HomeMy WebLinkAboutLUA15-000385_Report 1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
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
·. · .. Ae~~lCA™r.• cQf'<ITAq1NFQRMATtoN
. . ', ... ' :-· ··.-' . -_ ' ·. · .
...
. ·.
Applicant Name: Company (if applicable): Phone Number:
425-646-4415 Dalton Smith Greenleaf-LaRosa LLC
Applicant Mailing Address:
846 108'h Ave NE #200, Bellevue WA 98004 I
City:
Bellevue
~ · • . PROJEci' INFORMATION .
.
. .
Project Na me:
Greenleaf Plan Type 3.1 Residential Design
Modification
Project Location:
. .
Parcel Number:
TBD. Future lot 1 of
Greenleaf
.
Zoning Designation:
R-8
18655 108'" Ave SE, Renton WA 98055. Future lot 1 of Greenleaf
Brief Summary of Request: We would like to request modification to the residential design requirements so that
we can build houses with a more contemporary/modern style. We believe that these houses will present nicely as
a neighborhood and will attract home buyers to Renton. The architectural style of these homes has been very well
received by homebuyers at our other plat in Renton (La Rosa), which is located near this project.
Please list the code section yo11 ;ire ~questing a l))C:ldiflpitlon trom and the "Standards" for thatspeclflc code. ·
Write the points of Justiflcati<m and reaS!)nh)I t9. gr11nt tile modification. . ....
Code Section: 4-2-llSE.3. "Roofs"
Standard:
One of the following is required for all development:
I. Hip or gabled with at least a six to twelve (6:12)
pitch for the prominent form of the roof
(dormers, etc., may have lesser pitch), or
2. Shed roof.
Code Section: 4-2-llSE.3. "Architectural Detailing"
Standard:
Additionally, one of the following is required:
1. Three and one-half inch (3 1/2") minimum trim
surrounds all windows and details all doors, or
2. A combination of shutters and three and one-
half inches (3 1/2") minimum trim details all
windows, and three and one-half inches (3
1/2") minimum trim details all doors.
Justification: We are proposing to use various roof
forms with roof pitches lower than 6:12, including shed
roofs, in order to compliment the modern style of the
homes. Multiple roof forms and pitches will be used
throughout the plat to ensure that the subdivision has
variety. No two identical house styles will be placed
abutting each other within the subdivision.
Justification: We are requesting approval of window
trims that are narrower in some locations and absent in
others in order to harmonize with the modern design of
the house. We are also not putting shutters on the
windows in order to keep with the modern theme of
the subdivision. We are using a variety of paint colors in
order to accent different architectural elements of the
home in place of trim detailing. We are using 3 base
colors, 1 trim color, and 1 door color. See color
schemes.
-----·----------~
I Code-Section:
1 Standard:
4-2-llSE.3. "Architectural Detailing"
I If one siding material is used on any side of the dwelling
that is two stories or greater in height, a horizontal band
that measures at least eight inches (8") is required
between the first and second story
'---------------------"-·"-
Code Section: 4-2-115£.3. "Windows & Doors"
Standard:
Windows and doors shall constitute twenty-five percent
(25%) of all facades facing street frontage or public
spaces.
Code Section: 4-2-115E.1. "Garages"
Standard:
l . Recessed from the front of the house and/or
front porch at least eight feet (8'), or
2. Located so that the roof extends at least five feet
(5') (not including eaves) beyond the front of the
garage for at least the width of the garage plus
the porch/stoop area, or
3. Alley accessed, or
4. Located so that the entry does not face a public
and/or private street or an access easement, or
5. Sized so that it represents no greater than fifty
percent (50%) of the width of the front facade at
ground level, or
6. Detached.
----------------------
Justification: We will install a horizontal band on these
plans as requested during the meeting at City of
Renton. Please see attached elevations.
Justification: We have designed these plans for the best
balance of windows and energy efficiency. Adding more
windows along Benson Road South (a very busy street),
would increase road noise inside the house as well as
reduce the energy efficiency of the house. This lot is
also our model home for the plat and as such we would
like it to be an accurate representation to our
customers of what they are buying. Glazing coverage is
I approximately 21% along Benson Road South.
· Justification: We have designed these plans with a
specific contemporary styling. Due to the modern
architecture of this plan, the garage is not recessed by
the required 8' nor is it less than 50% of the front
facade. Instead, there is a large front porch with
recessed entry and we added glazing to the garage
door for a better overall architectural styling.
In addition to this form, the following attachments are required:
• Site plan and elevations (8.Sxll size)
• Built example photos (if available)
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.
I, the undersigned, declare under penalty of perjury under the la,;;s of the State of Washington, that to the best of
my knowledge the above information is true and complete.
,/;f..~.
Applicant Signature:. __ _c.-·.zc/"..c.-c::--·_·-_--.c.--c_-_· _________ _
' ,,; ... .,,.. ;';, ·····--
Date: __ /+' Y_, -'-/"';_· _' _'·_"> _____ _
DEPARTMENT OF C01v1MUNITY
AND ECONOMIC DEVELOPMENT (
For City Use Only
Project Number: LUAlS-000385
DECISION:
Staff agrees with the applicant's justification for Modification of Residential Design Requirements. The proposal
satisfies 5 of the 5 criteria listed in RMC 4-9-250D2 for approval of modifications. Therefore, the Greenleaf Plan
Type 3.1 Residential Design Modification of the residential design requirements for the proposed single-family
residential structure, Project Number LUA15-000385, MOD is partially approved with conditions.
D Modification Granted C8J Modification Partially Granted D Modification Denied
(See staff conditions)
June 26. 2015
Jennifer Henn'ing, Planning Director Date
Department of Community & Economic Development
Conditions of Approval:
1. The garages shall be set back a minimum of 20 feet from the front yard property line in order to
provide sufficient parking room.
2. A minimum of three and one-half inch (3 1/2") minimum trim shall surround all windows and detail all
doors on the front fa~ades of Greenleaf Plan Type 3.1.
3. The applicant shall comply with one of the following options for Greenleaf Plan Type 3.1:
a. A reduction of window/door coverage to no less than 21 percent for side facades facing street
frontage and public spaces is approved, provided that the applicant increases window and door
trim to a minimum of three and one-half inches (3 1/2") on all facades facing street frontage
and public spaces, or
b. A reduction in window and door trim to less than the required three and one-half inches (3
1/2") on side facades facing street frontage and public spaces is approved, provided the
applicant increases window/door coverage on all facades facing street frontage and public
spaces to a minimum of 25 percent.
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 July
10, 2015. 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.
This decision expressly approves the specific request(s) ta: reduce roof pitch ta a 2:12 pitch and reduce the garage
setback from front of parch ta less than the required eight feet (8') an the proposed Greenleaf Plan Type 3.1 single
family homes. The applicant's requests ta reduce window and door trim ta less than the required three and one-
half inches {3 1/Z") and reduce window/door coverage ta approximately 21 percent an facades facing side yard
along a street are approved subject ta the above conditions z. and 3. Other design elements or representations,
provided within the submitted application materials, are excluded from this approval and would be subject ta the
Renton Municipal Cade 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, Angelea Wickstrom, at 425.430.7312 or
awickstrom@rentonwa.gov.
""'"""""""'"""~''" '"""°'"''·..-.,c
woo..,.,.""""'"°"""""" ,e"otoo:
OO>W 'oM ~A•oS
"l'><>S .. V"""'"OOOl~
SEIUJOH ,euuo::i -uo16u!4SeM ·uo1ua~ r~J
S l j 3 1'1 HJ tl 'fl ,.,,, .... =.e!:; :;;.;:~, 1: .:: L~~-I ~·£ UBld
__'::::::::::H9=n=0=1=1:::n::::::>:::5=W=-__ _:•=-::::~:__::·-=·--•_,_, _ _:""_"_" __ "_.:::; _______ e_s_o_~_e_1_'8_l_e_a_1u_a_a_J_0_,_._,1"_'"_"_"_a '_''"_"_
I: I
.. r !
!
z,
()
f-
,{
> w
_J
IU
j
I
i
i, i
L__;
i • '
·I ;---
11 ~
.•. ,7'
'' n
' I .. I -
t --------+
EXHIBIT 1
•'
"'°""""'""~~~'"""" .~ .. ~ ... -
ll<lJ"6""' "'"""'" =oS .. .,. •• .,,3 oot>
Is 1 J :1 1:1 H:, ti v!
1 H!:>no1:,n::>S!'J
L___,,.:C // F-----
'" ," 1)_j
' ~,
! •
r
i .I ,,
,I
'I
U:
' '
JlldV oo,OJddy
,>uagA1 .. e •10,0000 )!Vi '""'-'C
""'-""'3 ""I'~ ?Lilli tC"<L ON pofo'd • ••o,:·,,·J.O ' o,qor
,...,, .. .,,, -··~ : .... ·,no .,oe
\ \I ,. z
(.)
I
ri l '
I ~I I -~
I , 1 11 n I _j
U.f ,,
u Q I
(l'!'
<() • I
I :·-! ~Ii ' !
I
;______, -_I
'
1·-(" -------i;
I
i H ' I
' ~ I --
-·-vi-'~
\ \\' ' i 11
' ' ') \ _____J,
I
~ t , __ ' .---·
I
i ' ' ! ~
~ ~ f
l
Ii i' ~I~ i~ ! 1: • ii!
' I t-., !1i!! I I .----.-.,c· ' -~
' •. 7'
'>-------~-.....
,;
'I
Ii ,,
Ii
Vt ue1d
eso~e1 'B ,1ea1uaaJE)
~ ,_
LJ
a~
! ____ ____,_
z
Cl -I !
<f
' Wi
_;'
ilJ,
iJJ
(\ u,
0
"'"' <C
EXHIBIT 2
EXHIBIT 3
I
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR
PROJECTS WITHIN THE R-4 AND R-8 ZONES
EVALUATION FORM & DECISION 5;0%u~,5zNcE
DATE (/1 ''/ (,, 15
Planning Division NAME INITIAxD~TE
1055 South Grady Way-Renton, WA 98057 Jennifer T. Henning '.\Tl,( I(, ?{,, /i{
Phone: 425-430-72DO Fax: 425-430-7231 Vanessa Dolbee \lh v '-.I,,; I.:-.::, ''
Sabrina Mirante ·v (, DI 'Ii'
' ,· .... .. ···· .......... , 1fJJh!~~cJ,(:Qr'4T~gi''.l~f{?Rril1ATlC>IIJ · ., ·. Angelea Wickstrom ... 'Pt/,,,/ :17(,,,, ··-· ''
. ,·_.' ·. ,' . ... : ·.-. ·: __ ;_ ', " ' . . ·:_ ' ;-':.-·-. ··-·:: ,:: /;:,,':·_, __ ,, ;-.. _·__ . _'· . '.;' . "-. -·.· ' .. -.. :. -. .. : ' " ·-. .
Applicant Name: Company (if applicable): I Phone Number:
Dalton Smith Greenleaf-LaRosa LLC 425-646-4415
Applicant Mailing Address: I City:
846 108th Ave NE #200, Bellevue WA 98004 Bellevue
' ·.·· · < . i( ... ~BC>JJCl'.lf'JFQRIVl:l'Tl(l~ -.; .'': '' ·<. .
' ' .. ,·.· . ·,.· (. <i i' ,, ''. •, _.:
' '. ·.
Project Name: Parcel Number: Zoning Designation:
Greenleaf Plan Type 3.1 Residential Design TBD. Future lot 1 of R-8
Modification Greenleaf
Project Location:
18655 108'" Ave SE, Renton WA 98055. Future lot 1 of Greenleaf
Brief Summary of Request: We would like to request modification to the residential design requirements so that
we can build houses with a more contemporary/modern style. We believe that these houses will present nicely as
a neighborhood and will attract home buyers to Renton. The architectural style of these homes has been very well
received by homebuyers at our other plat in Renton (La Rosa), which is located near this project.
Please: list,tl)e·code section yo~. areJeqlle,ttn&l mqdl,flclitlonfrom and th.it"$tllndardt'· fo.r that·spec!fle,·code,, .
Write the points ofJustif1catl11l'l .a11drel!~~Jng,to st,anttheJ'll~d!fltailom ;< · · · • : . •
Code Section: 4-2-llSE.3. "Roofs" Justification: We are proposing to use various roof
Standard: forms with roof pitches lower than 6:12, including shed
One of the following is required for ail development: roofs, in order to compliment the modern style of the
I. Hip or gabled with at least a six to twelve (6:12) homes. Multiple roof forms and pitches will be used
pitch for the prominent form of the roof throughout the plat to ensure that the subdivision has
(dormers, etc., may have lesser pitch), or variety. No two identical house styles will be placed
2. Shed roof. abutting each other within the subdivision.
Code Section: 4-2-115E,3, "Architectural Detailing" Justification: We are requesting approval of window
Standard: trims that are narrower In some locations and absent in
Additionally, one of the following is required: others in order to harmonize with the modern design of
1. Three and one-half inch (3 1/2") minimum trim the house. We are also not putting shutters on the
surrounds all windows and details all doors, or windows in order to keep with the modern theme of
2. A combination of shutters and three and one-the subdivision. We are using a variety of paint colors in
half inches (3 1/2") minimum trim details all order to accent different architectural elements of the
windows, and three and one-half inches (3 home in place of trim detailing. We are using 3 base
1/2") minimum trim details all doors. colors, 1 trim color, and 1 door color. See color
schemes.
C