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HomeMy WebLinkAboutModification of Residential Design Requirements LUA17-000212DEPARTMENTOFCOMMUNITYp-fl,0ANDECONOMICDEVELOPMENT%.I1.Jh1MODIFICATIONOFRESIDENTIALDESIGNREQUIREMENTSFORPROJECTSWITHINTHER-4,R-6,R-8,R-1OANDR-14ZONESEVALUATIONFORM&DECISIONPlanningDivision1055SouthGradyWay-Renton,WA98057Phone:425-430-7200www.rentonwa.govAPPLICANTCONTACTINFORMATIONApplicantName:KelleyTharpCompany(ifapplicable):TollBrothersMailingAddress:9720NE120thPlace,Suite100Phone:(951)515-5419City/State:Kirkland,WAZip:98034PROJECTINFORMATIONProjectName:CedarcroftLot9ResidentialDesignModificationParcelNumber:TBDZoningDesignation:R-4ProjectLocation:14605161stAvenueSEBriefSummaryofRequest:RequesttomodifySection4-2-115E.3oftheMunicipalCodetoallowlessthan25%glazingonthefrontelevation.Theelevationascurrentlyshownisat23%glazing.Allwindowshavebeenupsizedtotheextentfeasiblewhileconsideringtheinternallayoutofthehome(i.e.laundryroomandbathroomatthefrontelevation).Thegableelement,whileaddingrooflinevariationwithinthecommunity,alsolimitstheamountofglazingpossiblegiventheinternalceilingpitchesandresultingwallareaavailableforwindowplacement.ThecurrentelevationdoescomplywiththetheguidelinesofthisSectionoftheMunicipalCode.Pleaseexplainhowyourprojectproposalmeetsthe“guidelines”foreachdesignelement,ratherthanthestandards.CodeSection:4-2-115E.3.“Roofs”CompliancewithGuidelines:Guideline:Roofsshallrepresentavarietyofformsandprofilesthataddcharacterandrelieftothelandscapeoftheneighborhood.Theuseofbrightcolors,aswellasroofingthatismadeofmateriallikegraveland/orareflective_material,isdiscouraged.___________________________________________________CodeSection:4-2-115E.3.“ArchitecturalDetailing”CompliancewithGuidelines:Guideline:Architecturaldetailshallbeprovidedthatisappropriatetothearchitecturalcharacterofthehome.Detailingliketrim,columns,and/orcornerboardsshallreflectthearchitecturalcharacterofthehouse.1I:\PROJEcTS\cedarcroft\Municipal\cityofRenton\ModificationApplication-Cot9Glazing(4.10.17).docRev:12/2015 CodeSection:4-2-115E.1.“Garages”Guidelines:Thevisualimpactofgaragesshallbeminimized,whileporchesandfrontdoorsshallbetheemphasisofthefrontofthehome.Garagesshallbelocatedinamannerthatminimizesthepresenceofthegarageandshallnotbelocatedattheendofviewcorridors.Alleyaccessisencouraged.Ifused,sharedgaragesshallbewithinanacceptablewalkingdistancetothehousingunititisintendedtoserveCodeSection:4-2-115E.3.“WindowsandDoors”Guidelines:Windowsandfrontdoorsshallserveasanintegralpartofthecharacterofthehome.Primarywindowsshallbeproportionedverticallyratherthanhorizontally.Verticalwindowsmaybecombinedtogethertocreatealargerwindowarea.Frontdoorsshallbeafocalpointofthedwellingandbeinscalewiththehome.Alldoorsshallbeofthesamecharacterasthehome.CodeSection:4-2-115E.3.“PrimaryEntry”Guidelines:CompliancewithGuidelines:CompliancewithGuidelines:Allwindowsareproportionedverticallyratherthanhorizontally.Thegableelementandporchbelowarethemainarchitecturalfeaturesofthefrontelevation,andwindowsintheselocationshavebeenmaximizedandcombinedtoaddvisualinterestandenhancethehome’scharacter.The8’frontdoorissizedproportionallytotheoverallhomeandisstylisticallycompatiblewiththeColonialelevationcharacteristics.CompliancewithGuidelines:Entrancestohomesshallbeafocalpointandallowspaceforsocialinteraction.Frontdoorsshallfacethestreetandbeonthefacadeclosesttothestreet.Whenahomeislocatedonacornerlot(i.e.,attheintersectionoftwotoadsortheintersectionofaroadandacommonspace)afeaturelikeawrappedporchshallbeusedtoreducetheperceivedscaleofthehouseandengagethestreetoropenspaceonbothsides.CodeSection:4-2-115E.3.“FaçadeModulation”Guidelines:Buildingsshallnothavemonotonousfacadesalongpublicareas.Dwellingsshallincludearticulationalongpublicfrontages;thearticulationmayincludetheconnectionofanopenporchtothebuilding,adormerfacingthestreet,orawell-definedentryelement.CompliancewithGuidelines:CodeSection:4-2-115E.3.“Eaves”CompliancewithGuidelines:Guidelines:Eavesshouldbedetailedandproportionedtocomplementthearchitecturalstyleofthehome.2I:\PR0JECrS\cedarcroft\Municipal\CityofRenton\ModificationApplication-Lot9Glazing(4.1O.17).docRev:12/2015 OtherDesignStandard:CompliancewithGuidelines:CodeSection:Guidelines:Inadditiontothisform,thefollowingattachmentsarerequired:•Siteplanandelevations($.5x11size)•Builtexamplephotos(ifavailable)CriteriaforModificationoftheResidentialDesignStandardsRentonMunicipalCode,section4-2-115,listselementsthatarerequiredtobeincludedinallresidentialdevelopmeinthezonesstatedinsubsectionBofthisSection.Eachelementincludesbothstandardsandguidelines.Standardsprovidedforpredictability.Thesestandardsspecifyaprescriptivemannerinwhichtherequirementcanbemet.Guidelinesforeachelementareprovidedforflexibility.Theseguidelinesprovidedirectionforthosewhoseektomctherequiredelementinamannerthatisdifferentfromthestandards.a.ThedeterminationastothesatisfactionoftherequirementthroughtheuseoftheguidelinesistobemadetheCommunityandEconomicDevelopmentAdministratorwhennootherpermitorapprovalrequiresHearExaminerreview.b.Whenithasbeendeterminedthattheproposedmannerofmeetingthedesignrequirementthroughguidelinesissufficient,theapplicantshallhavesatisfiedthatdesignrequirement.I,theundersigned,declareunderpenaltyofperjuryunderthelawsoftheStateofWashington,thattothebestofmyknowledgetheaboveinformationistrueandcomplete.ApplicantSignature:_1z’Date:April11,20173I:\PROJECrS\cedarcroft\Municipal\cityofRenton\ModificationApplication-Lot9Glazing(4.1O.17).docRev:12/2015 CITYOFANDECONOMICDEVELOPMENT-‘—“RentonForCityUseOnlyProjectNumber:LUA17-000212DECISION:Staffagreeswiththeapplicant’sjustificationforModificationofResidentialDesignRequirements.TheproposalsatisfiesthecriterialistedinRMC4-2-115A.2forapprovalofresidentialdesignmodifications.Therefore,theAlpineNurseryGlazingResidentialDesignModificationoftheresidentialdesignrequirementsfortheproposedsingle-familyresidentialstructureonLot15,ProjectNumberLUA17-000212,MODisapproved.ModificationGrantedLIModificationPartiallyGrantedLIModificationDenied(Seeattachedstaffcomments)_______________________________________April_26,_2017]ennifeHenning,PlanningDirectrDateDepartmentofCommunity&EconomicDevelopmentConditionsofApproval:Thedecisiontoapprovethemodification(s)willbecomefinalifnotappealedinwritingtogetherwiththerequiredfeeto:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057onorbefore5:00pm,onMay10,2017.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheRentonCityClerk’soffice,RentonCityHall—7thFloor,(425)430-6510.Thisdecisionexpresslyapprovesthespecificrequest(s)to:reducetheglazingrequirementfrom25%to23%ontheproposedsingle-familyresidenceonthefrontelevationofLot15withintheAlpineNurseryPlat.Otherdesignelementsorrepresentations,providedwithinthesubmittedapplicationmaterials,areexcludedfromthisapprovalandwouldbesubjecttotheRentonMunicipalCodeineffectatthetimeofbuildingpermitapplication.Ifyouhaveanyfurtherquestionsregardingthisdecision,feelfreetocontacttheprojectmanager,MonaDavis,atmdavisrentonwa.govor(425)430-7246. oasLsyac0oQUv1o0XothooD‘°q’,rQLu CEDARCROFTLOT09PLOTPLANNOTESNEWCONSTRUCTiONOFSINGLEFAMILYRESIDENCELEGALDESCRIPTIONFUTURELOT09OFThEPLATOFCEDARCROFrIMPERVIOUSAREASHOUSE&GARAGE—2,772S.F.DRIVEWAY—985S.F.WALKWAY—50S.F.FRONTPORCH—139S.F.REARPORCH—168S.F.TOTAL—3,514S.F.TOTALIMPER\1OUS38%NOTESTAXLOTNO.—N/ASITEADDRESS—146O5161STAVENUESETOLLWALPKIRKLAND,WA98034