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Home My WebLink AboutLUA15-000222_Report 1DEPARTMENT OF COMl\111.INITY AND ECONOMIC DEVELOPMENT MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR PROJECTS WITHIN THE R-4 AND R-8 ZONES EVALUATION FORM & DECISION CONCURRENCE DATE i--1-1 I./:-lS. Planning Division NAME INITIAL/ ATE 1055 South Grady Way-Renton, WA 98057 Jennifer T. Henning rm,\_ lj /f/ I!< Phone: 425-430-7200 Fax: 425-430-7231 Vanessa Dolbee V{) .,.-,"!-).) C'. t"'E\'C Ac. 'i{lf.//<; APPLICANT CONTACT INFORMATION · Angelea 'wickstrom /fhl //-/.1/-/S Applicant Name: Company (if applicable): Phone Number: Benjamin Ryan Communities (253)537-3732 Applicant Mailing Address: City: 10011 Bridgeport Way SW, #1500-212 Lakewood, WA PROJECT INFORMATION Project Name: Parcel Number: Zoning Designation: 1DZ3N 34th St Residential Design Modification 3342102315 R-8 f-- Project Location: 10Z3 N 34th St Brief Summary of Request: We would like to request modifications to the residential design requirements so that we can build the house our homeowner has dreamed of and helped design, and therefore we want to keep with the trim on our house as proposed, as well as keep the roof pitch at 4:12 as proposed. Please list the code section you are requesting a modification from and the "Standards" for that specific code. Write the points of justification and reasoning to grant the modification. Code Section: 4-2-115E.3. "Roofs" Justification: Standard: Keep the roof pitch on our house as proposed at 4:12, One of the following is required for all development: l. Hip or gabled with at least a six to twelve (6:12) in keeping with the modern design of our home. This is pitch for the prominent form of the roof a modern style home and putting a 6:12 rood does not (dormers, etc., may have lesser pitch), or match the design integrity of this style. We have 2. Shed roof. updated decorative corbel details to add to this sleeker modern look. Code Section: 4-2-115E.3. "Architectural Detailing" Justification: Standard: We are requesting approval of window trims that are Additionally, one of the following is required: narrower on the house in order to harmonize with the 1. Three and one-half inch (3 1/2") minimum trim modern design of the house. We are also not putting surrounds all windows and details all doors, or shutters on the windows in order to keep with the 2. A combination of shutters and three and one- half inches (3 1/2") minimum trim details all modern theme of the house. windows, and three and one-half inches (3 1/2") minimum trim details all doors. DEPARTMENT OF COM ... JNITV AND ECONOMIC DEVELOPMENT r City of ,,. , -------r I P i l r r I i l {~_'; _ . ..,....,J-__ ..,'J __ ..,_(f) MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR PROJECTS WITHIN THE R-4 AND R-8 ZONES EVALUATION FORM & DECISION Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 APPLICANT CONTACT INFORMATION Applicant Name: I Company (if applicable): Phone Number: Benjamin Ryan Communities (253)537-3732 Applicant Mailing Address: City: 10011 Bridgeport Way SW, #1500-212 Lakewood, WA PROJECT INFORMATION Project Name: Parcel Number: Zoning Designation: 10Z3N 34th St Residential Design Modification 3342102315 R-8 Project Location: 102} N 34th St Brief Summary of Request: We would like to request modifications to the residential design requirements so that we can build the house our homeowner has dreamed of and helped design, and therefore we want to keep with the trim on our house as proposed, as well as keep the roof pitch at 4:12 as proposed. Please list the code section you are requesting a modification from and the "Standards" for that specific code. Write the points of justification and reasoning to grant the modification. Code Section: 4-2-115E.3. "Roofs" Justification: Standard: Keep the roof pitch on our house as proposed at 4:12, One of the following is required for all development: in keeping with the modern design of our home. This is 1 . Hip or gabled with at least a six to twelve {6:12) a modern style home and putting a 6:12 rood does not pitch for the prominent form of the roof (dormers, etc., may have lesser pitch), or match the design integrity of this style. We have 2. Shed roof. updated decorative corbel details to add to this sleeker modern look. Code Section: 4-2-115E.3. "Architectural Detailing" Justification: Standard: We are requesting approval of window trims that are Additionally, one of the following is required: narrower on the house in order to harmonize with the 1. Three and one-half inch (3 1/2") minimum trim modern design of the house. We are also not putting surrounds all windows and details all doors, or shutters on the windows in order to keep with the 2. A combination of shutters and three and one-modern theme of the house. half inches (3 1/2") minimum trim details all windows, and three and one-half inches (3 1/2") minimum trim details all doors. In addition to this form, the following attachments are required: • Site plan and elevations (8.5x11 size) • Built example photos (if available) 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 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. I, the undersigned, declare under penalty of perjury under the laws of the State of Washington, that to the best of my knowledge the above information is true and complete. Applicant Signature: ~ ~ Date: tj-~~IS: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT For City Use Only DECISION: Project Number: r r I LUAlS-000222 Staff agrees with the applicant's justification for Modification of Residential Design Requirements for roof pitch and partially agrees for window trim. A portion of the proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D2 for approval of modifications. Therefore, the 1023 N 34•• St. Residential Design Modification of the residential design requirements for roof pitch and window trim (on the front fa~ade only) for the proposed single-family residential structure, Project Number LUA15-000222, MOD is partially approved. D Modification Granted ~ Modification Partially Granted D Modification Denied (See staff comments) ~ '1~ utk-~-&-~ Jennifur Henning, Planning Director Aeril 16, 2015 Date Department of Community & Economic Development Staff Comments: Staff supports a modification from the roof pitch standard to have a 4:12 roof. However, the proposed design of the house has minimal detailing on the back and sides of the house. Therefore, staff supports a partial modification from the window trim standard for the front fa~ade. 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 March 20, 2015. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -?'h Floor, (425) 430-6510. This decision expressly approves the specific request(s} to: reduce roof pitch to o 4:12 pitch and reduce window trim width (on the front fafade only} to narrower than 3.5 inches on the proposed house located at 1023 N 34'" St. 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. If you have any further questions regarding this decision, feel free to contact the project manager, Ange lea Wickstrom, at 425.430.7312 or awickstrom@rentonwa.gov. BfNJAMIN (D RYAN April 3, 2015 City of Renton Department of Community and Economic Development Planning Division 1055 South Grady Way Renton WA 98057 (425) 430-7200 Dear Angelea, EXHIBIT 1 l!J 253.537.3732 D 2s3.so3.&767 6 lnfo@benrimin-ryan.wrn 1020g Bridgeport Way SW Suite B6 Lakewood, Washington 98499 Benjamin Ryan Communities, LLC is requesting a Modification of Residential Design Requirements for Projects within the R-4 and R-8 Zones, in regards to the roof pitch (proposed 4:12) and window trim requirements (narrower than 3.5" required) within the City of Renton. This proposed home on 1023 34th St E was designed in cooperation between the owner of the lot-Tom Lytle, and our in-house designer Eric Liebe. Eric is very good at listening and translating into reality a client's wishes, and this is the dream house Mr. Lytle has in mind. No detail was overlooked in the design of this home, including the overall modern styling with associated roof pitch, and narrow window trim. The juxtaposition between the stone columns and porch wall, the wood, and the more modern materials is just what the owner has in mind for his home. We feel this is an attractive home that will add value, interest, and character to the neighborhood. Our goal is to work closely with our homeowners, to buy high quality materials, and use highly skilled labor to make their dream come true. The jobsite supervision in Renton will be top-notch to ensure this fine project will be built to the high expectations that our homeowners, including Mr. Lytle-have come to expect. Thank you for your consideration in this matter. Sincerely, Charlotte Lucey, Permit Manager Benjamin Ryan Communities, LLC Cc: John Bays James Kerby Tom Lytle BENJAMIN-RYAN.COM EXISTING RETAINING wm ELEV: IZI? ELEV, IZ~.ZI? f'ERFORATED f'lf'E CONNECTION f'OLY WATER LINE DEMOLISH EXISTING RESIDENCE ELEV: IZ8.ZI? ELEV: IZ 7,1? SCALE: 1" • zo' .. o' Jo' \------:i--===-,.,.=-~-,----,,),d,------EXISTING / zo' WATER METER "f1~~=='t:;'--i':(>""":"~~-;!;-1.-f IZ8 <p---f'-t+-----EXISTING zdAR ' GAR~GE ' ., Gf.E = IZ'll I . , ' ,, / ' ,. -~ ,: ~ 1: MILANO A f.f.E • l~Z I -_/_ I ,· I "' I -.,, "' t"' ... Is' :R I ... ,;o.o I ' J: 'I Ir ) 11 ,i ,! ,7,1:i'! j$S[3: ' ' "" «:, _.,,_ SEWER STUB> ELEV: IZ8 ELEV, IZ8 NEW SEWER SERVICE. 4' SDR~I? f'VC . Z% SL0f'E MIN. ELEV: l~O.Zl:i ELEV: l~O.I? EXHIBIT 2 BUILDING COVERAGE f'LANII MILANO A MODIFIED MAIN FLOOR: L:;'ll8 SQFT GARAGE: 4Z~ SQFT CVRD f'ORCH: 71 SQFT SUB-TOTAL L8'l!Z SQFT DRIVEWAY: ;;zi, SQFT WALKWAY, z~ SQFT f'ATIO: ll>4 SOFT TOTAL IMf'ERVJOUS, Z,~IO SQFT TOTAL LOT AREA: l?AOO SOFT B>UILDING IMf'ERV % ~i:;;.o % TOTAL IMf'ERV % 4Z.8 % BUILDING HEIGHT N • (IZI? + IZ8 )/Z • IZtl>.1:i W = (IZI? + IZ7.l:i)/Z = IZil>.ZI? E = (IZ8 + l~O.Zl?)/Z = IZ'l!.I~ S • (IZ1.I? + l~O.Zl?)/Z • IZ8.8tl> AVERAGE GRAPE f'LAN: l:il0.74/4 = IZ7.tl>8 MAX .WIWING HEIGHT: ~o FT MAX. RIDGE ELEV. : ll:i7,ll>8 f.f.E TO RIDGE: z~.1,ii ACTUAL RIDGE ELEV. , ll:il?.7'll BENJAMIN (D RYAN D D 1oz, N '4TH ST RENTON f'ARCEL*f ,,4z1oz,10 : i (.)' !!; ! ~I i:, 1· \ I i i=3 I I, I 133tllS Hit£ -N £W ( z·v no£ ON'llWJ c><Js ; ~~ ~~ ' -;,~ ~ :~ '. ' I ===1' I ' II !lrr--n-rrrm-1, I ' h !' ,! I H :; ' ' " I 1!1 n H i§I :1~,:. 11 r I I I I ' 11 I bl,_ I ' , I i ' s I' EXHIBIT 3 z .._IQ u.. f-- 111 :;: .., w _J w EXHIBIT 4