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A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: July 10, 2019
Project File Number: PR19-000263
Project Name: Hansra Covered Patio Variance
Land Use File Number: LUA19-000132, V-A
Project Manager: Clark H. Close, Senior Planner
Owner: Paul and Ruby Hansra, 5507 NE 1st Pl, Renton, WA 98059
Applicant: See owner
Contact: Tejpal (Paul) S. Hansra, 5507 NE 1st Pl, Renton, WA 98059
Project Location: 5507 NE 1st Pl, Renton, WA 98059
Project Summary: The applicant is requesting an Administrative Variance from the provisions of the
Renton Municipal Code (RMC) regulating side yard setbacks, impervious surface, and
building coverage for a rear covered porch addition to the existing single family
structure in the Residential-4 (R-4) zone. The subject property is located at 5507 NE
1st Pl (APN 6664500090). The purpose of the variance is to allow the applicant to
construct a 470 square foot covered patio attached to the rear southeast corner of
the existing structure. The proposed covered porch would encroach up to 2'-6" into
the 7'-6" east side yard setback and the porch roof would overhang an additional 5"
beyond the porch decking. The lot is 8,130 square feet in area and the R-4 zone
requires a maximum building coverage of 35 percent and a maximum impervious
surface area of 50 percent. The applicant is requesting a building coverage of 40
percent and an impervious surface coverage of 54 percent. No critical areas were
mapped on the project site and the no trees would be removed as part of the project.
Site Area: 0.19 acres
NE 1st Pl Lyons Ave NE DocuSign Envelope ID: 7BBF5BC4-2615-4BE5-9456-A94009EACFA5
City of Renton Department of Community & Economic Development
Hansra Covered Patio Variance
Administrative Report & Decision
LUA19-000132, V-A
Report of July 10, 2019 Page 2 of 8
D_Admin_Report_Hansra_Variance_190710_v1
B. EXHIBITS:
Exhibit 1: Administrative Staff Report and Decision
Exhibit 2: Site Plan
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Photos
Exhibit 5: Public Comment Letter from Hoang (Mike) and Elisabeth Tran
Exhibit 6: Parklane Court Plat
C. GENERAL INFORMATION:
1. Owner(s) of Record: Paul and Ruby Hansra, 5507 NE 1st Pl, Renton, WA
98059
2. Zoning Classification: Residential-4 (R-4)
3. Comprehensive Plan Land Use Designation: Residential Low Density (LD)
4. Existing Site Use: Single-family Residential
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Residential Low Density (RLD) Comprehensive Plan Land Use Designation; Residential-4
DU/AC (R-4) zone
b. East: Residential Low Density (RLD) Comprehensive Plan Land Use Designation; Residential-4
DU/AC (R-4) zone
c. South: Residential Low Density (RLD) Comprehensive Plan Land Use Designation; Residential-4
DU/AC (R-4) zone
d. West: Residential Low Density (RLD) Comprehensive Plan Land Use Designation; Residential-4
DU/AC (R-4) zone
7. Site Area: 0.19 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
Knight Annexation A-99-002 4876 12/13/2000
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Zoning Districts – Uses and Standards
a. Section 4-2-020: Purpose and Intent of Zoning Districts
DocuSign Envelope ID: 7BBF5BC4-2615-4BE5-9456-A94009EACFA5
City of Renton Department of Community & Economic Development
Hansra Covered Patio Variance
Administrative Report & Decision
LUA19-000132, V-A
Report of July 10, 2019 Page 3 of 8
D_Admin_Report_Hansra_Variance_190710_v1
b. Section 4-2-110: Residential Development Standards
2. Chapter 9 Permits – Specific
a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
3. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
G. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on June 12,
2019 and determined the application complete on June 18, 2019. The project complies with the 120-day
review period.
2. The applicant is requesting an administrative variance from RMC 4-2-110A in order to construct an
outdoor deck and associated roof cover (collectively “patio” or “porch”) addition to the existing single
family structure. The rear patio would encroach up to two foot six inches (2'-6") into the side yard setback
and exceed allowed building coverage by five percent (5%) and impervious surface coverage by four
percent (4%). The minimum required side yard setback in the R-4 zoning district is a combined 20 feet
with not less than seven and a half feet (7.5’) on either side. The 470 square foot proposed covered patio
is proposed to be attached to the south side of the existing single family home, toward the east side of
the property.
3. The applicant’s submittal material complies with the requirements necessary to process a variance
request. The applicant’s site plan, neighborhood detail map and photos of the existing conditions are
provided as Exhibits 2 -4.
4. The project site is located on a 0.19 acre (8,130 square feet) parcel at 5507 NE 1st Pl, Renton, WA 98059
(APN 6664500090).
5. The project site is currently developed with a single family residential home and the parcel is surrounded
by existing residential uses.
6. Access to the site is provided via NE 1st Pl.
7. The property is located within the Residential Low Density (LD) Comprehensive Plan land use designation.
8. The site is located within the Residential-4 (R-4) zoning classification.
9. The applicant is proposing to retain all existing trees as part of the rear covered patio addition.
10. No critical area are mapped on the project site. A wetland is located to the east of the subject site in Tract
A of the Parklane Court subdivision.
11. As part of the application submittal, the applicant provided a comment letter from the neighbor (Hoang
(Mike) and Elisabeth Tran) to the east (Exhibit 5). To address public comments the following report
contains analysis regarding the variance request.
12. No other public or agency comment letters were received.
13. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. No comments were received.
DocuSign Envelope ID: 7BBF5BC4-2615-4BE5-9456-A94009EACFA5
City of Renton Department of Community & Economic Development
Hansra Covered Patio Variance
Administrative Report & Decision
LUA19-000132, V-A
Report of July 10, 2019 Page 4 of 8
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14. Comprehensive Plan Compliance: The site is designated Residential Low Density (LD) 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
Goal HHS-C: Increase the stability of neighborhoods by fostering long-term
homeownership, property maintenance, and investments in existing housing.
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and region
coordination.
15. Variance Analysis: The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-
250.B.5. Therefore, staff recommends approval of the requested variance.
Compliance Variance Criteria and Analysis
Compliant if
condition of
approval is
met
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 applicant contends that without granting the variance, strict
adherence to the rear yard setback, building coverage maximum, and impervious
surface maximum requirements would deprive them of privileges enjoyed by other
property owners in the vicinity. A significant number of nearby properties contain
primary structures that encroach into the side yard setback area. The applicant
maintains that strict adherence to current development standards would not allow a
covered patio in the rear yard (that extend along the side yard in a manner such that
the covered patios follow along the side of the existing home) that is enjoyed by all or
nearly all properties in the vicinity (the Parklane Court development – Exhibit 6).
Furthermore, the applicant contends that without a covered patio, the backyard is
practically unusable due to privacy issues and lack of protection from the rain during
most of the year and/or extreme sun during the summer months (due to the backyard
being south facing).
The subject property was part of the Knight Annexation in 2000, platted in March 2007
under the 10-lot Parklane Court Plat, and the single family home was built on 8,130
square foot lot (Lot 9) in 2007. At the time on building permit review, the minimum side
yard setback in the Residential-4 (R-4) zone was 5 feet. As a result, most side yards of
the homes constructed in the Parklane Court Plat were built with five-foot (5’) side yard
setbacks. New development standards for side yard setbacks, maximum building
coverage, and maximum impervious surface area were adopted in 2015. As a result of
these new development standards, the neighborhood contains a significant number of
legally non-conforming lots that don’t comply with current R-4 development
regulations. The minimum lot size was increased from 8,000 square feet to 9,000 square
DocuSign Envelope ID: 7BBF5BC4-2615-4BE5-9456-A94009EACFA5
City of Renton Department of Community & Economic Development
Hansra Covered Patio Variance
Administrative Report & Decision
LUA19-000132, V-A
Report of July 10, 2019 Page 5 of 8
D_Admin_Report_Hansra_Variance_190710_v1
feet, the minimum five foot (5’) wide side yard setback was increased to a combined 20
feet with not less than seven and a half foot (7.5’) on either side, and the maximum
impervious surface area was reduced from 55% to 50%. The existing lot is configured as
follows: 8,130 square feet, 60 feet wide, and 135.5 feet in depth. The other lots within
the ten lot plat are similar in size and dimension as the subject parcel. Due to the smaller
lot sizes many of the existing homes would have a difficult time complying with building
coverage or impervious surface levels of the R-4 zone, should any additions be proposed.
Finally, the applicant contends that the lot dimensions are more aligned with the
Residential (R-6) zone (minimum lot size of 7,000 square feet, minimum lot width 60
feet, maximum building coverage 40%, and maximum impervious coverage of 55%) and
if the property was zoned R-6 the proposed project would meet maximum building
coverage and maximum impervious surface requirements.
Staff has reviewed the proposed variance request and concurs that strict adherence to
the side yard setback, building coverage, and impervious surface requirements may
cause unnecessary hardship by depriving the applicant the ability to maintain a
modicum of privacy in his rear yard. Staff concurs that several other residential property
owners in the vicinity have homes that encroach into their side yard setbacks and were
constructed with building and impervious surface coverages greater than what is
allowed by current code. These existing encroachments exacerbate the privacy issue
that the property owner now faces. These circumstances could be mitigated by
constructing a smaller covered patio that doesn’t follow the existing setback line of the
home. However, current development standards do not allow much more building
coverage or impervious surface coverage for the property without the approval of a
variance, thus restricting the owner’s ability to mitigate the hardship he is facing. Staff
also recognizes that under current residential development standards a smaller
detached accessory structure could otherwise be permitted within the rear yard with no
side or rear yard setbacks. Therefore, staff agrees that an attached covered patio is a
reasonable alternative to a detached accessory structure and feels it would achieve the
homeowner’s purpose with a lesser impact on the neighboring lots. Staff recommends
as a condition of approval that the proposed rear covered patio be approved in-lieu of
any future accessory structures being permitted.
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: The applicant contends that by granting the variance it 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 situated, due to
the nature of the surrounding development pattern. All or nearly all of the homes in the
vicinity encroach into the side yard setback, including the existing home on the subject
property. As a result, granting the variance would not have a negative visual impact on
the surrounding property owners, as the proposed development corresponds to the
existing built development pattern of the subdivision. In addition, the applicant
obtained a letter from their next door neighbors whose property is located immediately
adjacent or east of the proposed covered patio (Exhibit 5). According to the applicant
and the owner of the abutting parcel, the neighboring Tran property would be the most
directly impacted by the addition of the covered patio. The letter from the Tran’s
indicated that they would “have absolutely no objection to the installation of the
proposed covered patio.” The proposed location of the covered patio fits into a nook in
DocuSign Envelope ID: 7BBF5BC4-2615-4BE5-9456-A94009EACFA5
City of Renton Department of Community & Economic Development
Hansra Covered Patio Variance
Administrative Report & Decision
LUA19-000132, V-A
Report of July 10, 2019 Page 6 of 8
D_Admin_Report_Hansra_Variance_190710_v1
the rear elevation and would be approximately 30 feet from the south property and
approximately 32 feet from the west property line.
The covered patio could be constructed to comply with the minimum required combined
20-foot combined side yard setbacks (the west side of the house has a 5-foot side yard
setback) in order to comply with the minimum side yard setbacks of the R-4 zone.
Alternatively, the covered patio could be detached from the primary structure and
would have a zero foot side yard and rear yard setback.
Staff has reviewed the applicant’s justifications and concurs with their analysis and finds
that the proposed addition 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 site and neighborhood characteristics. The granting of the
variance would not have a negative visual impact on the surrounding property owners
due to the development pattern in the surrounding neighborhood and size of the
proposed covered patio.
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: The applicant contends that the approval of the variance would not be
considered a special privilege due to the fact that many structures in the Parklane Court
Plat encroach into the side yard setbacks, in addition to having impervious surface and
building coverages greater than levels allowed by code. The applicant also contends
that the proposed variance would allow them to expand their home in a manner that is
similar to other homes in the vicinity.
Staff has reviewed the applicant’s justifications and concurs that the granting of the
variance would not constitute a grant of special privilege inconsistent with other
properties in the vicinity and under the same zoning designation. The granting of this
variance would allow the applicant to expand their home similar to the size and
dimensions of neighboring homes.
d. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the variance request is only to allow for an
approximately two and a half foot (2.5’) encroachment into the side yard setback, which
is the minimum variance for a covered patio consistent with development patterns in
the neighborhood. The applicant is proposing to align the side of the covered patio with
the side of the existing home, which is common with other homes in the neighborhood.
The applicant notes that the rearmost portion of the covered patio would still measure
about five feet (5’) from the required 25-foot rear yard setback and that this is
important when considering the size of the proposed addition.
Staff reviewed the variance request and concludes that the proposed setback
encroachment, building coverage, impervious surface, and size of the addition would be
the minimum required in order to meet the project goals. The applicant’s desired
purpose is to provide an outdoor recreational space with adequate weather protection
and to provide inside and outside privacy at this residence. As such, the addition would
be required to be located near the existing rear door on the south side of the home (this
is the same location as the existing uncovered concrete patio). Therefore, the proposed
DocuSign Envelope ID: 7BBF5BC4-2615-4BE5-9456-A94009EACFA5
City of Renton Department of Community & Economic Development
Hansra Covered Patio Variance
Administrative Report & Decision
LUA19-000132, V-A
Report of July 10, 2019 Page 7 of 8
D_Admin_Report_Hansra_Variance_190710_v1
addition is found to be the minimum size necessary to achieve the desired purpose of
the project.
H. CONCLUSIONS:
1. The subject site is located in the Residential Low Density (LD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 7.
2. The subject site is located in the Residential-4 (R-4) zoning designation and complies with the zoning and
development standards established with this designation provided the applicant complies with City Code
and conditions of approval, see FOF 8.
3. The proposed 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.5. The analysis of the proposal according to variance criteria is
found in the body of the Staff Report, see FOF 15.
I. DECISION:
The Hansra Covered Patio Variance, File No. LUA19-000132, V-A, as depicted in Exhibit 2, is approved and is
subject to the following conditions:
1. No other addition or accessory structure shall be constructed that would increase the impervious surface
or building coverage on the site.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on July 10, 2019 to the Owner/Applicant/Contact:
Owner/Applicant/Contact:
Tejpal (Paul) and Rupinder (Ruby) Hansra
5507 NE 1st Pl
Renton, WA 98059
TRANSMITTED on July 10, 2019 to the Parties of Record:
Hoang (Mike) and Elisabeth Tran
5513 NE 1st Pl
Renton, WA 98059
TRANSMITTED on July 10, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property & Technical Services Manager
Vanessa Dolbee, Current Planning Manager
DocuSign Envelope ID: 7BBF5BC4-2615-4BE5-9456-A94009EACFA5
7/10/2019 | 9:02 AM PDT
City of Renton Department of Community & Economic Development
Hansra Covered Patio Variance
Administrative Report & Decision
LUA19-000132, V-A
Report of July 10, 2019 Page 8 of 8
D_Admin_Report_Hansra_Variance_190710_v1
Rick Marshall, Fire Marshal
K. 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 July 24, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
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.
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 misrepresentation 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.
DocuSign Envelope ID: 7BBF5BC4-2615-4BE5-9456-A94009EACFA5
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Hansra Covered Patio Variance
Land Use File Number:
LUA19-000132, V-A
Date of Report
July 10, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Tejpal (Paul) S. Hansra
5507 NE 1st Pl
Renton, WA 98059
Project Location
5507 NE 1st Pl, Renton,
WA 98059
The following exhibits are included with the variance report:
Exhibit 1: Administrative Staff Report and Decision
Exhibit 2: Site Plan
Exhibit 3: Neighborhood Detail Map
Exhibit 4: Photos
Exhibit 5: Public Comment Letter from Hoang (Mike) and Elisabeth Tran
Exhibit 6: Parklane Court Plat
DocuSign Envelope ID: 7BBF5BC4-2615-4BE5-9456-A94009EACFA5
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EXHIBIT 2
RECEIVED
Clark Close 06/12/2019
PLANNING DIVISION
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Neighborhood Detail Map
EXHIBIT 3
RECEIVED
Clark Close 06/12/2019
PLANNING DIVISION
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EXHIBIT 4RECEIVEDClark Close 06/12/2019PLANNING DIVISIONDocuSign Envelope ID: 7BBF5BC4-2615-4BE5-9456-A94009EACFA5
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EXHIBIT 5
RECEIVED
Clark Close 06/12/2019
PLANNING DIVISION
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EXHIBIT 6
DocuSign Envelope ID: 7BBF5BC4-2615-4BE5-9456-A94009EACFA5
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