HomeMy WebLinkAboutD_Karen_Lang_Deck_V-A_RUV_ERC_v2DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_Karen Lang Deck V-A RUV ERC_v2
A.ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: March 2, 2023
Project File Number: PR21-000462
Project Name: Lang Back Yard Deck Variances
Land Use File Number: LUA22-000145, V-A, RUV, ERC
Project Manager: Brittany Gillia, Associate Planner
Owner/Applicant/Contact: Karen Lang Crane, 212 S 20th Pl, Renton, WA 98055
Project Location: 212 S 20th Pl
Project Summary: The applicant is requesting a Reasonable Use Variance and a Variance from
setback regulations in order to retroactively permit a 405-sq. ft. deck addition
with an attached 135-sq. ft. aluminum drainage grate on the rear of an existing
single-family home at 212 S 20th Pl (APN 8860500070) as documented in
Warning of Violation (WOV): CODE20-000309 (Exhibit 2). The existing two-story
home is approximately 1,910 sq. ft. in size and was constructed in 2000. The site
is located in the R-6 zoning district and Residential Medium Density
Comprehensive Plan Designation. The entire parcel is mapped with High Erosion
Hazards and High Landslide Hazards and there is a protected slope on the north
edge of the site that begins at the toe of an ecology block wall and extends
approximately 18 feet to the north and descends approximately 20 feet
downward. On the opposite edge of the same ecology block retaining wall a
sensitive slope extends under the deck with a vertical rise of approximately 7 to
9 feet. A small area on the south end of the subject property is mapped with
Moderate Coalmine Hazards.
The applicant is requesting a Reasonable Use Variance from the 15-foot structure
setback from protected slopes required by RMC 4-3-050 G.2 in order to allow the
proposed deck to remain as constructed as close as 3’8” and as far as 5’9” from
the top of the slope. The applicant is also requesting an Administrative Variance
from development regulations to vary from the side yard setbacks which require
a combined 15 feet with not less than 5 feet on either side and rear yard setback
of 25 feet to allow the deck to remain as constructed and extend to both side
yard property lines and within 7.5 feet of the rear yard property line. No trees or
vegetation would be removed as a part of the project. The applicant submitted
a geotechnical report and drainage evaluation with the application.
Site Area: 0.12 acres
DocuSign Envelope ID: 9C0E4263-C65A-456E-84CE-2F358B41AAF4
City of Renton Department of Community & Economic Development
Lang Back Yard Deck Variances
Administrative Report & Decision
LUA22-000145, V-A, RUV, ERC
Report of March 2, 2023 Page 2 of 11
D_Karen Lang Deck V-A RUV ERC_v2
B.EXHIBITS:
Exhibits 1-8: ERC Report and Exhibits (dated February 6, 2023)
Exhibit 9: Photos of Rear Yard
Exhibit 10: Variances Justification
C.GENERAL INFORMATION:
1.Owner(s) of Record:Karen Lang Crane, 212 S 20th Pl, Renton, WA 98055
2.Zoning Classification:Residential-6 (R-6)
3.Comprehensive Plan Land Use Designation:Residential Medium Density (MD)
4.Existing Site Use:Single-family Residential
5.Critical Areas:Regulated slopes (<=90%), High Erosion Hazards, High
Landslide Hazards, Moderate Coalmine Hazards
6.Neighborhood Characteristics:
a.North:Single-family Residential, Residential-6 (R-6) Zone
b.East:Single-family Residential, Residential-6 (R-6) Zone
c.South:S 20th Pl, Single-family Residential, Residential-6 (R-6) Zone
d.West:Single-family Residential, Residential-6 (R-6) Zone
7.Site Area:0.12 acres
D.HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 1547 06/07/1956
Warning of Violation CODE20-000309 N/A 06/22/2020
Project Location Map
DocuSign Envelope ID: 9C0E4263-C65A-456E-84CE-2F358B41AAF4
City of Renton Department of Community & Economic Development
Lang Back Yard Deck Variances
Administrative Report & Decision
LUA22-000145, V-A, RUV, ERC
Report of March 2, 2023 Page 3 of 11
D_Karen Lang Deck V-A RUV ERC_v2
E.APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1.Chapter 2 Land Use Districts
a.Section 4-2-020: Purpose and Intent of Zoning Districts
b.Section 4-2-110: Residential Development Standards
2.Chapter 3 Environmental Regulations and Overlay Districts
a.Section 4-3-050: Critical Area Regulations
3.Chapter 4 City-Wide Property Development Standards
4.Chapter 9 Variances, Waiver, Modifications, and Alternates
5.Chapter 11 Definitions
F.FINDINGS OF FACT (FOF):
1.The Planning Division of the City of Renton accepted the above master application for review on July 21,
2022 and determined the application complete on July 21, 2022. The application was placed the
application on-hold on August 12, 2022 to request additional information and took the project off-hold
on December 30, 2022 after receiving updated submittal materials regarding geotechnical analysis. The
project complies with the 120-day review period.
2.The applicant is requesting the administrative variance and reasonable use variance as a response to code
violation (CODE20-000309) that was opened on June 22, 2020 (Exhibit 2).
3.The applicant’s submittal materials comply with the requirements necessary to process the administrative
variance requests (Exhibits 1-10).
4.The project site is located at 212 S 20th Pl.
5.The project site is currently developed with a two-story single-family home.
6.Access to the site would remain via an existing driveway off of S 20th Pl.
7.The property is located within the Residential Medium Density (MD) Comprehensive Plan land use
designation.
8.The site is located within the Residential-6 (R-6) zoning classification.
9.There is approximately one (1) tree located on-site, of which the applicant is proposing to retain a total
of one (1) tree.
10.The site is mapped with Regulated slopes (<=90%), High Erosion Hazards, High Landslide Hazards and
Moderate Coalmine Hazards.
11.The applicant is requesting retroactive permit approval and no new construction is proposed as part of
this project.
12.Staff received one (1) agency comment letter (Exhibit 7). To address agency comments the ERC report
(Exhibit 1) states that no new construction is proposed and therefore an IDP would not be necessary.
13.Staff received one (1) public comment letter (Exhibit 8). To address public comments the ERC report
(Exhibit 1) contains analysis related to geotechnical stability of the site and improvements associated with
the proposal.
DocuSign Envelope ID: 9C0E4263-C65A-456E-84CE-2F358B41AAF4
City of Renton Department of Community & Economic Development
Lang Back Yard Deck Variances
Administrative Report & Decision
LUA22-000145, V-A, RUV, ERC
Report of March 2, 2023 Page 4 of 11
D_Karen Lang Deck V-A RUV ERC_v2
14.Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
15.Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
February 6, 2023 the Environmental Review Committee issued a Determination of Non-Significance (DNS)
for the Lang Back Yard Deck Variances project (Exhibit 1). A 14-day appeal period commenced on February
6, 2023 and ended on February 20, 2023. No appeals of the threshold determination were filed.
16.The following variance to regulations have been requested by the applicant:
RMC Code Citation Required Standard Requested Variance
RMC 4-3-050.G
Critical Area Buffers and
Strucure Setbacks from
Buffers
0-foot buffer and 15 foot
setback from buffer from
the top of Protected
Slopes
Requesting reasonable use variance to allow
for an approximately 10-12-foot
encroachment into the required slope
setback
RMC 4-2-110A
Development Standards
for Residential Zoning
Deignations (Primary
Structures)
25-foot minimum rear
yard setback, and a
combined 15-foot side
yard setback with not less
than 5-feet on either side
Requesting a variance for the deck to
encroach 17.5-feet into the rear yard setback
and to encroach into the side yard setbacks
up to the lot line
17.Comprehensive Plan Compliance: The site is designated Residential Medium Density (MD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow a variety of single-family and
multi-family development types, with continuity created through the application of design guidelines, the
organization of roadways, sidewalks, public spaces, and the placement of community gathering places
and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓
Policy L-36: Land uses in areas subject to flooding, seismic, geologic, and coal mine
hazards should be designed to prevent property damage and environmental
degradation before, during, and after construction.
✓
Policy L-55: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
18.Zoning Development Standard Compliance: The site is classified Residential-6 (R-6) on the City’s Zoning
Map. Development in the R-6 zone is intended to be single-family residential at moderate density. The
proposal is compliant with the following development standards, as outlined in RMC 4-2-110.A, if all
conditions of approval are met:
Compliance R-6 Zone Develop Standards and Analysis
Applicant
has
requested
variance
approval
Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25 feet,
side yard is combined 15 feet with not less than 5 feet on either side and the rear yard
is 25 feet. Uncovered steps and decks not exceeding eighteen inches (18") above the
finished grade may project to any property line.
Staff Comment: The subject deck is proposed to remain as constructed and extend to
DocuSign Envelope ID: 9C0E4263-C65A-456E-84CE-2F358B41AAF4
City of Renton Department of Community & Economic Development
Lang Back Yard Deck Variances
Administrative Report & Decision
LUA22-000145, V-A, RUV, ERC
Report of March 2, 2023 Page 5 of 11
D_Karen Lang Deck V-A RUV ERC_v2
both side yard property lines and within 7.5 feet of the rear yard property line. Due to
the slope present on the site, the deck exceeds 18” in height above the finished grade
and is not considered an “allowed projection into setbacks” per RMC 4-2-110 E.4. The
applicant has requested a variance to the setback requirements to allow the deck to
encroach into the side and rear yard setbacks, see FOF 22 for analysis.
✓
Building Standards: The R-6 zone has a maximum building coverage of 40% and a
maximum impervious surface coverage of 55%. In the R-6 zone, a maximum building
height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall
plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from
each minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: The uncovered deck is comprised of 405 sq ft of new impervious
coverage and 135 sq ft of new aluminum drainage grating that allows water to freely
pass through (Exhibit 3). According to the submittal, the addition of 405 sq ft of
impervious coverage brings the lot to 2,755 sq ft, or 54.9%, which is in compliance with
current code. No change to height or building coverage is proposed.
19.Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with:
Compliance Critical Areas Analysis
Compliant
upon
Reasonable
Use Variance
approval
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
Staff Comment: The project site is mapped with Regulated slopes (<=90%), High Erosion
Hazards and High Landslide Hazards along the north edge of the parcel and Moderate
Coalmine Hazards are mapped on the south tip of the parcel. The applicant is requesting
a Reasonable Use Variance from the 15-foot structure setback from protected slopes
required by RMC 4-3-050 G.2 in order to allow the proposed deck to remain as
constructed as close as 3’8” and as far as 5’9” from the top of the slope, see FOF 21 for
analysis.
According to the geotechnical report, the highest elevation and lowest elevations at the
site are approximately 188 feet at the south property line, and 164 feet at the north
property line, respectively. The gentle to moderate slope at the site is separate d from
the steeply sloping area by an approximately 4-foot tall ecology block wall that rests
DocuSign Envelope ID: 9C0E4263-C65A-456E-84CE-2F358B41AAF4
City of Renton Department of Community & Economic Development
Lang Back Yard Deck Variances
Administrative Report & Decision
LUA22-000145, V-A, RUV, ERC
Report of March 2, 2023 Page 6 of 11
D_Karen Lang Deck V-A RUV ERC_v2
along the crest of the steep slope. The site and adjacent vicinity is underlain by shallow
bedrock known as the Renton Formation which is composed of arkosic sand stone,
mudstone, and shale. Two (2) hand borings were completed at the site and dense to
very dense soils were found approximately 2-7 feet below ground surface. The project
engineer states that their findings on site are consistent with the local geograph ic
mapping (Renton Formation). The top of the protected slope begins at the base of an
ecoblock retaining wall and extends north 18’ over the property line and descends 20’
down, ending in the neighboring property. The current home and existing deck were
constructed in 2000 and are located at least 15 feet away from the top of the protected
slope. The new deck development extends to both side lot lines and is within 7.5 feet of
the rear yard property line.
In accordance with the procedures described in the 2018 International Building Code
(IBC), the project engineers conclude that the subject site should be classified as Site
Class C (Very Dense Soil & Soft Rock). A factor of safety (FS) value indicates the safety
against slope failure. An FS value slightly above 1.0 indicates a slope with minimal
stability, and the project engineer states than an FS value of at least 1.5 indicates a
sufficiently stable condition for the slope under permanent static conditio ns and an FS
value of at least 1.2 is considered sufficiently stable for a short-term dynamic condition
such as seismic activity. The factor of safety (FS) was calculated for the site without the
deck loads (2.63 static, 1.84 seismic) and with deck loads (2.39 static, 1.75 seismic) and
in both instances demonstrate FS values that meet the minimum criteria for acceptable
slope stability. Geo Group Northwest states the existing vegetation and dense to very
dense soil and shallow bedrock conditions present at the hazard area to be mitigating
factors regarding slope stability and potential landsliding of the hazard area at the site.
A public comment (Exhibit 8) was received regarding concerns of the slope stability due
to the additional load caused by the proposed development. Slope stability analysis
from Geo Group Northwest provide factors of safety greater than 2.39 for rotational
landsliding in static conditions and greater than 1.74 in seismic conditions. Due to these
findings, the project engineers state that the mapped landslide hazard area and
sensitive and protected slopes are stable at this time and the risk of impacting the
geotechnical hazards with construction of the proposed deck is negligible.
20.Reasonable Use Variance Analysis: The applicant is requesting a reasonable use variance to retain an
unpermitted deck that was constructed within a protected slope setback area. The proposal is compliant
with the following variance criteria, pursuant to RMC 4-9-250.B.7. Therefore, staff recommends approval
of the requested variance.
Compliance Variance Criteria and Analysis
a.That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in
which subject property is situated.
Staff Comment: The applicant contends that granting of the variance would not be
materially detrimental to the public welfare or injurious to the property or
improvements in the vicinity and zone in which the subject property is situa ted. The
proposed deck is located in the rear yard of the property and was constructed as close
to ground level as possible. According to geotechnical analysis as seen in FOF 20, the
mapped landslide hazard area and sensitive and protected slopes are stable at this time
and the risk of impacting the geotechnical hazards with construction of the proposed
DocuSign Envelope ID: 9C0E4263-C65A-456E-84CE-2F358B41AAF4
City of Renton Department of Community & Economic Development
Lang Back Yard Deck Variances
Administrative Report & Decision
LUA22-000145, V-A, RUV, ERC
Report of March 2, 2023 Page 7 of 11
D_Karen Lang Deck V-A RUV ERC_v2
deck is negligible. A public comment regarding slope stability was received (Exhibit 8)
and addressed in the ERC Report (Exhibit 1).
Staff has reviewed the applicant’s justification and concurs with the reasoning provided.
Staff finds that the proposed deck would not be detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zone in which the subject
property is situated based on the scope and use of the deck as well as the geotechnical
analysis submitted with the project.
✓
b.There is no reasonable use of the property left if the requested variance is not
granted.
Staff Comment:
The applicant states that if the variance request is not granted the rear yard portion of
the property would be unusable. The current rear yard area is sloped steeply and poses
a threat of harm for users. The applicant has personally suffered a serious fall and
sustained a concussion while in the rear yard in its original state prior to the
unpermitted construction of the proposed deck. Submitted photos of the rear yard
(Exhibit 9) demonstrate that the steep slope present in the yard area above the retaining
wall is unevenly graded and that there is no safe or practical use of the space. The
subject property has minimal side yard setbacks and two (2) unfenced lawn areas on
either side of the driveway that are shared with the neighboring parcels. Staff has
reviewed the applicant’s justifications and concurs that there is no reasonable use of
the property left if the requested variance is not granted. W ithout the use of the rear
yard, this property does not appear to have any usable private outdoor space for
recreation.
✓
c.The variance granted is the minimum amount necessary to accommodate the
proposal objectives.
Staff Comment: According to the applicant, the variance would allow for the rear yard
to become functional space that can be used for enjoyment and the encroachment of
the deck into the protected slope setback is the minimum required to have a usable rear
yard (Exhibit 10). The proposed deck would extend away from the home by 12 feet (nine
feet (9’) of deck area and three feet (3’) of drainage grating) and sit as close as 3’8” and
as far as 5’9” from the curved top of the slope. The distance between the home and
retaining wall ranges from 15’8” and 17’9”, which means that only eight inches (8”) to
two feet and nine inches (2’9”) would be available for the applicant to construct a deck
outside of the setback. Due to the protected slopes and uneven topography, the rear
yard of the home is unusable by the applicant. Constructing the deck to be 405 sq ft of
usable surface and 135 sq ft of aluminum drainage grating would give the applicant
540 sq ft of area enclosed between the perimeter fencing to be used for enjoyment.
According to staff analysis using data available via City of Renton Maps (COR Maps),
the surrounding properties in the neighborhood have rear yards ranging from
approximately 800 sq ft to approximately 1,300 sq ft and therefore the request by the
applicant is smaller in scale when compared to what is currently present in the
neighborhood and would be the minimum encroachment into the protected slope
necessary to accomplish the desired purpose.
d.The need for the variance is not the result of actions of the applicant or property
owner.
DocuSign Envelope ID: 9C0E4263-C65A-456E-84CE-2F358B41AAF4
City of Renton Department of Community & Economic Development
Lang Back Yard Deck Variances
Administrative Report & Decision
LUA22-000145, V-A, RUV, ERC
Report of March 2, 2023 Page 8 of 11
D_Karen Lang Deck V-A RUV ERC_v2
21.Variance Analysis: The applicant is requesting an administrative variance from setback requirements to
allow a deck to extend to both side yard property lines and within 7.5 feet of the rear yard property line.
Due to the slope present on the site, the deck exceeds 18” in he ight above the finished grade and is not
considered an “allowed projection into setbacks” per RMC 4-2-110 E.4. The proposal is compliant with the
following variance criteria, pursuant to RMC 4-9-250.B.6. Therefore, staff recommends approval of the
requested variance.
Compliance Variance Criteria and Analysis
✓
a.That the applicant suffers practical difficulties and unnecessary hardship and the
variance is necessary because of special circumstances applicable to subject
property, including size, shape, topography, location or surroundings of the subject
property, and the strict application of the Zoning Code is found to deprive subject
property owner of rights and privileges enjoyed by other property owners in the
vicinity and under identical zone classification.
Staff Comment: The protected slope creates a practical difficulty and hardship for the
site to have a functioning rear yard and strict application of the Zoning Code would
Staff Comment: The Valley Vue Estates Plat was recorded in 1998 and the subject home
was built in the year 2000. According to City records, there have been no actions taken
by the current or previous property owners to create or enlarge the slope or to increase
the building footprint as to remove possible flat areas of rear yard.
✓
e.The proposed variance is based on consideration of the best available science as
described in WAC 365-195-905; or where there is an absence of valid scientific
information, the steps in RMC 4-9-250.F are followed.
Staff Comment: Per WAC 365-195-905, the criteria to determine whether information
is considered the “best available science” includes Peer Review, Methods, Logical
Conclusions and Reasonable Inferences, Quantitative Analysis, and the Utilization of
Context References. The applicant submitted a geotechnical report prepared by GEO
Group Northwest (Exhibit 4) that shows an in-depth analysis of the slope stability and
the soil composition of the slope. GEO Group Northwest Inc is a geotechnical
engineering firm based in Bellevue Washington and the Principal of the firm, William
Chang, P.E., has over 40 years of experience in geology and geotechnical engineering.
According to their website, they are licensed in Oregon, Washington and Californ ia and
provide services to several Cities, Towns and Surrounding Regions of Washington state.
The scope of service noted in the report includes review of the area geologic map,
assessment of subsurface soil and groundwater conditions, assessment of geologically
hazardous areas present at the site, quantitative slope stability analysis, and
preparation of the submitted report to document the findings, conclusions and
recommendations of GEO Group Northwest.
The report included adequate analysis of the conditions and utilized seismic design
parameters in accordance with the procedures described in the 2018 International
Building Code (IBC), slope stability analysis using the program Slide 7.0 published by
Roscience, Inc, and erosion ratings as according to the USDA NRCS Soil Map. The
consultant utilized a site visit and industry -standard geotechnical references when
making the determination that the project would not negatively impact the geological
hazards present on site. Therefore, the proposed variance is based on consideration of
the best available science as described in WAC 365-195-905.
DocuSign Envelope ID: 9C0E4263-C65A-456E-84CE-2F358B41AAF4
City of Renton Department of Community & Economic Development
Lang Back Yard Deck Variances
Administrative Report & Decision
LUA22-000145, V-A, RUV, ERC
Report of March 2, 2023 Page 9 of 11
D_Karen Lang Deck V-A RUV ERC_v2
deprive the subject property owner of rights and privileges enjoyed by oth er property
owners in the vicinity and R-6 zone. The rear yard is encumbered with slopes and the
uneven topography poses difficulty for those who use the space. See discussion in FOF
21, criterion ‘b’
✓
b.That the granting of the variance will not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone in
which subject property is situated.
Staff Comment: See discussion in FOF 21, criterion ‘a’.
✓
c.That approval shall not constitute a grant of special privilege inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the
subject property is situated.
Staff Comment: According to staff analysis using data available via City of Renton Maps
(COR Maps), the surrounding properties in the neighborhood have rear yards ranging
from approximately 800 sq ft to approximately 1,300 sq ft. Constructing the deck to be
405 sq ft of usable surface and 135 sq ft of aluminum drainage grating would give t he
applicant 540 sq ft of area enclosed between the perimeter fencing to be used for
enjoyment and would not exceed what is the current norm of the neighborhood. If the
subject property was not encumbered by critical areas the proposed deck would be
considered an allowed projection into setbacks and would not require a variance to
setback regulations. Granting the variance would allow the property owner to utilize
the rear yard space for private enjoyment and to enjoy their property with the same
rights and privileges of other homeowners in the neighborhood and R-6 zone. Therefore,
granting the request by the applicant would not constitute a grant of special privilege
inconsistent with the limitation upon uses of other properties in the vicinity and R -6
zone.
✓
d.That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: See discussion in FOF 21, criterion ‘c’.
CONCLUSIONS:
1.The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 17.
2.The subject site is loca ted in the Residential-6 (R-6) zoning designation.
3.The proposed reasonable use variance meets the five (5) criteria to be considered in making a decision on
a reasonable variance request as specified in RMC 4-9-250.B.7. The analysis of the proposal according to
reasonable use variance criteria is found in the body of the Staff Report, see FOF 20.
4.The requested administrative variance meets the four (4) criteria to be considered in making a decision
on a variance request as specified in RMC 4-9-250.B.6. The analysis of the proposal according to variance
criteria is found in the body of the Staff Report, see FOF 21.
5.Key features which are integral to this project include storm water drainage design that reduce potential
soil erosion impacts to the geotechnical critical areas.
DocuSign Envelope ID: 9C0E4263-C65A-456E-84CE-2F358B41AAF4
City of Renton Department of Community & Economic Development
Lang Back Yard Deck Variances
Administrative Report & Decision
LUA22-000145, V-A, RUV, ERC
Report of March 2, 2023 Page 10 of 11
D_Karen Lang Deck V-A RUV ERC_v2
H.DECISION:
The Lang Back Yard Deck Variances File No. LUA22-000145, V-A, RUV, ERC, as depicted in Exhibit 3, is
approved.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee Planning Director Date
TRANSMITTED on March 2, 2023 to the Owner/Applicant/Contact:
Owner/Applicant/Contact:
Karen Lang Crane
212 S 20th Pl, Renton, WA 98055
TRANSMITTED on March 2, 2023 to the Parties of Record:
Mary Hobson
206 S 20th Pl, Renton, WA 98055
Mhobson206@gmail.com
Duwamish Tribe
4705 West Marginal Way SW
Seattle, WA 98106
TRANSMITTED on March 2, 2023 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Gina Estep, Economic Development Director
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
Nathan Janders, Development Engineering Manager
I.LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on March 16, 2023. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically to the City Clerk
at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee,
normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted
electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals
to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process
may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
DocuSign Envelope ID: 9C0E4263-C65A-456E-84CE-2F358B41AAF4
3/2/2023 | 3:02 PM PST
City of Renton Department of Community & Economic Development
Lang Back Yard Deck Variances
Administrative Report & Decision
LUA22-000145, V-A, RUV, ERC
Report of March 2, 2023 Page 11 of 11
D_Karen Lang Deck V-A RUV ERC_v2
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresenta tion of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Lang Back Yard Deck Variances
Land Use File Number:
LUA22-000145, V-A, RUV, ERC
Date of Report
March 2, 2023
Staff Contact
Brittany Gillia
Associate Planner
Project Contact/Applicant
Karen Lang
212 S 20th Pl
Renton WA 98055
Project Location
212 S 20th Pl
Renton, WA 98055
The following exhibits are included with the Administrative report:
Exhibits 1-8: ERC Report and Exhibits (dated February 6, 2023)
Exhibit 9: Photos of Rear Yard
Exhibit 10: Variances Justification
DocuSign Envelope ID: 9C0E4263-C65A-456E-84CE-2F358B41AAF4