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Home My WebLink AboutA_Modification of Residential Design Regulations_Leighton Residence_151122_V1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Modification Application.doc Rev: 12/2015 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 | www.rentonwa.gov APPLICANT CONTACT INFORMATION Applicant Name: Company (if applicable): Mailing Address: Phone: City/State: Zip: PROJECT INFORMATION Project Name: Parcel Number: Zoning Designation: Project Location: Brief Summary of Request: Please explain how your project proposal meets the "guidelines" for each design element, rather than the standards. Code Section: 4-2-115E.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. Compliance with Guidelines: Code Section: 4-2-115E.3. “Architectural Detailing” Guideline: Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. Compliance with Guidelines: 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Modification Application.doc Rev: 12/2015 Code Section: 4-2-115E.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 Compliance with Guidelines: 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. Compliance with Guidelines: Code Section: 4-2-115E.3. “Primary Entry” Guidelines: Entrances to homes shall be a focal point and allow 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. Compliance with Guidelines: Code Section: 4-2-115E.3. “Façade 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: Code Section: 4-2-115E.3. “Eaves” Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home. Compliance with Guidelines: 23020 Edmonds Way, #113, Edmonds, WA 98020 | p. 206.542.3734 | e. heidi@h2darchitects.com | w. h2darchitects.com November 9, 2022 Prepared by: H2D Architecture + Design 23020 Edmonds Way #211 Edmonds, WA 98020 Modification of Residential Design Requirements 4-2-115E.3. “Windows and doors shall constitute 25% of all facades facing street frontage or public spaces Property Owners: Steve and Lisa Leighton 3307 Mountain View Ave N Renton, WA 98056 The subject property is located at 3307 Mountain View Ave N; King County Tax Assessor No. 3124059077. There is an existing single-family residence constructed in 1993 slated for demolition and a New Single-Family residence will be constructed partially within the existing footprint. The site is 29,236SF and has the following known critical area: Shoreline (Lake Washington). The subject property and adjacent properties are zoned as R-8. The East property line is adjacent to the Burlington Northern Railroad tracks (King County Parks property) and Lake Washington Blvd (beyond the tracks). Due to the unique site conditions, the initial design proposal included a City of Renton tentatively approved variance to build the house along the East Property Line adjacent to the King County Parks property in an effort to protect the Lake Washington shoreline on the opposite façade and meet the programmatic needs of the property owners. Construction along the property line would require a fire-rated assembly with NO openings allowed. That would have meant an approval to have no windows facing the adjacent public space. For this reason, the space planning leant itself to placing more private spaces that typically do not require windows along the East façade. This plan was rejected by the King County Parks department and rather than re-design the spaces the house was shifted and adjusted in size to accommodate the setback requirements. The rooms along the East façade include the following: Loft, Garage, Stair, Pantry Storage, Hall, Powder, Laundry, Master Bedroom, Master Closet, and Attic Spaces. Windows have been added and designed to provide adequate light to the appropriate spaces and accommodate the space planning within. The following areas do not have windows proposed: Pantry Storage (to maximize storage space) and Master Closet (to protect clothing from UV exposure). The loft space will have 2 vertically oriented windows to coordinate with the South façade and accommodate the furniture layout including seating and media. The stairs will also have a vertically oriented window at the landing for light and air flow. All other spaces are proposed to have clerestory windows. This is an effort to provide privacy to the spaces within (Bathroom/Bedroom). In order to meet the 25% window/door requirement on the East façade, approximately 442SF of glazing and doors would be required. Given the spatial restrictions noted above, this is nearly impossible to meet. Even if the Loft, Bedroom, and Powder room had floor to ceiling glazing the entirety of the façade would still be a few hundred square feet below the 25% requirement. The proposed glazing and door area is 125 SF. This provides glazing proportionate to the spaces within. To offset the reduction in glazing area, a variation in siding materials and colors, decorative trim, and wood-stained window/door trim will enhance the façade on the public facing side. 23020 Edmonds Way, #113, Edmonds, WA 98020 | p. 206.542.3734 | e. heidi@h2darchitects.com | w. h2darchitects.com The final reason to reduce glazing along the East façade is a privacy issue. The unique topography of the Site places the adjacent public walking trail 14 ft above the Main Floor level. As shown on Sheet A3 of the enclosed submittal package the sight line of people walking along the trail is directly into the windows of the subject property. If this property were adjacent to street level pedestrians, a clerestory window could provide connection/light without invasion of privacy to the residents within. The particular elevation of the build site places pedestrians at a high elevation and in a position to look down into the home. The proposed window and door design along the East Façade meets the general guidelines to provide interaction between the home and adjacent public spaces in an appropriate manner given the site conditions. Windows are proposed in almost all of the habitable spaces in a means to provide connection to the exterior without sacrificing the quality of space within or privacy of the homeowners. Efforts have been made to break up the monotony of the façade with varying siding materials and colors, undulation of the façade and roof, as well as the visibility of the South entry and balcony areas with decorative posts, railings, and knee braces.