HomeMy WebLinkAboutLUA-11-076CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: January 12, 2012
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
Project Name: Isola Homes Design Modification for 2816 Lake Washington Blvd N
lUA (file) Number: LUA-11-076, MOD, MOD
Cross-References:
AKA's:
\-0(\\\-6\1) L0A-II-O II(
Project Manager: Jennifer Henning
I Acceptance Date: October 10, 2011
Applicant: Ron Froton
Owner: Susan Johnson
Contact: Same as applicant
PID Number: 3342100565
ERC Decision Date:
ERC Appeal Date:
Administrative Approval: October 10, 2011
Appeal Period Ends: October 24, 2011
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
Date Appealed to Council:
By Whom:
I Council Decision: Date:
I Mylar Recording Number:
Project Description: Application requesting modifications from the Residential Design Standards
within the R-4 and R-8 zones.
!location: 2816 Lake Washington Blvd N
Comments:
Modification of Residential Design Requirements for Projects within the
R-4 and R-8 Zones
Staff Report & Decision
An "X" is shown in the applicoble Residentiol Design Requirement box. When an alternotive is .
employed thot requires a modification, the stoff evaluatian is written an the lines below. The
decision to apprave or deny the requested modification can be found at the conclusion of this
form.
Project Name: Isola Homes Design Modification for 2816 Lake Washington Boulevard North
City of Renton File Number: LUAll-076, MOD, MOD
Applicant: Ron Froton, Isola Homes, 555, South Renton Village Place, Suite 570
Renton, WA 98057
Address: 2816 Lake Washington Boulevard North
Zone Classification: Residential - 8 Dwelling Units per Acre (R-8)
Requests: 1) Use of a flat roof instead of a 6:12; and, 2) Windows that are not wrapped
with a minimum 3-1/2" trim.
1. Primary Entry
Choose one:
o Stoop (minimum 4'-6" x 6' and 12" above grade), or
~orCh (minimum 5' deep and 12" above grade), or
o Alternative that meets guidelines (Explain) _______________ _
2. Fa~ade Modulation
Choose one:
~acades visible fram street are offset (minimum 10' wide x 2' deep on at minimum one
r~tory), or
o One street facing fat;ade is offset (minimum 2' deep first story fram second), or
o Alternative that meets guidelines (Explain) ______________ _
3. Windows and Doors
... jiJlOose one:
~Windows and doors constitute at minimum 25% of all facades facing streets or public spaces,
orJ '
o Alternative that meets guideline (Explain) ---------------------------
LUAll-076 Isola Homes M ,cation
2816 Lake Washington Boulevard North
Page 2
4. Scale, Bulk & Character
...Jhoose one:
jlZf-Abutting houses are different models, or
D Alternative that meets guidelines (Explain) _______________ _
And, if a subdivision of 10 or more, choose one:
D At least 3 different home models are used for any 10 contiguous abutting homes, or
D Alternative that meets guidelines (Explain) ______________ _
5. Roof
Choose one:
D Hip or gabled with at least 6:12 pitch, or
D Shed roof, or
~/ternative that meets guidelines (Explain). The applicant proposes flat roofs to emphasize
contemporary architecture and to diminish adverse view impacts to surrounding
properties. The design emphasizes natural light and green building practices. Staff
concurs with the use of a flat roof to reduce view impacts and to emphasize the
contemporary design theme proposed by Isola Homes.
and if more than 9 lots, choose one:
D A variety of roof forms are used, or
D Alternative that meets guidelines (Explain) ______________ _
6. Eaves
.....jiJ7oose one:
~"eaves project minimum of 12" and have horizontal fascia with a minimum of 5" (Fascia-
gutter is acceptable), or
D Alternative that meets guidelines (Explain) _______________ _
and, if roof has soffits, choose one:
M,-im minimum of 2" on fa,ade at bottom of soffit panel, or B Alternative that meets guidelines (Explain) _______________ _
LUAll-076 Isola Homes M ication
2816 Lake Washington Boulevard North
Page 3
7. Architectural Detailing
Choose one:
o Trim (minimum of 3 -1/2") oround all windows and doors, or
o Shutters on windows and trim (minimum 3 -1/2") around doors, or
~/ternative that meets guidelines (Explain). The applicant proposes to not use 3 -1/2"
window trim on building elevations as it is not compatible with the contemporary
architectural design of this and the abutting homes. Window trim would be comprised of
narrow metal mullions, and the windows would not feature grids. The proposal reinforces
the contemporary architectural concept. Staff concurs with this design approach in this
instance.
and, if ane siding material is used on any side that is 2 stories or more, choose one:
o A horizontal band (minimum 8") is used between the first and second story, or o Alternative that meets guidelines (Explain} _______________ _
8. Materials and Color
Choose one:
o The house is a different color than the abutting hames, ar
o Alternative that meets guidelines (Explain) ______________ _
and, choose one:
o At least 2 colors are used (body with different color trim is acceptable), or ~t least 2 different siding materials are used (siding & shingles, siding & masonry, etc.) or
o Alternative that meets guidelines (Explain} _______________ _
9. Lot Configuration (R-B Only)
Choose one:
o For each 4 abutting lots, lot widths vary at minimum 10', or
o For each 4 abutting lots, front yard setbacks vary at minimum 5', or
o Minimum 4 lot sizes are used (minimum 400 s.f. difference) o Alternative that meets guidelines (Explain) _______________ _
10. Garages
Choose one:
o Recessed 8' from the front of the house and/or front porch, or
o Roof extends 5' beyond garage front at least the width of the garage and the porch/stoop, or
o Alley Accessed, or
~cated so that the entry does not face a street or an access easement, or
~Sized so it represent no greater than 50% of the front fa,ode width at ground level, or
o Detached, or
o Alternative that meets guidelines (Explain) ______________ _
LUAll-076 Isola Homes M ication
2816 Lake Washington Boulevard North
Page 4
and, if the garage is wider than 26', choose one:
o The portion greater than 26' is setback at least 2', or
o Alternative that meets guidelines (Explain) ______________ _
RMC 4-9-2500.2 Criteria for Modification of the Standards.
The requested modification must also meet the following criteria. If the modification meets the
criteria an "X" is noted in the accompanying box below.
~1. Will meet the objectives and safety, function, appearonce, environmental protection and
maintainability intended by the Code requirements, based upan saund engineering
judgment; and
Will not be injurious to other property{ies) in the vicinity; and
Conform to the intent and purpose of the Code; and
Can be shown to be justified and required for the use and situation intended; and,
Will nat create adverse impacts to other property(ies) in the vicinity.
DECISION
The proposal satisfies 5 of the 5 criteria listed in RMC 4-9-25002 for approval of modifications.
Therefore, the two modifications of the residential design standards for the proposed single-
family residential structure, File Number LUAll-076, MOD, MOD are Approved.
e.£\ J \ 4. •
C.E. "Chip" Vincent, Planning Director Dote
The decision to Approve the modifications will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 pm, on October 24,2011.
Additional information regarding the appeal process may be obtained from the Renton City
Clerk's office, Renton City Hall_7th Floor, (425) 430·6510. Appeals must be filed in writing,
together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way,
Renton, WA 98057. If you have questions regarding this correspondence, feel free to contact
the project manager, Jennifer Henning, at 425.430.7286 or jhenning@rentonwa.gov.
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This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map mayor may not be
accurate, current, or otherwise reliable,
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Lakes and Rivers
o Parcels
.. Renton Fire Hydrant
.. Other System Fire Hydrant
Street Names
Rights of Way
Streets
Roads
Jurisdictions
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o Des Moines
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Aerial (March 2010)
[] Red: BantU
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1: 831
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Notes
Enter Map Description
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,
Architectural review committee;
To whom it may concern:
Please find enclosed our submittal for exception to three of the City's architectural review
standards for three new contemporary homes at 2816, 2822, and 2828 Lake Washington Blvd N, in
Lower Kennydale.
The purpose of this request is to grant (3) deviations:
I. The use of flat roof, and low pitch roof designs;
2. Window details with no window wraps; and
3. One of the three home designs lacks the city's prescribed minimum modulation. This has been
well accounted for with additional details to the fa,ade, and is furthermore an encouraged Green Building
practice.
All the above mentioned deviations are inherent to the contemporary/modern architecture of these
homes. We have provided elevations, floor plans, and a site schematic for your review. I am sure you
will find that our intention is to provide the most appealing product available to the marketplace
specifically suited to this wonderful view site, therefor the exception should be granted for the following
reasons:
I. The homes have been designed to maximize livability, natural light, green building practices and
a beautiful street fa,ade, while minimizing the impact to views of adjacent properties. The City's
stipulation for minimum roof pitches of 6112 will not be achievable here while maintaining
contemporary architecture, a highly sought after style of housing.
2. This site is situated in such an area that higher pitch roofs will adversely affect the views of
residents surrounding the project. In an effort to benefit each community we build in as much as
is possible, we would like to cause minimal impact to the neighboring views, this design will
minimize such impact, which would otherwise all but obliterate the views of adjacent city
residents.
3. Contemporary architecture is very prevalent along Lake Washington Blvd. and all Renton's
waterfront roads, these homes will blend with current accepted architectural practices established
by the homeowners and residents of the City of Renton in this area.
Thank you for your time and consideration. As a Renton based business, we look forward to
continuing to provide high quality homes to benefit the City for years to come.
Ron Froton
Isola Homes
555 S. Renton Village Place
Suite 570
Renton, W A 98057
P: 425.282.0435 F: 425.282.0436
138.5 o 69.25 , ,
City of Renton , Washington
138.5 Feet
= This map is a user generated static 0Ytput from an Internet mapping site and
is for reference only . Data layers that appear on this map mayor may not be
accurate, aJrTerl , Of otherwise reliable.
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Lakes and Rivers
Parcels
Renton Fire Hydrant
Other System Rre Hydrant
Street Names
Rights of Way
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Roads
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' ...... " ....
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Notes
Enter Map Description
o
1
Architectural review committee;
To whom it may concern:
Please find enclosed our submittal for exception to three of the City's architectural review
standards for three new contemporary homes at 2816, 2822, and 2828 Lake Washington Blvd N, in
Lower Kennydale .
The purpose of this request is to grant (3) deviations:
I. The use of flat roof, and low pitch roof designs ;
2. Window details with no window wraps ; and
3. One of the three home designs lacks the city's prescribed minimum modulation . This has been
well accounted for with additional details to the fayade, and is furthermore an encouraged Green Building
practice.
All the above mentioned deviations are inherent to the contemporary/modern architecture of these
homes . We have provided elevations, floor plans , and a site schematic for your review . I am sure you
will find that our intention is to provide the most appealing product available to the marketplace
specifically suited to this wonderful view site , therefor the exception should be granted for the following
reasons :
I . The homes have been designed to maximize livability, natural light, green building practices and
a beautiful street fayade, while minimizing the impact to views of adjacent properties. The City 's
stipulation for minimum roof pitches of 6/12 will not be achievable here while maintaining
contemporary architecture, a highly sought after style of housing.
2. This site is situated in such an area that higher pitch roofs will adversely affect the views of
residents surrounding the project. In an effort to benefit each community we build in as much as
is possible, we would like to cause minimal impact to the neighboring views, this design will
minimize such impact, which would otherwise all but obliterate the views of adjacent city
residents.
3 . Contemporary architecture is very prevalent along Lake Washington Blvd. and all Renton 's
waterfront roads, these homes will blend with current accepted architectural practices established
by the homeowners and residents of the City of Renton in this area.
Thank you for your time and consideration. As a Renton based business , we look forward to
continuing to provide high quality homes to benefit the City for years to come.
Ron Froton
Isola Homes
555 S. Renton Village Place
Suite 570
Renton , WA 98057
P: 425 .282 .0435 F : 425 .282 .0436
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South Elevation
Isola Real Estate II
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Architectural review committee;
To whom it may concern:
Please find enclosed our submittal for exception to three of the City's architectural review
standards for three new contemporary homes at 2816, 2822, and 2828 Lake Washington Blvd N, in
Lower Kennydale.
The purpose ofthis request is to grant (3) deviations:
I. The use of flat roof, and low pitch roof designs;
2. Window details with no window wraps; and
3. One of the three home designs lacks the city's prescribed minimum modulation. This has been
well accounted for with additional details to the fa~ade, and is furthermore an encouraged Green Building
practice.
All the above mentioned deviations are inherent to the contemporary/modem architecture of these
homes. We have provided elevations, floor plans, and a site schematic for your review. I am sure you
will find that our intention is to provide the most appealing product available to the marketplace
specifically suited to this wonderful view site, therefor the exception should be granted for the following
reasons:
I. The homes have been designed to maximize livability, natural light, green building practices and
a beautiful street fa~ade, while minimizing the impact to views of adjacent properties. The City's
stipulation for minimum roof pitches of 6/12 will not be achievable here while maintaining
contemporary architecture, a highly sought after style of housing.
2. This site is situated in such an area that higher pitch roofs will adversely affect the views of
residents surrounding the project. In an effort to benefit each community we build in as much as
is possible, we would like to cause minimal impact to the neighboring views, this design will
minimize such impact, which would otherwise all but obliterate the views of adjacent city
residents.
3. Contemporary architecture is very prevalent along Lake Washington Blvd. and all Renton's
waterfront roads, these homes will blend with current accepted architectural practices established
by the homeowners and residents of the City of Renton in this area.
Thank you for your time and consideration. As a Renton based business, we look forward to
continuing to provide high quality homes to benefit the City for years to come.
Ron Froton
Isola Homes
555 S. Renton Village Place
Suite 570
Renton, W A 98057
P: 425.282.0435 F: 425.282.0436
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Lk Wash Blvd -Parcel #2
Renton, WA 98056
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Printed: 09-27-2011
Payment Made:
CITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA11-076
09/27/2011 06:06 PM Receipt Number: R1103824
Total Payment: 100.00 Payee: ISOLA REAL ESTATE V, LLC
Current Payment Made to the Following Items:
Trans Account Code Description Amount
5022 000.000000.007.345 Variance Fees 100.00
Payments made for this receipt
Trans Method Description Amount
Payment Check 1017 100.00
Account Balances
Trans Account Code Description Balance Due
3021 303.000000.020.345 Park Mitigation Fee
3080 503.000000.004.322 Technology Fee
3954 650.000000.000.237 Special Deposits
5006 000.000000.007.345 Annexation Fees
5007 000.000000.011.345 Appeals/Waivers
5008 000.000000.007.345 Binding Site/Short Plat
5009 000.000000.007.345 Conditional Use Fees
5010 000.000000.007.345 Environmental Review
5011 000.000000.007.345 Prelim/Tentative 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 Mgmt
5019 000.000000.007.345 Shoreline Subst Dev
5020 000.000000.007.345 Site Plan Approval
5021 000.000000.007.345 Temp Use, Hobbyk, Fence
5022 000.000000.007.345 Variance Fees
5024 000.000000.007.345 Conditional Approval Fee
5036 000.000000.007.345 Comprehensive Plan Amend
5909 000.000000.002.341 Booklets/EIS/Copies
5941 000.000000.007.341 Maps (Taxable)
5998 000.000000.000.231 Tax
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Printed: 10-06-2011
Payment Made:
CITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA 11-076
10106/2011 02:37 PM Receipt Number:
Total Payment: Payee: CW DESIGN INC
Current Payment Made to the Following Items:
Trans Account Code Description Amount
3080 503.000000.004.322 Technology Fee 6.00
Payments made for this receipt
Trans Method Description Amount
Payment Check #2990 6.00
Account Balances
Trans Account Code Description Balance Due
3021 303.000000.020.345 Park Mitigation Fee
3080 503.000000.004.322 Technology Fee
3954 650.000000.000.237 Special Deposits
5006 000.000000.007.345 Annexation Fees
5007 000.000000.011.345 Appeals/Waivers
5008 000.000000.007.345 Binding Site/Short Plat
5009 000.000000.007.345 Conditional Use Fees
5010 000.000000.007.345 Environmental Review
5011 000.000000.007.345 Prelim/Tentative 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 Mgmt
5019 000.000000.007.345 Shoreline Subst Dev
5020 000.000000.007.345 Site Plan Approval
5021 000.000000.007.345 Temp Use, Hobbyk, Fence
5022 000.000000.007.345 Variance Fees
5024 000.000000.007.345 Conditional Approval Fee
5036 000.000000.007.345 Comprehensive Plan Amend
5909 000.000000.002.341 Booklets/EIS/Copies
5941 000.000000.007.34l Maps (Taxable)
5998 000.000000.000.231 Tax
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R1103979