HomeMy WebLinkAboutReport 01CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: May 16, 2011
To: City Clerk's Office
From: Stacy M Tucker
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office .
• , c •• -•. ,,_,,,.._,..,,,, ... ,,_,,...>£...,<'.1"""-'---··"""'·"'-'·.....,_"',."'-''-----------------------~~ Project Name: Norton Residence Modifications I
LUA (file) Number: LUA-11-003, MOD I
. Cross-References: 1·.
AKA's:
Project Manager:
Acceptance Date:
Applicant:
Owner:
Contact:
PIO Number:
· ERC Decision Date:
ERC Appeal Date:
Administrative Approval:
Appeal Period Ends:
' Public Hearing Date:
' Date Appealed to HEX:
, By Whom:
HEX Decision:
, Date Appealed to Council:
, By Whom:
· Council Decision:
Mylar Recording Number:
Gerald Wasser
January 28, 2011
Daniel Stettler, Stettler Design, Inc.
Dan & Jackie Norton
Same as applicant
3342100010
February 8, 2011
February 22, 2011
Date:
Date:
Project Description: Request for modification from minimum regulations of the Residential
Design Standards (RMC 4-2-115} for a proposed new single-family house with a contemporary;
· design and style. Modifications would be from the standards that regulate garages, fa~ade ;
· modulations, roofs, and architectural detailing. '
: Location: 3415 Burnett Avenue N , ___
1
.i
; Comments:
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February 8, 2011
Daniel Stettler
Stettler Design Inc.
3346 NE Blakeley Street
Seattle, WA 98105
Department of Community and Economic Development
Alex Pietsch, Administrator
SUBJECT: RESIDENTIAL DESIGN STANDARDS MODIFICATIONS FOR NORTON RESIDENCE,
3415 BURNETT AVENUE NORTH (LUAll-003, MOD)
Dear Mr. Stettler:
The City of Renton is in receipt of your request of January 25, 2011 to modify the minimum
standards of the residential design regulations for the Norton Residence property located at
3415 Burnett Avenue North in the Residential -8 dwelling units per acre (R-8) zone. The
following summarizes your request, project background, analysis, and decision.
Summary of Request
Daniel Stettler has requested modifications from the minimum standards of the Residential
Design and Open Space Standards (RMC 4-2-115) for a proposed new single-family house
located at 3415 Burnett Avenue North (Exhibit 1). The proposed house would be contemporary
in style and design and would have a "butterfly" roof with a height to the top of the roofof
approximately 31-feet, %-inches and an average roof height of under 30-feet. Surface materials
would include concrete, wood and metal siding with substantial glazing. The first floor living
space would overhang the front of the garage on the east-facing front fa,;ade (Burnett Avenue
North). The primary entry which would include a 5-foot deep porch would also be located on
the east-facing fa,;ade. The bulk of the west-facing fa,;ade would be made up of glazing to take
advantage of views of Lake Washington. The modifications would be from the standards which
regulate garages, fa,;ade modulation, roofs and architectural detailing. The residential design
standards address residential structures which are traditional in style and design. The requested
design standards modifications would accommodate the contemporary style and design of the
proposed single-family house.
Background
The applicant has requested a building permit (CP10190) for a new single-family house. The
property is located at 3415 Burnett Avenue North and is zoned Residential -8 dwelling units per
acre (R-8). The subject proposal would result in residential design standards modifications for a
new single-family residence on a site which is currently developed with a single-family house to
be demolished.
The proposed new single-family residence would be contemporary in style and design (Exhibit
2). Because the Residential Design and Open Space Standards address structures which are
traditional in style and design, in order to accommodate the proposed contemporary building
the applicant has requested modifications for garages, fa,;ade modulation, roofs, and
architectural detailing.
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
Daniel Stettler
February 8, 2011
Page2
RMC 4-9-250D2 requires that the following criteria must be met for modifications:
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.
Analysis and Decision
The purpose of the Residential Design and Open Space Standards (RMC 4-2-llSA) regarding site
design is to promote quality neighborhoods which are characterized by well landscaped, safe,
pedestrian oriented streets fronted by a variety of housing types. These qualities are enhanced
by lots in a variety of sizes and widths and by homes which vary in scale and massing, each with
prominent entry and generous fenestration facing the street. Garages, while a necessity to
today's lifestyles should not visually dominate the streetscape. The purpose of the Residential
Design and Open Space Standards regarding residential design is to promote key characteristics
of attractive neighborhoods which include variety of housing architectural styles, enhanced by
attention to selection of exterior materials, colors, and architectural detailing. The proposed
single-family house meets the purpose of the Residential Design and Open Space Standards for
both site design and residential design. However, the specific standards are not met.
1) Garages -The garage must be located so that the roof extends at least 5-feet beyond
the front of the garage plus the porch/stoop area. The proposed structure is designed
so that the living space above extends approximately 5-feet beyond the front of the
garage;
2) Fa~ade Modulation -The Code requires an offset of at least one story that is at least 10-
feet wide and 2-feet in depth on facades visible from the street. The north and west
facades do not have the required fa,ade modulation;
3) Roofs -The Code requires a hipped or gabled roof with at least a 6:12 pitch for the
prominent form of the roof, or a shed roof. A "butterfly" roof is proposed with roof
elements having a shallow pitch;
4) Architectural Detailing -The Code requires a 3 Y,-inch minimum trim surround on all
windows and details all doors. No window or door trim surrounds are proposed in
keeping with the contemporary design of the proposed structure.
Daniel Stettler
Februar, 8, 2011
Page 3
Additionally, RMC 4-2-llSF includes guidelines for the design of garages, fa,ade modulation,
roofs, and architectural detailing which aid in the implementation of RMC 4-2-llSA. These
guidelines and analysis are as follows:
1) Garages -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. The proposal minimizes the visual impact of the garage by utilizing the
slope of the property and providing a "tuck under design" for the garage which lends
emphasis to the front porch and front doors on the upslope portion of the property;
2) Fa,ade Modulation -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. The proposal accomplishes facade modulation by having the
basement level garage set back 5-feet from the leading edge of the house above and
through the use of varying surface materials ;
3) Roofs -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. The
proposal incorporates the use of a "butterfly" roof with shallow pitch elements. This
type of roof is not currently represented in the immediately surrounding neighborhood.
Therefore, variety and character would be added to the neighborhood;
4) Architectural Detailing -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. The proposal uses concrete, wood,
metal, and glass detailing which is appropriate to the contemporary style and design of
the structure.
While specific design standards for garages, fa,ade modulation, roofs, and architectural
detailing are not met, the proposed modifications meet the intent of the guidelines of the
Residential Design and Open Space Standards.
The proposal satisfies the five criteria listed in RMC 4-9-250D2 for approval of modifications in
that it meets the intent and purpose of the Code; does not result in injury or adverse impacts,
and is justified in this instance. Therefore, the modifications of the residential design
regulations for the proposed contemporary style single-family residential structure to be located
at 3415 Burnett Avenue North are approved.
Daniel Stettler
February 8, 2011
Page4
This decision to approve the proposed residential design standards modifications is subject to a
fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative
decision must be filed with the City of Renton Hearing Examiner by 5:00 pm, February 22, 2011.
Sincerely, ~ c.~.0 ,
C.E. Vincent, Director
Planning Division
Exhibits: l. Site Plan
2. Elevations, Sheet A3.l
cc: Jennifer Henning, Current Planning Manager
ADDRESS OF PROPERTY
3415 Burnett Avenue North
Renton WA 98056
OWNER
Jackie and Dan Norton
PO Box4DO
~WA9894D
Tai. 206.730.6785
ASSESSORS PARCEL NUMBER
334210-0010
LEGAL DESCRIPTION
HILLMANS LK WN GARDEN OF
EDEN# 1
ZONING
R-8
DESCRIPTION OF WORK
Construct New Single Family
Residence per Plans
Varlanc;:e granted under LUA 06-109
LOT COVERAGE
Lot Area:
Existing Homa:
(to be removed}
New Home:
3537 sq.ft.
702 sq.ft.
1220 sq.ft.
MAX. ALLOWABLE HEIGHT
30'-0" Maximum Allowable
Height-Primary structure
15'-0" Maximum Allowable
Height-Auxiliary structures.
See elevations for Ht. specific
information
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existing
neighboring house
(3407 Burnell Ave. NJ
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setback
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Burnett Avenue North
edge of paving
Site Plan
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Are Hydranl < 300' from Proposed Resldenoa
NE Comer of Intersection
@ N. 35th St. & Burnett Ave N.
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Permit Set
05. October 2010
Site
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CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
MEMORANDUM
DATE:
TO:
FROM:
February 7, 2011
Jerry
Stacy
SUBJECT: New Land Use Routing/Application Acceptance
Please complete the following information to facilitate routing of green folders and application acceptance.
If you have special form requirements or instructions, please write them in the "Comments" section.
Project Name: Norton Residence Modifications
Project Manager: Jerry Wasser Reviewer:
LUA (File) Number: LUAll-003, MOD Applicant: Dan Stettler
Submittal Date: January 28, 20li
Acceptance/Circulation
Date:
Project Description: Enter directly into Permits Plus.
Site
Area:
Other Permits
Req'd:
Public Approvals:
Land Use/Zoning:
Bldg. Area (Gross)
sq. ft. Existing:
acre(s) Proposed:
Dev. Regs (RMC Sections):
Project
sq. ft. Location:
acre(s)
lstudies/
!Reports Req'd:
Comments Due:
Tentative ERC Date: Tentative HEX Date:
Categories: D Single-Family
D Commercial
D School/Utilities/Public Project
D Industrial D Multi-Family
D Church/Daycare
D Wireless
DOT Notification Required: D NOA only a TIA
School Letter: D Renton / D Issaquah / D Kent
Comments:
Boeing Notification:
Airport Notification:
Send Lake & Stream Study to
Muckleshoot Tribe:
DYES
DYES
DYES
' .
...
L.UAl\-o {): Stettler Design inc
,,,:itv Of ··· ....
Pl li.•nt •r).1;,-,.,. .. -I Of) ··.'r, D· '...., /l;ic-,.
Renton City Hall
3346 NE Blakeley St. ~ WA 98105
Tel. (206) 729.3663 Fax (206) 729.3883
e-mail: dan@stettlerdesign.com
Dept. of Community and Economic Development
Attn: G. Wasser
1055 South Grady Way
Renton WA 98057-3232
re: Residential Design Standards Modifications Request CP10191
Hello Gerry,
25. January 2011
We are submitting this letter to request a Residential Design Standards Modification for Jackie
and Dan Norton's residence at 3415 Burnett Avenue. Our responses below illustrate how the
project meets the intent of the City of Renton R-8 design standards.
Per RMC 4-2-115F
The Garage does meet standard #2 for garages. it is:
"Located so that the roof extends al least five feet (5') (not including eaves) beyond the front of
the garage for at least the width of the garage plus the porch/stoop area,"
The Primary Entry does meet standard #2 for porches, it is:
"minimum size five feet (5') deep and minimum height twelve inches (12") above grade."
• 1~.._,tor;
Fa~ade Modulation is achieved primarily with varying materials. The garage at the basement
level is also set back 5' from the leading edge of the house above. In this sense we believe that it
addresses the intent of the design standard:
"The modulation of facades creates an appearance of variety, as well a~ visual breaks that help to
create visual interest."
y
The Roof is designed 1 "Butterfly" form which clearly expresse rainwater catchment
purpose. In this sense we believe that it addresses the intent of the design standard:
Roof forms and profiles are an important component in the architectural character of homes
and.contribute to the massing, scale, and proportion of the home.
The Eaves do meet both standards 1 & 2, they are:
1. "Eaves projecting from the roof of the entire building at least twelve inches (I 2") with
horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and"
2. "Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior
siding materials."
The Architectural Detailing we believe, does address the intent of the design standard:
"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."
I trust that this explains our position on meeting the City of Renton Design Standards. Please feel
free to contact me if you have any questions.
Sincerely.
Daniel Stettler
Printed: 01-28-2011
Payment Made:
CITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Perm it#: LUA 11-003
01/28/2011 03:19 PM Receipt Number:
Total Payment: 103.00 Payee STETTLER DESIGN
Current Payment Made to the Following Items:
Trans Account Code Description
3080 503.000000.004.322 Technology Fee
5022 000.000000.007.345 Variance Fees
Payments made for this receipt
Trans Method Descriplion Amount
Payment Check 2422 103. 00
Account Balances
Amount
3.00
100.00
Trans Account Code Description Balance Due
3021 303.000000.020.345 Park Mitigation Fee
3080 503.000000.004.3?2 Technology Fee
5006 000.000000.007.345 Annexation Fees
5007 000.000000.011.345 Appeals/Waivers
5008 000.000000.007.345 Binding Site/Shorl Plat
5009 000.000000.007.345 Conditional Use Fees
5010 000.000000.007.345 Environmental Review
5011 000.000000.007.345 Prelim/Tcntative Plat
5012 000.000000.007.345 Final Plat
5013 000.000000.007.345 PUD
5014 000.000000.007.345 Grading & Filling Fees
5015 000.000000.007.345 Lot Line Adjustment
5016 000.000000.007.345 Mobile Home Parks
5017 000.000000.007.345 Rezone
5018 000.000000.007.345 Routine Vegetation Mgml
5019 000.000000.007.345 Shoreline Subst Dev
5020 000.00C000.007.345 Site Plan Approval
5021 000.000000.007.345 Temp Use, Hobbyk, Fence
5022 C00.000000.007.345 Variance Fees
5024 C00.000000.007.345 Conditional Approval Fee
5036 000.000000.007.345 Comprehensive Plan ~,mend
5909 000.000000.002.341 Booklets/EIS/Copies
5941 C00.000000.007.341 Maps (Taxable)
5954 650.237.00.00.0000 DO NOT USE -us~ 3954
5998 000.000000.000.231 Tax
Remaining Balance Due: $0.00
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R1100311