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Home My WebLink AboutLUA14-001245_Report 1DEPARTMENT OF CL ... MUNITY AND ECONOMIC DEVELOPMENT MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR PROJECTS WITHIN THE R-4 AND R-8 ZONES [z:J 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: 1411 Lyons Ave NE Residential Design Modification PROJECT NUMBER: LUA14-001245, MOD PROJECT MANAGER: Angelea Wickstrom, Assistant Planner APPLICANT: Kolin Taylor KBS Development 12320 NE gth St, Suite 100 Bellevue, WA 98005 ZONING DESIGNATION: Residential -4 dwelling units per acre (R-4) PROJECT LOCATION: 1411 Lyons 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 single- family house. The proposed project site is 5,797 square foot square feet located in the Residential -4 dwelling units per acre (R-4) zone. The applicant is requesting approval of a lower roof pitch than the minimum standard to provide a 4:12 pitch that best matches the style of home to be constructed and still meet the guidelines of the Roof element in the Residential Design Standards. 1. Roof Choose one: D Hip or gabled with at least 6:12 pitch; or D Shed roof; or ~ Alternative that meets guidelines (Explain) The applicant states and staff concurs that the proposed roof pitch of 4:12 for the prominent form of the roof will match the design and character of the modern architectural style of the Oty of Renton Department of C unity and Economic Development Administrat 1411 Lyons Ave NE Residential Design Modification Report of September 23, 2014 odification Request Report & Decision LUA14-001245, MOD Page 2 of 3 home (see house elevations in Exhibit 2}. The applicant notes in the request that the intent of the subdivision "is to have a mixture of Classic-Transitional and Contemporary-Modern homes" as happening in "nicer Seattle neighborhoods and ... Eastside neighborhoods ... Harrison Street in Issaquah Highlands" (Exhibit 1). The proposed house would be located in a new eleven lot residential subdivision called Windstone V (LUA12-093}. Within the municipal code, the Guidelines for the "Roof" standard states "roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood" and additionally states for the R-4 and R-8 residential zones that 'for subdivisions greater than nine lots: A variety of roof forms appropriate to the style of the home shall be used". The applicant's request letter also states "the design was purposefully drawn to incorporate the lower roof pitch and sleek overhangs and beam bracing to be true to its modern architectural styling." {Exhibit 1) The applicant and staff concur that the contemporary design of the home allows for a 4:12 prominent roof pitch rather than a minimum of 6:12 which reflects a more traditional craftsman-design roof profile. RMC 4-9-250D.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 1411 Lyons Ave NE Residential Design Modification of the residential design standards for the proposed single-family residential structure, Project Number LUA13-001245, MOD is approved. 9/23/2014 Jennifer Henning, Planning Director Date Department of Community & Economic Development Oty of Renton Department of Co unity and Economic Development Administrati 1411 Lyons Ave NE Residential Design Modification Report of September 23, 2014 odification Request Report & Decision LUA14-001245, MOD Page 3 of 3 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, WA 98057 on or before 5:00 pm, on October 7, 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. '~KBS Real Estate De ment and I 11ent KBS Devdopmenl Corp · KBS Ill, LLC EXHIBIT 1 September 9, 2014 Modification Request for: 1411 Lyons Ave NE Renton 98059 Lot 7, Windstone Div V Chip Vincent Angelea Wickstrom City of Renton CED Dear Chip and Angela, This letter is to request a modification of the Building Guidelines in regard to roof pitch of 4;12 as designed to be consistent with the particular styling of this home. I have included for your review a 3D cad color rendering of this home to show a finished elevation perspective with detail to illustrate its appropriateness to this style of architecture, (See attached Guidelines and rendering). Also note that we have modified our plan from the color rendering by raising the ceiling heights of each floor by 1 ft and raising the front hip dormers at front to add extra interest both inside and out. This home on lot 7 Windstone Div 5 was designed by Troy Clymer, a lead architect at Architects Northwest and reworked at KBS Development direction by Sarah Weight also of Architects Northwest. The design was purposefully drawn to incorporate the lower roof pitch and sleek overhangs and beam bracing to be true to its modern architectural styling, varying the heights to balance the whole form gracefully. The varying siding materials, stone columns and heavy beams sustain the character and modern styling that should nicely attain the standards intended by the building and design code set by the city. Our intent is to have a mixture of Classic-Transitional and Contemporary-Modern homes in Wind stone V. This seems to be a good trend that you are seeing in many f the nicer Seattle neighborhoods and also in Eastside neighborhoods today like Harrison Street in Issaquah Highlands. We plan to do a high level of finish materials both interior and exterior for all of our homes in Windstone V and hope to be a good representation of a finer Renton home neighborhood. sideration, Kolin Taylo KBS Develo 11ent 12320 NE 8th St, Suite 100, Hellcvue, WA 98005 '~ . ! I l EXHIBIT 2 attachment.ash x 3,30 l x2 ,550 pix els EXHIBIT 3 -~ - https://owa .jo hnlscott .com /owa /attachment .ashx?id =RgAAAAAYjqTkv ... ZsAp ZhQKbwAG4d DTQUAAAJ&attcnt = l&attid0=EACS i za972ksRpoUPQhSTJ3u Page 1 of 1 o::t' 1- 1-4 ca 1-4 :c >< w r, ::.::P IMPERVIOUS AREA SITE ADDRESS LOT 1 ~IND5TONE, DIV 5 RENTON., J,',!A OV'INER "' KS5 DE\/t;LO~ENT ~ 8 LOT AR!:A, ~OF OVERHA"IIS AR.EA: 5,1"11 S.F. 2,406.6 S.F. 05.F. 12920 NE 8TH ST, 5UITE 100 6ELLE\/UE, HA qe.,oos (206)155-5404 :,; FORC.H/PATIO/DEC.K AREA, (exc.u.t:ies AIU!AS ~eR r:::rveRJ-l,>,N5'5) DRIVEri.AY/Jl'tA.Ll<.l"\A,Y AREA, 921.e S.f'. ------~.:7;14.4 SJ". = 41.251!, MAX. ALLOY'iED • 10.0% LEGAL DESCRIPTION lr'1at portion of' the East half' of the So1.1theast qvorter of' the 5o1.1theost quor-ter of Section 9, Tol"!nshlp 29 North, Rangi, 05 Ea!!lt, l'lllllcmette Meridian, King Cour1t~, 1'1c:::is~lngton, mars partlevlG1r"ly ds!!oerlbed a9 follol"l!!I, GOMMENc.lN6 at the Northl"l8!it earner oP !iClld s1.1bdlvlslon; ~-~ ~ 5 inB ~~~ 8 ~ ;, t. TOTA!..~~_t,; HEIGHT CALC THENC.E South e1"4<.f'01" Eaet, 195.e.4 f'eot along the North !lr,e ol' eald l!i1,.bd1Vlelon to a poirit on a nontc:m9er-t cvrw,, the raai1.1s o!' Y'lhlch bears North b1°50'4::l' r-lest; THENCE So1.1therl~ along the ar-e of c:i eurve c.c:mc.ave. to the l"w,51:, ht.:ivTng a radlu5 of 41.Cl!2 feel:, through a c.entral angle of 21"22':Sel!", and an arc. length of 22.Cl!O feet to a point of reve~e eurvat.vre; THENCE Sovtherl~ along the arc of a curve to the left, having a radltJ& or ;$.44 feet, through a central angle of 2e•oti'49", and cm arc length at 11.9Cl! 'eet; A -442.25 B -449.75 C. -4.<l.:3.1"1 R -44299 1111.5/4 " THENCE Sou~h 01°25'14" Y\ei51:, 52.21 fel!!lt along 1:he Eci5I: line of the 1"0~t 126.00 feet oP 5ald ooo 442.ee AVG. 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C>Ol"IN!>!"OU'TS \ '-,\-., \ ~ -.., , ----1/'i I ~NCH , FOOTIHo!t DRAINS TO \ ,\' \,ri '/ Dl~ION~H -~ '"' '. ~ ·-~ I/le,' 90'-o 11/ll!o" \ ', 'i N-G-R TH·---' r ,n "' "< -·--L _ I i l "' ·.n SITE PLAN ANW JOB NU\.IBER 140111 x/x/14 5C.Al...E : I" " 20'-0" 0 ,o 40 eo · RECEIPT EG00028370 BILLING CONTACT Kolin Taylor KBS Development Corporation 12320 NE 8TH ST, 100 BELLEVUE, WA 98005 REFERENCE NUMBER FEE NAME ···-"'·'''"" --------,' "" LUA14-001245 PLAN -Modification Technology Fee Printed On; 9/11/2014 Prepared By: Angelea Wickstrom TRANSACTION TYPE . · .. , .. Fee Payment Fee Payment Transaction Date: September 11, 2014 PAYMENT METHOD Check #12535 Check #12535 SUBTOTAL TOTAL AMOUNT PAID $100.00 $3.00 $103.00 $103.00 Page 1 of1 · RECEIPT EG00028370 BILLING CONTACT Kolin Taylor KBS Development Corporation 12320 NE 8TH ST, 100 BELLEVUE, WA 98005 REFERENCE NUMBER FEE NAME '*""~>,><><><>M>=~~m .. """"'"'"' <N>=NNNN~ -'"'"'"- LUA14-001245 PLAN -Modification Technology Fee **" "'""""'"*""'' Printed On: 9/11/2014 Prepared By: Angelea Wickstrom =w"'"'"'"=m"'"=''" TRANSACTION TYPE w,,w,=m•=< . Fee Payment Fee Payment Transaction Date: September 11, 2014 """"'"u PAYMENT METHOD AMOUNT PAID '"" "'"'"''" '"'""""" - Check #12535 $100.00 Check #12535 $3.00 SUB TOTAL $103.00 TOTAL $103.00 Page 1 of 1