HomeMy WebLinkAboutLUA17-000212_Report 1.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT --------Renton®
MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR
PROJECTS WITHIN THE R-4, R-6, R-8, R-10 AND R-14 ZONES
EVALUATION FORM & DECISION
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 I www.rentonwa.gov
APPLICANT CONTACT INFORMATION
Applicant Name: Kelley Tharp Company (if applicable): ] Toll Brothers
Mailing Address: 9720 NE 120th Place, S_uite 100 -----I Phone: I (951) 515-5419
City/State: I Kirkland, WA Zip: 198034
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PROJECT INFORMATION
Project Name: I Cedarcroft Lot 9 Resident~l)_E!_s_~,, Modification._ j Parcel Number: .. I TBD
Zoning Designation: R-4
Project Location: 14605 161 '' Avenue SE
Brief Summary of Request:
Request to modify Section 4-2-llSE.3 of the Municipal Code to allow less than 25% glazing on the front
elevation. The elevation as currently shown is at 23% glazing. All windows have been upsized to the extent
feasible while considering the internal layout of the home (i.e. laundry room and bathroom at the front
elevation). The gable element, while adding roofline variation within the community, also limits the amount of
glazing possible given the internal ceiling pitches and resulting wall area available for window placement. The
I current elevation does comply with the the guidelines of this Section of the Municipal Code.
f-' ______________________________________ ,
Please explain how your project proposal meets the "guidelines" for each design element, rather than the
standards.
Code Section: 4-2-llSE.3. "Roofs"
Guideline:
Roofs shall represent a variety of forms and profiles
that add character and relief to the landscape of the
neighborhood. The use of bright colors, as well as
roofing that is made of material like gravel and/or a
reflective material, is discouraged.
Code Section: 4-2-llSE.3. "Architectural Detailing"
Guideline:
Architectural detail shall be provided that is
I Compliance with Guidelines:
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I
Compliance with Guidelines:
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appropriate to the architectural character of the home.
j Detailing like trim, columns, and/or corner boards shall
I reflect the architectural character o:.:f_,t'-'he::..:.:.ho:.:u=sc:.e:.... --~------------------__J
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Code Section: 4-2-llSE.1. "Garages"
Guidelines:
The visual impact of garages shall be minimized, while
porches and front doors shall be the emphasis of the
front of the home. Garages shall be located in a manner
that minimizes the presence of the garage and shall not
be located at the end of view corridors. Alley access is
encouraged. If used, shared garages shall be within an
acceptable walking distance to the housing unit it is
intended to serve
Code Section: 4-2-115E.3. "Windows and Doors"
Guidelines:
Windows and front doors shall serve as an integral part
of the character of the home. Primary windows shall be
proportioned vertically rather than horizontally.
Vertical windows may be combined together to create
a larger window area. Front doors shall be a focal point
of the dwelling and be in scale with the home. All doors
shall be of the same character as the home.
Code Section: 4-2-llSE.3. "Primary Entry"
Guidelines:
Entrances to homes shall be a focal point and allow
1 space for social interaction. Front doors shall face the
street and be on the facade closest to the street. When
a home is located on a corner lot (i.e., at the
intersection of two roads or the intersection of a road
and a common space) a feature like a wrapped porch
shall be used to reduce the perceived scale of the
house and engage the street or open space on both
sides.
Code Section: 4-2-115E.3. "Fa~ade Modulation"
Guidelines:
Buildings shall not have monotonous facades along
public areas. Dwellings shall include articulation along
public frontages; the articulation may include the
connection of an open porch to the building, a dormer
facing the street, or a well-defined entry element.
Compliance with Guidelines:
Compliance with Guidelines: All windows are
proportioned vertically rather than horizontally. The
gable element and porch below are the main
architectural features of the front elevation, and
windows in these locations have been maximized and
combined to add visual interest and enhance the
home's character. The 8' front door is sized
proportionally to the overall home and is stylistically
compatible with the Colonial elevation characteristics.
Compliance with Guidelines:
Compliance with Guidelines:
Code Section: 4-2-115E.3. "Eaves"
Guidelines:
Eaves should be detailed and proportioned to
complement the architectural style of the home.
I Compliance with Guidelines:
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f Other Design Standard:
I Code Section:
I Guidelines:
Compliance with Guidelines:
In addition to this form, the following attachments are required:
Site plan and elevations (8.Sxll size)
Built example photos (if available)
Criteria for Modification of the Residential Design Standards
Renton Municipal Code, section 4-2-115, lists elements that are required to be included in all residential developme
in the zones stated in subsection B of this Section. Each element includes both standards and guidelines. Standards,
provided for predictability. These standards specify a prescriptive manner in which the requirement can be met.
Guidelines for each element are provided for flexibility. These guidelines provide direction for those who seek to mE
the required element in a manner that is different from the standards.
a. The determination as to the satisfaction of the requirement through the use of the guidelines is to be made
the Community and Economic Development Administrator when no other permit or approval requires Hear
Examiner review.
b. When it has been determined that the proposed manner of meeting the design requirement through
guidelines is sufficient, the applicant shall have satisfied that design requirement.
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: IF·--;,/-::::y-·-1.,.y' Date: April 11, 2017
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l:\PROJECTS\Cedarcroft\Municipal\City of Renton\Modification Application· Lot 9 Glazing (4.10.17).doc Rev: 12/2015
DEPARTMENT-· COMMUNITY
AND ECONOMIC DEVELOPMENT -------Renton 0
For City Use Only
Project Number: b!.!!1Z-QQQ212
DECISION:
Staff agrees with the applicant's justification for Modification of Residential Design Requirements. The proposal
satisfies the criteria listed in RMC 4-2-115A.2 for approval of residential design modifications. Therefore, the
Alpine Nursery Glazing Residential Design Modification of the residential design requirements for the proposed
single-family residential structure on Lot 15, Project Number LUA17-000212, MOD is approved.
rgj Modification Granted D Modification Partially Granted D Modification Denied
See attached staff comments)
Jen~b~!~--
A11ril 26, 2017
Date
Department of Community & Economic Development
Conditions of Approval:
N/J,..,
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 May
10, 2017. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office,
Renton City Hall -7'" Floor, (425) 430-6510.
This decision expressly approves the specific request(s) to: reduce the glazing requirement from 25% to 23% on the
proposed single-family residence on the front elevation of Lot 15 within the Alpine Nursery Plat. 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, Mona Davis, at
mdavis@rentonwa.gov or (425) 430-7246.
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NOTES
NEW CON5TRUCT10H OF' SINGLE FA ... ILY
RES!OENCE
LEGAL DESCRIPTION
FUTURE LOT Olil Of THE PLAT
OF CEOARCRon
IMPERVIOUS AREAS
HOUSE & GARAGE-2,172 S.F.
DRIVEWAY-985 S.F'.
WALKWAY-50 S.F'.
FRONT PORCH-139 S.F.
REAR PORCH-168 S.F.
TOTAL-3,514 S.F.
TOTAL IMPERVIOUS J8%
NOTES
TAX LOT NO.-N/A
SITE ADDRESS-14605 Hl1ST AVENUE SE
ESMT FQR.1 •
WATER METER \ / W,
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16,sr p.,\/ENUEsE
Land Planning
Engineering
Land Surveying
ESE Consultants, Inc.
9720 NE 120th Pl.,
Suite 100
Kirkland, WA 98034
TEL: 425·825·5367
DATE: APR!L 04, 2017
CEDARCROFT
LOT 09 PLOT PLAN
TOLL WA LP
KIRKLAND, WA 98034
On the 26th day of April 2017, I deposited in the mails of the United States, a sealed envelope containing
Modification of Residential Design Requirements For Projects within the R-4, R-6, R-8, R-10, and R-14 zones,
Evaluation Form and Decision documents. This information was sent to:
Aaron Kopet, Toll WA LP Owner
Kelly Tharp, Toll Brothers Inc. Contact
Signature of Sender): /;'fL Llcd 1~ L 'h/y."-oA, 1 '---(
7 ~o
STATE OF WASHINGTON )
ss
COUNTY OF KING )
Dated: ......Jlfl1=,,~w.....~d...._d~0ec.(~J-
U J
Notary (Print):
My appointment expires: