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City of Renton
REPORT Department of Planning/Building/Public WOrks :.V.�.•
ADMINISTRATIVE VARIANCE 6n °-. ,, �'' "" '`
DECISION ���N, •: �i, 4.._.,�:'��w�:_.,s�_.
LAND USE ACTION �.a.
DECISION DATE
Project Name Kraght Duplex II
Applicant Ken Kraght
File Number • LUA-97-023 Project Manager Gil Cerise
Project Description Applicant has requested an Administrative Variance from the 20 foot minimum front yard
setback and the 15 foot minimum rear yard setback required by the Residential Multi-
Family Infill (RMI) zone. The applicant proposes to construct a duplex with a 15 foot
front yard setback and a 5 foot rear yard setback.
Project Location 400 block of SW 5th Place
Exist. Bldg. Area gsf N/A Proposed New Bldg. Area . 1,200 square feet
Site Area 4,207 square feet Total Building Area gsf 1,200 square feet
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Administrative Variance
LUA 97-023 ;I
•'Ni "i, r7 f'_�0 i f 1-1
A. Type of Land Use Action
Conditional Use Binding Site Plan
Site Plan Review Shoreline Substantial Development Permit
Special Permit for Grade&Fill Administrative Code Determination
x Administrative Variance
B. Exhibits
The following exhibits were entered into the record:
Exhibit No. 1: Yellow file containing: application, proof of posting and publication, and other documentation
pertinent to this request.
Exhibit No. 2: Drawing No. 1, Site Plan(Received February 19, 1997).
Exhibit No. 3: Drawing No. 2, Neighborhood Detail Map(Received February 19, 1997).
C. Project Description/Background:
Renton Hill Management is planning on constructing a duplex on the subject property located in the 400 block of SW 5th
Place. The lot does not meet the minimum lot depth of 65 feet in the Residential Multi-Family Infill zone. In 1984,the lot
was reduced from its original platted size when SW 5th Place was dedicated by the property owner to the City as part of
the Sunpointe PUD. The applicant's plans to construct a duplex on this site were based upon an inaccurate plot plan
which showed the adequate front and rear yard setbacks for the Residential Multi-Family Infill Zone. The construction of
the duplex as planned,would only leave a 15 foot front yard setback and a 5 foot rear yard setback.
FINDINGS, CONCLUSIONS & DECISION
Having reviewed the written record in the matter, the City now makes and enters the following:
D. Findings
1) Request: The Applicant, Ken Kraght, has requested approval for an Administrative Variance for his
property on the 400 block of SW 5th Place.
2) Administrative Variance: The applicant's administrative variance application complies with the
requirements for information for a variance. The applicant's site plan and other project drawings are entered as
Exhibits No. 1 thru 3.
3) Existing Land Use: Land uses surrounding the subject site include: North: multi-family; East: multi-family;
South: railroad right-of-way with office/industrial further south; and West: single-family.
4) CONSISTENCY WITH VARIANCE CRITERIA
AV97023R.DOC/
f
Administrative Variance �,r ;, f7
LUA-97-023 ! ,," ;'' '
z)
Section 4-31-19F 3. lists 4 criteria that the Zoning Administrator&tasked to consider, along with all other relevant
information, in making a decision on an Administrative Variance application. These include the following:
The Zoning Administrator shall have authority to grant an administrative variance upon making a determination,in
writing,that the conditions specified below have been found to exist:
a. That the applicant suffers undue 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:
The lot abuts the railroad right of way to the south of the property which would provide it with a visual feel
of a larger rear yard than actually exists. However, the lot is shorter on average than its neighbor to the
west, and there is a plan for putting a larger house on it.
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:
The City has not received any comments or learned of any concerns from neighboring property owners
or tenants regarding the proposal. The structure would be sited on its property in a similar manner to its
neighbors to the west. The structures to the west were built based upon the same inaccurate survey
upon which Mr. Kraght relied in siting his duplex. Finally, the property to the west is also owned by the
applicant and he has already sited a duplex there which would require a rear yard setback variance.
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:
The neighboring structures to the west of the Kraght properties were sited and constructed based upon
an inaccurate survey showing that the lots on which they were built had more of a backyard than was
actually the case. Therefore, Mr. Kraght would only be granted the same priveleges as his neighbors
were due to the inaccurate survey.
d. That the approval as determined by the Zoning Administrator is a minimum variance that will
accomplish the desired purpose:
The structure being sited on this property is a small duplex of 1,200 square feet. However, it is a larger
duplex than the one proposed on Mr. Kraght's western lot, and it is being located on a shorter lot than the
western one.
E. Conclusions
The administrative variance requested to allow for a smaller front and rear yard setback in the Residential Multi-Family
Infill zone is consistent with the pattern of development that occurred to the west of Mr. Kraght's property over the past
few years. An inaccurate survey resulted in property owners building without the proper rear yard setbacks. Mr. Kraght
has already moved a structure on the site he owns to the west. It only would require a variance from the rear yard
setback. On the other hand, the structure proposed for siting on this property is larger and would require a variance to
both the front and rear yard setbacks or a zero foot rear setback. This property may better serve as an open space
joined to the property to the west. It would create a larger side yard to make up for the substandard rear yard setback on
the duplex proposed and sited on the Kraght property to the west.
F. Decision
The Administrative Variance for Kraght Duplex II, File No. LUA-97-023,V, is denied.
AV97023RDOC/
' Administrative Variance
LUA-97-023
SIGNATURES: :.,.. „r..
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j<17/. ,-/-f-el ----- /4/6P-?,10(7-1._—____ 5 -2,f-y?
C.Hanson,Zoning Administrator date
TRANSMITTED this �j,! day of041 , 1997 to the applicant and owner:
TRANSMITTED this l day of lie/di, 1997 to the parties of record:
_41_
TRANSMITTED. 1 , 1997 to the following:
Jim Chandler,Building Official
Bob Arthur,Land Use Inspector
Art Larson,Fire Marshal
Neil Watts,Public Works Division
Lawrence J.Warren,City Attorney
Valley Daily News
AV97023R.DOC/ .
" Administrative Variance -
LUA-97-023 rim( ;,;,,_;
Land Use Action Appeals
APPEAL: The administrative land use decision will become final if the decision is not appealed within 14 days of the date of
approval. An appeal of the decision must be filed within the 14 day appeal period(RCW 43.21.C.075(3);WAC 197-11-680). An
appeal to the Hearing Examiner is governed by Title IV, Section 4-8-11.B,which re ires that such appeals be filed directly with the
Hearing Examiner. Appeals must be made in writing on or before 5:00 PM on i I it ( . Any appeal must be
accompanied by a$75.00 fee and other specific requirements.
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.
AV97023R.DOC/
HEARING EXAMINER'S REPORT
AFFIDAVIT OF PUBLICATION
Kristina Thompson, being first duly sworn on oath states that he/she is the Legal Clerk of
the
SOUTH COUNTY JOURNAL
600 S. Washington Avenue, Kent, Washington 98032
a daily newspaper published seven (7) times a week. Said newspaper is a legal
newspaper of general publication and is now and has been for more than six months NOTICE OF APPEAL HEARING
prior to the date of publication, referred to, printed and published in the English language RENTON HEARING EXAMINER
continuallyas a dailynewspaper in Kent, KingCounty, Washington. The South CountyAn q Real HOE
WAS ill be h N
9 ppeal Hearing will be held by the
Journal has been approved as a legal newspaper by order of the Superior Court of the Renton Hearing Examiner at his regular
State of Washington for KingCounty. meeting in the Council Chambers ong the
9 second floor of City Hall, Renton,
The notice in the exact form attached, was published in the South County Washington, on May 06, 1997 at 9:00 AM
Journal (and not in supplemental form)which was regularly distributed to the subscribers to consider the following petitions:
APPEAL OF DENIAL OF VARIANCE IN h
t
during the below stated period. The annexed notice, ae RE: KRAGHT DURPLEX II/AAD-97-Qd7
LLC, at the denial ofllan^adm n teat Notice of Appeal Hearing tive variance by the City of Renton for the
Kraght Duplex II project(File No. LUA-97-
as published on: 4/25/97 023, V). Appellant requests a variance to
front and back yard setbacks in the RMI
Zone. Appellant alleges that denial of the
The full amount of the fee charged for said fore oin publication is the sum of$33.69 variance is wrong in that the denial creates
Legal Number 2844 substantial economic hardship.
Legal descriptions of the files noted
above are on file in the Development
Services Division, Third Floor, Municipal
��^~/ Building, Renton.All interested persons are
,(1--- --- ' invited to be present at the Public Hearing.
Legal Clerk, outh County'Journal Published in the South County Journal
J April25, 1997.2844
Subscribed and sworn before me on this day of�� , 19C(1
ICoAthsi_,\4Thr - -c),Zi4,,sfi
%ILI.°,M,.FFti,`‘1 Notary Public of the State of Washington
1,`�..•Sg10NF., ,,, 11
l ,�` ti .,?;1� residing in Renton
of :`- •
0 i .- o �t/ King County, Washington
jcnippU6 � G0 i
i� ' • '` c, ,� 2 2.�.
►kt0`...S\
AFFIDAVIT OF SERVICE BY MAILING
STATE OF WASHINGTON )
ss.
County of King )
MARILYN MOSES ,being first duly sworn, upon oath, deposes
and states:
That on the 15th day of May ,1997, affiant deposited in the mail of the United
States a sealed envelope(s)containing a decision or recommendation with postage prepaid,
addressed to the parties of record in the below entitled application or petition.
Signature: 722cu <
SUBSCRIBED AND SWORN to before me this / day of /1 , 1997.
Notary Publi an for the State of Washington,
residing at ,therein.
Application, Petition, or Case No.: Appeal of Denial of Variance re
Kraght Duplex II
LUA-97-047,AAD
The Decision or Recommendation contains a complete list of the Parties of Record.
May 15, 1997
OFFICE OF THE HEARING EXAMINER
CITY OF RENTON
REPORT AND DECISION
APPELLANT: Kenneth Kraght
Appeal of Denial of Variance re
Kraght Duplex II
File No.: LUA-97-047,AAD
LOCATION: 42X SW 5th Place
SUMMARY OF APPEAL: Appeal of denial of administrative variance re front and back
yard setbacks for Kraght Duplex II
PUBLIC HEARING: After reviewing the Appellant's written request for a hearing
and examining the available information on file,the Examiner
conducted a public hearing on the subject as follows:
MINUTES
The following minutes are a summary of the May 6, 1997 hearing.
The official record is recorded on tape.
The hearing opened on Tuesday,May 6, 1997,at 9:03 a.m. in the Council Chambers on the second floor of the
Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner.
The following exhibits were entered into the record:
Exhibit No. 1: Yellow file containing the appeal, Exhibit No.2: Land Use Decision on Variance
proof of posting and publication,and other
documentation pertinent to the appeal.
Exhibit No.3: Photographs Exhibit No.4: Revised site plan
Exhibit No.5: Land Use File LUA-097-022(by Exhibit No.6: Current site plan
reference)
Parties are: Appellant,Kenneth Kraght
527 Renton Avenue S
Renton,Washington 98055
Representing the City of Renton
Jim Hanson
Development Services Director
200 Mill Avenue South
Renton,WA 98055
Kenneth Kraght
Appeal of Denial of Variance re
Kraght Duplex II
File No.: LUA-97-047,AAD
May 15, 1997
Page 2
The Examiner explained that the hearing was an administrative appeal held pursuant to Ordinances 3060,3071
and 3809,and was the only administrative review to occur on the matter. The matter.may be submitted back to
the Examiner for reconsideration if the parties are not satisfied with the decision. The appeal by writ of review
is to Superior Court. He stated that the appellant had the burden of demonstrating that the City's action was
erroneous,and would have to show clear and convincing evidence that the City's determination was incorrect.
At that point the City could respond, if they chose to do so.
This is an appeal of a denial of a variance regarding Kraght Duplex II located at 42X SW 5th Place. The City
denied the request for a variance that would allow development of the duplex on a lot that is either substandard
or provides substandard setback requirements.
Mr.Kraght explained that in July 1996 he purchased Lots 5,4,3,2 and a portion of 1 on which he planned to
build duplex units. He is currently building on Lot 5 and intends to develop Lots 4, 3,2 and that portion of 1.
Prior to construction,he needed a lot line adjustment. During the lot line adjustment process he discovered the
original survey was incorrect and that the property wasn't there. He therefore needed a variance,not only for
the one that he is currently building,but for any additional buildings. He presented photographs to indicate that
in the area there are presently single family homes which also must have used the old incorrect survey as they
are sitting on the lot line with Burlington Northern.
He further stated that in the response to his variance request,the City stated he should add the land to the other
and that his building footprint as submitted was too large. He responded to this by coming back with a smaller
footprint which would then meet all the conditions of the other buildings currently in the area. It would have
proper front setback; it would have a 5 foot setback which is just like the other six buildings that are in the area.
Mr.Hanson explained at this point that the site is a replatted street. Many years ago one owner came in and
bought most of the lots in this subdivision and vacated a large number of streets. The City vacated an old right-
of-way and reestablished the new right-of-way in its present alignment at the request of that owner. The
remnants of lots then south of the new street are not full lots. They lost their nonconforming status, if they ever
had one. Subsequently the property was sold to other people who were not aware of this situation. Because•
the City has changed its lot size requirements, some of these lots ended up apparently to be of legal size and
people came in with building permit applications. Later they found out that the survey information they were
using was incorrect,but it was after all these other buildings were built. The subject lot is not a legal lot
because it is too shallow; on the westerly end it is 49 feet deep and on the easterly end 45 feet deep. The
minimum lot depth is 65 feet. Given the required setbacks there would be no building area on the east end and
up to a 4 foot wide building area on the west end. These are remnants of five lots. The duplex under
construction is on remnants of Lots 4 and 5, and this particular one is on remnants of Lots 1,2 and 3.
Mr.Hanson stated that the appellant applied for two variances. One of them was on the adjacent two lots to
locate a duplex,which appellant is currently building. That variance was granted with the condition that these
subject lots be incorporated with those to provide usable open space. That open space would be on the side
rather than in the rear of the building. Appellant did not appeal the variance for the duplex currently under
construction.
Kenneth Kraght
Appeal of Denial of Variance re
Kraght Duplex II
File No.: LUA-97-047,AAD
May 15, 1997
Page 3
The Examiner stated that even if he were to grant this variance or reverse the decision,the other variance
would be null and void because it would not comply with the conditions the City had already set forth. Even
with a reduced building footprint,this lot does not meet City building standards. He further explained that
economics is not generally considered a hardship. It is generally the topography of the property and the way
the code applies to that property.
Mr.Hanson explained that there have been a number of other buyers that have talked to the City over the past
10 or 12 years about these parcels. The City typically has advised that they have created their own hardship
and wouldn't qualify for the strict letter of the law for variances because of that. However,the City did change
the lot size standards so a few of these little lots did comply with the City's lot standards,especially going by
that old survey which is now apparently incorrect. Staff discussed with legal counsel whether or not these
leftover remnants could qualify for a variance. They are in existence,they are pieces of land. The City has
changed some of its land use policies to encourage infill and to build on smaller parcels. It was felt that a
variance application could be submitted and reviewed. The City did review that and felt that one variance was
warranted and that if the properties were combined to provide usable open space on the side and further
combined so that this question would not come up on these other remnants in the future,that one variance was
granted with the condition the other variance then would need to be denied because of the condition on the first
one.
Mr.Kraght pointed out that the current project he is building has the same hardship as the ones he is seeking to
build on,that there is no difference.
The Examiner called for further testimony regarding this appeal. There was no one else wishing to speak. The
hearing closed at 9:35 a.m.
FINDINGS,CONCLUSIONS &DECISION
Having reviewed the record in this matter,the Examiner now makes and enters the following:
FINDINGS:
1. The appellant,Ken Kraght,hereinafter appellant,filed an appeal of an administrative determination
denying variances from the front yard and rear yard setback requirements of the Residential Multi-
family Infill Zone.
2. . The appellant owns the subject site which is located in the 400 block of SW 5th Place. The subject site
actually consists of 3 (three)parcels of property which are part of an underlying older plat. Those lots
are Lots 1,2 and 3 from east to west. Each of these parcels are actually remainder portions of the older
lots. Part of each lot was dedicated to the development of SW 5th Place. This occurred when the
original frontage road right-of-way was abandoned and a new alignment somewhat south of the original
alignment was dedicated to the City. Therefore,the existing Lots 1,2 and 3 are remainder lots after
this realignment occurred. The appellant's predecessor in interest was the party responsible for the
realignment of the roadway and the loss of buildable lot area.
Kenneth Kraght.
Appeal of Denial of Variance re
Kraght Duplex II
File No.: LUA-97-047,AAD
May 15, 1997
Page 4
3. Lot 1 is a very small remnant. Lots 2 and 3 are larger and the appellant proposes developing a duplex
on the consolidated parcel. As proposed the front yard would be 15 feet and the rear yard
approximately 5 feet. The required front yard is 20 feet while the required rear yard is 15 feet.
4. The appellant applied for an administrative variance(File No.LUA97-023,V(A))which was turned
down by the Zoning Administrator on March 28, 1997. In his conclusions,the Zoning Administrator
determined:
"The administrative variance requested to allow for a smaller front and rear yard
setback in the Residential Multi-Family Infill zone is consistent with the pattern of
development that occurred to the west of Mr.Kraght's property over the past few years.
An inaccurate survey resulted in property owners building without proper rear yard
setbacks. Mr.Kraght has already moved a structure on the site he owns to the west. It
only would require a variance from the rear yard setback. On the other hand,the
structure proposed for siting on this property is larger and would require a variance to
both the front and rear yard setbacks or a zero foot rear setback. This property may
better serve as an open space joined to the property to the west. It would create a larger
side yard to make up for the substandard rear yard setback on the duplex proposed and
sited on the Kraght property to the west."
5. The appellant owns the parcel west of the subject site which consists of two lots located at 415 SW 5th
Street. That adjoining parcel to the west consists of Lots 4 and 5. Those two lots, like the three lots
comprising the subject site,were reduced in size when SW 5th was realigned. They were also treated
as a consolidated parcel for the development of another duplex. The City granted a variance for that
adjacent property from the required rear yard requirements at the same time they denied this variance.
That parcel only needed one variance from setback requirements. That variance approval was
approved but conditioned to using the subject site,the subject of this appeal hearing,to provide the
necessary open space. That variance and the condition were not appealed.
6. The record reveals that the City reviewed the variance for the site which is the object of this appeal and
the adjoining site together when reviewing the hardships,the minimum relief necessary to grant relief
and the other criteria. Apparently,the City also reviewed the history,the potential for"self-imposed
hardship" and surrounding sites in reaching its decision.
7. The revised site plan submitted by the appellant was not before the Zoning Administrator at the time of
his decision, and therefore is not to be considered at this time.
CONCLUSIONS:
1. The appellant has the burden of demonstrating that the Zoning Administrator's decision was either in
error, or was otherwise contrary to law or constitutional provisions, or was arbitrary and capricious
(Section 4-3011(B)(1)(b). The appellant has failed to demonstrate that the action of the Zoning
Administrator should be modified or reversed. The decision of the Administrator is affirmed.
2. Arbitrary and capricious action has been defined as willful and unreasoning action in disregard of the
facts and circumstances. A decision,when exercised honestly and upon due consideration of the facts
and circumstances, is not arbitrary or capricious(Northern Pacific Transport Co, v Washington Utilities
and Transportation Commission, 69 Wn.2d 472,478(1966)).
Kenneth Kraght
Appeal of Denial of Variance re _
Kraght Duplex II
File No.: LUA-97-047,AAD
May 15, 1997 •
Page.5
3. An action is likewise clearly erroneous when,although there is evidence to support it,the reviewing
body, on the entire evidence, is left with the definite and firm conviction that a mistake has been
committed. (Ancheta v Daly, 77 Wn.2d 255,259(1969)).
4. The appellant has failed to demonstrate that.the decision was founded upon anything but a fair review
of the variance provisions as it applies to the proposed use. The appellant has failed to demonstrate
with cogent evidence that a mistake was made.
5. As the appellant presented the case, it would appear that the appeal should be granted. The
presentation though,by itself, is misleading. The subject site is actually one of two sites for which
variance approval was sought. It was granted on the appellant's adjoining lot. The substandard lot size
of the adjacent westerly lot(or consolidated Lots 4 and 5)was considered. The City granted that
variance on the condition that that site would have sufficient open space or useable yard space. The
conclusion again states:
"The administrative variance requested to allow for a smaller front and rear yard
setback in the Residential Multi-Family Infill zone is consistent with the pattern of
development that occurred to the west of Mr.Kraght's property over the past few years.
An inaccurate survey resulted in property owners building without proper rear yard
setbacks. Mr: Kraght has already moved a structure on the site he owns to the west. It
only would require a variance from the rear yard setback. On the other hand,the
structure proposed for siting on this property is larger and would require a variance to
both the front and rear yard setbacks or a zero foot rear setback. This property may
better serve as an open space joined to the property to the west. It would create a larger
side yard to make up for the substandard rear yard setback on the duplex proposed and
sited on the Kraght property to the west."
6. The specific condition was that:
"The Administrative Variance for Kraght Duplex I,File No.LUA-97-022,V, is
approved subject to the condition that the applicant submits for City approval and
recording a covenant against lots 2-4 stating that they be held in common ownership
and shall not be sold separately."
That decision was not appealed. That site's legal status depends on that site being provided open space
according to the variance's terms. That open space is to be provided by dedicating the subject site to
that purpose.
7. Coupled with that decision,the City then denied variance relief for the subject site. Since there was no
appeal of the original decision requiring this site to be used for the open space requirements of the
adjacent lot, it would be improper to reopen that decision.
8. In addition,the variance criteria requires a hardship which was not self-created or created by what is
termed a"predecessor in interest." The appellant acquired the property in a legal chain in which the
original owner severed portions of the subject site to be used for a road. That was probably done to
achieve some other benefit. The lot size reduction that was voluntarily accomplished resulted in the
undersized proportions of the subject site. The undersized condition of the site is a hardship that was
self-inflicted. Variance relief is not available in such circumstances.
Kenneth Kraght
Appeal.of Denial of Variance re
Kraght Duplex II
File No.: LUA-97-047,AAD
May 15, 1997
Page 6
9. The appellant presented no evidence that demonstrates that the decision was in error when a complete
review of the facts and circumstances surrounding it are reviewed. The decision below will not be
disturbed if there are reasons to sustain it. The decision below is affirmed.
DECISION:
The appeal is denied.
ORDERED THIS 15th day of May.
FRED J.KA
HEARING EXAMINER
TRANSMITTED THIS 15th day of May to the parties of record:
Kenneth Kraght Jim Hanson
527 Renton Avenue S 200 Mill Avenue South
Renton,WA 98055 Renton,WA 98055
TRANSMITTED THIS 15th day of May to the following:
Mayor Jesse Tanner Gregg Zimmerman,Plan/Bldg/PW Administrator
Members,Renton Planning Commission Jim Hanson,Development Services Director
Art Larson,Fire Marshal Mike Kattermann,Technical Services Director
Lawrence J. Warren, City Attorney Larry Meckling,Building Official
Transportation Systems Division Jay Covington,Mayor's Executive Assistant
Utilities System Division Councilperson Kathy Keolker-Wheeler
South County Journal
Pursuant to Title IV,Chapter 8, Section 15 of the City's Code, request for reconsideration must be filed in
writing on or before 5:00 p.m.,May 29, 1997. Any aggrieved person feeling that the decision of the
Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the
discovery of new evidence which could not be reasonably available at the prior hearing may make a written
request for a review by the Examiner within fourteen(14) days from the date of the Examiner's decision. This
request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may,
after review of the record,take further action as he deems proper.
Appeal of the Examiner's decision is governed by Title IV, Chapter 8, Section 11, which requires that
such appeal be filed with the Superior Court of Washington for King County within twenty (20) days
from the date of the decision.
Kenneth Kraght -
Appeal of Denial of Variance re
Kraght Duplex II
File No.: LUA-97-047,AAD
May 15, 1997
Page 7
The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may
occur concerning pending land use decisions. This means that parties to a land use decision may not
communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use
process include both the Hearing Examiner and members of the City Council.
All communications concerning the proposal must be made in public. This public communication permits all °
interested parties to know the contents of the communication and would allow them to openly rebut the
evidence. Any violation of this doctrine would result in the invalidation of the request by the Court.
The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as
Appeals to the City Council.
O
EXAMINE `>'> >> ><< > >< ie >> `<> » m< '<_•
G
`CO:UNCIL:.CHAIVISE.RS SECOND:FLOO .: LENTO.N:NitI:...::..:I.PAVB.U.ILDING :.:..:.........::i-..
T.,[1e>� . ai:..at:a�n.(s::.:at..:..::�::..:.1►1.::.:r.:....:.:...:;;��P::.;:.:::.�!;;n.;,n.,,Crlbet,.;:::�!.:X;;�n.:::::!�.::�:�.:: ;::.:�...!.Y;;:h:..;>;::.::.::�t.;::�:::.::.:>:.�:.;..
•
PROJECT NAME: APPEAL OF DENIAL OF VARIANCE IN RE: KRAGHT DUPLEX II
•
PROJECT NUMBER: AAD-97-047 (LUA-97-023,V)
PROJECT DESCRIPTION: The applicant , Renton Hill Management LLC, appeals the denial of an
administrative variance by the City of Renton for the Kraght Duplex II project (File No. LUA-97-023,V)..
Appellant requests a variance to front and back yard setbacks in the RMI Zone. Appellant alleges that
denial of the variance is wrong in that the denial creates substantial economic hardship.
•
•
HEXAGNDA.DOC
NOTICE OF APPEAL HEARING
RENTON HEARING EXAMINER
RENTON, WASHINGTON
An Appeal Hearing will be held by the Renton Hearing Examiner at his regular meeting in the Council
Chambers on the second floor of City Hall, Renton, Washington, on May 06, 1997 at 9:00 AM to consider
the following petitions:
APPEAL OF DENIAL OF VARIANCE IN RE: KRAGHT DUPLEX IUAAD-97-047
The applicant , Renton Hill Management LLC, appeals the denial of an administrative
variance by the City of Renton for the Kraght Duplex II project (File No. LUA-97-023,V).
Appellant requests a variance to front and back yard setbacks in the RMI Zone.
Appellant alleges that denial of the variance is wrong in that the denial creates
substantial economic hardship.
Legal descriptions of the files noted above are on file in the Development Services Division, Third Floor,
Municipal Building, Renton. All interested persons are invited to be present at the Public Hearing.
Publication Date: April 25, 1997
Account No. 51067
AADPUB.DOC
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CITY OF RENTON
APR 111997
April 11, 1997
RECEIVED
LAIN CLERK'S OFFICE
Hearing Examiner
Fred J. Kaufman
City of Renton
Municipal Building
200 Mill Avenue South
Renton, Washington 98055
Subject: Appeal to decision against Variance Request for Kraght Duplex II
project located on 42X SW 5th Place in Renton
Dear Mr. Kaufman:
We are requesting a variance for a building permit to build a duplex on Lot 3
and Lot 2, and that portion of Lot 1, all in block 16, Earlington, according to the
plat thereof recorded in volume 14 of plats, page 7, in King County, Washington.
Together with that portion of the alley (16 feet) on the south, vacated under city
of Renton Ordinance Number 3650, as attached to said premises by operation of
law. The property meets all city requirements except for the lot depth
requirement. The subject property's west lot line depth is 49' and the east lot line
depth is 45'.
The size of the subject property is 4,207 square feet. It is located at
approximately 42X SW 5th Place, Renton, Washington. The subject property easily
meets all setback and lot coverage requirements, except the rear yard and
frontyard setback requirement on the south boundary. We are requesting a 5
foot rear yard setback.
The property is a vacant lot with a duplex under construction on the east end of
the property. The north property line, which is 95 feet long, runs along SW 5th
Place. Sewer, electric, and water is all available on the SW 5th Place side of the
property. There is a fire hydrant located across the street on SW 5th Place.
The property is largely flat with a very slight slope running easterly. The property is
dry, with no wetlands or water, or steep slopes. There are no existing structures
that will have views obstructed as a result of the proposed project.
We feel we meet the justifications required for a variance request as follows:
Undue Hardship
A new survey recently performed by Crone and Associates to
obtain a lot line adjustment conflicts with a previous survey
performed by Baima & Holmberg, Inc., which appears to have
been completed incorrectly. As a result of the B&HI survey,
structures on lots 4,5,6,7,8. and 9 have been placed incorrectly.
Therefore, we would like to follow this precedent and place a
structure similarly on lots 1,2 and 3.
Due to the narrow width of the property there are no other
available uses for this property than residential multifamily. As a
result, if this variance cannot be obtained it will materially impact
the value of this land in an adverse way. All of the other property
owners in the vicinity have gained permission to build RM zoned
structures and we feel a strict application of the Building and
Zoning Code deprives Renton Hill Management of the rights and
privileges enjoyed by others.
Variance Not Detrimental to Public Welfare
The property is currently vacant and is used by kids for smoking,
drinking, and smoking drugs. It was recently subject to a brush fire.
It is unsightly and does not fit into the area which is virtually 100%
multifamily housing. We feel that by granting this variance the
public welfare will be enhanced and will in no way, materially or
otherwise, have a detrimental impact.
Not a Grant of Special Privilege
All of the other properties in the adjacent and neighboring areas
are residential multifamily. This variance request is merely
requesting that the land be approved for use as zoned. We feel
the variance grants no special privileges whatsoever. The project
will meet or exceed all other regulations including setbacks and lot
coverage.
Minimum Variance Required
This variance request is the minimum required to proceed with the
project.
. v
•
Our variance request was denied based on the city's view that the property may
better serve as an open space joined to the property to the west. We believe
this position is wrong in that it completely ignores the substantial economic
hardship that results from this land being used as a vacant lot compared to a
Duplex unit. It also ignores the fact that every other lot in the adjacent areas to
the west was granted a variance for a residential multifamily permit.
Accordingly, we request your reversal of this incorrect decision.
Sincerely,
Ak71.
Ken Kraght
Member
Renton Hill Management LLC
•
DUPLICATE RECEIPT DUPLICATE RECEIPT
CITY OF REHTOH
CITY TREASURER
REG/RCPT : 02-13975 C:04-11-1997
CASHIER ID : J 12:55:00 A:04-11-1997
5007 APPEALS & WAIVERS $75.00
000.000.00.345.81.00.000003
TOTAL DUE $75.00
RECEIVED FROM:
,KRAGHT
CHECK $75.00
TOTAL TENDERED $75.00
CHANGE DUE $0.00
DUPLICATE RECEIPT DUPLICATE RECEIPT