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Decision_170426DEPARTMENTOFCOMMUNITY0ANDECONOMICDEVELOPMENT11.JIiMODIFICATIONOFRESIDENTIALDESIGNREQUIREMENTSFORPROJECTSWITHINTHER-4,R-6,R-8,R-1OANDR-14ZONESEVALUATIONFORM&DECISIONPlanningDivision1055SouthGradyWay-Renton,WA98057Phone:425-430-7200Iwww.rentonwa.govAPPLICANTCONTACTINFORMATIONApplicantName:KelleyTharpCompany(ifapplicable):TollBrothersMailingAddress:9720NEl2OIPlace,Suite100Phone:(951)515-5419City/State:Kirkland,WAZip:98034PROJECTINFORMATIONProjectName:CedarcroftLot15ResidentialDesignModificationParcelNumber:TBDZoningDesignation:R-4ProjectLocation:14419161stAvenueSEBriefSummaryofRequest: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,_is_discouraged.________________________________________________CodeSection:4-2-115E.3.“ArchitecturalDetailing”CompliancewithGuidelines:Guideline:Architecturaldetailshallbeprovidedthatisappropriatetothearchitecturalcharacterofthehome.Detailingliketrim,columns,and/orcornerboardsshallreflectthearchitecturalcharacterofthehouse.1l:\PR0JECtS\cedarcroft\Municipal\cityofRenton\ModificationApplication-Lot15Glazing(4.10,17).docRev:12/2015 CodeSection:4-2-115E.1.“Garages”CompliancewithGuidelines:Guidelines:Thevisualimpactofgaragesshallbeminimized,whileporchesandfrontdoorsshallbetheemphasisofthefrontofthehome.Garagesshallbelocatedinamannerthatminimizesthepresenceofthegarageandshallnotbelocatedattheendofviewcorridors.Alleyaccessisencouraged.Ifused,sharedgaragesshallbewithinanacceptablewalkingdistancetothehousingunititisintendedtoserveCodeSection:4-2-115E.3.“WindowsandDoors”CompliancewithGuidelines:AllwindowsareGuidelines:proportionedverticallyratherthanhorizontally.TheWindowsandfrontdoorsshallserveasanintegralpartgableelementandporchbelowarethemainofthecharacterofthehome.Primarywindowsshallbearchitecturalfeaturesofthefrontelevation,andproportionedverticallyratherthanhorizontally,windowsintheselocationshavebeenmaximizedandVerticalwindowsmaybecombinedtogethertocreatecombinedtoaddvisualinterestandenhancethealargerwindowarea.Frontdoorsshallbeafocalpointhome’scharacter.The8’frontdoorissizedofthedwellingandbeinscalewiththehome.Alldoorsproportionallytotheoverallhomeandisstylisticallyshallbeofthesamecharacterasthehome.compatiblewiththeShingleelevationcharacteristics.CodeSection:4-2-115E.3.“PrimaryEntry”CompliancewithGuidelines:Guidelines:Entrancestohomesshallbeafocalpointandallowspaceforsocialinteraction.Frontdoorsshallfacethestreetandbeonthefacadeclosesttothestreet.Whenahomeislocatedonacornerlot(i.e.,attheintersectionoftworoadsortheintersectionofaroadandacommonspace)afeaturelikeawrappedporchshallbeusedtoreducetheperceivedscaleofthehouseandengagethestreetoropenspaceonbothsides.CodeSection:4-2-115E.3.“FaçadeModulation”CompliancewithGuidelines:Guidelines:Buildingsshallnothavemonotonousfacadesalongpublicareas.Dwellingsshallincludearticulationalongpublicfrontages;thearticulationmayincludetheconnectionofanopenporchtothebuilding,adormerfacingthestreet,orawell-definedentryelement.CodeSection:4-2-115E.3.“Eaves”CompliancewithGuidelines:Guidelines:Eavesshouldbedetailedandproportionedtocomplementthearchitecturalstyleofthehome.2l:\PROJEcTS\cedarcroft\Municipal\cityofRenton\ModificationApplication-Lot15Glazingf4.1O.17).docRev:12/2015 OtherDesignStandard:CompliancewithGuidelines:CodeSection:Guidelines:Inadditiontothisform,thefollowingattachmentsarerequired:•Siteplanandelevations(8.5x11size)aBuiltexamplephotos(ifavailable)CriteriaforModificationoftheResidentialDesignStandardsRentonMunicipalCode,section4-2-115,listselementsthatarerequiredtobeincludedinaltresidentialdevelopmeinthezonesstatedinsubsectionBofthisSection.Eachelementincludesbothstandardsandguidelines.Standardsprovidedforpredictability.Thesestandardsspecifyaprescriptivemannerinwhichtherequirementcanbemet.Guidelinesforeachelementareprovidedforflexibility.Theseguidelinesprovidedirectionforthosewhoseektomtherequiredelementinamannerthatisdifferentfromthestandards.a.ThedeterminationastothesatisfactionoftherequirementthroughtheuseoftheguidelinesistobemadetheCommunityandEconomicDevelopmentAdministratorwhennootherpermitorapprovalrequiresHearExaminerreview.b.Whenithasbeendeterminedthattheproposedmannerofmeetingthedesignrequirementthroughguidelinesissufficient,theapplicantshallhavesatisfiedthatdesignrequirement.I,theundersigned,declareunderpenaltyofperjuryunderthelawsoftheStateofWashington,thattothebestofmyknowledgetheaboveinformationistrueandcomplete.ApplicantSignature:,.—Date:April11,20173I:\PROJEcTS\cedarcroft\Municipal\cityofRenton\ModificationApplication-Lot15Glazingf4.1O.17).docRev:12/2015 CITYOFANDECONOMICDEVELOPMENT——“Renton0ForCityUseOnlyProjectNumber:LUA17-000213DECISION:Staffagreeswiththeapplicant’sjustificationforModificationofResidentialDesignRequirements.TheproposalsatisfiesthecriterialistedinRMC4-2-115A.2forapprovalofresidentialdesignmodifications.Therefore,theAlpineNurseryGlazingResidentialDesignModificationoftheresidentialdesignrequirementsfortheproposedsingle-familyresidentialstructureonLot15,ProjectNumberLUA17-000213,MODisapproved.ModificationGrantedElModificationPartiallyGrantedElModificationDenied(Seeattachedstaffcomments)_________________________________________April_26,_2017Jenniferning,PanningDirectorDateDepartmentofCommunity&EconomicDevelopmentConditionsofApproval:Thedecisiontoapprovethemodification(s)willbecomefinalifnotappealedinwritingtogetherwiththerequiredfeeto:HeatingExaminer,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. a11L2SCOONVSOaXua&uo3v NOTESNEWCONSTRUCTIONOFSINGLEFAMILYRESIDENCELEGALDESCRIPTIONFUThRELOT15OFThEPLATOFCEDARCROFF*SCALE=1”=2O’IMPERVIOUSHOUSE&GARAGE—DRIVEWAY—WALKWAY—FRONTPORCH—REARPA11O—TOTAL—TOTALIMPERViOUSAREAS2,172S.F.1141S.F.43S.F.141S.F.158S.F.3,665S.F.45%30’8SBL1...ID..4C.4?<..•. . . •— . •..4.ui•b.....4...4hF/H—89.70FROMBLDGCORNERLINEBEARINGDISTANCE]LiN2337’32”E28.631[RVERADIUSARCLENGTHDELTAANGLEIC1330.0046.05T59’42”S0’CEDARCROFTLOT15PLOTPLANTOLLWALPKIRKLAND,WA98034NOTESTAXLOTNO—N/ASITEADDRESS—14419161STAVENUESE