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Home My WebLink AboutLUA-11-078CITY 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 Ir Project Name: Isola Homes Design Modification for 2828 Lake Washington Blvd N LUA (file) Number: LUA-U-078, MOD, MOD Cross-References: LUAU-076, LUAU-On AKA's: Project Manager: Jennifer Henning Acceptance Date: October 10, 2011 Applicant: Ron Froton Owner: Susan Johnson I Contact: Same as applicant II PID Number: 3342100569 I ERC Decision Date: I ERC Appeal Date: Administrative Approval: October 10, 2011 Appeal Period Ends: October 24, 2011 I Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: I Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: Application requesting modifications from the Residential DeSign Standards within the R-4 and R-8 zones. Location: 2828 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 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 con be found at the conclusion of this form. Project Name: Isola Homes Design Modification for 2828 Lake Washington Boulevard North City of Renton File Number: LUAll-078, MOD, MOD Applicant: Ron Froton, Isola Homes, 555, South Renton Village Place, Suite 570 Renton, VVA 98057 Address: 2828 Lake VVashington Boulevard North Zone Classification: Residential - 8 Dwelling Units per Acre (R-8) Requests: 1) Use of a low pitched roof (1:12 and 12:1) instead of the required 6:12; and, 2) VVindows that are not wrapped with a minimum 3-1/2" trim. 1. Primary Entry Choose one: D Stoop (minimum 4'-6" x 6' and 12" above grade), or ~orch (minimum 5' deep and 12" above grade), or ~ ))Alternative that meets guidelines (Explain) ______________ _ 2. Fa~ade Modulation Choose one: ~cades visible from street are offset (minimum 10' wide x 2' deep on at minimum one ~tory), or D One street facing fa,ade is offset (minimum 2' deep first story from second), or D Alternative that meets guidelines (Explain) ______________ _ 3. VVindows and Doors ",,/.,hoose one: A"'!indows and doors constitute at minimum 25% of allfacades facing streets or public spaces, or, o Alternative that meets guideline (Explain) ______________ _ LUAU-078 Isola Homes M, ,cation 2828 Lake Washington Boulevard North Page 2 4. Scale, Bulk & Character --.9oose one: ~butting houses are different madels, ar 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 ar gabled with at least 6:12 pitch, or g>':ed roaf, or ~~~ternative that meets guidelines (Explain). The applicant proposes a 1:12 and 12:1 pitched roof to emphasize contemporary architecture and to diminish adverse view impacts to surrounding properties. The subject home would be located west of and in front of 2 other homes being permitted by the same builder. In addition, 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)c.. ______________ _ 6. Eaves _ .>Roose one: ~ All 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) ___ --' ___________ _ ~d' if roof has soffits, choose one: Trim minimum of 2" on fa,ade at bottom of soffit panel, or Alternative that meets guidelines (Explain) ______________ _ LUAll-078 Isola Homes ML ,cation 2828 Lake Washington Boulevard North Page 3 7. Architectural Detailing Choose one: o Trim (minimum of 3 -1/2") oround 011 windows ond doors, or o Shutters on windows and trim (minimum 3 -1/2") around doors, or 'J#'.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 one 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) ______________ _ s. Materials and Color Choose one: o The house is a different color than the abutting homes, or o Alternative that meets guidelines (Explain} _______________ _ and, choose one: o At least 2 colors are used (body with different color trim is acceptable), or ~At least 2 different siding materials are used (siding & shingles, siding & masonry, etc.) or o Alternative that meets guidelines (Explain} ______________ _ 9. lot Configuration (R-S 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 ore 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 o Located 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 far;ade width at ground level, or o Detached, or o Alternative that meets guidelines (Explain) _______________ _ LUA11-078 Isola Homes Ml ,cation 2828 Lake Washington Boulevard North Page 4 and, if the garage is widerthan 26', chaose 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. J;<1. ~: ~4. ~. Will meet the objectives and safety, function, appearance, environmental pratection and maintainability intended by the Code requirements, based upon sound engineering judgment; and Will not be injurious to ather praperty(ies) in the vicinity; and Conform ta the intent and purpase of the Code; and Can be shown to be justified and required for the use and situation intended; and, Will not create adverse impacts ta 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-078, MOD, MOD are Appraved. \0/10/11 I f C.E. "Chip" Vincent, Planning Director Date 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. 138.5 City of Renton , washington 138.5 Feet = This map is a user generated static output from an Internet mapping site and Is for reference onty . Data layers thai appear on this map may or may not be accurate , current, or otherwise reliable . TH1S MAP IS NOT TO BE USED FOR NAVIGATION Lakes and Rivers Parcels Renton Fire Hydrant Other System Fire Hydrant Street Names Rights of Way Streets Roads Jurisdictions ........ Del Mon.l '-.-' Kont C "'''' Coo«y Mewctr IMod Newcutt. RENTON 5 •• Tae S ..... T ....... Aerial (March 2010) • RMt BInd_' • Green: BInd_2 • Blue: Band_3 1: 831 @ 8.5 " .11" N otes Enter Map Description o \ 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~ 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 ~u. . 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 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 -------- N E9 10' 20' 40' I _ ... ___ ' ...---1 1"=20' \ \ \ \ \ \ \ , \ \ / \ / / / \ \ \ \ \ I / \ \ \ \ \ \ \ \ \ \ \ \ \ \ , Site an , , /" , , , Iu ~ -_ ° ",0 ~~ °1 ZI 1 1 1 [~~<.). 'z\ \ , , IXI Drawn: WJB II ' _C_W'-'-....::D'-e_s'-i .... 9_n.,!..1 _I_n_c...;.., _ !-,,-,Sc:,;:;.ale:....: _1:...." ....;= 2:,:.0....;' -0,-" --I 425-271-0082/425-228-8699 (Fax) Date: 08/30/11 PO Box 476, Renton, WA 98057 Sheet: 1 of 1 Isola Real Estate II Lk Wash Blvd -Parcel #1 Renton, WA 98056 ,.'.~" • "' ,'.~" "'.~" '·b" ,'., ,n' ,'., 'n' '~'. I",,, " '.," ~ ,. , , I·"" ,------h ~ , " I I " t I : I I I I Y"IQ:Fit~:;NICFit I I TILE I I I I I ~ eOLK (l I PANTRY I H ' . I I ~ c~c SCAB I ~ ~c/\ I s I ~ I ~ 1~IQ I I ~ I I ~ , ,I, : ~ ~ __ :i ~ ~ , ';:/ ~ : ' I:: I OP "' ~ r;-1"'&<·' n .~ ---~~~~. 36" I [: 0 I fF'ANT RE!'""-: I ~ ~ ~ [:D~6B I-, h KITCHEN ~ ~w J ~ (\ I~~ I [u ' ~ ! i. I .i T ·) H 131 I o ! ! I =-;i/ I) ~I /~ I ow:i~ 1. ___ 1] ~OYER ~ / ~ /1"-~ ~ , ~ r--I i/ eN'D F' <CH IV ~ ile ..f,~ --------S 6FU:ATRM ------_. "DW ~ ~ "-;: , F ~ ~ ~ ~ I ~ I I , ---------~--- L/ I~ .'., ''1'' b'·4" 3'-11 112" 6'-3" &'-3" 1"·0" ,.' .. " I1'·b" 1'-e>' ,.'.0" Drawn: WJB Main Floor Plan IXJ CW Desiqn, Inc. Scale: 1/8" = l' -0" Isola Real Estate II 425-271-0082/425-228-8699 (Fax) Date: nR/~Q/ll Lk Wash Blvd -Parcel #1~ PO Box 476, Renton, WA 98057 Sheet: 1 of 2 Renton, WA 98056 ,.'-O" .------------'''-'-''-----1 I-----,,--of "-O" '0'-O" ,'-O" 11'-." .'-." 11'-0" "-II 'W ,'-. "4" 1.,'_11" 4'-l" I ~ l'-0 In" .'-'" ,'-O In" .'-'" .'-'" ,.'-." 11'-." 1,,-o' ,'-O" ,.'-O" Ga Drawn: WJB Upper Floor Plan CW Design, Inc. Scale: 1/8" = 1'-0" Isola Real Estate II \. I 425-271-0082/425-228-8699 (Fax) ~Da!!!:te::...: ~"~QII~O"/:.!.!....-"-I Lk Wash Blvd -Parcel #1 j '--PO Box 476, Renton, WA 98057 Sheet: 2 of 2 Rert I Uri, WA 98056 ./ " TORCIoI-DOUI, ""-"-"'""" """'-'CA'''''' ,,,.. ""'-: .-J ==tar I I ,I ---t~-'"""~"'~- -)- ------- .. , , , , , , , , , , ' , , ' , , ' , , ' , , ' , , ' , , ' , , ' __ 1L : 2 __ E333}::::1 +---- --~ -- ~ Drawn: WJB CW Design, Inc. 425-271-0082/425-228-8699 (Fax) I Date: 08/30/11 I PO Box 476, Renton, WA 98057 Sheet: 1 of 4 Scale: 1/8" = l' -0" North Elevation ~ I--~ I-IARDIE F 51Dn.:6 -$_MAIN ~OOR ~R __ Isola Real Estate II Lk Wash Blvd -Parcel #1 Renton, WA 98056 _ .... -$_I.PP'Elt_I"l-~PlI-IT_ • .. !-IoARDlE 610!NC;, _ ~ --$ _I.PFER_ FL~ !I..eFL:", _ .... --$_MoU<~~.2i!.- , ~.,.---$_f'1.oUoj~~R I - p.-c ------- - - --- I---n III I 0 0 ~ Drawn: WJB CW Design, Inc. Scale: 1/8" = 1'-0" I I 425-271-0082/425-228-8699 (Fax) Date: 08/30/11 PO Box 476, Renton, WA 98057 ~L __ •• ~ _L 4 §fif D ~ ~ --- --- I~ II II~ 1===.= ODII I I I West Elevation ---- - 31n'~ CEDAR LAP 51DINao __ ::1>0,4 ~ TF<:t1 t- 2"" WINDOW I DO::JR ~M (TTP UW;~ &I-IOU.N) - - - Isola Real Estate II Lk Wash Blvd -Parcel #1 Renton, WA 98056 / ~ "'" L .J -------+_ -1 . -~---~--~ -~--~ ,l----t-~~~ooo"'-'"-- L • r==== I"-·~ I = i I : r=1=:=::+:=:=:I===:I=:=:= --t - ----'1.--$--~~OOR~R __ --____ -----1--$--f'1AIN~ f'L_'::!!....-__ -----" ,-, 1 J i i : j"',L_, : : : ! "'~~L, ! ! ! ! ',,~~-:,-, : : ! : ...... "L_, _ JL _________ --L __ t_~ __ _____l-1!A1Nfi-QG'R~~ -----'---------------r----'-;. .... .::-.::-:::: __ j, -$-, [~=============::.::.=::.::.::.::.::.::.::.::. __ J [[iii ~ Drawn: WJB Isola Real Estate II CW Design, Inc. Scale: 1/8" = l' -0" 425-271-0082/425-228-8699 (Fax) I Date: 08/30/11 I PO Box 476, Renton, WA 98057 Sheet: 3 of 4 East Elevation Lk Wash Blvd -Parcel #1 Renton, W A 98056 r ~ l J ..:r:: -------- --__ -$-~R~~1oIT _ - I ~ II diD r----• .. ----_._-----------,.,",.". _. -.- ---$-LPfOER I'LOOI't !ll!!A..R ::::r: ---- -, = ~-$-r;.,.t.j"'-~I"L~1oIT ---- - ~ .1 ~ ~ ~ ~ I Jl ------------r, ~ I . II I ' , ~ ~ , , • , , .. -. -f_ ~JI -I - 1 ! ~ ~ § , , t=o' g - -: ! II JL : : _ _ -$-r:!.A.N I'LQO!'t ~R :=:::~=3 .l~ _ L _____ J Drawn: WJB Isola Real Estate II ~ CW Design, Inc. Scale: 1/8" = 1'-0" South Elevation Lk Wash Blvd -Parcel #1 I 425-271-0082/425-228-8699 (Fax) Date: 08/30/11 Renton, WA 98056 " PO Box 476, Renton, WA 98057 Sheet: 4 of 4 ,~ ,.~' '>:''''';; "', ~~ ,~, .",-i , , : .,' Printed: 09-27-2011 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA11-078 09/27/2011 06:15 PM Receipt Number: R1103828 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 1018 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 000.0000.00.011.345 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 .00 6.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 100.00 .00 .00 .00 .00 .00 Printed: 10-06-2011 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA11-078 10/06/2011 02:39 PM Receipt Number: Total Payment: 6.00 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 000.000000.007.341 Maps (Taxable) 5998 000.000000.000.231 Tax .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 R1103981