of the house rises from the street facade up over a small existing upper story. The existing roof over the northern half rises from the west creating a vaulted ceiling in the main floor living area with a band of clerestory windows visible on the street facade. The proposed roof over the addition on the west (non-street) facade is a low-pitch, membrane roof that ties into the existing west facade but remains high to maximize windows, thus light and views to the west. There are no existing bright colors or reflective materials, nor plans for any in the addition. 6 east (street) elevation nts north elevation nts south elevation nts west elevation nts TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 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. Standards If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8”) is required between the first and second story. Additionally, one of the following is required: 1. Three and one-half inch (3 1/2”) minimum trim surrounds all windows and details all doors, or 2. 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. Response The plan for the addition is to tie in to the existing character of the house as much as possible. The existing house has painted lap siding with wide trim at existing doors and windows. The scope of work at the addition includes using visually similar siding and trim. An 8” horizontal band is shown on the addition between the main floor and basement on the north, west and south (non-street) facades. The street facade is only one story high so a horizontal band does not apply. We feel that due to the rake of the roof and interaction with the addition, adding a trim band to the existing portion of the house on the north and south facades would be visually confusing and not add value. 7 east (street) elevation nts north elevation nts south elevation nts west elevation nts trim band trim band trim band TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 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 Standards If an attached garage is wider than twenty six feet (26’), at least one garage door shall be recessed a minimum of four feet (4’) from the other garage door. Additionally, one of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5’), and is a minimum of twelve feet (12’) wide, or 2. 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 3. The garage is alley accessed, or 4. The garage entry does not face a public and/or private street or an access easement, or 5. The garage width represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. The garage is detached, or 7. 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’) Response The existing garage is undeniably a feature of the existing street facade. However it measures just less than 20’ across and as such does not contravene the design standards. The scope of work includes no plans to modify the existing garage location or opening. 8 east (street) elevation nts TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 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. Standards Windows and doors shall constitute twenty five percent (25%) of all facades facing street frontage or public spaces. Response The street frontage is the existing east facade, and currently there are no plans to alter the east facade. The existing window/door percentage falls below the 25% minimum established by the design regulations; however, windows/doors do comprise much of the available wall area given the configuration of the bedrooms, bathroom and garage lining the east side of the house (see floor plan above). The front door is a focal point, and is in scale with the rest of the facade. east (street) elevation nts Wall Area: 1st floor 583.8 sf clerestory 75.4 sf total 658.8 sf Window Area: clerestory window 5.1 sf clerestory window 5.1 sf clerestory window 5.1 sf clerestory window 5.1 sf bedroom window 24.0 sf bedroom window 24.0 sf front door 32.7 sf total 101.1 sf Glazing Percentage 16 % 9 dashed line indicates wall area being measured shading indicates existing windows/doors floor plan nts existing roof existing bedroom existing garage existing bedroom existing bathroom existing living room TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 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. Standards 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. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Response The existing front entrance (front door) is a focal point on the east facade. It is facing the street on the primary street facade, and it is not a corner lot. The accessible route is from the driveway. There is existing stonework flanking the entrance that emphasizes it as a focal point. The porch is approximately 12” above grade. The depth of the porch is about 4’-6” which is a little less than the 5’ standard, but it does serve the purpose of being a welcoming entry allowing social interaction. Currently there are no plans to modify the primary entry. 10 east (street) elevation nts TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 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. Standards One of the following is required: 1. 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 2. At least two feet (2’) offset of second story from first story on one street-facing facade. Response The existing street-facing facade is not monotonous. The southern half of the house has an existing partial upper story that is set back from the street facade by about half the width of the house. The north half has no upper story and instead the roof rises up to create a band of clerestory windows providing light to the existing living room. The front entry and several other locations on the street facade are articulated by existing wall and roof protrusions, which are also emphasized with contrasting colors and materials. Currently there are no plans to modify the building massing or street facade. 11 south elevation nts north elevation nts TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 Code Section: 4-2-115E.3. “Eaves” Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home. Standards Both of the following are required: 1. 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, and 2. Rakes on gable ends must extend a minimum of two inches (2”) from the surface of exterior siding materials. Response Existing eaves at the house are approximately 6” from the face of the siding on the east and west facades. At the north and south facades the existing roof is effectively flush with the siding except for approximately 1-2” of trim as shown in the photos above. This is not an unusual treatment for the Northwest and houses of this era. The steep pitch of the existing roof combined with site topography means that extending the eaves on the street facade would block sunlight and views from the windows, and effectively reduce the window area visible to the street. Current plan for the non-street facing addition are to match the existing eave style and maintain a consistent character across the home. 12 east (street) elevation nts north elevation nts south elevation nts west elevation nts TZEMOS-ALBER RESIDENCE 2911 CEDAR AVE S, RENTON WA 98055 DESIGN GUIDELINES Drystone Studio PLLC William J. Scales, AIA 206.795.0289 will@drystonestudio.com PAGE OF 13 06.25.23 Code Section: 4-2-115E.3. “Materials and Colors” Guidelines: A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. Standards Additionally, one of the following is required: 1. A minimum of two (2) colors is used on the home (body with different color trim is acceptable), or 2. 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 facade. Response The existing street facade is composed of approximately 2/3 painted lap siding and about 1/3 stone veneer. The scope of the remodel/addition project includes repainting the exterior. The existing house has a two-color paint scheme with different colors for siding and trim. The color scheme following the remodel/addition may use different colors, but the same two-color approach will be maintained throughout the existing and new portions of the house. 13 east elevation nts north elevation nts south elevation nts west elevation nts