HomeMy WebLinkAboutReport 1DEPARTMENT OF COMMUNITY CITY QF
AND ECONOMIC DEVELOPMENT --° Renton '
ADMINISTRATIVE RESIDENTIAL DESIGN AND DRIVEWAY
PROJECT NAME(S):
PROJECT NUMBER(S):
PROJECT MANAGER:
APPLICANT:
ZONING DESIGNATION:
PROJECT LOCATION:
SUMMARY OF REQUEST:
MODIFICATION
APPROVAL F] DENIAL
EVALUATION FORM & DECISION
Banasky Residence Residential Design and Driveway Modification
LUA16-000107, MOD, MOD
Angelea Weihs, Assistant Planner
Mike Clow
Signature Custom Homes of WA LLC
PO Box 1910
Milton, WA 98354
Residential -8 Zone (R-8)
703 N 31st St.
Pursuant to RMC 4-9-250D the applicant is requesting two Administrative Modifications from RMC 4-4-
080 Parking, Loading and Driveway Regulations and RMC 4-2-115 Residential Design and Open Space
Standards for the proposed single family home located at 703 N 31st St. The applicant is requesting the
driveway modification in order to access the home from N 31st St., rather than the alley to the east. The
residential design modification is requested for the roof pitch, window trim, and garage design
standards.
BACKGROUND:
Per Renton Municipal Code, Section 4-4-080F.7,b., "for lots abutting an alley, all parking areas and/or
attached or detached garages shall not occur in front of the building and/or in the area between the
front lot line and the front building line; parking areas and garages must occur at the rear or side of the
building, and vehicular access shall be taken from the alley." The applicant is requesting a modification
from this code standard in order to access the property from a driveway off of N 315` St., rather than the
abutting alley to the east. The applicant argues that the topography of the site, and proposed depth of
the garage/shop in the basement, make accessing from the alley impractical. In addition, the applicant
has minimized the visual impact of the garage and driveway by recessing the garage from the front of
the house 10 feet and recessing below grade over 6 feet and adding enhanced landscaping (See Exhibit
4) around the driveway and along N 315` St.
i
City of Renton Department of Community and Economic Development Admin. Modification Request Report & Decision
Banasky Residence Residential Design and Driveway Modification LUA16-000107, MOD, MOD
Report of February 26, 2016 Page 2 of 4
The applicant is also requesting a modification of the residential design requirements, RMC4-2-115, for
roof pitch, window trim, and garage design standards (See Exhibit 2). The applicant is proposing a
modern home design with a roof pitch that is less than the required 4:12 pitch. The design includes
variety of roof forms, including 6:12 and 4:12 pitches, but the predominant form of the roof is flat. The
design incudes window trim that is absent and/or less than the required 3.5 inches in order to stay true
to the modern character of the home. The applicant is also requesting a modification from the garage
design standard that requires the portion of the attached garage wider than twenty six feet (26') across
the front be set back an additional 2 feet. As stated above, the applicant has minimized the visual impact
of the garage by recessing the garage from the front of the house 10 feet and recessing below grade
over 6 feet.
EXHIBITS:
Exhibit 1: Project Narrative and Justification for Modification Request
Exhibit 2: Residential Design Modification Form
Exhibit 3: Home Elevations
Exhibit 4: Proposed Landscape Plan
Exhibit 5: Site Plan
Exhibit 6: Alternative Site Plan
ANALYSIS OF REQUEST:
Criteria for Modification of the Residential Design Standards:
Renton Municipal Code, section 4-2-115, lists elements that are required to be included in all residential
development in the zones stated in subsection B of this Section. Each element includes both standards
and guidelines. Standards are provided for predictability. These standards specify a prescriptive manner
in which the requirement can be met. Guidelines for each element are provided for flexibility. These
guidelines provide direction for those who seek to meet the required element in a manner that is
different from the standards.
The determination as to the satisfaction of the requirement through the use of the guidelines is to
be made by the Community and Economic Development Administrator when no other permit or
approval requires Hearing Examiner review.
b. When it has been determined that the proposed manner of meeting the design requirement
through guidelines is sufficient, the applicant shall have satisfied that design requirement.
City of Renton Deportment of community and Economic Development Admin. Modification Request Report & Decision
Banasky Residence Residential Design and Driveway Modification LUA16-000107, MOD, MOD
Report of February 26, 2016 Page 3 of 4
RMC 4-4-080K.2 allows the Administrator to grant modifications for Parking, Loading and Driveway
Regulations, provided the modifications meet the following criteria (pursuant to RMC 4-9-250D.2):
Compliance
'Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The purpose and intent of the code is to minimize the visual impact of
garages and driveways within residential neighborhoods, as well as limit the amount of
paving that is in the City of Renton's right-of-way. The proposed modification would
meet the objectives of safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, as well as the policy direction and
objectives of the Comprehensive Plan. The applicant has minimized the visual impact of
the garage and driveway by recessing the garage from the front of the house 10 feet
and recessing below grade over 6 feet and adding enhanced landscaping (See Exhibit 4)
around the driveway and along N 31St St. These design elements improve the
appearance and function of the property and do not adversely impact the safety of the
neighborhood. In addition, the existing single family home currently accesses from N
31St Street, rather than accessing from the alley, so the proposed access from N 31"
Street would not result in any changed condition of the site. The applicant had an
alternative driveway design, which would have the access from the alley run parallel to
the public right-of-way (See Exhibit 6), however city staff agree that this proposal is less
aesthetically pleasing, poses more safety concerns (See comments under criterion 'c'
below), and does not meet the intent of the code. The proposed modification is the
minimum adjustment necessary to implement these policies and objectives.
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: See comments under criterion 'a'.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The existing single family home currently accesses from N 31" Street,
rather than accessing from the alley. The proposed access from N 31St Street would not
result in any changed condition. The majority of the homes located on N 31St Street
access their garages from the street. The design is in keeping with the neighborhood,
City of Renton Department of Community and Economic Development Admin, Modification Request Report & Decision
Banasky Residence Residential Design and Driveway Modification LUA16-000107, MOD, MOD
Report of February 26, 2016 Page 4 of 4
DECISION
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2 for approval of the driveway
modification and satisfies 2 of the 2 criteria listed in RMC 4-2-115A2 for approval of the design
standards modification. Therefore, the design standard and driveway modifications of the Banasky
Residence Residential Design and Driveway Modification, Project Number LUA15-000872, MOD, MOD is
approved.
Jennifer Henning, Planning Director
Department of Community & Economic Development
February 26, 2016
Date
The decision to approve the modification 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 March 11, 2016. Additional information regarding the appeal process may be
obtained from the Renton City Clerk's office, Renton City Hall — 7th Floor, (425) 430-6510.
If you have any further questions regarding this decision, feel free to contact the project manager,
Angelea Weihs, at 425-430-7312 or aweihs@rentonwa.gov.
therefore, it will not be adverse or injurious on the neighborhood or properties in the
near vicinity. in addition, the applicant's alternative proposal would have the access
from the alley run parallel to the public right-of-way. This design would require an
approximately 3 foot tall retaining wall along the length of the sidewalk/ROW, which
would actually pose more safety concerns than accessing from the street.
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion 'a' and V.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: The applicant argues, and staff agrees, that the topography of the site,
and proposed depth of the garage/shop in the basement, make accessing from the alley
impractical. in order to access from the alley, the garage would need to be level with
the alley, which, due to the topography of the site, would require that the garage be
moved to the "second story". As a result, the home would be designed with living space
bifurcated by a garage, which would result in a compartmented and impractical home
design.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: There are no identified adverse impacts from this driveway
modification. See comments under criterion V.
DECISION
The proposal satisfies 6 of the 6 criteria listed in RMC 4-9-250D.2 for approval of the driveway
modification and satisfies 2 of the 2 criteria listed in RMC 4-2-115A2 for approval of the design
standards modification. Therefore, the design standard and driveway modifications of the Banasky
Residence Residential Design and Driveway Modification, Project Number LUA15-000872, MOD, MOD is
approved.
Jennifer Henning, Planning Director
Department of Community & Economic Development
February 26, 2016
Date
The decision to approve the modification 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 March 11, 2016. Additional information regarding the appeal process may be
obtained from the Renton City Clerk's office, Renton City Hall — 7th Floor, (425) 430-6510.
If you have any further questions regarding this decision, feel free to contact the project manager,
Angelea Weihs, at 425-430-7312 or aweihs@rentonwa.gov.
EXHIBIT 1
Subject Design/Property: Banasky Residence (3014 Lake
Washington Blvd N, Renton 98056)
Purpose: Request Modification of Residential Design and Access
Requirements (R-8 Zone)
Background: Mr. & Mrs. Banasky are long time Renton residents in
the process of building their new personal home. The Banasky Family
decided on the property because of its size, existing home (which gives
predictability that the site is buildable), and views of Lake Washington.
The centerpiece of the home is a 1613 sgft 6 car garage and shop for
Mr. Banasky to pursue his hobby of working on classic cars.
Modification Requests:
4-2-115E.3 "Roofs"
o This design has a prominent roof form of under 6:12 pitch.
Contemporary Northwest architecture uses a variety of low roof
pitches roof pitches. Secondly, a rooftop deck to enjoy the views
requires a portion of the roof be flat enough to walk on. This
modification has been granted on similar projects in the area, and an
example photo is below. (1212 Monterey Ave NE, Renton 98056)
0
• 4-2-115E.3 "Architectural Detailing"
o This design does not show door or window trim. Contemporary
Northwest architecture has replaced door and window trim with a
new set of design standards. A variety of exterior siding materials
(lap, flat panel, cedar, metal, and concrete) combined with very tight
fit and finish produce a more desirable aesthetic. This modification
has been granted on similar projects in the area, and an example
• 4-4-080F.7.b "Driveway Access and Parking"
o It is our position that our current proposal (see provided plans dated
12-23-15) for driveway and vehicle access meets the intent on the
code and does not require a modification. Ideally, Mr. and Mrs.
Banasky would like to request a modification to access their garage
from N 31" Street, as opposed to the alley. This is for a few reasons,
most of which are driven by the sites topography and the large
garage and shop in the Basement. We feel this will still meet the
intent of the code --as the intent is to minimize the visual impact of
garages and vehicles within residential neighborhoods, as well as
limit the amount of paving that is in the City of Renton's right of way.
First, the garage is recessed from the front of the house 10' (see A4.0
N -S Section) and recessed below grade over 6 feet. Second, the right
of way paving is based on a typical R-8 zoned lot, which is 5000 sqft
with 50 feet of frontage; The Banasky's property however is 9131
sqft with 199.78 feet of frontage. Third, the majority of the homes on
N 31St Street access their garages from the street, therefore it will not
be adverse or injurious on the neighborhood or properties in the
near vicinity. This solutiuon also meets all of the objectives and
safety, function, appearance, environmental protection and
maintainability as intended by the Code requirements.
In Summary we would like the above modifications to be approved based on
great effort to comply with the intent and guidelines of the code.
Sincerely,
Anthony Hines
Signature Custom Homes
,00001 CITY of
3 DEPARTMENT OF c,jMMUNITY Renton
AND ECONOMIC DEVELOPMENT
MODIFICATION OF RESIDENTIAL DESIGN REQUIREMENTS FOR
PROJECTS WITHIN THE R-4, R-6, R-8, R-10 AND R-14 ZONES
EVALUATION FORM & DECISION
Planning Division EXHIBIT 2
1055 South Grady Way -Renton, WA 98057
Phone: 425-430-7200 1 www.rentonwa.gov
APPLICANT CONTACT INFORMATION
Signature Custom Homes
Applicant Name: Mike Clow Company (if applicable): of WA LLC
Mailing Address: I PO Box 1910 1 Phone: 1 253-606-1096
te: I Milton/WA I Zip: 1 98354
PROJECT INFORMATION
Project Name: I Banasky Residence Residential Design Modification I Parcel Number: 13342100380
Zoning Designation: I R-8
_Project Location: 1 3014 Lake Washington Blvd. N Renton, WA 98055
Brief Summary of Request:
Applicant is requesting a Residential Design Modification for 4:12 and flat roof pitches.
Please explain how your project proposal meets the "guidelines" for each design element, rather than the
standards.
Code Section: 4-2-115E.3. "Roofs"
Guideline:
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.
Code Section: 4-2-115E.3. "Architectural Detailing"
Guideline:
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.
Compliance with Guidelines: A variety of roof forms
were used (6:12, 4:12, and flat roof) to add character
and enhance the modern design; which in turn
enhances the overall neighborhood. The roof materials
are muted colors, non -reflective, and non-
granular.
Compliance with Guidelines: Great care was paid to the
material layout and texture in respect to the modern
architectural detailing. Details common in traditional
architecture such as window trim do not fit with the
modern aesthetic of this home --instead fit, finish, and
clean lines are the focus to achieve the right character.
1
/Users/tony/Downloads/Modification Application.doc Rev: 12/2015
Code Section: 4-2-115E.1. "Garages"
Compliance with Guidelines: The garage is an average
Guidelines:
of six feet below grade, and recessed from the front of
The visual impact of garages shall be minimized, while
the house over ten feet. In addition, the garage door
porches and front doors shall be the emphasis of the
will be composed of glass and aluminium panels to give
front of the home. Garages shall be located in a manner
it a more desirable architectural appearance. While not
that minimizes the presence of the garage and shall not
accessed from the alley, it is a side load garage, and
be located at the end of view corridors. Alley access is
overflow parking 15 accessed from the alley. Therefore
encouraged. If used, shared garages shall be within an
the garage will not negatively affect the view of the
acceptable walking distance to the housing unit it is
surrounding neighborhood.
intended to serve
Code Section: 4-2-115E.3. "Windows and Doors"
Compliance with Guidelines: In Compliance
Guidelines:
Windows and front doors shall serve as an integral part
of the character of the home. Primary windows shall be
proportioned vertically rather than horizontally.
Vertical windows may be combined together to create
a larger window area. Front doors shall be a focal point
of the dwelling and be in scale with the home. All doors
shall be of the same character as the home.
Code Section: 4-2-115E.3. "Primary Entry"
Compliance with Guidelines: In Compliance
Guidelines:
Entrances to homes shall be a focal point and allow
space for social interaction. Front doors shall face the
street and be on the facade closest to the street. When
a home is located on a corner lot (i.e., at the
intersection of two roads or the intersection of a road
and a common space) a feature like a wrapped porch
shall be used to reduce the perceived scale of the
house and engage the street or open space on both
sides.
Code Section: 4-2-115E.3. "Facade Modulation"
Compliance with Guidelines: In Compliance
Guidelines:
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.
Code Section: 4-2-115E.3. "Eaves"
Compliance with Guidelines: In Compliance
Guidelines:
Eaves should be detailed and proportioned to
complement the architectural style of the home.
/Users/tony/Downloads/Modification Application.doc Rev: 12/2015
Other Design Standard:
Compliance with Guidelines: N/A
Code Section: N/A
Guidelines:
N/A
In addition to this form, the following attachments are required:
■ Site plan and elevations (8.5x11 size)
■ Built example photos (if available)
Criteria for Modification of the Residential Design Standards
Renton Municipal Code, section 4-2-115, lists elements that are required to be included in all residential developme
in the zones stated in subsection B of this Section. Each element includes both standards and guidelines. Standards
provided for predictability. These standards specify a prescriptive manner in which the requirement can be met.
Guidelines for each element are provided for flexibility. These guidelines provide direction for those who seek to ME
the required element in a manner that is different from the standards.
The determination as to the satisfaction of the requirement through the use of the guidelines is to be made
the Community and Economic Development Administrator when no other permit or approval requires Hear
Examiner review.
When it has been determined that the proposed manner of meeting the design requirement through
guidelines is sufficient, the applicant shall have satisfied that design requirement.
k, the undersigned, declare under penalty of perjury under the laws of the State of Washington, that to the best of
my knowledge the above information is true and complete.
Applicant Signature: Date: 1-26-16
/Users/tony/Downloads/Modification Application.doc Rev: 12/2015
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EXHIBIT 6
January 28, 2016
Modification Request for:
3014 Lake Washington Blvd.
Renton, WA 98056
Jennifer Henning
Vanessa Dolbee
Angelea Weihs
Dear Jennifer, Vanessa, and Angelea,
This letter is to officially request modification from the Residential Design Guidelines.
Specifically regarding roof pitch, window trim, and garage access.
The Banasky family commissioned Nazim Nice, lead architect at MotionSpace Design to design
their dream home. A key aspect of the project is the contemporary architectural design,
combined with a car collector's garage for Mr. Banasky's personal collection. To compensate for
the lower roof pitches, and lack of window trim, various exterior materials are specified to give
visual interest and satisfy the intent of the code. The decks were also increased in size, to give
the facade continued modulation and texture. In addition, the garage was recessed on average
6 feet below grade, and is set back 10 feet from the front of the home. This allows for
functional parking and access, while still minimizing negative view of the garage. Furthermore,
the garage doors were designed to appear as windows, in lieu of a traditional steel garage door.
These considerations should all fit in line with the standards intended by the code and city.
Contemporary architecture is a trend that is highly demanded by our clients, and is seen in
many parts of Renton; as well as some very high end subdivisions surrounding Renton such as
Harrison Street in Issaquah, or Belvedere in Bellevue. The finish level and materials used will be
high quality, and the completed product will be a great representation of a high-end Renton
home.
Signature Custom Homes
DEPARTMENT OF COMM.,NITYCItY OF
AND ECGNOMIC DEVELOPMENT Renton
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Planning Division
1055 South Grady Way -Renton, WA 98057
Phone: 425-430-7200 1 www.rentonwa.gov
LAND USE PERMIT SUBMITTAL REQUIREMENTS:
WAIVED
BY:
MODIFIED
BY:
COMMENTS:
Arborist Report 4
Biological Assessment 4
Calculations,
Colored Maps for Display 4
Construction Mitigation Description 2AND4
Deed of Right -of -Way Dedication 1
Density Worksheet 4
Drainage Control Plane
Drainage Report 2
Elevations, Architectural3AND4
Environmental Checklist 4
Existing Covenants (Recorded Copy) IAND 4
Existing Easements (Recorded Copy) 1AND4
Flood Hazard Data4
Floor Plans 3AN04
Geotechnical Report2AND3
Grading Elevations & Plan, Conceptual 2
Grading Elevations & Plan, Detailed 2
Habitat Data Report 4
Improvement Deferral 2
Irrigation Plan4
PROJECT NAME: Banasky Residence Modification of Access Requirements
DATE: January 11, 2016
H:\CED\Data\Forms-Templates\5elf-Help Handouts\Planning\Waiversubmittalregs.docx Rev: 08/2015
LAND USE PERMIT SUBMITTAL REQUIREMENTS:
WAIVED
BY:
MODIFIED
BY:
COMMENTS:
King County Assessor's Map Indicating Site 4
Landscape Plan, Conceptual4
Landscape Plan, Detailed4
Legal Description
Letter of Understanding of Geological Risk 4
Map of Existing Site Conditions4
Master Application Form 4
Monument Cards (one per monument) 1
Neighborhood Detail Map 4
Overall Plat Plan 4
Parking, Lot Coverage & Landscaping Analysis 4
Plan Reductions (PMTs) 4
Post Office Approval 2
Plat Name Reservation 4
Plat Plan.4
Preapplication Meeting Summary 4
Public Works Approval Lettere
Rehabilitation Plan 4
Screening Detail 4
Shoreline Tracking Worksheet 4
Site Plan 2AND4
Stream or Lake Study, Standard
Stream or Lake Study, Supplemental
Stream or Lake Mitigation Plan 4
Street Profiles 2
Title Report or Plat Certificate IAND4
Topography Maps
Traffic Study 2
Tree Cutting/Land Clearing Plan 4
Urban Design Regulations Ana lysis4
Utilities Plan, Generalized 2
Wetlands Mitigation Plan, Final 4
Wetlands Mitigation Plan, Preliminary 4
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmlttalregs.docx Rev: 08/2015
LAID US4PERMIT SUBMITTAL REQUIREMENTS:
WAIVED
BY:
MODIFIED
BY:
COMMENTS:
Wetlands Report/Delineation a
Wireless:
Applicant Agreement Statement z AND 3
Inventory of Existing Sites 2AND 3
Lease Agreement, Draft 2AND 3
Map of Existing Site Conditions 2AND 3
Map of View Area 2AND 3
PhotosimulatlonS 2AND 3
This Requirement may be waived by:
1, Property Services
2 Development Engineering Plan Review
3 Building
4 Planning
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalregs.docx Rev:08/2015
N
i
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Zoning Map Book Black & White
Community & Economic Development
Planning • Technical Services
Produced by AddanaA Ahramovich, GIS Analyst
Date, 1211612016
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'3T�WEWGi$TLE.
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_ uCOUNTY
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Feet
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Reference Scale: 1:7,200
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B3W
(CD) Center Downtown
B4W
B4E
B5W
B5E
B6W
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B7W
B7E
B8W
4312
5N
5307
5308
5308
5309
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5310
5310 L
5311
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rI___—
Renton
/ (CV)Center VOLVO
(R•10)Residendai10dulac
N
Haff Sections Extent
WX V (IH) Industrial Heavy
(R-14) Residenlial 14dutac
Page
Half Section Designation
(1L) Industrial L ght
(RC) Resource Conservation
Index
(CA) Commercial Arterial
yam' .a_ (IM) Industrial Medium,
i ! (RM -F) Residential Mold -Family
(CD) Center Downtown
\ r. (R-1) Residential ldulac
(RMH) Residential Manufactured Homes
(CN) Commercial Neighborhood
fi^ (R-4) ResidentiM 4dulac
i ` ;, Urban Center
PAGE #
(CO) Commercial Oke
Residential - 6 DUTAC
-
Serficn'Tnwn Jmp Range
ICOR) Commercia110AicalReslden0al
, . , (R -B) Residential Bdulac
DEPARTMENT OF COMML jTY CITY of
AND ECONOMIC DEVELOPMENTRenton
Planning Division
LAND USE PERMIT MASTER APPLICATION
F
PROPERTY OWNERS)
:
. I
C3 a od .13arlo'sk
ADDRESS: ,/0
0 /�
z zrN af VA /d
CITY: p ZIP: 9 So56
!\C;lV1TJN
TE=LEPHONE NUMBER: / 2dc, i ��� . I5C
F
PLICANT (if other than owner)
Gfdr�crt eao„v
COMPANY (if applicable): s ti�NlaTvrtvr L�tlxn,". /4W1
ADDRESS: f 0 b?aX /9/0
CITY: �i7� lit�n� ZIP: �J�35y
TELEPHONE NUMBER;_953)
CONTACT PERSON
NAME:�rf�s�-� 6 -a -Y
COMPANY (if applicable): S,.�ry,Vvpa Cvst'nm/44rr
ADDRESS: PO 80x /9/0 . • I J
CITY: A.1/f- ZIP: Is -?.S,/
TELEPHONE NUMBER AND EMAIL ADDRESS:
Ifil/'G S �ranlaiz+ittt e vs �A��l1O�r�a-, nom!
PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
ivy,sk!/ &Fylotwaa
PROJECT ADDRESS(S)ILOCATION AND ZIP CODE:
30/4 Ulu V/AvfrN3T`a,,f Qlv f
U,/A 18 05&
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
5,3,12100380
EXISTING LAND USE(S):
s r.v Irs,
PROPOSED LAND USE(S).
V - -� j
EXISTING C MPREHENSI PLAN MAP DESIGNATION:
Al ,c
PROPOSED COMPREHE SIVE PLAN MAP DESIGNATION
(if applfcable)
t
EXISTING ZONING:
R - S
PROPOSED ZONING (if applicable):
SITE AREA (in square feet):
1.1
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED:
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS;
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable)
NUMBER OF PROPO!"S (if applicable)
NUMBER OF NEW DWELLING UNITS (if applicable):
H:\CEDNoata\Forms-TemplateslSelf-Help Handouts\Planning\Master Application.doc Rev: 08/201.5
PROJECT INFORMAT
NUMBER OF EXISTING DWELLING UNITS (If appllcablo):
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (It applicable): b -4 O b
SQUARE FOOTAGE OF EXISTING RESIDEN AL
BUILDINGS TO REMAIN (11 applicable):
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if appticabta):
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (it applicable):
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if
applicable):
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable):
ION (continued
PROJECT VALUE:
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
❑ AQUIFIER PROTECTION AREA ONE
❑ AQUIFIER PROTECTION ARE O
❑ FLOOD HAZARD ARE
sq. It.
❑ GEOLOGIA D
sq. It.
❑ HABITTAA ONS ERVATION
aq, it.
❑ DRELINE STREAMS & LAKES
sq. It.
WETLANDS
sq. IL
cd,4R,D ,6aru6k
I, (P ama/s) deolare undt�r penalty of perjury under the laws of the State of Washington that f am (please check one) Iffthe
current owner of the properly Involvad in this application or ❑ the authorized representative to act for a corporation (please attach proof
of authorization) and that the loregoing statements and answers heraln contained and the Information herewith are In all respects true
jandc/ct to the beat of my knowledge and belief.
Si nature o10 net epresentative Dal Signature of OwnedRepresentaffve Date
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
I certify that I know or have satislactory evidence thglO1O A! K signed this Instrument and
acknowledge It to be hielherAheir free and voluntary acl for the uses and purpose menHonedjQiha Instrument,
a/91,<
Dated
In anilfor the
Notary Public `/
State of Washington Notary(P t):
JENNIFER CLOW y appointment expires:
MY COMMISSION EXPIRES
MARCH l 2017 2
Msm
H:\CED\Data\Forms-TLrnplatesl5elf-Help Handout0lannlnswaster Appticatlon.doc Rev: 08/2015
R-
DEPARTMENT OF COMMUNITY cITY OF
AND ECONOMIC DEVELOPMENT e"11to
ADMINISTRATIVE RESIDENTIAL DESIGN AND DRIVEWAY
PROJECT NAME(S):
PROJECT NUMBER(S):
PROJECT MANAGER:
APPLICANT:
ZONING DESIGNATION:
PROJECT LOCATION:
SUMMARY OF REQUEST:
MODIFICATION
APPROVAL F-] DENIAL
EVALUATION FORM & DECISION
Banasky Residence Residential Design and Driveway Modification
LUA16-000107, MOD, MOD
Angelea Weihs, Assistant Planner
Mike Clow
Signature Custom homes of WA LLC
PO Box 1910
Milton, WA 98354
Residential -8 Zone (R-8))
703 N 31st St.
CONCURRENCE
NAME INITIAL/D TE
Jennifer T, Henning IIID /
Vanessa Dalbee f�
Sabrina "'Y M'>4k,� 2(. F
Jennifer Cissneronero s J
Angelea weihs Z6
Pursuant to RMC 4-9-250D the applicant is requesting two Administrative Modifications from RMC 4-4-
080 Parking, Loading and Driveway Regulations and RMC 4-2-115 Residential Design and Open Space
Standards for the proposed single family home located at 703 N 31st St. The applicant is requesting the
driveway modification in order to access the home from N 31st St., rather than the alley to the east. The
residential design modification is requested for the roof pitch, window trim, and garage design
standards.
BACKGROUND:
Per Renton Municipal Code, Section 4-4-080F.7.b., "for lots abutting an alley, all parking areas and/or
attached or detached garages shall not occur in front of the building and/or in the area between the
front lot line and the front building line; parking areas and garages must occur at the rear or side of the
building, and vehicular access shall be taken from the alley." The applicant is requesting a modification
from this code standard in order to access the property from a driveway off of N 31St St., rather than the
abutting alley to the east. The applicant argues that the topography of the site, and proposed depth of
the garage/shop in the basement, make accessing from the alley impractical. In addition, the applicant
has minimized the visual impact of the garage and driveway by recessing the garage from the front of
the house 10 feet and recessing below grade over 6 feet and adding enhanced landscaping (See Exhibit
4) around the driveway and along N 31" St.
The applicant is also requesting a modification of the residential design requirements, RMC4-2-115, for
roof pitch, window trim, and garage design standards (See Exhibit 2). The applicant is proposing a
modern home design with a roof pitch that is less than the required 4:12 pitch. The design includes