HomeMy WebLinkAboutC_On Hold ltr_Asdourian
March 8, 2021
Eric Eisemann
E2 Land Use Planning Services, LLC
2554 NE 48th Ave
Portland, OR 97213
SUBJECT: "On Hold" Notice
Asdourian House Remodel / LUA21-000025, SMV, SMV, V-A, V-A, V-A, SME
Dear Mr. Eisemann:
The Planning Division of the City of Renton accepted the above master application for review on February 2, 2021.
During our review, staff has determined that additional information is necessary in order to proceed further.
The following will need to be corrected and submitted before June 8, 2021 so that we may continue the review of
the above subject application:
1. According to the City’s online mapping system (COR Maps), there is a water line located within the access
easement to the east of the project site. A minimum 10-foot setback is required between a water line and
any building. Please submit a surevey that shows the location of the existing water line and verifies that
the proposed addition would comply with the required 10-foot setback from the existing water line.
2. Staff has received comments from a neighbor during the public comment period (see attached). The
submitted comments express concern regarding the requested height variance as they believe it will
impact their view. At this point, the City would like to provide you with the opportunity to provide
additional information (i.e. a view analysis) to address these comments.
Once the applicant has reviewed the above comments and amended necessary plan sets and studies to bring the
project closer to compliance with Renton Municipal Code, the applicant shall submit electronic copies of the any
modified plan sheets and studies in compliance with the City’s electronic plan review standards, which may be
found on the City’s website at the following link:
https://edocs.rentonwa.gov/Documents/1/doc/940235/Page1.aspx.
At this time, the review of your project has been placed “on hold” pending receipt of the requested information.
The public hearing originally scheduled for March 23rd has been cancelled and will be rescheduled once the
requested information is received. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any
questions.
Eric Eisemann
Page 2 of 2
March 8, 2021
Sincerely,
Jill Ding
Senior Planner
cc: Ryan and Ashley Asdourian/ Owners
Bruce Sinkey / Applicant
Hamid and Tasleem Qaasim / Parties of Record
February 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