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Home My WebLink AboutLUA14-001601_Report 1DEPARTMENT OF COi UNITY AND ECONOMIC DEVELOPMENT MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR PROJECTS WITHIN THE R-4 AND R-8 ZONES ['.8J 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: 523 S 31st St Residential Design Modification LUA14-001601, MOD Angelea Wickstrom, Assistant Planner Ed Horner Horner Design Associates, Inc. 12114 SE May Creek Park Drive Newcastle, WA 98056 ZONING DESIGNATION: R-8 PROJECT LOCATION: 523 S 31st St SUMMARY OF REQUEST: The applicant is requesting approval of a modification of the Residential Design Standards (RMC 4-2-115) on a proposed single family home. The proposed project site is located in the Residential -8 dwelling units per acre (R-8) zone. The applicant is proposing to add a 997 square foot addition to the back of the existing structure. Renton Municipal Code, Section 4-2-115, states that "Additions and/or expansions to detached or attached dwellings that are valued at fifty thousand dollars ($50,000.00) or more, or at fifty percent (50%) or greater of the most recent assessment or appraisal shall require that the entire dwelling or structure comply with the standards ofthe Residential Design subsection." The most recent assessment of this existing structure is valued at $355,000. The estimated value of the addition ($227,874.32) is more than $50,000 and more than 50 percent of the value of the existing structure; therefore, the entire structure is required to meet the Residential Design Standards. The existing house is a nonconforming structure build in 1980, and does not meet the City of Renton's Roof Standard or Architectural Details standards. The City of Renton Department of Com y and Economic Development Administrative 523 S 31st St Residential Design Modification fication Request Report & Decision LUA14-001601, MOD Report of December 9, 2014 Page 2 of 3 proposed addition will not be viewable from the front fa~ade. 1. Roof Choose one: D Hip or gabled with at least 6:12 pitch; or D Shed roof; or D Alternative that meets guidelines (Explain) And if more than nine (9) lots choose one: D [g] A variety of roof forms are used; or Alternative that meets guidelines (Explain) The applicant is proposing a modification from the City of Renton's residential design standard for roofs. The roof is already existing on the main portion of the house with a roof pitch of 4:12. The applicant is proposing to keep the existing roof pitch of 4:12. The applicant states (See Exhibit 1) that "the addition to the rear of the home is proposed to tie into the existing roof line." The applicant also states, and staff agrees. that "for the roof to comply, it would add a disruptive and incompatible element to the existing nature of the home." 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 [g] Alternative that meets guidelines (Explain) The applicant is proposing a modification from the City of Renton's residential design standard for architectural detailing. The window and door trim on the main portion of the house is already existing and less than the required minimum of 3-1/2 inches. The applicant is proposing to keep the existing window and door trim. 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 [g] Alternative that meets guidelines (Explain) The applicant is proposing a modification from the City of Renton's residential design standard for architectural detailing. The home is a single story on the front elevation. The applicant argues, and staff agrees, that the addition is not viewable from the front facade, therefore there is no need to have a horizontal band between the first and second story. RMC 4-9-250D.2 Criteria for Modification of the Standards. The requested modification must also meet the following criteria: City of Renton Department of Com y and Economic Development Administrative 523 S 31st St Residential Design Modification Report of December 9, 2014 fication Request Report & Decision LUA14-001601, MOD Page 3 of 3 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 of the 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 523 S 31st St Residential Design Modification of the residential design standards for the proposed single-family residential structure, Project Number LUA14-001601, MOD is(are) approved. Jenn~ 12-9-14 Date Department of Community & Economic Development 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 December 23, 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. h d a s n 0 r n e EXHIBIT 1 e s g n s 0 C a t e s C. December 3, 2014 Chip Vincent, CED Administrator Angelea Wickstrom, Assistant Planner City of Renton Re: Modification of Residential Design Requirements PLAN REVIEW COMMENTS (REV14-001489) FOR PERMIT 814005749 PLAN ADDRESS: S 523 31ST ST RENTON, WA 98055-5058 APPLICATION DATE: 10/29/2014 DESCRIPTION: SMITH-CHARITY SFR -CONVERT 997 SQ FT GARAGE TO LIVING SPACE, ADDITION OF 997 SQ FT SECOND STORY ADDITON OVER CONVERTED GARAGE Planning Review. Building Angelea Wickstrom Ph: 425-430-7312 email: awickstrom@rentonwa.gov Planning Comments Created On: 11/20/2014. AddiUons and/or expansions to detached or attached dwellings that are valued at fifty thousand dollars ($50,000.00) or more, or at fifty percent (50%) or greater of the most recent assessment or appraisal shall require that the entire dwelling or structure comply with the standards of the Residential Design subsection. To meet the Design Standards, please redesign for minimum requirement or request a modification that would need to meet the guidelines in RMC 4·2-115 Roof: Residential Design Standards for Roofs is not met. per RMC 4-2-115F.3 "Roofs", as stated: "One of the followiiig is required for all development: 1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent form of the roof {dormers, etc., may have lesser pitch), or 2. Shed roof. Architectural Detailing: There must be a three and one half inch (3 1/2") minimum trim surrounding all windows and detailing all doors. Belly Band: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8'1 is required betweE_!.n the firs~ and second story. Chip and Angelea, I am requesting an exemption from the Design standards for this home in regards to roof pitch minimum and Architectural Detailing (window trim and belly band) as indicated in comments above. I have included photographs of the existing structure to demonstrate the present style and roof pitch. It has a 4/12 pitch roof throughout and the main body of the building is stucco finish with no trim. The main body of the house is not slated for remodel and the addition to the rear of the home is proposed to tie into the existing roof line. The portion of the exterior below the new construction is clad in T-111 siding and the completed addition is proposed to be finished in horizontal Hardi-plank siding, this remodel/ addition is to the rear of building and away from the streetscape. Applying the Design Standard to this existing home and remodel is prohibitive financially and for the roof pitch to comply, it would add a disruptive and incompatible element to the existing nature of the home. Respectfully submitted, ~ ed@hornerdesign.net '-""'-t ('.,~!WW., ( """"' "'•"-'" 'i.., 12114 se @@1h i,1 newcastle, wo 98056 [4251 226-8281 fsH f42.§[ 271 B71 Q \ / '1 II, ~ I ''\J.J it,'\01 I 12114 ~e 88th p.: newca.1tle. wa 98056 ~ 1.':,-' ', ! ' ' ~ "'- ,.. ,,.-·,. 1.. CD!..J.G. <,,l")!i;>•JA.i,.k. \ <:.LIi(.~ --___ ) ~. ':,l~r 0T. N • ---+ -------- EXHIBIT 2 • • ~ • ,!' 0 o. ( < 0 c C "-,.I?'? ~ SMITH-CHARITY ADDITION 5.2:) 50. 31ST 5T ~ENTON Y>u. <IM"ii; I "'-."=-! !; =I r-1il ti jl ,, EXISTING 5MITH-C.HARI s:.:, w mrs,. ~TJ' ADDITION ~~- EXHIBIT 3 NOrEt VIIUfY AU. DIMENSIONS l o· D 0 f, SMITH-CHARITY ADDITION S.')!'.<;' >"~) ~T """T()l< ..... 'l6<)55 "' 0 C :jl " m "l m r-m < CJ CJ ,---, ' ' EXHIBIT 4 ! 11·· I, 1 1 i i ! I ':i !j: I I 11 • rl i I Di -, I 0 D D EXHIBIT 5 http ://info .kingcounty. gov/ Assessor/ eRealProperty /MediaHandler. aspx?Media=2262486 12/3 /2014 DEPARTMENT OF COl. .... UNITV AND ECONOMIC DEVELOPMENT MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR PROJECTS WITHIN THE R-4 AND R-8 ZONES C2J 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: 523 S 31st St Residential Design Modification LUA14·001601, MOD Angelea Wickstrom, Assistant Planner Ed Horner Horner Design Associates, Inc. 12114 SE May Creek Park Drive Newcastle, WA 98056 ZONING DESIGNATION: R-8 PROJECT LOCATION: 523 S 31st St CONCURRENCE DATE /2-C/-/,!/ NAME Jennifer T. Henning Vanessa Dolbee Sabrina Mirante Angelea Wickstrom SUMMARY OF REQUEST: The applicant is requesting approval of a modification of the Residential Design Standards (RMC 4-2-115) on a proposed single family home. The proposed project site is located in the Residential -8 dwelling units per acre (R-8) zone. The applicant is proposing to add a 997 square foot addition to the back of the existing structure. Renton Municipal Code, Section 4-2-115, states that "Additions and/or expansions to detached or attached dwellings that are valued at fifty thousand dollars ($50,000.00) or more, or at fifty percent (50%) or greater of the most recent assessment or appraisal shall require that the entire dwelling or structure comply with the standards of the Residential Design subsection." The most recent assessment of this existing structure is valued at $355,000. The estimated value of the addition ($227,874.32) is more than $50,000 and more than 50 percent of the value of the existing structure; therefore, the entire structure is required to meet the Residential Design Standards. The existing house is a nonconforming structure build in 1980, and does not meet the City of Renton's Roof Standard or Architectural Details standards. The RECEIPT EG00031565 BILLING CONTACT Ed Horner Horner Design Associates, Inc. 12114 SEMAYCREEKPARK NEWCASTLE, WA 98056 REFERENCE NUMBER FEE NAME LUA14-001601 PLAN -Modification Technology Fee Printed On: 12/9/2014 Prepared Bv: AnQelea Wickstrom TRANSACTION TYPE Fee Payment Fee Payment Transaction Date: December 04, 2014 PAYMENT METHOD ~heck #3162 k:heck #3162 SUBTOTAL TOTAL AMOUNT PAID $100.00 $3.00 $103.00 $103.00 Page 1 of 1