HomeMy WebLinkAboutPN_Project_Narrative_Hopkins_210219_v1Project Narrative
Project Name: Hopkins Shed Variance
Owners / Applicants: Susan Hopkins and Marjorie Lynn
Project Location: 15005 132nd Ave., SE, Renton, WA 98058
Reference: CODE20-000601
This application is being submitted to request approval of an Administrative Variance from the
provisions of the Renton Municipal Code in the Residential -4 (R-4) zone regulating minimum setbacks.
The purpose of the variance is to allow for a newly built, 420 square foot outbuilding (storage shed with
daylight workshop space) at 15005 132nd Ave., SE, Renton, WA 98058, with an easing of regulations for
the shed to remain in its current location between the house and the street.
The lot at the project location is 9,660 square feet in area. The footprint of existing structures includes a
single-family home, 970 square feet; a 447 square foot polycarbonate roof which covers a 74 square
foot shed (identified on the site plan as Shed #1); a 96 square foot shed (ide ntified on the site plan as
Shed #2); and the newly built 420 square foot shed. R -4 zoning requires a maximum building coverage of
35% and maximum impervious surface area of 50%. Including all structures, total building coverage is
significantly less at 20%, with impervious surface area also significantly less at 20%. The 447 square foot
polycarbonate roof, and the 74 square foot shed it covers are proposed for removal following successful
completion of the variance request and building permit processes.
The lot is situated at the intersection of SE 150th Street and 132nd Ave SE. Due to the shape of the lot and
placement of the house, septic tank and drainfield, the optimal location of the newly built shed is
between the north side of the house and SE 150th Street. There is no encroachment on front, side or
back yard setbacks and the minimum distance to the structure significantly exceeds the required six
feet. Applicants are requesting this variance to allow the shed to remain in its current location.
The following responses are to items requested in the narrative:
A. Project name, size and location of site
Project Name: Hopkins Shed Variance
Size: Lot size is 9,660 square feet. The newly built shed is 420 square feet.
Location: 15005 132nd Ave., SE, Renton, WA 98058
B. Zoning designation of the site and adjacent properties
The zoning designation is R-4.
C. Current use of the site and any existing improvements
Single -family residence. Existing improvements include a cedar privacy fence and a shed. In
addition, existing improvements include a polycarbonate roof covering a shed, used as a
combined storage and outdoor craft area and which are proposed for removal pending
successful completion of the variance request and building permit process.
D. Special site features (i.e., wetlands, water bodies, steep slopes)
Not applicable
E. Statement addressing soil type and drainage conditions
Soil type is glacial till, with good drainage.
F. Proposed use of the property and scope of the proposed development (i.e., height, square footage,
lot coverage, parking, access, etc.)
Addition of a detached shed in the side yard of the property. The purpose of the shed is to
provide storage and a daylight workspace. The shed was not purchased as, nor will b e used as
an Accessory Dwelling Unit or any other type of livable space. Construction is wood frame, with
a foundation of concrete block piers and earthquake reinforcement braces. The external
dimensions of the 420 square foot shed are 14’x30.’ Wall plate height is 10’1.” Lot coverage is
currently at 20% with impermeable coverage also at 20%. There are no changes to the existing
parking arrangement or access to the property.
G. Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants , sewer main, etc.)
Not applicable
H. Total estimated construction cost and estimated fair market value of the proposed project
Construction cost is $46,027. Fair market value is not assessed.
I. Estimated quantities and type of materials involved if any fill or excavation is proposed
Not applicable
J. Number, type and size of trees to be removed
Not applicable
K. Explanation of any land to be dedicated to the City
Not applicable
L. For shoreline applications only
Not applicable
M. The proposed number, size, and density of the new lots, for subdivision applications only
Not applicable