HomeMy WebLinkAboutPN_Project Narrative - 212 S. 20th Place, Renton 11-17-2021_v11
PROJECT NARRATIVE
New Deck at 212 S. 20th Place, Renton, WA
Me, My Home, and My Backyard - My name is Karen Lang (f/k/a Karen Lang Crane) and I own and
reside at 212 S. 20th Place, Renton, WA 98055 with my partner Karl Allison. My lot consists of 5,011
oddly shaped and sloped square feet, with a portion that is unusable. The structure of the home consists
of three levels: a main floor (level with the street); an upper/second floor; and a daylight basement
(opening at ground level to the north). There is a deck built out from the main floor off the back (the
“Existing Deck”). The lower ground level (basement level) is the subject of this project, and because of
how small the lot is, it is my desire to utilize as much of the area as possible.
The New Deck - The previous homeowners created a covered outdoor space directly below the Existing
Deck of approximately 12 ft x 38 ft. A hot tub was placed on a concrete pad on a portion of this space
with decking less than 18” above grade around it. However, the northerly edge of the deck dropped off
sharply to the sloped remainder of the rear yard with fence along the north edge. This created a hazardous
and unsafe issue for me to use this space, and I believed it to be of serious concern.1
We considered our options of how to create a safe and functional area, and at our point in life we
determined that a level surface was the number one priority. The area, 12 ft x 45 ft that we refer to as the
“New Deck”, would be a level surface to the north of the covered area directly below the Existing Deck.
To comply with Code R-6, we propose that the northerly 3 ft of the New Deck -- running horizontally
along the 45 ft fence (135 total SF) – be covered by an aluminum bar grating system installed flush/level
with the deck. This would allow for the rain to fall onto and be absorbed by the soil below. The
remaining 406 SF of the New Deck would be composite Trex decking to match the covered deck surface
around the hot tub (ground level from the daylight basement/north side of the house directly below the
Existing Deck).
The History of the New Deck - When COVID-19 and stay-at-home restrictions were established, my
partner and I, who both normally travel for work and leisure, decided we would take the opportunity to
work on creating the level backyard space we have envisioned while "sheltering in place". We decided
on composite decking to match both the Existing Deck and what surrounds the hot tub. I contacted Miss
Dig and the City to learn what was required for this process and understood that a building permit was not
required. We began the work in early April 2020, working off and on as weather and supplies permitted.
On June 22, 2020, Donna Locher of the City of Renton (the “City”) inquired as to the scope of my project
and advised that we did, indeed, need a building permit. From that day to current, I have been working
diligently with the City staff in completing the process to obtain a building permit and complete the New
Deck. During this period, I have had drawings made, a Geotechnical Report with Supporting Letter, and
a Topographic Survey prepared and submitted to the City (enclosed). I am now at the point of requesting
two variances - a rear yard setback variance and a slope setback variance, and I am also presenting my
proposal to meet the impervious surface requirement of my property which is zoned R-6.
Request for Rear Yard Setback Variance for Deck - It is my understanding that Renton City Zoning
Code (“Code”) currently allows decks less than 18” above grade to project into the rear yard setback.
Unfortunately, my yard is quite small, uniquely shaped, sloped, and uneven, so there is no way to
construct a level deck that would only be 18” above grade and it does not qualify for this encroachment.
A level backyard surface is critical, and the absence of that deprives me of the full use of my property.
Strict application of the Code will deprive me of the highest and best use of my residence and property.
1 In the yard’s original condition and prior to this application, I suffered a serious fall off that edge when
I got out of the hot tub. I sustained a severe concussion for which I had to receive medical treatment. It is
because of this dangerous situation that I am making these improvements to the rear yard.
2
Slope Setback Variance for Deck - In addition to the foregoing, I add my request for a slope setback
variance. The standards of the Code effectively deprive me of the rights and privileges enjoyed by other
homeowners in the use of a backyard. The preclusion to utilize the space in my backyard because of the
topography of my property is a very real hardship and one which was not self-created. As the homeowner
applicant, I suffer practical difficulties with my property and variance is required due to my property’s
special circumstances. Again, strict application of the Code will deprive me of the highest and best use of
my residence and property.
I believe that the City’s granting of these variances would in no way impose material detriment to other
persons or property owners in the vicinity and zone in which my property is located.
Impervious Surface Requirements - In meeting the City’s impervious surface requirements, I present
the following calculation in support of the New Deck:
Sq Footage Lot Description
5,011 Lot square footage (per the King County Assessor’s Office
https://blue.kingcounty.com/Assessor/eRealProperty/Detail.aspx?ParcelNbr=8860500070
2,756 Allowable impervious surface (55% x 5,011 = 2,756 SF) [Code R-6]
Impervious Surfaces
1,944 Footprint of the house, garage, and driveway (900 house, 440 garage, and 604
driveway) SF of impervious surface (per the King County Assessor’s Office)
+406 Impervious surface area beneath the “Existing Deck” (12’ x 38’ minus 50 SF fern
garden area)
2,350 Total existing impervious surface
+405 “New Deck” added impervious surface (12’ x 45’(540 SF) minus 45’ x 3’ (135
SF*) grating = 405 SF of added impervious surface)
2,755 Total proposed impervious surface
* The referenced 135 SF (45 ft x 3 ft) area will run along the north edge of the New Deck and fence. This
area will contain and support aluminum bar grating manufactured and installed level with the deck,
creating drainage for rain/snow directly into the grass and earth below.2 This will be built to comply with
the R-6 impervious surface requirements.
Drawing on actual
photo of New Deck
depicting location of
grating.
2 The aluminum bar grating is a lightweight, corrosion-resistant product manufactured by McNichols.
Bar grating is a rugged, high-performance, low-maintenance and slip-resistant product capable of
handling pedestrian loads. See: https://www.mcnichols.com/stories/the-grate-outdoors-bar-grating-adds-
durability-to-backyard-deck/
3
Example
of actual
aluminum
bar
grating
installed
on
outdoor
decking.
Thank you for your consideration. If there is additional information you desire or if you wish to
discuss this in greater detail, please feel free to contact me.
Karen Lang – (208) 880-3296 karenlangcrane@hotmail.com