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HomeMy WebLinkAboutC_Qaasim CommentsFebruary 28, 2021 Jill Ding, Senior Planner City of Renton Planning Division 1055 South Grady Way Renton, WA. 98057 RE: PROECT PR-21-000036 ASDOURIAN HOUDE REMODEL / LUA21-000025 SME, SSDP,V-A, V-H 3901 LAKE WASHINGTON BLVD N (APN3342700070) Dear Ms. Ding: The applicant has requested two administrative variances as noted in the “Justifications: Administrative and Shoreline Variances”. On page 2 of the “Justifications: Administrative and Shoreline Variances”, the applicant states that the remodel is needed to “accommodate his changing needs and his growing family.” It also indicates that the remodel is a necessary special accommodation based on a medical condition as it progresses. The applicant wants to increase the current wall plate height from 16’-3-1/2” to 28’-3-1/2” with a new roof height of 30’-3-1/2” and a total height of constructed structures and appurtenances of 33’-9-1/2”. We object to the City issuing a variance to the 24’ maximum wall plate height and the addition of a roof deck because it would encroach upon our view corridor which is directly over the roof of this house, potentially lower our property value, and the current height restrictions were a key consideration in purchasing our house. We further object to the construction of a roof deck as it requires additional railings that effectively DOUBLE the current height of the structure. Our objections are based on the following; The property at 3901 Lake Washington Blvd N is directly west of our house at 3830 Lake Washington Blvd N and represents a restriction to our view corridor to Lake Washington as we must look over the current roof peak and additions to its height will further restrict our view and potentially reduce our property value. When we purchased our home, we carefully considered the view of Lake Washington as one of the principle elements to our property value. We note to the City and the applicant that there are height restrictions on properties in this area (including ours) so as not to further obstruct the views of existing adjacent and nearby property owners. As we age and our family grows, we might also like to add additional levels and roof decks but it would be to the detriment of our eastern neighbors and the City wisely prohibited such random building height increases by setting maximum wall plate heights. One of the reasons noted for approving a variance is “practical difficulties and unnecessary hardship”. Most properties in this neighborhood do not have three levels or roof deck so we do not believe that denying this portion of the request provides any ‘difficulty’ or ‘hardship’. The roof top deck adds additional encroachments on the view corridor from our house to Lake Washington. The effective height that we would have to look over if the City approved said request for variance without amendment would DOUBLE from the current wall plate height of 16’-3’1/2” to 33’-9-1/2”. The proposed roof top deck railings would further add to restrict our view. We do not believe that this exceeds the requirement of minimum necessary construction. The applicant based their justification on medical requirements and family size, but there are no medical accommodations or family size accommodations that require a roof deck or ten-foot ceilings. The proposed roof deck severely encroaches on our view corridor and is not a necessity. The majority of houses in this neighborhood have 8’-0” ceilings and there is no code requirement for a 10’-0”ceiling, therefore the plans based on 10’-0” ceilings do not indicate that the applicant has attempted to minimize the requested height variance and the height allowances in the proposed variance exceed the necessary minimum construction. Minimum required code complaint construction for a third-floor residential addition with a flat roof would include an increase above the 16’-3-1/2” wall plate to allow for floor joists, 8’-0” floor to ceiling, and a nominal flat roof construction which is several feet less than the dimensions on the plans submitted by the applicant. Since every inch of increase in height encroaches on our current view corridor, respectfully, the application should only include minimum code required construction height increases and not exceed the 24” wall plate requirement. We object to basing the approval of a variance on the fact that other variances have been approved because this would result in a continual trend of taller houses along the shoreline blocking out the views and potentially reducing the property values of existing property owners east of the shoreline until eventually all of the houses along the shoreline are three stories. Finally, although we do not object to the applicant’s proposed side lot increases, the building plans and the square foot increase included in the variance application does not appear to fit into the intent of a remodel and may more appropriately be considered as new construction. We are also concerned with the community impact of setting a precedent of changing the zoning for this R-6 Shoreline area. We do not agree that a variance request should be approved that increases the value of one property owner to the detriment of others. In closing, we are providing these public comments to remind the City and the applicant that there were express reasons for restrictions and that many existing property owners bought their properties relying on enforcement of those restrictions to maintain property values and views for their homes. It is understandable that from time to time a few minor adjustments may be warranted, but in such cases, the expectation of existing property owners is that the City keep such encroachments to an absolute minimum. When an applicant cites personal circumstances as reasons for variance, those personal circumstances should truly require every element included in the requested variance and not utilize the variance request process to essentially build a nonconforming new structure based on current residential construction trends. Sincerely; Hamid A. Qaasim & Tasleem T. Qaasim 3830 Lake Washington Blvd. N. Renton, WA. 98056