HomeMy WebLinkAboutJ_ProjectNarrative_Justification_20251002_v1Date: May 30, 2025
From: Dan V. Garvida
Garvida Design Group
12613 SE 237th Place
Kent, WA 98031
RE: Project Narrative - Permit B24002305 & PRE25-000085
Lee Residence, 3405 Talbot Rd S, Renton, WA 98055
Hello,
We request a variance for an existing non-conforming deck structure, including its proposed conversion
to living space.
SITE AND PROJECT DESCRIPTION
The project site is a previously developed, rectangular residential property on the west side of Talbot
Road S. It spans about 130 feet along the north property line and 137 feet along the south, covering
roughly 0.24 acres or 10,273 SF. To the north, it is bordered by an undeveloped 30-foot-wide strip
owned by the City of Renton (parcel 302305-9062), zoned R-1 and deemed unbuildable. To the south, it
is bordered by a developed access road tied to parcel 302305-9113, zoned R-6.
Topographically, the project site is gently sloped, descending from east to west. The east half of the
property has an elevation change of approximately 10 feet, and the western half has an elevation
change of about 4 feet based on a recent boundary and topography survey.
The eastern half of the site is occupied by a 2-story single-family residential structure with daylight
basement and main floor, originally constructed in 1955, including a deck located to the north. An
addition was permitted (B060316) in 2006, expanding the main floor by 103 SF. An asphalt driveway,
approximately 2936 SF connects the basement level off-street parking areas to the street.
Improvement plans involve the conversion of the existing deck into a habitable living space.
On March 8, 2024, a Notice of Violation and Order to Correct, Code Case No. CODE23-000071, was
issued. The violation stems from an action of the homeowner to enclose the existing deck without the
proper building permit.
On April 24, 2024, an application was submitted to the city to secure a building permit for the
conversion of the deck into conditioned living space. A subsequent markup and correction of the
application material identified that a portion of the existing deck and finished basement is encroaching
into the required 5-foot side yard setback to the north per RMC 4-10-050. A boundary survey conducted
by a licensed surveyor in September 2024 showed that the northwest corner of the basement and deck
is within 4.43 feet, and the northeast corner is within 3.80 feet, from the north property line. Please see
the site plan and survey of record.
JUSTIFICATION FOR VARIANCE APPROVAL
An undeveloped access strip approximately 30 feet wide associated with parcel 302305-9062 owned by
the City of Renton abuts the north property line and the encroached side yard setback. According to
county records, this undeveloped parcel is deemed unbuildable due to the presence of wetland and
associated buffer encompassing the bulk of the property.
We request that a variance is granted for the following reasons:
1. The encroachment of the existing deck and finished basement, and the planned improvements,
will have negligible to no impact on the undeveloped and unbuildable property abutting the
affected encroached required side yard, and will 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 located. The nearest developed parcel (302305-9012) to the north has a
building structure that is approximately 280 feet away. The encroachment, therefore, is visually
unobtrusive and out of the way.
2. The enforcement of the required side yard to meet current code is putting unnecessary hardship
and difficulties, and it is unfair to the homeowner who unknowingly inherited the existing
encroached issue when the property was purchased in 2006. Consequently, the homeowner
believed that there would be no issue if they stayed within the existing footprint of the finished
basement for the proposed conversion of the deck above. Keeping the walls flushed between
the finished basement and the proposed deck conversion above is aesthetically more desirable
than constructing a staggered wall façade just to meet current setback code.
3. The encroachment is unique as it abuts a property that has a high likelihood of not being
developed and hence will stay as wooded and undisturbed with no public presence or use. The
homeowner is hoping to improve upon the existing but encroached structure considering
aesthetic, among others.
4. The total yard setbacks are 18’-7” to the west side of structure and 18’-8” to the east side of
structure, well beyond the 15’ total minimum side yard setback requirement. The homeowner
fully understands that current code requires a minimum of 5’ on any side of the required
setback. However, a recent property line survey revealed that the northwest corner of existing
basement and deck is 8” encroached and the northeast corner is 14” encroached. The
homeowner respectfully requests that variance be given to these minimal encroachments.
We appreciate your favorable consideration to this variance request. Thank you!
Respectfully,
Dan Garvida
Garvida Design Group (Authorized Agent of Homeowner)