HomeMy WebLinkAboutA_Variance Application_Request_666 Stevens Ave NW_2026-04-27VARIANCE SUBMITTAL REQUEST:
04/27/2026
1. Pre-Application Meeting Summary:
a. None occurred informed a meeting is not required.
2. Waiver Form:
a. Not applicable since meeting was not required.
3. The Standardized application form used for the majority of the land used permit
application included but not limited to, the following:
See Application Standardized Exhibit A.
4. Fee: To call (425) 430-7294 to verify amount, it was mentioned +/- $1,800.oo and will
conflrm and pay accordingly.
5. Project Narrative:
a. Medina Residence
b. Zoned R-8
c. Current use is Residential and will remain a residence
d. It’s special feature their home sits in the middle of the property where due
west on Stevens Ave. it is at 149.1 above sea level and east is 142.8 above
sea level which is a 7.7’ difference and has a walk-off basement.
e. Site is geotechnically suitable for the proposed addition without increasing
the risk of slope instability or soil erosion at the project site or adjacent
properties. Refer to Soils Report for further information Exhibit B
f. Proposed use is to remain as a residential home.
g. None, street improvement waiver attached as Exhibit C
h. The anticipated cost is $350,000.00
i. No flll involved for this project.
j. Number of trees removal will be none will impacted.
k. No land dedication this is not a commercial development.
6. The owner experiences a furnace flre which forced them to vacate the residence until
they could re-build their home. They have since decided to expand the footprint of an
existing home by adding a second fioor with setback allowed by code. This letter provides
the required justiflcation for a variance to reduce the front yard setback to 15'-0" for the
property located at 666 Stevens Ave NW. Code Table 4-2-110A Development standards
for Residential Low density and Medium Density Zones – Primary Structures allows the
residential front setback to be 15’-0” since the all vehicle access is take in from an alley
then 15’-0” is permitted.
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a. Practical Difficulties, Unnecessary Hardship, and Special Circumstances
We are not asking for special circumstances, in our Exhibit D, we show residential
home 616 Steves Ave NW is building with a 15’-0” Setback. This was applied to
the home which is south 5 parcel due directly south. We flnd ourselves with a
dedicated alley annexed into a street, but by deflnition the access the home have
is the alley.
The alley’s annexed to a street has strict application of the current front-yard setback
standards would signiflcantly reduce the buildable area and deprive the property owner
of reasonable development rights enjoyed by other properties in the same zoning district
that have only one street frontage. The combination of the lot’s shape, limited depth, and
dual-frontage condition created by the City’s later action constitutes a special
circumstance that justifles relief.
b. No Material Detriment to Public Welfare or Adjacent Properties
Granting the variance will not be detrimental to public welfare or injurious to nearby
properties because:
The proposed 15' setback maintains adequate separation from Stevens Ave NW and
preserves the visual character of the street. The reduced setback does not impact traffic,
sight distance, utilities, or emergency access. Further, the property will continue to use
the former alley (now a street) for parking and access, consistent with its
long-established pattern of use. Adjacent properties will not experience any loss of light,
air, privacy, or safety. The variance supports orderly development and does not introduce
any conditions that would negatively affect the neighborhood.
c. No Grant of Special Privilege
Approval of this variance does not constitute a special privilege because, the request is
based on unique circumstances created by the City’s own action in converting the alley
to a public street. Other properties in the vicinity with single street frontage are not
subject to the same dual-frontage setback constraints, reference Exhibit D. The variance
simply restores the applicant’s ability to develop the property in a manner comparable to
neighboring lots that were not affected by the alley’s redesignation.
The relief requested is proportional and consistent with the rights enjoyed by similarly
situated properties.
d. Minimum Variance Necessary to Achieve the Purpose
The requested 15' setback is the minimum adjustment needed to allow reasonable
development of the site, a larger setback would signiflcantly restrict the buildable area
and make typical residential design impractical. The 15' distance still provides a
functional and attractive streetscape, maintains compliance with other development
standards, and avoids any adverse impacts. No additional variances are requested. This
request does not exceed what is necessary to achieve reasonable use of the property.
The variance request meets all four criteria under RMC 4-9-250. The property’s unusual
circumstances—particularly the City’s redesignation of the alley as a street—create
practical difficulties that justify relief. The proposed 15'-0” setback is reasonable,
consistent with neighborhood character, and represents the minimum variance needed
to allow equitable development of the site. Please accept this letter as the applicant’s
formal justiflcation in support of the variance request.
7. Neighborhood Detail Map: Kindly reference Exhibit D at scale1” =100’ .
8. Site Plan: Kindly reference Exhibit E.
9. Architectural Elevations: Kindly reference Exhibit F
10. Floor Plans: Kindly reference Exhibit G
11. No applicable since this is not a commercial development project.
12. Geotechnical report, one was requested to develop the foundation to the residential
addition, kindly reference Exhibit B
13. Wetland Assessment: NA
14. Standard Stream or Lake Study: NA
15. Flood Hazard Data: NA
16. Density Worksheet: NA
17. Affidavit of Installation of Public Information Sign(s): Administrative Variance:
18. Parking, Lot Coverage, Landscaping Analysis (For commercial/industrial properties
only): NA
19. Wetland Assessment NA
20. Wetland Mitigation Plan-Preliminary: NA
21. Habitat Data: NA
22. Hazardous Materials Management Statement: NA
23. Topography Map: Kindly reference Exhibit H Survey Plan
24. Plat Certiflcate or Title Report: NA
25. Letter of Understanding Geologic Risk: NA
26. Photographs of the Property: Exhibit J
rentonwa.gov/permitservices | planningcustomerservice@rentonwa.gov | 425-430-7294 12/10/2025 | Page 1 of 2
CITY OF RENTON Ι PERMIT SERVICES
LAND USE PERMIT MASTER APPLICATION
PROPERTY OWNER(S)
NAME: PHONE:
MAILING ADDRESS: EMAIL:
refer to receive all correspondence via US mail.
APPLICANT (if other than owner)
NAME: COMPANY (if applicable):
PHONE: EMAIL:
MAILING ADDRESS:
I prefer to receive all correspondence via US mail.
CONTACT PERSON
NAME: COMPANY (if applicable):
PHONE: EMAIL:
MAILING ADDRESS:
I prefer to receive all correspondence via US mail.
PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
PROJECT/ADDRESS(ES) AND PARCEL NUMBERS:
EXISTING LAND USE(S): PROPOSED LAND USE(S):
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable):
EXISTING ZONING: PROPOSED ZONING:
SITE AREA (in square feet):
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED:
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable):
NUMBER OF PROPOSED LOTS (if applicable):
NUMBER OF NEW DWELLING UNITS (if applicable):
NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE:
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable):
SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable):
EXHIBIT A
rentonwa.gov/permitservices | planningcustomerservice@rentonwa.gov | 425-430-7294 12/10/2025 | Page 2 of 2
LAND USE PERMIT MASTER APPLICATION
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable):
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable):
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable):
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable):
IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable):
SQ. FT. ________________
SQ. FT. ________________
________________
AQUIFER PROTECTION AREA ONE
FLOOD HAZARD AREA
GEOLOGIC HAZARD
HABITAT CONSERVATION SQ. FT.
AQUIFER PROTECTION AREA TWO
SHORELINE STREAMS & LAKES SQ. FT. ________________
WETLANDS SQ. FT. ________________
THE CITY OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information included) SITUATE
IN THE , W.M., RANGE , TOWNSHIPQUARTER OF SECTION___________________ _______________________________
, declare under penalty of perjury under the laws of the State ofI, (Print Name/s) _____________________
Washington that I am (please check one) the current owner of the property involved in this application or the
authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing
statements and answers herein contained and the information herewith are in all respects true and correct to the best
of my knowledge and belief.
Signature of Owner/Representative Date Signature of Owner/Representative Date
STATE OF WASHINGTON )
) SS
COUNTY OF KING )
I certify that I know or have satisfactory evidence that signed this instrument and
acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument.
Dated Notary Public in and for the State of Washington
Notary (Print):
My appointment expires:
EXHIBIT A
EXHIBIT A
EXHIBIT A