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HomeMy WebLinkAboutLUA14-001360_Report 1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --City of -------11: ®1.DJi!©llJJ MODIFICATION OF URBAN DESIGN REQUIREMENTS ~ 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: 710 Harrington Ave NE Design Modification LUA14-001360, MOD Angelea Wickstrom, Assistant Planner Dante Palmaffy 12925 47'h Dr. SE Everett, WA 98208 ZONING DESIGNATION: RM-F PROJECT LOCATION: 710 Harrington Ave NE SUMMARY OF REQUEST: The applicant is requesting approval of a modification of the Urban Design Requirements on a proposed duplex. The proposed project site is 6,058 square feet and located within the Residential Multi- Family (RM-F) Zone and the Urban Design Distic 'B'. The applicant is requesting approval of a modification from the Building Character and Massing standards in Renton Municipal Code, section 4-3- lOOE.5. This code requires that all building facades include modulation at invervals of no more than twenty feet, and that they be a minimum of two feet deep, sixteen feet in height, and eight feet in width. The applicant proposes a modification from this standard that still meets the guidelines of the code. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings. City of Renton Department of Community and Economic Development 710 Harrington Ave NE Design Modification Adm;nistrative Modification Request Report & Decision LUA14-001360, MOD Report of October 15, 2014 Page 2 of 3 Compliant Standard: All building facades shall include modulation or articulation ot intervals of no more than forty feet (40'). Standard: Modulations shall be o minimum of two feet (2') deep, sixteen feet {16'} in height, and eight feet {8'} in width. Staff Comment: The applicant is proposing cantilevered bay windows on the North and South facades of the structure. Both of these modulations are on the second Not Compliant floor of the building and only one foot deep. The applicant cannot increase the with Standard, modulation depth because of side yard setback and lot coverage restrictions. In Compliant with exchange for the reduction in modulation, the applicant has agreed to provide a Intent and dormer with two windows in the roof design facing the street (see exhibit 3). This Guideline element will add more to the design of the structure, since it is facing the street, as opposed to the modulations on the sides of the building, which will not be facing the street. Staff agrees that the design with the additional dormer element meet the intent and guidelines of the code by creating visual interest on the fa~ade facing the street and reducing the apparent bulk of the structure. Standard: Buildings greater than one hundred sixty feet {160'} in length shall N/A provide o variety of modulations and articulations to reduce the apparent bulk and scale of the facade {illustration in District B, below); or provide on additional special feature such as a clock tower, courtyard, fountain, or public gathering area. 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 of the 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. RMC 4-3-lOOF Modification of Minimum Standards: The Administrator shall have the authority to modify the minimum standards of the design regulations, subject to the provisions of RMC 4-9-2500, Modification Procedures, and the following requirements: 1. The project as a whole meets the intent of the minimum standards and guidelines in subsections El, E2, E3, E4, ES, E6, and E7 of the design regulations; 2. The requested modification meets the intent and guidelines of the applicable design standard; 3. The modification will not have a detrimental effect on nearby properties and the City as a whole; 4. The deviation manifests high quality design; and 5. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways. (Ord. 5531, 3-8-2010; Ord. 5676, 12-3-2012) City of Renton Department of Community and Economic Development Administrative Modifkation Request Report & Decision 710 Harrington Ave NE Design Modification LUA14-001360, MOO Report of October 15, 2014 Page 3 of 3 DECISION The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D2 for approval of modifications, and meets 5 ofthe 5 modification requirements listed in RMC 4-3-lOOF. Therefore, the 710 Harrington Ave NE Design Modification of the Urban Design Requirements for the proposed multi-family residential structure, Project Number LUA14-001360, MOD is approved. 10-15-14 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, WA 98057 on or before 5:00 pm, on October 29, 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. D. Palmaffy Design l292547thDrSEEverett,V EXHIBIT 1 Sep.25,2014 City of Renton Chip Vincent Angelea Wickstrom Re: Modification request for 710 Harrison Chip and Angelea, This letter is to request a modification of the Building Guidelines in regard to modulation requirement of RMC Sec. 4.3. 100.E.5. The code is requesting a minimum modulation that is minimum 2ft deep, 4ft wide, and 16ft tall. This modulation is to occur at 40ft maximum separation. We are requesting our modulation to be only 1foot deep. This is a cantilevered bay that is similar to the front cantilever bay, both of which are on the second floor. The most restrictive requirement which is driving this modification request is the limited lot coverage for our proposed duplex. If we were to meet the modulation requirement we would be over the 35% building cover allowance. The duplex, as designed, meets all of the other requirements set forth by the Building Guidelines. The duplex is a contemporary craftsman design with a full hip roof and employs some features that draw from traditional cottage characteristics. The design has also been set up for ease of construction and lower maintenance requirements while providing a comfortable and cozy feel. Since this is a residential neighborhood with this small section of multi-family zoning, it was our desire not to dominate the area with a design that didn't comfortably fit in. We intended for the pedestrian who passes by, unless they notice the second door, the structure would feel like a single-family residence. If you have any questions or concerns feel free to call at 425-345-2530. Dante Palmaffy N I:; a:i 1-1 :c >< w \ll -:z 2_0' -0~ 79'-5 11/16" 15_'-0" I >I 310 """"""-''""'""-,1 12 "-''" '" 31 '"'"""'"'"" 1~'=' r. ! 114.49' •. ti .. §.Z...lt_G§ ••. L .... , ...... -. i ' ~ ·:;4!-'~<r.t~ ~ OF 12'.CCt'-Ol2-, -:;08 ,................................................ ; 5, ~~Ere.~cl: ___ .. __ b , i." 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'II / / i ' - r--... 20'-=.0" .,_.,, •!olo1 M 1J, D12'.IV"b ~-"'· \ J ,. .................... -........... ,, ... , ... ,_,,fl3]~'-"S89"'" 2f' 50 1'""(''""'"""'"'""'""'"''""""""'"'-"'""""""''~oB"'"" ~~ ·-· ...... 3\2 ·-~, J1,i • ......_ J' PRIVAfi>[~}~ENT / t / ""~ 78'-2" Ef-0" k,. 8' -0" ROAD DEED TO THE CITY OF RENTON \ .. ,. t SITE PLAN SCALE · 1" = 10'-Q" TAX ACCOUNT# 722780-0931 7/0 tta,r1n,qtcrJ !Ne. '11/~ LOT COVERAGE J..or~.: - .. M11-D1f.J{p.~.:... ·~.%~-~~-~ :IJ/,,W<..r,.Jf.s'/G' . 0C>Eie>""F ____ _2o"'[o~ ~~.~% --~1,-j,t,...."f ~ -·---.. % 1"'1Pa>lia./G: ( 34 <:,:,p ~eo.,SF .. +l,<'.e,% 0 10 20 40 LEGAL DESCRIPTION LOT 2 RENTON S.P. (/LUA 08-008 SHPL REC. #20881217900012 SD SP OAF OF LOT 6 BLOCK 29 OF RENTON HIGHLANDS f/2 CORRECT PLAT "'" ..... _ ··---.,...__ .,_ OWNER DAVID IDEKER 22852 S. LAKE WILDERNESS DR. SE MAPLE VALLEY, WA 98038 425-653-0694 CITY OF RENTON RECEIVED SEP 3 0 2014 BUILDING DIVISIO~,J I \ .91/> g ,9 '----~ ""T ·+· µ., .91/,;1 0-,tl ~i£l-=.~ : ? 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' ' ' ' , , I z , I ; , ' ' ' " 0 , , , , f-- r, <( Ii· > w _J w 11 'o II et:: c I <(·" I z w: 0::: ~ ,<'/ y RECEIPT EG00028978 BILLING CONTACT DANTE PALMAFFY OBA D Palmaffy Design 12925 47TH DR SE EVERETT, WA 98208 REFERENCE NUMBER FEE NAME LUA 14-001360 PLAN • Modification Technology Fee Printed On: 9/3012014 Prepared Bv: AnQelea Wickstrom TRANSACTION TYPE Fee Payment Fee Payment Transaction Date: September 30, 2014 PAYMENT METHOD Check #6914 k:heck #6914 SUBTOTAL TOTAL AMOUNT PAID $100.00 $3.00 $103.00 $103.00 Page 1 of 1 RECEIPT EG00028978 BILLING CONTACT DANTE PALMAFFY DBA D Palmaffy Design 12925 47TH DR SE EVERETT, WA 98208 REFERENCE NUMBER FEE NAME LUA 14-001360 PLAN M Modification Technology Fee Printed On: 9/30/2014 Prepared By: Angelea Wickstrom TRANSACTION TYPE Fee Payment Fee Payment Transaction Date: September 30, 2014 PAYMENT METHOD Check #6914 ~heck #6914 SUB TOTAL TOTAL AMOUNT PAID $100.00 $3.00 $103.00 $103.00 Page 1 of 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MODIFICATION OF URBAN DESIGN REQUIREMENTS [g] 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: 710 Harrington Ave NE Design Modification PROJECT NUMBER: LUA14-001360, MOD PROJECT MANAGER: Angelea Wickstrom, Assistant Planner APPLICANT: Dante Palmaffy 12925 47'h Dr. SE Everett, WA 98208 ZONING DESIGNATION: RM-F PROJECT LOCATION: 710 Harrington Ave NE SUMMARY OF REQUEST: The applicant is requesting approval of a modification of the Urban Design Requirement on a proposed duplex. The proposed project site is 6,058 square foot square feet located in the Residential Multi-Family (RM-F) Zone. The applicant is requesting approval of modification from the Building Character and Massing standards in Renton Municipal Code, section 4-3-lOOE.5. This code requires a that all building facades include modulation at invervals of no more than twenty feet, and that they be a minimum of two feet deep, sixteen feet in height, and eight feet in width. The applicant proposes a modification from this standard that still meets the guidelines of the code. ~b, v...l'Ovl ()S..5\':)11 J.c·ytr\c..{ fn~;~!~-~;i~l€i~~'~i:1:i~~;0 *,~f~"d·JQ~l,?1ihit1i~l!litil,ils~tR~;~i~~1~:. as well as to'ensifre ttiatall sides ofa l;nlilding whii:b_Jari.lfe se'.'eli !iY t6:e:pi.iplic iir'.e'::"visually\ · · _:~-~!-~itt·~ti~f:\~:i·_:-:\ . ---.. -;,::-_-//:_:.c: :_-;: __ : _-f;~)·-:i:,::~~;11~~?~\i-_~:::~\~'rr:,1!~~/?i1:r:?·--~~t <nir--;1·:{-:f/~:'.;7~~\1~1· .. ~~?t~~f~!ff. Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of buildings, break up long blank walls, add visual interest, and enhance the character of the neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to residential buildings.