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Home My WebLink AboutLUA14-000870_Report 1DEPARTMENT OF I IIMUNITY AND ECONOMIC DEVELOPMENT MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR PROJECTS WITHIN THE R-4 AND R-8 ZONES IL] APPROVAL D DENIAL 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: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: Piper's Bluff Plan 4023C Residential Design Modification LUA14-000870, MOD Angelea Wickstrom, Assistant Planner Kim Hall 846 108th Ave NE Bellevue, WA 98004 ZONING DESIGNATION: Residential -8 dwelling units per acre (R-8) PROJECT LOCATION: 5203 and 5105 NE 12th St, 5106 NE 11th Pl, and 1166 Hoquiam Ave NE SUMMARY OF REQUEST: The applicant is requesting approval of a modification of the Residential Design Standards (RMC 4-2-115) on a proposed Elevation Plan 4023C for Piper's Bluff Plat. The proposed project site is within the Residential -8 (R-8) dwelling units per acre zoning classification, and is located on the east side of Hoquiam Ave NE, north of and in the vicinity of NE 11th Ct, and south of Sunset Blvd, all in Sect. 10, Twp 23N Rng 5 E. Plan 4023C will be used in phase 2 of this project, however the location has not yet been determined. This modification would be applicable to all home models, 4023C, that are constructed on any lot within the Piper's Bluff subdivision (LUA12-076). 1. Roof Choose one: 0 Hip or gabled with at least 6:12 pitch; or D Shed roof; or [8J Alternative that meets guidelines (Explain): The applicant is requesting approval of a lower roof pitch than the minimum standard of 6:12. The roof on this plan is a gable City of Renton Department oJ munity and Economic Development Administr Piper's Bluff Plan 4023( Residential Design Modification Modification Request Report & Decision LUA14-000870, MOD Report of July 10, 2014 Page 2 of 4 roof with a roof pitch set at 3.5:12 to meet the intended modern architectural style, which typically includes low roof lines. The applicant asserts, and staff agree, that "the use of multiple rooflines and types creates great interest even with a lower pitch". A variety of roof forms will be used in the Piper's Bluff Plat. To ensure that the subdivision has a variety, staff recommends as a condition of approval that a variety of roof pitches are used throughout the subdivision, and that identical home styles are not placed abutting each other within the subdivision. And if more than nine (9) lots choose one: ~ D A variety of roof forms are used; or Alternative that meets guidelines (Explain) 2. Architectural Detailing Choose one: D Trim (minimum of 3 -1/2") around all windows and doors; or D Shutters on windows and trim (minimum 3 -1/2") around doors; or ~ Alternative that meets guidelines (Explain): The applicant proposes to use a window and door trim lower than the standard of 3-1/2 inches. The applicant states that "this plan uses several different siding types for an interesting 'texture' over the front facade. In addition, three color paint schemes greatly enhance the variety of textures to provide a very high quality product." The applicant asserts, and staff agree, that these dramatic. architectural features eliminate the need for additional architectural detailing. And, if one siding material is used on any side that is 2 stories or more, choose one: D A horizontal band (minimum 8") is used between the first and second story; or ~ Alternative that meets guidelines. 3. Garages Choose one: D Recessed 8' from the front of the house and/or front porch; or D Roof extends 5' beyond garage front at least the width of the garage and the porch/stoop; or D Alley Accessed; or D Located so that the entry does not face a street or an access easement; or D Sized so it represent no greater than 50% of the front fa~ade width at ground level; or D Detached; or City of Renton Department of nunity and Economic Development Administr Piper's Bluff Plan 4023( Residential Design Modification Report of July 10, 2014 Modification Request Report & Decision LUA14-000870, MOD Page 3 of 4 [SJ Alternative that meets guidelines (Explain) The garage doors of this plan are recessed 1'-0" under the upper floor of the front facade to minimize the impact on the front elevation. The applicant states, and staff concur, that "the use of additional glazing in the doors further reduces the impact and enhances the architectural style of the home." And, if the garage is wider than 26', choose one: [SJ The portion greater than 26' is setback at least 2'; or D Alternative that meets guidelines (Explain) N/A RMC 4-9-2500.2 Criteria for Modification of the Standards. The requested modification must also meet the following criteria: 1. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and 2. Will not be injurious to other property(ies) in the vicinity; and 3. Conform to the intent and purpose ofthe Code; and 4. Can be shown to be justified and required for the use and situation intended; and 5. Will not create adverse impacts to other property(ies) in the vicinity. DECISION The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D2 for approval of modifications. Therefore, the Piper's Bluff Plan 4023C Residential Design Modification of the residential design standards for the proposed single-family residential structure, Project Number LUA14- 000870, MOD is approved subject to one condition of approval. CONDITIONS 1. A variety of home types shall be used throughout the Piper's Bluff subdivision. No identical home styles shall be placed on abutting lots. 7/10/2014 Jennifer Henning, Planning Director Date Department of Community & Economic Development 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, City of Renton Department of munity and Economic Development Administr Piper's Bluff Plan 4023C Residential Design Modification Report of July 10, 2014 Modification Request Report & Decision LUA14-000870, MOD Page4of4 WA 98057 on or before 5:00 pm, on July 24, 2014. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -7'h Floor, (425) 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Angelea Wickstrom, at 425.430.7312 or awickstrom@rentonwa.gov. 6/20/2014 Angelea Wickstrom Planning Specialist, City of Renton 1055 South Grady Way Renton, WA 98057 RE: Modification to Residential Design Standards, Pipers Bluff-Plan #4023C Dear Angelea, EXHIBIT 1 Please consider this letter our formal request for a plan modification approval of plan# 4023C, which will be used in phase 2 (T.B.D.). We feel the plan meets the intent of the residential design guideline due to the dramatic, architectural features which greatly minimize the impact of the garage on the front fa~ade and eliminate the need for additional architectural detailing as noted in the permit comments. The significant building modulation, multiple roof lines, and variety of siding materials reflect a high quality product that will bring value to the city of Renton. Specifically: 1) Garage -the garage doors of this plan are recessed 1' -0" under the upper floor to minimize the impact on the front elevation. The use of additional glazing in the doors further reduces the impact and enhances the architectural style of the home. 2) Roof-the roof of this plan is a combination shed / gable roof with the pitch set at 3.5 : 12 to meet the intended modern architectural style, which typically includes low roof lines. The use of multiple rooflines and types creates great interest even with a lower pitch. 3) Architectural Detailing-this plan uses several different siding types for an interesting "texture" over the front fa~ade. In addition, 3 color paint schemes greatly enhance the variety of textures to provide a very high quality product. This plan represents one of four plan types to be offered, with two to three elevations each for a total of 10 unique front elevations, several of which will be offered as "reverse" plans. All are of similar style and quality. The total product count is 28 units, so there is a broad plan mix to avoid using a like plan next to another. The first two plans have been previously approved under permit numbers B13006240 and B13005935 and are currently under construction. Under review at this time are permit applications 814002077 and 814002076. I have included the overall and individual site plans, and elevations as directed, in addition to a copy of the Plan Review Comments for each. Please let me know if you require any further information. I look forward to your response. Thank you, Kim Hall Project Manager 425-646-4421 kimh@connerhomes.com Milbrandt Architects ---------·· -111=' I I DD1 PIPER'S BLUFF ELEVATION CONCEPT' C 2•CAR FRONT LOAD PLAN {qo2;:) ~ September 12, m >< ::t 1-1 m 1-1 -4 "' ~ I ... ~ ... oo:.::~ HO~= ... n~i~wn·""" d'm JJJNl::)IA QN',' mHs H3AQ:) :::l:::lffl8 S,l:::l3c EXHIBIT 3 S3l/'l0H '1::::13NN08 RECEIPT EG00025321 BILLING CONTACT CONNER HOMES AT PIPERS BLUF 846 108TH AVE NE BELLEVUE, WA 98004 REFERENCE NUMBER FEE NAME LUA14-000870 PLAN · Modification Technology Fee Printed On: 7/10/2014 Prepared By: Angelea Wickstrom TRANSACTION TYPE Fee Payment Fee Payment Transaction Date: July 03, 2014 PAYMENT METHOD Check#313 :heck#313 SUBTOTAL TOTAL AMOUNT PAID $100.00 $3.00 $103.00 $103.00 Page 1 of 1