HomeMy WebLinkAboutD_LUA22-000159_220621_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
PLANNING DIVISION
MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR
PROJECTS WITHIN THE R-10 ZONE
EVALUATION FORM & DECISION
An “X” 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: PR22-000114 Kaiwi SFR Addition
LAND USE FILE NUMBER: LUA22-000159, MOD
PROJECT MANAGER: Andrew Van Gordon, Associate Planner
APPLICANT: Alika and Jennifer Kaiwi, 4114 NE 2nd St, Renton, WA 98059
ZONING DESIGNATION: Residential-10 Zone (R-10)
PROJECT LOCATION: 4114 NE 2nd St (Parcel Number 1079350030)
SUMMARY OF REQUEST: The applicants propose a 484-square foot single story expansion located
at the rear of the existing residence located at 4114 NE 2nd St (parcel
number 1079350030) within the R-10 zone. The expansion exceeds a
value of $50,000 and requires the entirety of the structure comply with
the standards of RMC 4-2-115, Residential Design and Open Space
Standards. The applicants are requesting a Modification of the
Residential Design Standards; they request to substitute the design and
architectural elements of the existing detached dwelling for
requirements of “Architectural Detailing”, “Garage”, “Windows and
Doors” and “Primary Entry” found in RMC 4-2-115.
1. Primary Entry
Both of the following are required:
The entry shall take access from and face a street, park, common green, pocket park,
pedestrian easement, or open space, and
The entry shall include a porch or stoop with a minimum depth of five feet (5’) and minimum
height twelve inches (12”) above grade.
Alternative that meets guidelines (Explain) The existing entry faces NE 2nd St. The applicants
are proposing to retain the existing entry (Exhibit 1). The existing entry has an
approximately four-foot deep by five and a half-foot wide (4’x5.5’) uncovered step in front
of the door. (Exhibit 2) The step has a height of seven and a half inches (7.5”) that is
functionally flush with the bottom of the existing front door. (Exhibit 3) A red tile walkway
leads to the red tile front step with an approximately three-foot (3’) in height brick wall
separating the walking path and step from the remainder of the front yard. (Exhibit 4)
DocuSign Envelope ID: 19DE6AE4-A83F-42B1-BC71-C778C185DF98
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Kaiwi SFR Addition LUA22-000159, MOD
Permit Date: June 21, 2022 Page 2 of 5
As shown in Exhibit 4, the front door faces the street. The brick wall and red tile walkway
begin between the garage and the street leading from the driveway to the front door. The
brick wall separates the front walkway from the remainder of the front yard and not only
draws the eye towards but also directs pedestrians to the front door. The front step by
being raised and functionally level with the front door acts as a space for social interaction
separate from the walkway. The brick wall and walkway extending from the front door
provides a focal point and is visually prominent fE.3rom the street and therefore the existing
improvements meet the primary entry guidelines of the Residential Design element set
forth in RMC 4-2-115E.3.
2. Windows and Doors
All of the following are required:
Primary windows shall be proportioned vertically, rather than horizontally; and
Vertical windows may be combined together to create a larger window area; and
All doors shall be made of wood, fiberglass, metal or glass and trimmed with three and one-
half inches (3 ½”) minimum head and jamb trim around the door; and
Screen door are permitted; and
Primary entry doors shall face a street, park, common green, pocket park, or pedestrian
easement and shall be paneled or have inset windows; and
Sliding glass doors are not permitted along a frontage elevation or an elevation facing a
pedestrian easement.
Alternative that meets guideline (Explain) The applicants propose to retain the existing
windows and front door trim. The front elevation contains a large bay window and sidelight
abutting the front door. Additional windows are located above the garage doors on the
second story. The existing windows on the street facing façade and trim around the front
door are an integral part of the architectural character of the home and contribute to the
overall balance and integration of the building form and therefore these existing
improvements meet the windows and doors guidelines of the Residential Design element
set forth in RMC 4-2-115E.3.
As provided in the submitted photos (Exhibit 4), the front door contains trim, however,
elevation drawings do not indicate the new door head and jamb trim is at least three and
one-half inches (3 ½”). To ensure the existing front door trim is retained or if replaced it is
with code compliant trim and to ensure new doors contain code compliant trim, Staff
recommends as a condition of approval that the applicants submit revised drawings with
the building permit application that provide door head and jamb trim a minimum of three
and one-half inches (3 ½”) in width for the new door and front door should the applicant
propose to replace existing trim. The revised submittal shall be reviewed and approved by
the Current Planning Project Manager prior to permit issuance.
3. Architectural Detailing
All of the following are required:
DocuSign Envelope ID: 19DE6AE4-A83F-42B1-BC71-C778C185DF98
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Kaiwi SFR Addition LUA22-000159, MOD
Permit Date: June 21, 2022 Page 3 of 5
Three and one-half inches (3 ½”) minimum trim surrounds all windows and details all doors;
and
At least one of the following architectural details shall be provided on each home: shutters,
knee braces, flower boxes, or columns; and
Where siding is used, metal corner clips or corner boards shall be used and shall be at a
minimum two and one-half inches (2 ½”) in width and painted. If shutters are used they
shall be proportioned to the window size to simulate the ability to cover them; and
If columns are used, they shall be round, fluted or strongly related to the home’s
architectural style. Six inches by six inches (6” x 6”) posts may be allowed if chamfered
and/or banded. Exposed four inches by four inches (4” x 4”) and six inches by six inches (6”
x 6”) posts are prohibited.
Alternative that meets guidelines (Explain) The applicants state that the existing
improvements meet trim requirements, siding requirements, and that the brick wall acts as
an architectural detail that is appropriate to the architectural character of the home.
The elevation drawings do not indicate existing and proposed trim is meeting the
requirements. See FOF 2, Windows and Doors for information regarding trim around doors.
The elevation drawings also don’t show corner boards or metal corner clips associated with
the siding, however, provided photos of the existing dwelling do show corner boards.
Retaining the existing trim and corner boards and providing three and one-half inches (3
½”) wide window trim and corner boards on the addition would include details that are
appropriate to the architectural character of the home, therefore these existing
improvements and improvement noted in the condition below meet the architectural
detailing guidelines of the Residential Design element set forth in RMC 4-2-115E.3.
To ensure the existing and proposed trim and siding corners are compliant with the
guidelines noted above, staff recommends as a condition of approval that the applicants
submit revised drawings with the building permit application showing corner boards and
trim that surrounds all windows. New trim and details of new doors on the addition shall
be a minimum of three and one-half inches (3 ½”) in width. New corner boards on the
addition shall be a minimum of two and one-half inches (2 ½”) in width and painted. The
revised submittal shall be reviewed and approved by the Current Planning Project Manager
prior to permit issuance.
4. Garages
Garages may be attached or detached. Shared garages area is also allowed, provided the regulations
of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required.
The front porch projects in front of the garage a minimum of five feet (5’) and is a minimum
of twelve feet (12’) wide, or
The garage is detached and set back from the front of the house and/or porch at least six
feet (6’).
DocuSign Envelope ID: 19DE6AE4-A83F-42B1-BC71-C778C185DF98
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Kaiwi SFR Addition LUA22-000159, MOD
Permit Date: June 21, 2022 Page 4 of 5
Additionally, all of the following are required:
Garage design shall be of similar design to the homes, and
If sides of the garage visible from streets, sidewalks, pathways, trails or other homes,
architectural details shall be incorporated in the design.
Alternative that meets guidelines (Explain) The applicants state that it would be
unreasonable due to cost to have a porch that projects five feet (5’) in front of the garage
and is 12 feet (12’) wide as is building a detached garage that is set back from the front of
the house six feet (6’). They request that the brick wall be considered the front of home
emphasis.
As previously referenced in FOF 2, Windows and Doors, the home was built in 1994 and is
representative of the style and architecture of the time.
As referenced in FOF 1, Primary Entry the brick wall and red tile walkway leading to the
front door draws the eye and directs pedestrians to the front entrance which helps to bring
attention away from the garage and directs it to the front door. Additionally, the garage is
not alone in projecting beyond the front door. The second floor of the residence is located
above the garage. The two (2) levels are flush with one another, and both make up the
façade closest to the street. By having the second story living space façade contiguous with
the garage façade it minimizes the impact of having a garage extend beyond the front door
façade. Therefore, the existing improvements meet the garages guidelines of the Site
Design element set forth in RMC 4-2-115E.3.
RMC 4-2-115A2, CRITERIA FOR MODIFICATION OF RESIDENTIAL DESIGN STANDARDS:
Renton Municipal Code, section 4-2-115, lists elements that are required to be included in all residential
development in the zones stated in subsection B of this Section. Each element includes both standards
and guidelines. Standards are 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 meet 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 by the Community and Economic Development Administrator
when no other permit or approval requires Hearing 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.
DECISION
The proposal satisfies the criteria listed in RMC 4-2-115A2 for approval of residential design modifications.
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
DocuSign Envelope ID: 19DE6AE4-A83F-42B1-BC71-C778C185DF98
City of Renton Department of Community & Economic Development Modification of Residential Design Requirements Kaiwi SFR Addition LUA22-000159, MOD
Permit Date: June 21, 2022 Page 5 of 5
building permit application. Therefore, the Kaiwi SFR Addition, LUA22-000159, MOD is
Approved with Conditions* and subject to the following conditions:
*CONDITIONS OF APPROVAL:
1. The applicants shall submit revised drawings with the building permit application that provide
door head and jamb trim a minimum of three and one-half inches (3 ½”) in width for the new door
and front door should the applicant propose to replace existing trim. The revised submittal shall
be reviewed and approved by the Current Planning Project Manager prior to permit issuance.
2. The applicants shall submit revised drawings with the building permit application showing corner
boards and trim that surrounds all windows. New trim and details of new doors on the addition
shall be a minimum of three and one-half inches (3 ½”) in width. New corner boards on the
addition shall be a minimum of two and one-half inches (2 ½”) in width and painted. The revised
submittal shall be reviewed and approved by the Current Planning Project Manager prior to
permit issuance.
SIGNATURE & DATE OF DECISION:
________________________________________ ____________________________________
Vanessa Dolbee, Planning Director Date
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not
readily discoverable prior the original decision is found or if he finds there was misrepresentation of
fact. After review of the reconsideration request, if the approval body finds sufficient evidence to
amend the original decision, there will be no further extension of the appeal period. Any person wishing
to take further action must file a formal appeal within the 14-day appeal time frame.
APPEALS: Appeals of permit issuance must be filed in writing on or before 5:00 p.m. on July 5, 2022. An
appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-
680). Due to the ongoing state of emergency enacted by Governor’s Proclamation 20-28.14 (and as
amended), the City Clerk’s Office is working remotely. For that reason, appeals must be submitted
electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub
Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected
at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed
by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, cityclerk@rentonwa.gov.
Exhibits: 1) Modification Evaluation Form, 2) Site Plan, 3) Elevations, 4) Site Photos
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DocuSign Envelope ID: 19DE6AE4-A83F-42B1-BC71-C778C185DF98
6/21/2022 | 10:19 AM PDT