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HomeMy WebLinkAboutLUA14-000950_Report 1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR PROJECTS WITHIN THE R-4 AND R-8 ZONES [gJ APPROVAL D DENIAL 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: PROJECT NUMBER: PROJECT MANAGER: APPLICANT: Rosa Meadows Plan Type 2.1 Residential Design Modification LUA14-000950 Angelea Wickstrom, Assistant Planner A. Philip McCullough 5700 Corson Ave S. Seattle, WA 98108 ZONING DESIGNATION: Residential -8 dwelling units per acre (R-8) PROJECT LOCATION: 2724 and 16424 Benson Road S SUMMARY OF REQUEST: The applicant is requesting approval of a modification of the Residential Design Standards (RMC 4-2-115) on a proposed Plan Type 2.1 for Rosa Meadows (La Rosa) Plat. The proposed project site is located in the Residential -8 dwelling units per acre (R-8) zone. This modification would be applicable to all home models, Type 2.1, that are constructed on any lot within Rosa Meadows (LUA13-001537). *This Modification of Residential Design Requirements form has been revised from the orginal decision, dated July 25, 2014, to include the Garages standard. The applicant did not include the Garage standard in the original modification request letter. However, the garage was represented in the elevation exhibits that were attached to the original modification approval. 1. Roof Choose one: D Hip or gabled with at least 6:12 pitch; or D Shed roof; or City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Rosa Meadows Plan Type 2.1 Residential Design Modification LUA14·000950, MOD Report of August 25, 2014 Page 2 of 4 ~ Alternative that meets guidelines (Explain): The applicant is requesting approval of a lower roof pitch than the minimum standard to provide a varied roof pitch lower than 6:12. The proposed roof pitch on the home varies from 3:12 to 2:12. The applicant asserts that this roof pitch best matches the modern style of home to be constructed and still meets the guidelines of the Roofs section in the Residential Design Standards. A variety of roof forms will be used in the Rosa Meadows Plat. To ensure that the subdivision has a variety, staff recommends a condition of approval that a variety of roof pitches are used throughout the subdivision, and that identical home styles are not placed abutting each other within the subdivision. And if more than nine (9) lots choose one: ~ D A variety of roof forms are used; or Alternative that meets guidelines (Explain) 2. Architectural Detailing Choose one: D Trim (minimum of 3 • 1/2") around all windows and doors; or D Shutters on windows and trim (minimum 3 · 1/2") around doors; or ~ Alternative that meets guidelines (Explain): The applicant is requesting approval of a window trim that is narrower in some locations and absent in others in order to harmonize with the modern design of the house. And, if one siding material is used on any side that is 2 stories or more, choose one: D A horizontal band (minimum 8") is used between the first and second story; or D Alternative that meets guidelines (Explain) N/A 3. Garages Choose one: D Recessed 8' from the front ofthe house and/or front porch; or D Roof extends 5' beyond garage front at least the width ofthe garage and the porch/stoop; or D Alley Accessed; or D Located so that the entry does not face a street or an access easement; or D Sized so it represent no greater than 50% of the front fa~ade width at ground level; or D Detached; or ~ Alternative that meets guidelines (Explain) The applicant is requesting approval of a garage that is recessed 3'6" from the front porch instead of 8'. The roof also extends 3'6" beyond the front of the garage. Staff agree that this design meets the intent of the design guidelines, which is to reduce the visual impact of the garage. The design City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Rosa Meadows Plan Type 2.1 Residential Design Modification LUA14-000950, MOD Report of August 25, 2014 Page 3 of 4 guidelines state that "the visual impact of garages shall be minimized. while porches and front doors shall be the the emphasis of the front of the home." Staff agree that the design of the home, with its prominent front porch and unique porch steps, de- emphasizes the garage and meets the intent of the guidelines. Staff recommend as condition of approval that glazing be included in the garage doors. And, if the garage is wider than 26', choose one: D The portion greater than 26' is setback at least 2'; or D Alternative that meets guidelines (Explain) N/A RMC 4-9-2S0D.2 Criteria for Modification of the Standards. The requested modification must also meet the following criteria: 1. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; and 2. Will not be injurious to other property(ies) in the vicinity; and 3. Conform to the intent and purpose ofthe Code; and 4. Can be shown to be justified and required for the use and situation intended; and 5. Will not create adverse impacts to other property(ies) in the vicinity. DECISION The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-250D2 for approval of modifications. Therefore, the Rosa Meadows Plan Type 2.1 Residential Design Modification of the residential design standards for the proposed single-family residential structure, Project Number LUA14- 000950, MOD is approved subject to two conditions of approval. CONDITIONS 1. A variety of home types shall be used throughout the Rosa Meadows subdivision. No identical home styles shall be placed on abutting lots. 2. The design shall include glazing in the garage doors; detail of the garage door glazing shall be provided with the building permit application for review and approval by the Planning Division Project Manager. 8/25/2014 Jennifer Henning, Plan · Director Date Department of Community & Economic Development City of Renton Department of Community and Economic Development Administrative Modification Request Report & Decision Rosa Meadows Plan Type 2.1 Residential Design Modification LUA14-000950, MOD Report of August 25, 2014 Page 4 of 4 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 September 8, 2014. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall -7'h Floor, (425) 430-6510. If you have any further questions regarding this decision, feel free to contact the project manager, Angelea Wickstrom, at 425.430.7312 or awickstrom@rentonwa.gov. M&CULLOUGH ARCHITECTS 12August14 Chip Vincent, Administrator 5700 Corson Ave S. Seattle WA 98108 206.443.1181 mccullougharchltects.com Department of Community and Economic Development 1055 South Grady Way Renton, WA 98057 RE: Modification to Residential Design Standards, Plan Type 2.1, Rosa Meadows (LaRosa) Dear Chip: EXHIBIT 1 For the Plan Type referenced above, we are applying for a Modification to the Residential Design Standards. This plan is to be located on Proposed Lot 12 of Rosa Meadows (LaRosa). Original Parcel B, 0087000075 and ii will be the Model Home for this Plat. The Plan Type differs from the standards as follows: 1. The roof pitch is less than 6:12 2. Window trim is narrower in some locations and absent in others in order to harmonize with the design style of the house. 3. The garage does not meet the design standards set forth in RMC 4-2-115. Conner Homes and McCullough Architects have researched the market data for this area and other areas and have found that houses with a more contemporary styling are most popular among home buyers. By utilizing the elements listed above, we believe that our house designs achieve a good balance between contemporary styling and fitting with the overall design intentions of the Renton Municipal Code. Prior to starting any design work, Conner Homes and McCullough Architects met with representatives from the City of Renton in order to get feedback and make sure that we were designing plans that would be acceptable for construction in Renton. The 3D models prepared by McCullough Architects were positively received. This Plan Type will also be used for other lots, however, no two of these Plan Types will be built on adjacent lots. We look forwmd to your response. Please contact me if you have any questions. Sincerely, A. Philip McCullough President, McCullough Architects DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR PROJECTS WITHIN THE R-4 AND R-8 ZONES ~ APPROVAL D DENIAL 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: Rosa Meadows Plan Type 2.1 Residential Design Modification PROJECT NUMBER: LUA14-000950 PROJECT MANAGER: Angelea Wickstrom, Assistant Planner APPLICANT: A. Philip McCullough 5700 Corson Ave S. Seattle, WA 98108 ~~ff~c~t NAME INIT )f,:f-;~ h ~ 'p ~ \/:1r"t)5t-1 _ n_ "' Vv ~, c ,1tL!.: -4~1i ""-~~ pt},.·, ~ ZONING DESIGNATION: Residential -8 dwelling units per acre (R-8) PROJECT LOCATION: 2724 and 16424 Benson Road S SUMMARY OF REQUEST: The applicant is requesting approval of a modification of the Residential Design Standards (RMC 4-2-115) on a proposed Plan Type 2.1 for Rosa Meadows (La Rosa) Plat. The proposed project site is located in the Residential -8 dwelling units per acre (R-8) zone. This modification would be applicable to all home models, Type 2.1, that are constructed on any lot within Rosa Meadows (LUAB-001537). *This Modification of Residential Design Requirements form has been revised from the orginal decision, dated July 25, 2014, to include the Garages standard. The applicant did not include the Garage standard in the original modification request letter. However, the garage was represented in the elevation exhibits that were attached to the original modification approval. 1. Roof Choose one: D Hip or gabled with at least 6:12 pitch; or D Shed roof; or Va '/ 'l ~'l'i' ?:J .J,., .z~./.