HomeMy WebLinkAboutModifications Approval 703 N 31st StCITYOFDEPARTMENTOFCOMMUMTY—Renton0ADMINISTRATIVERESIDENTIALDESIGNANDDRIVEWAYMODIFICATIONAPPROVALDENIALEVALUATIONFORM&DECISIONPROJECTNAME(S):BanaskyResidenceResidentialDesignandDrivewayModificationPROJECTNUMBER(S):LUA16-000107,MOD,MODPROJECTMANAGER:AngeleaWeihs,AssistantPlannerAPPLICANT:MikeClowSignatureCustomHomesofWALLCPCBox1910Milton,WA98354ZONINGDESIGNATION:Residential-8Zone(R-8)PROJECTLOCATION:703N31stSt.SUMMARYOFREQUEST:PursuanttoRMC4-9-250DtheapplicantisrequestingtwoAdministrativeModificationsfromRMC4-4-080Parking,LoadingandDrivewayRegulationsandRMC4-2-115ResidentialDesignandOpenSpaceStandardsfortheproposedsinglefamilyhomelocatedat703N31stSt.TheapplicantisrequestingthedrivewaymodificationinordertoaccessthehomefromN31stSt.,ratherthanthealleytotheeast.Theresidentialdesignmodificationisrequestedfortheroofpitch,windowtrim,andgaragedesignstandards.BACKGROUND:PerRentonMunicipalCode,Section4-4-OSOF.7.b.,“forlotsabuttinganalley,allparkingareasand/orattachedordetachedgaragesshallnotoccurinfrontofthebuildingand/orintheareabetweenthefrontlotlineandthefrontbuildingline;parkingareasandgaragesmustoccurattherearorsideofthebuilding,andvehicularaccessshallbetakenfromthealley.”TheapplicantisrequestingamodificationfromthiscodestandardinordertoaccessthepropertyfromadrivewayoffofN31stSt.,ratherthantheabuttingalleytotheeast.Theapplicantarguesthatthetopographyofthesite,andproposeddepthofthegarage/shopinthebasement,makeaccessingfromthealleyimpractical.Inaddition,theapplicanthasminimizedthevisualimpactofthegarageanddrivewaybyrecessingthegaragefromthefrontofthehouse10feetandrecessingbelowgradeover6feetandaddingenhancedlandscaping(SeeExhibit4)aroundthedrivewayandalongN315tSt.
CityofRentonDepartmentofCommunityandEconomicDevelopmentAdmin.ModificationRequestReport&DecisionBanaskyResidenceResidentialDesignandDrivewayModificationLUA16-000107,MOD,MODReportofFebruary26,2016Page2of4Theapplicantisalsorequestingamodificationoftheresidentialdesignrequirements,RMC4-2-115,forroofpitch,windowtrim,andgaragedesignstandards(SeeExhibit2).Theapplicantisproposingamodernhomedesignwitharoofpitchthatislessthantherequired4:12pitch.Thedesignincludesvarietyofroofforms,including6:12and4:12pitches,butthepredominantformoftheroofisflat.Thedesignincudeswindowtrimthatisabsentand/orlessthantherequired3.5inchesinordertostaytruetothemoderncharacterofthehome.Theapplicantisalsorequestingamodificationfromthegaragedesignstandardthatrequirestheportionoftheattachedgaragewiderthantwentysixfeet(26’)acrossthefrontbesetbackanadditional2feet.Asstatedabove,theapplicanthasminimizedthevisualimpactofthegaragebyrecessingthegaragefromthefrontofthehouse10feetandrecessingbelowgradeover6feet.EXHIBITS:Exhibit1:ProjectNarrativeandJustificationforModificationRequestExhibit2:ResidentialDesignModificationFormExhibit3:HomeElevationsExhibit4:ProposedLandscapePlanExhibit5:SitePlanExhibit6:AlternativeSitePlanANALYSISOFREQUEST:CriteriaforModificationoftheResidentialDesignStandards:RentonMunicipalCode,section4-2-115,listselementsthatarerequiredtobeincludedinallresidentialdevelopmentinthezonesstatedinsubsectionBofthisSection.Eachelementincludesbothstandardsandguidelines.Standardsareprovidedforpredictability.Thesestandardsspecifyaprescriptivemannerinwhichtherequirementcanbemet.Guidelinesforeachelementareprovidedforflexibility.Theseguidelinesprovidedirectionforthosewhoseektomeettherequiredelementinamannerthatisdifferentfromthestandards.a.ThedeterminationastothesatisfactionoftherequirementthroughtheuseoftheguidelinesistobemadebytheCommunityandEconomicDevelopmentAdministratorwhennootherpermitorapprovalrequiresHearingExaminerreview.b.Whenithasbeendeterminedthattheproposedmannerofmeetingthedesignrequirementthroughguidelinesissufficient,theapplicantshallhavesatisfiedthatdesignrequirement.
CityofRentonDeportmentofCommunityandEconomicDevelopmentAdmin.ModificationRequestReport&DecisionBanaskyResidenceResidentialDesignandDrivewayModificationLUA16-000107,MOD,MODReportofFebruary26,2016Page3of4RMC4-4-080K.2allowstheAdministratortograntmodificationsforParking,LoadingandDrivewayRegulations,providedthemodificationsmeetthefollowingcriteria(pursuanttoRMC4-9-250D.2):ComplianceModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:Thepurposeandintentofthecodeistominimizethevisualimpactofgaragesanddrivewayswithinresidentialneighborhoods,aswellaslimittheamountofpavingthatisintheCityofRenton’sright-of-way.Theproposedmodificationwouldmeettheobjectivesofsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,aswellasthepolicydirectionandobjectivesoftheComprehensivePlan.Theapplicanthasminimizedthevisualimpactofthegarageanddrivewaybyrecessingthegaragefromthefrontofthehouse10feetandrecessingbelowgradeover6feetandaddingenhancedlandscaping(SeeExhibit4)aroundthedrivewayandalongNSt.Thesedesignelementsimprovetheappearanceandfunctionofthepropertyanddonotadverselyimpactthesafetyoftheneighborhood.Inaddition,theexistingsinglefamilyhomecurrentlyaccessesfromN31stStreet,ratherthanaccessingfromthealley,sotheproposedaccessfromN31stStreetwouldnotresultinanychangedconditionofthesite.Theapplicanthadanalternativedrivewaydesign,whichwouldhavetheaccessfromthealleyrunparalleltothepublicright-of-way(SeeExhibit6),howevercitystaffagreethatthisproposalislessaestheticallypleasing,posesmoresafetyconcerns(Seecommentsundercriterion‘c’below),anddoesnotmeettheintentofthecode.Theproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,basedupon“soundengineeringjudgment.StaffComment:Seecommentsundercriterion‘a’.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:TheexistingsinglefamilyhomecurrentlyaccessesfromN31stStreet,ratherthanaccessingfromthealley.TheproposedaccessfromN315tStreetwouldnotresultinanychangedcondition.ThemajorityofthehomeslocatedonN31stStreetaccesstheirgaragesfromthestreet.Thedesignisinkeepingwiththeneighborhood;
CityofRentonDepartmentofCommunityandEconomicDevelopmentBanaskvResidenceResidentialDesignandDrivewayModificationAdmin.ModificationRequestReport&DecisionLUA16-000107,MOD,MODDECISIONTheproposalsatisfies6ofthe6criterialistedinRMC4-9-250D.2forapprovalofthedrivewaymodificationandsatisfies2ofthe2criterialistedinRMC4-2-115A2forapprovalofthedesignstandardsmodification.Therefore,thedesignstandardanddrivewaymodificationsoftheBanaskyResidenceResidentialDesignandDrivewayModification,ProjectNumberLUA15-000872,MOD,MODisapproved.JenniferHenning,PlanningDirectorDepartmentofCommunity&EconomicDevelopmentFebruary26,2016DateThedecisiontoapprovethemodificationwillbecomefinalifnotappealedinwritingtogetherwiththerequiredfeeto:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057onorbefore5:00pm,onMarch11,2016.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheRentonCityClerk’soffice,RentonCityHall—7thFloor,(425)430-6510.Ifyouhaveanyfurtherquestionsregardingthisdecision,feelfreetocontacttheprojectmanager,AngeleaWeihs,at425-430-7312oraweihs@rentonwa.gov.ReportofFebruary26,2016Page4of4therefore,itwillnotbeadverseorinjuriousontheneighborhoodorpropertiesintheneatvicinity.Inaddition,theapplicant’salternativeproposalwouldhavetheaccessfromthealleyrunparalleltothepublicright-of-way.Thisdesignwouldrequireanapproximately3foottallretainingwallalongthelengthofthesidewalk/ROW,whichwouldactuallyposemoresafetyconcernsthanaccessingfromthestreet.d.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘a’and‘c’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andStaffComment:Theapplicantargues,andstaffagrees,thatthetopographyofthesite,andproposeddepthofthegarage/shopinthebasement,makeaccessingfromthealley,,impractical.Inordertoaccessfromthealley,thegaragewouldneedtobelevelwiththealley,which,duetothetopographyofthesite,wouldrequirethatthegaragebemovedtothe“secondstory”.Asaresult,thehomewouldbedesignedwithlivingspacebifurcatedbyagarage,whichwouldresultinacompartmentedandimpracticalhomedesign.f.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Therearenoidentifiedadverseimpactsfromthisdrivewaymodification.Seecommentsundercriterion‘c’.
EXHIBIT1Purpose:RequestModificationofResidentialDesignandAccessRequirements(R-8Zone)Background:Mr.&Mrs.BanaskyarelongtimeRentonresidentsintheprocessofbuildingtheirnewpersonalhome.TheBanaskyFamilydecidedonthepropertybecauseofitssize,existinghome(whichgivespredictabilitythatthesiteisbuildable),andviewsofLakeWashington.Thecenterpieceofthehomeisa1613sqft6cargarageandshopforMr.Banaskytopursuehishobbyofworkingonclassiccars.SubjectDesign/Property:BanaskyResidence(3014LakeWashingtonBlvdN,Renton92056)
ModificationRequests:0•4-2-115E.3“Roofs”oThisdesignhasaprominentroofformofunder6:12pitch.ContemporaryNorthwestarchitectureusesavarietyoflowroofpitchesroofpitches.Secondly,arooftopdecktoenjoytheviewsrequiresaportionoftheroofbeflatenoughtowalkon.Thismodificationhasbeengrantedonsimilarprojectsinthearea,andanexamolephotoisbelow.(1212MontereyAveNE,Renton98056)•4-2-115E.3“ArchitecturalDetailing”oThisdesigndoesnotshowdoororwindowtrim.ContemporaryNorthwestarchitecturehasreplaceddoorandwindowtrimwithanewsetofdesignstandards.Avarietyofexteriorsidingmaterials
04-4-080F.7.b“DrivewayAccessandParking”oItisourpositionthatourcurrentproposal(seeprovidedplansdated12-23-15)fordrivewayandvehicleaccessmeetstheintentonthecodeanddoesnotrequireamodification.Ideally,Mr.andMrs.BanaskywouldliketorequestamodificationtoaccesstheirgaragefromN31stStreet,asopposedtothealley.Thisisforafewreasons,mostofwhicharedrivenbythesitestopographyandthelargegarageandshopintheBasement.Wefeelthiswillstillmeettheintentofthecode--astheintentistominimizethevisualimpactofgaragesandvehicleswithinresidentialneighborhoods,aswellaslimittheamountofpavingthatisintheCityofRenton’srightofway.First,thegarageisrecessedfromthefrontofthehouse10’(seeA4.0N-SSection)andrecessedbelowgradeover6feet.Second,therightofwaypavingisbasedonatypicalR-8zonedlot,whichis5000sqft(lap,flatpanel,cedar,metal,andconcrete)combinedwithverytightfitandfinishproduceamoredesirableaesthetic.Thismodificationhasbeengrantedonsimilarprojectsinthearea,andanexamplephotoisbelow.(1.5MontereyAveNE,Renton98056)
Vt•with50feetoffrontage;TheBanasky’spropertyhoweveris9131sqftwith199.78feetoffrontage.Third,themajorityofthehomesonN31stStreetaccesstheirgaragesfromthestreet,thereforeitwillnotbeadverseorinjuriousontheneighborhoodorpropertiesinthenearvicinity.Thissolutiuonalsomeetsalloftheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityasintendedbytheCoderequirements.InSummarywewouldliketheabovemodificationstobeapprovedbasedongreatefforttocomplywiththeintentandguidelinesofthecode.Sincerely,AnthonyHinesSignatureCustomHomes
DEPARTMENTOFCoMMUNITY“ttr0ANDECONOMICDEVELOPMENT..11.‘Jh1MODIFICATIONOFRESIDENTIALDESIGNREQUIREMENTSFORPROJECTSWITHINTHER-4,R-6,R-8,R-1OANDR-14ZONESEVALUATIONFORM&DECISIONPlanningDivisionEXHIBIT21055SouthGradyWay-Renton,WA98057Phone:425-430-7200Iwww.rentonwa.govAPPLICANTCONTACTINFORMATIONSignatureCustomHomesApplicantName:MikeClowCompany(ifapplicable):ofWALLCMailingAddress:PCBox1910Phone:253-606-1096City/State:Milton/WAZip:98354PROJECTINFORMATIONProjectName:BanaskyResidenceResidentialDesignModificationParcelNumber:3342100380ZoningDesignation:R-8ProjectLocation:3014LakeWashingtonBlvd.NRenton,WA98056BriefSummaryofRequest:ApplicantisrequestingaResidentialDesignModificationfor4:12andflatroofpitches.Pleaseexplainhowyourprojectproposalmeetsthe“guidelines”foreachdesignelement,ratherthanthestandards.CodeSection:4-2-115E.3.“Roofs”CompliancewithGuidelines:AvarietyofroofformsGuideline:wereused(6:12,4:12,andflatroof)toaddcharacterRoofsshallrepresentavarietyofformsandprofilesandenhancethemoderndesign;whichinturnthataddcharacterandrelieftothelandscapeoftheenhancestheoverallneighborhood.Theroofmaterialsneighborhood.Theuseofbrightcolors,aswellasaremutedcolors,non-reflective,andnon-roofingthatismadeofmateriallikegraveland/oragranular.reflectivematerial,isdiscouraged.CodeSection:4-2-115E.3.“ArchitecturalDetailing”CompliancewithGuidelines:GreatcarewaspaidtotheGuideline:materiallayoutandtextureinrespecttothemodernArchitecturaldetailshallbeprovidedthatisarchitecturaldetailing.Detailscommonintraditionalappropriatetothearchitecturalcharacterofthehome.architecturesuchaswindowtrimdonotfitwiththeDetailingliketrim,columns,and/orcornerboardsshallmodernaestheticofthishome--insteadfit,finish,andreflectthearchitecturalcharacterofthehouse.cleanlinesarethefocustoachievetherightcharacter.1/Users/tony/Downloads/ModificationApplication.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:Entrancestohomesshallbeafocalpointandallowspaceforsocialinteraction.Frontdoorsshallfacethestreetandbeonthefacadeclosesttothestreet.Whenahomeislocatedonacornerlot(i.e.,attheintersectionoftworoadsortheintersectionofaroadandacommonspace)afeaturelikeawrappedporchshallbeusedtoreducetheperceivedscaleofthehouseandengagethestreetoropenspaceonbothsides.CodeSection:4-2-SE.3.“FaçadeModulation”Guidelines:Buildingsshallnothavemonotonousfacadesalongpublicareas.Dwellingsshallincludearticulationalongpublicfrontages;thearticulationmayincludetheconnectionofanopenporchtothebuilding,adormerfacingthestreet,orawell-definedentryelement.CodeSection:4-2-115E.3.“Eaves”Guidelines:Eavesshouldbedetailedandproportionedtocomplementthearchitecturalstyleofthehome.CompliancewithGuidelines:Thegarageisanaverageofsixfeetbelowgrade,andrecessedfromthefrontofthehouseovertenfeet.Inaddition,thegaragedoorwillbecomposedofglassandaluminiumpanelstogiveitamoredesirablearchitecturalappearance.Whilenotaccessedfromthealley,itisasideloadgarage,andoverflowparkingISaccessedfromthealley.Thereforethegaragewillnotnegativelyaffecttheviewofthesurroundingneighborhood.CompliancewithGuidelines:InComplianceCompliancewithGuidelines:InComplianceCompliancewithGuidelines:InComplianceCompliancewithGuidelines:InCompliance2/Users/tony/Downloads/ModificationApplication.docRev:12/2015
•1OtherDesignStandard:CompliancewithGuidelines:N/ACodeSection:N/AGuidelines:N/AInadditiontothisform,thefollowingattachmentsarerequired:•Siteplanandelevations(8.5x11size)•Builtexamplephotos(ifavailable)CriteriaforModificationoftheResidentialDesignStandardsRentonMunicipalCode,section4-2-115,listselementsthatarerequiredtobeincludedinallresidentialdevelopmeinthezonesstatedinsubsectionBofthisSection.Eachelementincludesbothstandardsandguidelines.Standardsprovidedforpredictability.Thesestandardsspecifyaprescriptivemannerinwhichtherequirementcanbemet.Guidelinesforeachelementareprovidedforflexibility.Theseguidelinesprovidedirectionforthosewhoseektomtherequiredelementinamannerthatisdifferentfromthestandards.a.ThedeterminationastothesatisfactionoftherequirementthroughtheuseoftheguidelinesistobemadetheCommunityandEconomicDevelopmentAdministratorwhennootherpermitorapprovalrequiresHearExaminerreview.b.Whenithasbeendeterminedthattheproposedmannerofmeetingthedesignrequirementthroughguidelinesissufficient,theapplicantshallhavesatisfiedthatdesignrequirement.I,theundersigned,declareunderpenaltyofperjuryunderthelawsoftheStateofWashington,thattothebestofmyknowledgetheaboveinformationistrueandcomplete.ApplicantSignature:_________________________________Date:1-26-163/Users/tony/Down!oads/ModiflcationApplication.docRev:12/2015
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