The URL can be used to link to this page

Home My WebLink AboutReport 1CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: December 18, 2013 To: City Clerk's Office From: Lisa M. Mcelrea Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: 1417 Lyons Ave NE Residential Design Modification LUA (file) Number: LUA-13-001687,MOD Cross-References: B13006497 AKA's: Project Manager: Kris Sorensen Acceptance Date: December 17, 2013 Applicant: Kolin Taylor, KBS Development Owner: Kolin Taylor, KBS Development Contact: Kolin Taylor, KBS Development PID Number: 9477580060 ERC Determination: Date: Appeal Period Ends: Administrative Decision: Approved Date: December 17,2013 Appeal Period Ends: December 31 2013 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Appeal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: ReSidential Design Standard Modification for roof pitch not meeting 6: 12 requirement for Windstone Div V Lot 6. Location: 1417 Lyons Ave NE Comments: , ' ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; OS -Determination of Significance. DEPARTMENT OF CO' UNITY r>f1 Cit yo! • 0'.~ -----~..-1~S'IJr0IJ~ AND ECONOMIC DEVELOPMENT MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR PROJECTS WITHIN THE R-4 AND R-8 ZONES ~ APPROVAL D DENIAL EVALUATION FORM & DECISION An "XU 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: 1417 Lyons Ave NE Residential Design Modification PROJECT NUMBER: LUA 13-001687, MOD (B13006497) PROJECT MANAGER: Kris Sorensen, Associate Planner APPLICANT: Kolin Taylor KBS Development 12320 NE 8th St, Suite 100 Bellevue, WA 98005 ZONING DESIGNATION: Residential-4 dwelling units per acre (R-4) PROJECT LOCATION: 1417 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 3,208 square foot single-family house. The proposed project site is 7,252 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 2:12 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: o Hip or gabled with at least 6:12 pitch; or o Shed roof; or ~ Alternative that meets guidelines (Explain) The applicant states and staff concurs that the praposed roof pitch of 2:12 for the prominent form of the roof will match the design and character of the modern architectural style of the City oj Renton Department of Coml y and Economic Development 1417 Lvons Ave NE Residential D~"'lgn Modification Report of December 17, 2013 Administrative /icotion Request Report & Decision lUA 13-001687, MOD (813006497) Page 2 of 3 home (see house elevations in Exhibit A). The applicant notes in the request that the intent of the subdivision "is to have a mixture of C1assic-Transitional and Contemporary-Modern homes" as happening in "nicer Seattle neighborhoods and ... Eastside neighborhoods ... Harrison Street in Issaquoh Highlands" (Exhibit B). The praposed house would be located in a new eleven lot residential subdivision called Windstone V (LUA12-093). Within the municipal code, the Guidelines for the "Roo!" 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 varying roof pitches and sleek long overhangs to be true to its modern architectural stying" (Exhibit B) The applicant and staff cancur that the contemporary design of the home allows for a 2:12 prominent roof pitch rather than a minimum of 6:12 which reflects a more traditional craftsman-design roof profile. RMC 4-9-2S0D.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. DECISION The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D2 for approval of modifications. Therefore, the 1417 Lyons Ave NE Residential Design Modification of the residential design standards for the proposed single-family residential structure, Project Number LUA13-001687, MOD is approved. Department of Community & Economic Development I 'Z. /t1 ('Z.I;J ~ . , Date City of Renton Department of Com y and Economic Development Administrative 1417 lvon~ Ave NE Residential De~ign Modification Report of December 17, 2013 /ication Request Report & Decision LUA 13-001687, MOU!B13oo6497,_ 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 December 31,2013. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -]'h Floor, (425) 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Kris Sorensen, at 425.430.6593 or ksorensen@rentonwa.gov. Cc: City Clerk '-lil! --~~----- I °1 !i-r I ! ------- l ! I - - f I I , 1 i i 1111 i r l i g <,I I I j I I I ! I I I I I!' ·1111 i ! i i I I ! I; ~ i i :! I ! I' lli, : I 'FI, ! I lJljj II ~ ~ IS21 ' , I ~! , , I 0 I! ,f I i I I I I ~1X11 , i I ! 0 ~ illL I 'if I I::Zl , ill' 1Ili1ill 10 I~ I 0 ~ , , , l-I I ~ i I , III I::Zl ~ i ill , ! --1 ~ 111111111 , ill I I 1-; i T-O \D' ' , hi 0 i Ii ilM! ! ; ! l'" I til \ IDfii' III J:. ()KBS Real Estate Dcvelopn-- And Invest KHS Dn.-dopmcnt Corp· KBS 1II, LLC December 9,2013 Modification Request for: 1417 Lyons Ave NE Renton 98059 Lot 6, Windstone Div V Chip Vincent Kris Sorenson City of Renton CED Dear Chip and Kris, EXHIBIT B This letter is to request a modification of the Building Guidelines in regard to varying roof pitches ranging from 2:12, 3:12 and 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). This home on lot 6 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 varying roof pitches and sleek long overhangs to be true to its modern architectural styling, varying the heights and pitches to balance the whole form gracefully. The oversized overhangs, varying siding materials 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 Windstone 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. 12320 NE Rth St, Suite 100, Bellevue, llo/A 98005 RECEIPT EG00016863 BILLING CONTACT KOLIN TAYLOR KBS DEVELOPMENT CORPORATION 12320 NE 8TH ST, 100 BELLEVUE, WA 98005 REFERENCE NUMBER FEE NAME LUA 13-001687 PLAN -Modification Technology Fee Printed On: 12/11/2013 Prepared By: Kris Sorensen ,.. TRANSACTION TYPE Fee Payment Fee Payment Transaction Date: December 11, 2013 PAYMENT METHOD Check #11938 "heck #11938 SUB TOTAL TOTAL AMOUNT PAID $100.00 $3.00 $103.00 $103.00 Page 1 of 1