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Home My WebLink AboutD_NasuMod_FINDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT D_NasuMod_FIN 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. DATE: August 30, 2023 PROJECT NAME: Nasu Residential Design Modification LAND USE FILE NUMBER: LUA23-000280, MOD PROJECT MANAGER: Andrew Van Gordon, Associate Planner OWNER: Zachary Nasu, 219 Vashon Ave SE, Renton, WA 98059 APPLICANT: Brett Wiemann, bwDESIGN, LLC, 3835 S Edmunds St, Seattle, WA 98118 ZONING DESIGNATION: Residential-6 Zone (R-6) PROJECT LOCATION: 219 Vashon Ave SE (Parcel Number 2525000440) SUMMARY OF REQUEST: The applicant is requesting a Modification of the Residential Design Standards for a proposed addition on the north façade (rear) of the existing detached dwelling located at 219 Vashon Ave SE (parcel number 2525000440). The 0.18-acre parcel is located within the R-6 zone. The expansion of the structure exceeds a value of $50,000 and requires the entirety of the structure to comply with the standards of Renton Municipal Code (RMC) 4-2-115, Residential Design and Open Space Standards. The applicant is requesting the following residential design modifications from RMC 4-2-115: • Reduce the front entry depth from five feet (5’) to four feet (4’). • Retain the existing front façade visible from Vashon Ave SE without providing an offset story on the front façade facing the street. • Reduce the minimum windows and doors requirements for 25 percent (25%) of a façade facing the street frontage to approximately 19 percent (19%). 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) The existing primary entry, located along the south building façade, includes a landing approximately 12 inches (12”) above grade with an existing depth of four feet (4’) and a width of seven feet (7’) (Exhibit 1). The landing and the front door face Vashon Ave SE and are on the front façade of the house. The front entry is framed by an overhang which extends approximately 11 feet (11’) beyond the landing. The landing includes columns which frame DocuSign Envelope ID: 5902A1DC-2662-4A97-BEB1-EC2438012004 City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Nasu Residential Design Modification LUA23-000280, MOD Permit Date: August 30, 2023 Page 2 of 4 D_NasuMod_FIN the entry with a unique railing feature between the columns. The overhang provides weather protection for both the primary entry and the at-grade concreate path leading from the driveway to the front entry. These are unique architectural features on the facade which draw the eye towards the entry making it a focal point of the front of the house. The landing provides 28-square feet of space. This creates a space for social interaction at the front door without forcing people to congregate either in the house or on the front walkway. As such, the alternative design meets the intent and guidelines of the primary entry design requirements. 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) The existing façade facing Vashon Ave SE is uniform with articulation. The front entry is framed by an overhang that is approximately five and one quarter inches (5.25”) deep by 19 feet five inches (19’5”) wide (see residential design review requirement 1, Primary Entry for more information regarding the design of the primary entry). The inclusion of the front entry landing and overhang extending from the front façade serve to break up the building lines. Inclusion of these items creates a well -defined entry element and serves to avoid a monotonous façade. As proposed, the existing façade avoids a monotonous design with a well - defined entry element. As such, the alternative design meets the intent and guidelines of the façade modulation design requirements. 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 Alternative that meets guideline (Explain) The existing façade facing Vashon Ave SE has approximately 103 square feet, or approximately 21 percent (21%), of windows and doors. No additional windows are proposed for the façade. The existing windows and front door serve as an integral part of the character of the home. Along the front facing building elevation, the floor plan includes the primary entry with an overhang, two (2) bedroom windows with one (1) window each, the living room with two (2) windows and the garage door. The primary entry is a focal point of the dwelling (see 1, Primary Entry above for additional Information). The bedroom windows are approximately 20 square feet each and are proportioned vertically. Bedrooms are not spaces oriented towards groups of people, and it is appropriate to have one (1) window associated with the space. Requiring the applicant to increase the glazing of the existing bedrooms would unreasonably negate the seclusion and privacy intended for the use of these rooms. The applicant could move the bedrooms to the rear of the residence and create communal living space in the front which would allow for greater window coverings, but that would be unreasonable based on the scope of the project. The existing living room has an approximately combined 43 square feet of windows. The two (2) windows are proportioned DocuSign Envelope ID: 5902A1DC-2662-4A97-BEB1-EC2438012004 City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Nasu Residential Design Modification LUA23-000280, MOD Permit Date: August 30, 2023 Page 3 of 4 D_NasuMod_FIN vertically but have been placed next to each other to create a larger window area. As currently designed, the windows encompass the only reasonable area to place windows in the living room. While the garage is forward facing and not setback from the front façade, the dwelling is a ranch style house; a forward-facing, up-front garage is integral to the design of a ranch style home. As proposed, the windows and front door function as an integral part of the character of the home. The existing design preserves the existing entry focal point while maintaining its visual scale of the home. As such, the alternative design meets the intent and guidelines of the windows and doors residential design requirements. 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 Administrator 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 Nasu Residential Design Modification, LUA23-000280, 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: ________________________________________ ____________________________________ Matthew Herrera, Acting Planning Director Date 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 September 13, 2023. An appeal of the decision must be filed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). DocuSign Envelope ID: 5902A1DC-2662-4A97-BEB1-EC2438012004 8/30/2023 | 3:52 PM PDT City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Nasu Residential Design Modification LUA23-000280, MOD Permit Date: August 30, 2023 Page 4 of 4 D_NasuMod_FIN Appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. 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. The appeal submitted in person may be paid on the first floor in our Finance Department. 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. Attachment: 1. Plan Set cc: Brett Wiemann, bwDESIGN, LLC, 3835 S Edmunds St, Seattle, WA DocuSign Envelope ID: 5902A1DC-2662-4A97-BEB1-EC2438012004 219 VASHON AVE SENASUSHEET TITLE AND NUMBER: OWNER(S) NAME : ZACH NASU EMAIL : ZACHARY.NASU@gmail.com PHONE : (206) 714-6450 C Copyright 2023 206-640-4736 3835 S EDMUNDS ST SEATTLE WA 98118 BRETT WIEMANN DESIGN LLC A0.1 NARRATIVE TO WHOM IT MAY CONCERN, THIS PROJECT IS REQUEST A DEVIATION FROM RMC4-2-115E3, FACADE MODULATION FOR PROJECTS VALUED OVER 50,000. THE OWNER IS APPLYING FOR A CONSTRUCTION PERMIT THAT IS LIMITED TO A SINGLE STOREY ADDITION FOR A MASTER SUITE, BEDROOM, BATHROOM, CLOSET. DUE TO THE LOCATION OF THE WORK AND THE SMALL SCOPE IT IS OUR REQUEST THAT ANY UPDATES ON THE REST OF THE HOUSE BE WAIVED. ATTACHED YOU WILL FIND ELEVATIONS AND A SITE PLAN THAT SHOW THE EXISTING STRUCTURE WITH THE PROPOSED ADDITION AS WELL AS THE OTHER FORMS LISTED AS REQUIRED. THANK YOU FOR YOUR CONSIDERATION. CHEERS, BRETT EXHIBIT 1 RECEIVED PLANNING DIVISION 08/17/2023 AVanGordon DocuSign Envelope ID: 5902A1DC-2662-4A97-BEB1-EC2438012004 B A 1 2 2 A2.1 2 A3.1 1 A3.1 3 A3.1 GARAGE EXISTING NO CHANGE LIVING EXISTING NO CHANGE KITCHEN EXISTING NO CHANGE LIVING EXISTING NO CHANGE BEDROOM 1 EXISTING NEW WINDOWS BEDROOM 2 EXISTING NO CHANGE BEDROOM 3 EXISTING NO CHANGE 3'5'5'6'11'-3"16'-9"5'3'17'-8"18-'4"22'-8"18'-21 2" EXISTING DIMENSION VIF NEW MASTER BEDROOM CARPET 190 SF NEW CLOSET CARPET 87 SF NEW MASTER BATHROOM TILE 80 SF 13'-4"EQ EQ WINDOW 6040 SILL 36" AFF WINDOW 3010 HEAD@CEILING FROSTED EQ EQ HALL EXISTING NO CHANGE BATH 1 EXISTING NO CHANGE BATH 2 LVT XX SF EQ EQ DOOR 4068 SLIDER 2668 26682668 7'-7" CLEAR TO EXISTING WINDOW DOOR 6068 SLIDER 6" MIN BETWEEN E WINDOW AND NEW DOOR FOR NEW POST 56'29'15'20'-21 2" NORTH WALL OF EXISTING HOUSE THIS FACADE TO HAVE NO WINDOWS, FIRE RATED 1-HOUR MIN 18'-9.5" 2A TYP NEW WINDOWS TO MEET ALL EGRESS REQUIREMENTS 30"w BY 4't, SILL AT 2' FILL EXISTING OPENING , INSULATE TO CURRENT ENERGY AND SEISMIC CODE 1 BUILDING PLAN SCALE: 3/32" = 1'-0"219 VASHON AVE SENASUSHEET TITLE AND NUMBER: OWNER(S) NAME : ZACH NASU EMAIL : ZACHARY.NASU@gmail.com PHONE : (206) 714-6450 C Copyright 2023 206-640-4736 3835 S EDMUNDS ST SEATTLE WA 98118 BRETT WIEMANN DESIGN LLC A1.1 BUILDING PLAN DocuSign Envelope ID: 5902A1DC-2662-4A97-BEB1-EC2438012004 FIRST LEVEL TOP PLATE PEAK GRADE8'-3"~5'FIRST LEVEL TOP PLATE PEAK GRADE8'-3"~5'FIRST LEVEL TOP PLATE PEAK GRADE8'-3"~5'FIRST LEVEL TOP PLATE PEAK GRADE8'-3"~5'1 STREE ELEVATION : SOUTH ELEVATION SCALE: 3/32" = 1'-0"219 VASHON AVE SENASUSHEET TITLE AND NUMBER: OWNER(S) NAME : ZACH NASU EMAIL : ZACHARY.NASU@gmail.com PHONE : (206) 714-6450 C Copyright 2023 206-640-4736 3835 S EDMUNDS ST SEATTLE WA 98118 BRETT WIEMANN DESIGN LLC 2 WEST ELEVATION SCALE: 3/32" = 1'-0" 3 EAST ELEVATION SCALE: 3/32" = 1'-0" A2.0 ELEVATIONS4NORTH ELEVATION SCALE: 3/32" = 1'-0" DocuSign Envelope ID: 5902A1DC-2662-4A97-BEB1-EC2438012004 30' PROJECT INFORMATION PROPERTY ADDRESS : 219 VASHON AVE SE, RENTON, WA 98059 PARCEL NUMBER : 252500-0440 LOT AREA : 7,875 SF ZONING : R6 LEGAL DESCRIPTION : FERNWOOD EAST PLAT LOT: 44 YEAR BUILT : 1983 OWNER : NASU ZACHARY H PROJECT NARRATIVE 425 SF SINGLE STORY ADDITION TO CREATE 1 ADDITIONAL BEDROOM WITH 1 ADDITIONAL BATHROOM INDEX A0.1 SITE PLAN / PROJECT INFORMATION A0.2 RESIDENTIAL CODE SUMMARY A0.3 AS BUILT PLAN A0.4 WINDOW FLASHING STEPS A1.1 PLAN A1.2 ROOF PLAN A2.1 SECTION / ASSEMBLIES A3.1 ELEVATIONS / SCHEDULES A4.0 STRUCTURAL PLANS A4.1 STRUCTURAL NOTES A4.2 STRUCTURAL DETAILS A4.3 STRUCTURAL DETAILS EXISTING HOUSE 16'14' 22'-6" 1'-6" 6'15'23'-2"FRONT YARD EXISTING DRIVEWAY EXISTING GARAGE EXISTING ATTACHED GARAGE6'27'-9"16'20' 21' 24'-6" 2' VASHON AVE SP TARPED AT ALL TIMES SILT FENCEEXISTINGSHED 29'-2"PLAN LEGEND 4-6' FENCE PROPERTY LINE SETBACK L INE EXISTING BUILDING AREA OF ADDITION 10'12'18'-21 2" SILT FENCE E CONC WALK PL PL PL PL REAR YARD 7'-6" SET BACK 29'22'-8"5'20'25'REAR YARD SETBACKPL PL PL PL 7'-6" SET BACK 77'-9 3 16"96'-5716"106'-134"78'-43 8" 1 SITE PLAN SCALE: 1/16" = 1'-0"219 VASHON AVE SENASUSHEET TITLE AND NUMBER: OWNER(S) NAME : ZACH NASU EMAIL : ZACHARY.NASU@gmail.com PHONE : (206) 714-6450 C Copyright 2023 206-640-4736 3835 S EDMUNDS ST SEATTLE WA 98118 BRETT WIEMANN DESIGN LLC A1.0 SITE PLAN DocuSign Envelope ID: 5902A1DC-2662-4A97-BEB1-EC2438012004