HomeMy WebLinkAboutReport 01CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: September 30, 2013
To: City Clerk's Office
From: Lisa McElrea
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office
Project Name: 1515 Lyons Ave NE (Lot 3 Windstone Division V)
LUA (file) Number: LUA-13-001099 (613003893)
Cross-References:
AKA's:
Project Manager: Kris Sorensen
Acceptance Date: August 16, 2013
Applicant: Kolin Taylor
Owner: KBS Development
Contact: Kolin Taylor
PID Number: 9477580030
ERC Decision Date:
ERC Appeal Date:
Administrative Approval: August 16, 2013
Appeal Period Ends: August 30, 2013
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
Date Appealed to Council:
By Whom:
Council Decision: Date:
Mylar Recording Number:
Project Description: Departure from the Residential Design Standards to allow a lesser roof pitch
(4/12) with large overhangs than the code allows (6/12)
Location: 1515 Lyons Drive
Comments:
DEPARTMENT OF C( illUNITY
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:
PROJECT NUMBER:
PROJECT MANAGER:
APPLICANT:
1515 Lyons Ave NE (Lot 3 Windstone Division V)
LUAB-001099, MOD (B13003893)
Kris Sorensen, Associate Planner
Kolin Taylor
KBS Development -Windstone Division V
12320 NE gth St, Suite 100
Bellevue, WA 98005
ZONING DESIGNATION: Residential-4 dwelling units per acre (R-4); Platted under King
County R-8 standards.
PROJECT LOCATION: 1515 Lyons Ave NE
SUMMARY OF REQUEST: The applicant is requesting approval of a modification of the
Residential Design Standards (RMC 4-2-115) on a proposed 4,133
square foot single-family house. The proposed project site is 5,700
square feet located in the Residential-4 dwelling units per acre (R-4)
zone. The applicant is requesting approval of a roof with a 4:12
pitch where a minimum 6:12 pitch is required.
1. Roof
Choose one:
D Hip or gabled with at least 6:12 pitch; or
D Shed roof; or
~ Alternative that meets guidelines (Explain)
The applicant states and staff concur that the proposed 4: 12 roof pitch would be
compatible with the architectural styles for the Windstone Division V project where o
mixture of Classic-Transitional and Contemporary-Modern homes will be constructed
City of Renton Department of Ct nity and Economic Development Administrati
1515 Lyo~~. Ave NE (Lot 3 Wi~~:~ _ e Division V)
1dification Request Report & Decision
LUA13-Q01099, MOD (BB003893)
Report of August 16, 2013 Page 2 of 2
(Attachment). In addition, the use of a 4:12 roof pitch would enable the proposed structure
to conform to the maximum roof height. As shown in the attached letter (Attachment) from
the applicant, "the design was purposefully drawn with a 4:12 hip roof pitch with large
overhangs to be true to its architectural styling and also to allow varying roof heights that
tie together." The applicant also points out that Residential Design Requirements ask that "a
variety of roof forms appropriate to the style of the home shall be used ... far subdivisions
greater than nine lots." The applicant also states the styles of homes being proposed for
Windstone V are similar to many nicer Seattle neighborhoods and in Eastside neighborhoods
like Harrison Street in Issaquah Highlands.
RMC 4-9-250D.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 4-9-25002 for approval of modifications.
Therefore, the 1515 Lyons Ave NE Residential Design Modification of the residential design
standards for the proposed single-family residential structure, Project Number LUAB-001099,
MOD is approved.
'3 (1r;./,zo13
Date :f!J-f C.E. ~ent, Administrator
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 August 30, 2013. 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, Kris Sorensen, at 425.430.6593 or ksorensen@rentonwa.gov.
()KBS Real Estc1te Develr ent
cimJ In, :·nt
KB5 Dcwlopmcnt C\lrp • KBS llL LI C
August 14, 2013
Modification Request for:
1515 Lyons Ave NE, Renton 98059
Lot 3 Windstone Div V
Permit #B 13003893
Chip Vincent
Kris Sorenson
City of Renton CED
Dear Chip and Kris,
This letter is to request a modification/variance of the Building Guidelines in regard to
a 4:12 roof pitch as designed to be consistent with this style of home. I have included
for your review a 3D cad color rendering of this home to show a finished elevation &
detail to illustrate its appropriateness to this style of architecture. (See attached
Guidelines and rendering).
This home was designed by Troy Clymer, a lead architect at Architects Northwest and
reworked at KBS Development direction by Sarah Weight also of Architects Northwest.
The design was purposefully drawn with a 4:12 hip roof pitch with large overhangs to
be true to its architectural styling and also to allow varying roof heights that tie together
gracefully and balance the total form. As you can see in the rendering the hip roofline
of the elevated bonus room ties back into the main roof seamlessly, while the raised
front bedroom ceiling creates varied modulation and interest. The oversized exterior
beams, extensive windows, varied size siding detail and full obscure glass garage
doors sustain the character of this modern style and should nicely attain the standards
intended by the building and design code set by the city.
Our intent is to have a mixture of Classic-Transitional and Contemporary-Modern
homes in Windstone V. This seems to be a good trend that you are seeing in many of
the nicer Seattle neighborhoods and also in Eastside neighborhoods today like
Harrison Street in Issaquah Highlands. We plan to do a high level finish and materials
both interior and exterior for all of our homes in Windstone V and hope to be a good
representation of a finer Renton home neighborhood.
Thank you fo(your donsideration.
£-/£;/1 ,
/Kolin Taylor/
KBS Devel6pment
12320 NE 8th St. Sui1c I 00. Hcllcvuc. WA 98005
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LEGAL DESCRIPTION
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OV"lNER
K65 DEVELOPMENT
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1SOO'i5
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate, and
2. Primary porch plate heights shall be one story. Stacked porches are allowed, and
· 3. To differentiate the same models and elevations, different colors shall be used, ·
and
~. For single-family dwellings, no more than two (2) of the same model and elevation
shall be built on the same block frontage and the same model and elevation shall
not be abutting. ·
Guidelines: 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 iike gravel
and/or a reflective material, is discouraged.
Standards:
RC and R-1
R-4 and
R-8
R-10 and
R-14
(Revised 3/10)
n/a
One of the following is required for all development:
1. Hip or gabloLl 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 rooi.
Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms appropri-
ate to the style of the home shall be used.
Both of the following are required:
1. Primary roof pitch shall be a minimum six to twelve (6:12). If a gable roof is used,
exit access from a third floor must face a public right of way for emergency access,
and
2. A variety of roofing colors shall be used within the development and all roof mate-
rial shall be fire retardant.
2 -94
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RECEIPT EG00012554
BILLING CONTACT
KOLIN TAYLOR
KBS DEVELOPMENT CORPORATION
13530 476TH AVE SE
NORTH BEND, WA 98045-8795
REFERENCE NUMBER FEE NAME
_,, MS.•~•s S'" . .. .. ~ ...... ~-"
LUA 13-001099 PLAN ~ Modification
Technology Fee
Printed On: 8/15/2013 Prepared By: Laureen Nicolay
. . -~-'
TRANSACTION
TYPE ---~--=·· -•• .•.
Fee Payment
Fee Payment
of
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/~\\">.,_
f:·: + ·'i
\(~-.:::.~·_;./
Transaction Date: August 15, 2013
PAYMENT
METHOD AMOUNT PAID
.. · .. --~-.-..,.,~=·•~•<'-""•".,-~~,me,--•~-•-..,., . . •.
Check #11758 $100.00
Check #11758 $3.00
SUBTOTAL $103.00
TOTAL $103.00
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