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Home My WebLink AboutLUA-07-022_Report 1CITY OF RENTON PLANNING / BUILDING /PUBLIC WORKS MEMORANDUM Date: June 15, 2007 To: City Clerk's Office From: Stacy Tucker Subject: Land US! File Closeout Please complete the following Information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Wlndstone IV Lot 7 Variance LUA (file) Number: LUA-07-022, V-A Cross-References: LUA04-135 Windstone IV Short Plat AKA's: Project Manager: Jill Ding Acceptance Date: March 13, 2007 Applicant: KBS III, LLC & KBS Development Corp. OWner: KBS III, LLC & KBS Development Corp. Contact: Curtis Schuster, KBS Development Corp. PID Number: 0323059270 ERC Decision Date: ERC Appeal Date: Administrative Approval: March 29, 2007 Appeal Period Ends: April 12, 2007 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting an Administrative Variance from the front yard setback requirements to retain an existing residence on proposed Lot 7 of an 8 lot short plat. The project site Is vested to the Residential - 5 (R-5) dwelling unit per acre zoning designation. The required front yard setback in the R-S zone is 20 feet, the existing residence is proposed to be located 18.6 feet from the front Drooert~ line along the extension of NE 16th Street. location: 5300 NE 16 th Street Comments: Curtis Schuster KBS Development Corp. PARTIES OF RECORD WINDSTONE IV LOT 7 VARIANCE LUA07-022, V-A 12320 NE 8th Street ste: #100 Bellevue, WA 98005 tel: (206) 261-2112 eml: battlecat@msn.com (owner / applicant / contact) Updated: 03/13/07 (Page 1 of 1) May 22,2007 Curtis Schuster KBS Deve\0rment Corp. 12320 NE 8' Street #100 Bellevue, W A 98005 . SUBJECT: Winds tone IV Lot 7 Variance LUA07-022, V-A Dear Mr. Schuster: CITY F RENTON PlanningiBuildingfPublic Works Department Gregg Zimmerman P.E., Administrator This letter is to inform you that the appeal period ended April 12, 2007 for the Administrative . . Variance approval .on the above referenced project No appeals were filed, therefore, this decision is final. The conditions of approval outlined in the City of Renton Report and Decision dated March 29, 2067 must be adhered to during constmction and prior to final.inspection. If you have any questions regarding the report and decision issued for this Administrative·· Variance approval, please call meat( 425) 430-7219: Sincerely, (/Jj 1{;J2' ~Ji11 K. Ding '-;:1 Senior Planner U -FFtIlI'lJ~AO;tL:1'N<lCOhV",A~"''''''ArI'II4ee~~AA1~"~'l:EA1<LLlSHL:'ffl'!"R:il'Or"'·Oer.!2'2:2.flElOoee---------,-;--'-----,----~ ~R·· .. ·.·E··· .·N·.·· . T· ... ·0.· ·N·.· .. 1055 South Grady Way-Renton, Washington 98057 "® This paper contains 50% recycled m~al, 30% post consc:.mer City 0, .. enton Department of Planning / Building / Pu Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1f1L.xLf1. COMMENTS DUE: MARCH 27,2007 APPLICATION NO: LUA07-022, V-A DATE CIRCULATED: ....... APPLICANT: KBS III, LLCIKBS Develooment Corp. PROJECT MANAGfRrJiII Dina ) PROJECT TITLE: Windstone IV, Lot 7 Variance PLAN REVIEW: Kavren Kittrick SITE AREA: 9,240 square feet BUILDING AREA (aross): 2,310 sauare feet LOCATION: 5300 NE 16th Street I WORK ORDER NO: 77729 SUMMARY OF PROPOSAL: The applicant is requesting an Administrative Variance from the front yard setback requirements to retain an existing residence on proposed Lot 7 of an 8 lot short plat. The project site is vested to the Residential - 5 (R-5) dwelling unit per acre zoning designation. The required front yard setback in the R-5 zone is 20 feet, the existing residence is proposed to be located 18.6 feet from the front property line along the extension of NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Lk}htIGlare Plants Recreation Land/Shoreline Use utilities Animals Trans alion Environmental Health Public Services Energy! Historic/CuHural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional j rmatian is needed 10 properly assess this proposal. L/-/HY} Date REPORT & DECISION DECISION DATE Project Name Owner/Applicant! Contact: File Number Project Description Project Location Bldg. Area gsf Site Area City of Renton Department of Planning / Building / Public Works ADMINISTRA TlVE VARIANCE LAND USE ACTION March 29, 2007 Windstone IV Lot 7 Setback Variance Curtis Schuster, KBS Development Corp, 12320 NE 8th Street, ste 100, Bellevue, W A 98005 LUA-07-022, V-A Project Manager Jill K. Ding, Senior Planner The applicant is requesting an Administrative Variance from the front yard setback requirements to retain an existing residence on proposed Lot 7 of an 8 lot short plat The project site is zoned Residential -4 (R-4) dwelling units per acre, but is vested to the Residential - 5 (R-5) dwelling unit per acre zoning designation. The required front yard setback in the R-5 zone is 20 feet for an attached garage; the existing residence is proposed to be located 18.6 feet from the front property line along the extension of NE 16th Street 5300 NE 16th Street Approx. 2,310 sq. ft. Proposed Addition Area N/A 9,240 sq. ft Total BUilding Area 2,310 sq. ft. City of Renton PIB/PW Departme ... WINDSTONE IV LOT 7 SETBACK VARIANCE REPORT AND DECISION OF March 29, 2007 A. Type of Land Use Action Conditional Use Site Plan Review Special Permit for Grade & Fill X Administrative Variance B. Exhibits The following exhibits were entered into the record: Adminl-.. _tive Variance Staff Report LUA-07-022, V-A Page 2 0(6 Binding Site Plan Shoreline Substantial Development Permit Administrative Code Determination Exhibit 1: Yellow file containing: application, proof of posting and Exhibit 2: Exhibit 3: Exhibit 4: publication, and other documentation pertinent to this request. Site Plan (dated received 2/23/2007) Photos of Existing Residence Zoning Map, Sheet D6 East (dated 2/16/2006) C. Project Description / Background: The applicant, Curtis Schuster, is requesting approval of an administrative variance from the required front yard setbacks in the R-5 zone. The subject site is located at 5300 NE 161h Street (Parcel No. 032305-9270). The development standards of the R-5 zone require a front yard setback of 15 feet for the primary structure and 20 feet for an attached garage. The setback is measured from the property line to the building footprint. The applicant is proposing a reduction of the front yard setback for an attached garage to range from a minimum of 18.6 feet to 19.1 feet in order to retain and existing single family residence within an 8-lot short plat. The applicant submitted a site plan showing the existing residence in relation to the proposed front property line. The front property line is dictated by the dedication of 25 feet of right-of-way for the extension of NE 161h Street. The existing residence would comply with the remaining side and rear yard setback areas. FINDINGS, CONCLUSIONS & DECISION Having reviewed the written record in the matter, the City now makes and enters the following: D, Findings 1) Request: The applicant has requested approval for an administrative variance from the required 20-foot front yard setback for an attached garage in the R-5 zone for the property located at 5300 NE 161h Street. A front yard setback ranging from a minimum of 18.6 feet on the west corner of the garage to 19.1 feet on the east corner of the garage is requested. ADMV AR _ 07-022.doc City of Renton PIBIPW Departme,,, WINDSTONE IV LOT 7 SETBACK VARIANCE REPORT AND DECISION OF March 29. 2007 Adminr~"ative Variance Staff Report LUA-07-022, V-A Page 3016 2) Administrative Variance: The applicant's administrative variance submittal materials comply with the requirements necessary to process a variance. The applicant's site plan and other project drawings are entered as Exhibits 1 through 4. 3) Existing Land Use: Land uses surrounding the subject site include: North: single- family residential (R-4 zone); South: single-family residential (King County); East single-family residential (R-4 zone); and West: single-family residential (R-4 zone). 4) Zoning: The site is located in the Residential - 4 (R-4) dwelling units per acre zone, but the project was vested to the Residential - 5 (R-5) dwelling units per acre zone. The development standards for the R-5 zone require a 15 foot front yard setback for the primary structure and a 20-foot setback for an attached garage, 25-foot rear yard setback, 5-foot interior side yard setback, and a 15-foot side yard along a street setback for a primary structure and a 20-foot setback for an attached garage acceSSing off of the side yard street. Maximum lot coverage is 35 percent or 2,500 sq. ft. for lots 5,000 sq. ft. or greater. 4) Topography: The site slopes in a northwesterly direction with an average slope of 1 0 to 12 percent. 5) Lot and Building Size: The site area is 9,240 square feet. The existing single-family residence totals approximately 2,310 square feet. The eXisting footprint of the residence is approximately 2,157 square feet on a 9,240 square foot lot, which results in a building lot coverage of 23 percent (23%). CONSISTENCY WITH VARIANCE CRITERIA Section 4-9-2508.5.a. Lists 4 criteria that the Zoning Administrator is asked to conSider, along with all other relevant information, in making a deCision on an Administrative Variance application. These include the following: The Zoning Administrator shall have authority to grant an administrative variance upon making a determination, in writing, that the conditions specified below have been found to exist: a. That the applicant suffers undue 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: The applicant contends that special circumstances apply to the subject site, which imposes limitations on the lot. Specifically, the applicant indicates that the location of the existing residence on the subject property combined with the City's requirement for the dedication of 25 feet of right-of-way creates a situation where it is not possible for the existing residence to comply with the required 20-foot front yard setback for the attached garage and would required either the removal of a portion of the garage to comply with this requirement or necessitate the need for the approval of a setback variance. ADMV AR 07 -022 .doc City of Renton P/BIPW Deparlme ... WINDSTONE IV LOT 7 SETBACK VARIANCE Adminro" alive Variance Staff Reporl LUA-07-022, V-A REPORT AND DECISION OF March 29, 2007 Page 4 of 6 Staff has reviewed the proposed variance request and concurs that a hardship exists on the subject property due to the location of the existing residence on the subject site and the City's requirement for the dedication of right-of-way for the extension of NE 16th Street. As the extension of NE 16th Street, which would be facilitated by the approval of the short plat, is a public benefit it would seem an undue hardship to require the removal of all or a portion of the existing residence to facilitate the dedication of 25 feet of right-of-way. 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: The applicant contends that the requested reduction in the required front yard setback area would not be detrimental to the pulbic welfare of injurious to the property or improvements in the project vicinity as the variance would allow for the retention of an existing residence and would not result in any additional impacts to the surrounding neighborhood. Staff concurs that the granting of the variance would not be materially detrimental to the public welfare of injurious to surrounding properties or improvements. 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: The approval of the variance request would not be a grant of special privilege as the intent is to retain an existing single family residence and allow for the extension of NE 16th Street to provide access to other lots within the short plat. In the event the existing residence on new Lot 7 of the Windstone Division II Short Plat would be removed or demolished, staff recommends a restrictive covenant be placed on Lot 7 stating that the construction of a new single family residence on Lot 7 shall comply with all development standards of the underlying zoning designation at the time of building permit review. This restrictive covenant shall be recorded as a separate document with King County. In the event that an addition to the existing residence is proposed to be constructed. staff recommends that a restrictive covenant be placed on Lot 7 stating that any additions or alterations to the existing residence on Lot 7 shall comply with all development standards of the underlying zoning designation at the time of building permit review. This restrictive covenant shall be recorded as a separate document with King County. d. That the approval as determined by the Zoning Administrator is a minimum variance that will accomplish the desired purpose: The applicant contends that the request is a minimum variance needed in order to dedicate the 25 feet for the extension of NE 16'h Street and retain the existing single family residence. Staff has reviewed the request and concurs that the proposed variance is the minimum necessary to accomplish the desired purpose as ADMVAR_07-022.doc City of Renton PIB/PW Departme,,, WINDSTONE IV LOT 7 SETBACK VARIANCE Admim ... ative Variance Staff Report LUA-07-022, V-A REPORT AND DECISION OF March 29, 2007 Page 5 of 6 both the residence and the right-of-way dedication are fixed and cannot be altered in anyway to result in the residence complying with the setback requirements. E. Conclusions 1. The subject site is located at 5300 NE 16 th Street, within the Residential - 4 Dwelling Units per Acre (R-4) zoning designation, but is vested to the R-5 zone. 2. The R-5 zone requires a minimum 15-foot front yard setback for the primary structure and a 20-foot setback for an attached garage from the property boundary. The applicant is proposing to retain an existing residence and maintain a minimum 18.6- foot setback to 19.1 setback from the front property line for the attached garage. 3. The analysis of the proposal according to variance criteria is found in the body of the Staff Report. 4. Staffs analysis concludes that the applicant's proposal is justified based on the four applicable criteria needed to grant a variance. F. Decision The Administrative Setback Variance for the Windstone IV Lot 7 Setback Variance, File No. LUA-07-022, V-A, is approved subject to the following conditions: 1. A restrictive covenant shall be placed on Lot 7 stating that the construction of a new single family residence on Lot 7 shall comply with all development standards of the underlying zoning designation at the time of building permit review. This restrictive covenant shall be recorded as a separate document with King County. 2. A restrictive covenant shall be placed on Lot 7 stating that any additions or alterations to the existing residence on Lot 7 shall comply with all development standards of the underlying zoning designation at the time of building permit review. This restrictive covenant shall be recorded as a separate document with King County. SIGNATURE: Nell Watts, Development Services Director date City of Renton P/B/PW Departmen, WINDSTONE IV LOT 7 SETBACK VARIANCE REPORT AND DECISION OF March 29, 2007 Admint~ .. alive Variance Staff Report LUA-07-022, V-A Page 60f6 TRANSMITTED this 29th day of March, 2007 to the Applicant/Owner/Contact: Curtis Schuster KBS Develogment Corp, 12320 NE 8 Street, Suite 100 Bellevue, WA 98005 TRANSMITTED this 29th day of March, 2007 to the Parties of Record: No Parties of Record TRANSMITTED this 29th day of March, 2007 to the following: Larry Meckling, Building Official Larry Rude, Fire Marshal Neil Watts, PlanninglBuilding/Public Works, Director Jennifer Henning, Current Planning Manager Gregg Zimmennan, Planning/Building/Public Works. Administrator Renton Reporter Land Use Action Appeals The administrative land use decision will become final ilthe decision is not appealed within 14 days olthe date 01 approval. An appeal of the decision must be filed within the 14 day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). An appeal to the Hearing Examiner is governed by Title IV. Section 4-8-11.B, which requires that such appeals be filed directly with the Hearing Examiner via the City of Renton City Clerks Office, Appeals must be made in writing on or before 5:00 PM on April 12, 2007. Any appeal must be accompanied by a $75.00 fee and other specific requirements. THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte (private one-on-one) communications may occur conceming 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 pennits 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, ADMV AR ~ 07 -Q22.doc 0.4' X X X 6" Wood fence A~ L'-) ( .. v 3' barbed wire 63.00' i5'r------- I I I I T-< I o I o I <t ~ I UJ I ~ I o I 8 UJ Kl I 8820 Sq. Ft '"" ~ I 0.202 Acres 0 lD ru o z I . / / / / / L / I 15' Private Rec No. 2004 iii Rec. No.20 1 to &/85.50,' 1 _ _ _ _ _ _ _ _ _ _ _ _ :/' 20' )/ / -1-:;& 66.91' 9240 Sq.Ft 0.212 Acres / / / ,r 2ft / I ",/ "'-"T""-,._..--~120:.. :!,9'-I I '->1 g t I ci1 1 <t 1 I .... wi' lD 1 1 "<1"1 ,11500Sq.Ft I I 0.264 Acres 6 7 \5350 I \5300 I I , I~ ~, , , I I 10' Private ~ , 1 utility 20' Emergency 15 . easement 20' I--access easement , _.~_l____ ~~'-::';~~h~--~------- ~I ---------------~--~g~~--~6~3r.~~~~~~~~.4:9~.~1~5~ .. E:---1-2~8~.[0Q4~.~--~~r~~~rr~----~8~5~.~5~0-'--- OJ) OJ) tn tn 15' Private water easement Rec. No.20040B3100 057B NE 16th St ____________ ~ h " ~ ru ru OJ) 0 ru rn ...L...LL..LLJ'J.LJ/ / 4' wood fence 'J..L../-L t!...L -LL..L....L SW Corner af the ---NE Quarter of the Private access SE Quarter of sectlon easement Rec. 3. Townshlp 23 north. No. 20060914001333 AanQe 5 east. W.M. CA R-8 '"'"-----"'"'"'---::-=:=- R-l .. ~ NE 26th St Z I -J NE 24th Sf R-4 R-4 NE 23r St. R-B R-4 R-4 ~ f/3 ~ .R-4 "0 & ~ ~ I-'-----+E 112th PI. ~\ ...., , . col' I j R-8 E6 • 10 T23N R5E E 112 SE 113th o 800 fro D6 1:4800 ~ ZONING o = ncHNlCAL 8BIlV1CB8 " ... ... ... ReDton c!It;:v Umlt. 3 T23N R5E E 112 5303 ~ONING MAP SC,K 92 93 ; \ 455' 81 '. 94W'<, ":01 C2 36 T24N A4E \335 ,," ,337 " ~'~'2«",Ga .G4A,.,~ .. , ~"I' 2.4T23NR4E 19T2"3I'JA ';;,?< ,20T23N-'RSe:r .. ,,,., ·tlX23N: 15<·:16 ~, T23 ,3~Tl!3N "'E ,<', 33 T23N ..& • , 35 T23N R5E 607 608 ! . 610 ','(332\, 833 , . J2 JS-: 'u4~ J5~-' 'J6~ JJ7 ~ RelKlun:e Conservation ~ Re81denUaI 1 dulac ~ Residential • dulac ~ Re8idenUaI 8 dulac I RMH I Residential Manufact.ured Homes 111-10 I Residential 10 dulac IIH" I Residential 14 dw8C I RM-rl Residential Multi-Family 5 TnN R5E 4l'22NRsE MIXED liSE egNTER ~ Center VOls,. IUC-NII Urban Center -Norlllo 1 IUC-N2J Urban Center -North 2 ~ Cenler DolnJ.town· ~ Commer~al/OUice/ResideDtiai COV)fERCIU ~ Commet'<lial Arterial- [§] Commercial Office- 2 T22N RSE lNDrrSTRT61 W Industrial -Hea'9Y ~ Industrial -Medium o Industrial -Lilbt (P) Publicly owned ____ Renton City Umit.8 __ Adjacent City Lbnita _ Book Pagea Boundllljl' " 36 IT' IRM-T I Residential Multi-Family Traditional IRH-U I Reeidential !lulU-FunUy Urban Center" ~ Commercial Neighborhood KROll PAGE Printed by Print & Mall Services, City of Renton • MIIy include Overlay District.. See Appendi.z maps. For Iodditlonal refUlatiolUll in Overlay Dillt.ricte. pleue lee RYe 4-3. PAGE# INDEX City .. Renton Department of Planning / Building / I c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ COMMENTS DUE: MARCH 27, 20 7 .. APPLICATION NO: LUA07-022. V-A DATE CIRCULATED: MARCH 13.2007 0 ~ #. APPLICANT: KBS III. LLC/KBS Development Corp. PROJECT MANAGER: Jill Ding ~~ $ .~, ) ~"'!1 ,I-' --j PROJECT TITLE: Windstone IV. Lot 7 Variance PLAN REVIEW: Kayren Kittrick ... , :-,- ~rn .-- SITE AREA: 9,240 square feet BUILDING AREA (gross): 2.310 square fe ?, Ai -.. LOCATION: 5300 NE 16th Street $C d WORK ORDER NO: 77729 0 Z l'J SUMMARY OF PROPOSAL: The applicant is requesting an Administrative Variance from the front yard se/back requirements to retain an existing residence on proposed Lot 7 of an 8 lot short plat. The project site is vested to the Residential - 5 (R-5) dwelling unit per acre zoning designation. The required front yard setback in the R-5 zone is 20 feet. the existing residence is proposed to be located 18.6 feet from the front property line along the extension of NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mo.-e Element of the Probable Probable Mo.-e Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh HOUsing Air Aesthetics Water LiahtIGlare Plants Recreation Land/Shoreline Use Utilities Animals Trans alian Environmental Health Public Services Energy/ Historlc/Culturaf Natural Resources Preservation Airport Environment 10,000 Feet 14.000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS ~ CVk /U) ~ct-c4s h~/&;J, We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signa~e~tive "D"'?:":e7,!c'-'2=0f!r;.u. .. 7L..------ Cit. Renton Department of Planning / Building / J c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PIl:m'Revie.w COMMENTS DUE: MARCH 27, 2007 APPLICATION NO: LUA07-022, V-A DATE CIRCULATED: MARCH 13, 2007 APPLICANT: KBS III, LLCIKBS Development Corvo PROJECT MANAGER: Jill Dina RECEIVED PROJECT TITLE: Windstone IV,Lot 7 Variance PLAN REVIEW: Kayren Kittrick MAR 1 r; ?nn7 SITE AREA: 9,240 sQuare feet BUILDING AREA (oross): 2,310 square feet LOCATION: 5300 NE 16th Street I WORK ORDER NO: 77729 SUMMARY OF PROPOSAL: The applicant is requesting an Administrative Variance from the front yard setback requirements to retain an existing residence on proposed Lot 7 of an 8 lot short plat. The project site is vested to the Residential - 5 (R-5) dwelling unit per acre zoning designation. The required front yard setback in the R-5 zone is 20 feet, the existing residence is proposed to be located 18.6 feet from the front property line along the extension of NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element aftlre Probable Probable Man> Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housin Air Aesthetics Water ~ightIGlare Plants Recreation LandiShoreline Use Ulilities Animals T ransrxxtation Environmental HeaHh Public Services Energy/ Hlstoric!Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLiCY-RELA TED COMMENTS C. CODE·RELA TED COMMENTS rJ(fV\{ We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or a~eas where additional °nfun;.nation is needed to properly assess this proposal. Date City lenton Department of Planning / Building / P . Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: lrtlJlSCn 4xt~Dl COMMENTS DUE: MARCH 27, 2007 APPLICATION NO: LUA07-022, V-A DATE CIRCULATED: MARCH 13, 2007 APPLICANT: KBS III, LLC/KBS Development Corp. PROJECT MANAGER: Jill Dina PROJECT TITLE: Windstone IV, Lot 7 Variance PLAN REVIEW: Kavren Kittrick HI:CEIVED SITE AREA: 9,240 square feet BUILDING AREA (oross\: 2,310 sauare feet MAR ~ If· .. 17 LOCATION: 5300 NE 16th Street WORK ORDER NO: 77729 ."." ~, .. ~ SUMMARY OF PROPOSAL: The applicant is requesting an Administrative Variance from the front yard setback requirements to retain an existing residence on proposed Lot 7 of an 8 lot short plat. The project site is vested to the Residential - 5 (R-5) dwelling unit per acre zoning designation. The required front yard setback in the R-5 zone is 20 feet, the existing residence is proposed to be located 18.6 feet from the front property line along the extension of NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Environment Minor Major Impacts Impacts Earlh A~ Water Plants LandiShorefine Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELATED COMMENTS No~ C. CODE-RELATED COMMENTS Me," Information Necessary Element of the Probable Probable More Environment Minor Major Infotmatjon Impacts Impacts Necessary Housing AesthetiCs Light/Glare Recreation Utilities Trans ation Public Services Historic/Cufturaf Preservation Airporl Environment 10,000 Feet 14,000 Feet We have reviewed /h;s application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Cit. Renton Department of Planning / Building / I c Works EN V I RON MEN TAL & DE VEL 0 P MEN TAP P LI CAT 10 A' R Ei Jl-l-E-W ~H E E T ," I Fire ;. I .} t~::J iJ ~\ I ; . :) REVIEWING DEPARTMENT: COMMENTS DUE: MARCH 2.~, "UUf . . I ~., .' APPLICATION NO: LUA07-022, V-A DATE CIRCULATED: MARCH 13' 200 . " .. ' . KBS III, LLC/KBS Development Corp. PROJECT MANAGER: Jill Dng .. ,,,1111 '" LVU/ , APPLICANT: I PROJECT TITLE: Windstone IV, Lot 7 Variance PLAN REVIEW: Kayren Kiltr ck L_-;;i-'Y··"c-:::-~c.-__ I SITE AREA: 9,240 square feet BUILDING AREA (gross): 2, "0' T LOCATION: 5300 NE 16~ Street I WORK ORDER NO: 77729 SUMMARY OF PROPOSAL: The applicant is requesting an Administrative Variance from the front yard setback requirements to retain an existing residence on proposed Lot 7 of an 8 lot short plat. The project site is vested to the Residential - 5 (R-5) dwelling unit per acre zoning designation. The required front yard setback in the R-5 zone is 20 feet, the existing residence is proposed to be located 18.6 feet from the front property line along the extension of NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necesscuy Housi Air Aesthetics Wat.r UghVGlare ~us. Recreation Utilities Inlmats Trans ffon Public Services 'nergy/ Historic!Cu/fural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS I I with particular attention to those areas in which we have expertise and have identified areas of probable impact or needed to properly assess this proposal. Date , ; Cit_ Renton Department of Planning / Building / I Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ?(1'\I'l?f.J.. I f:jIc:::, COMMENTS DUE: MARCH 27, 2007 APPLICATION NO: LUA07-022, V-A DATE CIRCULATED: MARCH 13,2007 APPLICANT: KBS III, LLC/KBS Development Corp. PROJECT MANAGER: Jill Dina " ' , PROJECT TITLE: Windstone IV, Lot 7 Variance PLAN REVIEW: Kavren Kittrick SITE AREA: 9,240 square feet BUILDING AREA (0 ross): 2,310 souare feet LOCATION: 5300 NE 16th Street I WORK ORDER NO: 77729 SUMMARY OF PROPOSAL: The applicant is requesting an Administrative Variance from the front yard setback requirements to retain an existing residence on proposed Lot 7 of an 8 lot short plat The project site is vested to the Residential -5 (R-5) dwelling unit per acre zoning designation. The required front yard setback in the R-5 zone is 20 feet, the existing residence is proposed to be located 18,6 feet from the front property line along the extension of NE 16th Street A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mo.-e Element of the Probable Probable Mo.-e Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth lousing Air Water ~ Plants LandlShoreline Use tilities Animals Environmental Health Energy! Natural Resources ';"':';';;',,; .. :nnn 0""' B. POLICY-RELATED COMMENTS C. \, C\E-RELA TED CO(!!ENTS ,J 'u ",/QJ(\ /\ We hav~ reviewed this application with particuJ, r attention to those areas in which we have expertise and have identified areas of probable impact or are ere additional inti rma io . needed to roperly assess this proposal. \ ' Date i C;~ lenton Department of Planning / Building / I c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: eil t'i"\-rU!2lioo COMMENTS DUE: MARCH 27, 2007 APPLICATION NO: LUA07-022, V-A DATE CIRCULATED: MARCH 13,2007 APPLICANT: KBS III, LLC/KBS DeveloDment COrD. PROJECT MANAGER: Jill DinQ RECEIVED PROJECT TITLE: Windstone IV, Lot 7 Variance PLAN REVIEW: Kavren Kittrick MARl" ?nn7 SITE AREA: 9,240 square feet BUILDING AREA (oross): 2,310 sQuare feet LOCATION: 5300 NE 161h Street I WORK ORDER NO: 77729 'W' ... , ...... v.'I SUMMARY OF PROPOSAL: The applicant is requesting an Administrative Variance from the front yard setback requirements to retain an existing residence on proposed Lot 7 of an 8 lot short plat. The project site is vested to the Residential - 5 (R-5) dwelling unit per acre zoning designation. The required front yard setback in the R-5 zone is 20 feet, the existing residence is proposed to be located 18.6 feet from the front property line along the extension of NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreauon LandlShoreline Use Utilities Animals Trans alion Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wh additional information is neede to roperly assess this proposal. Date • NOTICE OF APPLICATION A Master Application haos hen tiled and ac~epted with the Devek:lpmen' Services Division of the City of Renton. The following briefly dlllecnbl's the applicatIOn and the n&CelSury Public Approv~ls. PROJECT NAME/NUMBER ,'VlnclsIGne IV Lol 7 Vanance I LUA07·022, V-A PROJECT DESCRIPTION: The app"canl is requestlllg an Administrative Va,,,,nc!'! from Ih~ front yard sett,)ac~ reqUirements to retain all ex stll1g reSIC€nce or proposed lot 7 of an a lot shOn pklt The prOject site IS vested to th~ Re51~ent>al . 5 (R-5) dwelling un,! per AU", lun,rg d~slgnat'on The reqund front yard sal back "' the R-e. zone IS 2C teet, the e~lsting residence is prop~';f'd Ie b~ located 106 feel from the frOI1l property Ime along Ihe e.ten~on 01 NE 16th Street PROJECT LOCATION: 5300 NE 15'" Sireet PUBLIC APPROVALS: APPLICANTIPROJECT CONTACT PERSON CU(:,~ SchuSler. KBS Development Corp Tel (206) 251-2112. Em· b3ttler::at@msncom Commonts On the above apphcation must be submitted In writing to Jill Ding, Sentor P'~nner, Development Services Division, 1Q55 SolAh Grady Way, Renton, WA 98055, by 5:00 PM on March 27, 2007. If you have questions abollt thl5 ;>roposal. or wIsh to te r"1JQC a pa1y 01 roc,om and receive addltion~1 nollhcatlon by mall. contact the Project Manager ~I (425) 4)0-7219. Anyonc w,o submlh ","lien comments Will automatically become a P<Jrty of record 10M will De notlhed of any deCISIon on thIS project PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: February 23, 2007 March 13, 2007 File Name I No Windstona IV LOI 7 Variance' LUA07 ·022. V·A ''ME _______ ::::::::==========================================::: MAILING ADDRESS TELEPHONE NO CERTIFICATION I, ~ ~llER hereby certify that:5 copies of the above docum~~'\"\\~111J were posted by me in ~ conspIcuous places or nearby the described property ~;>-~~~II ~ ~ ;:;-i? ...... ,,,,,,,oj ~I ~ DATE: 2-n.-c:q.. SIGNED: ~ e--=2 :r!/;""~OT-\.,)_\~ ~ / ... U :;...<. ~ ~ . ~ ~ / . : .,. A TrEST' Subscnbed and sworn before me, a Notary Public, III and for the State of Washington residing 1~ ~' .. ~\ ~il.\.\U :f~ ff '-'/" 'o.J 1 9_,.Oh°,F ¥-'2 "II, (-l ' .... ",."....,.. ,$' -'--=--"'--F""---" on the I ? day of /lkY ( /, " ........... 1\\\\\"",,, CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 13th day of March. 2007. I deposited in the mails of the United States. a sealed envelope containing Acceptance Letter & NOA documents. This information was sent to: Name Curtis Schuster -KBS III. LLC/KBS Dev. Corp Surrounding Property Owners (Signature of Sender): ~ -.;Ja{ju·/ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) Representing Owner/Applicant/Contact See Attached I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged It to be his/her/their free and voluntary act for t~~SlQI\~ purposes mentioned in the instrument. .::-~~ \..~~/I .::-";""':~ (!'\!', ~~1. _ <;;~"O "Y. I.: Dated: 6-\:)-07 ~ ? c 1A'i,. ~ he State at· hingtoA ,,~ , ~ ~ ~ ~ " '" .p "~:: Notary (Print): to ~.\V'Q ~ tl)... ~J.'" () .... 0£ My appointment expires: . ProjectN,ame: Windstone IV Lot 7 Variance ProjecfNumber: LUA07-022. V-A 807904032008 AHL DONALD D+JANIS L 1520 ILWACO AVE NE RENTON WA 98059 032305927702 BUXTON GAlUS 14506 SE RENTON-ISSAQUAH RD RENTON WA 98055 807904041009 FLETCHER SCOTT W+LEE SE YOUNG 1722 ILWACO AVE NE RENTON WA 98059 802977048007 GRINDLE COMPANY INC 10011 NE 13TH ST BELLEVUE WA 98004 032305927009 KBS III LLC 12320 NE 8TH ST #100 BELLEVUE WA 98005 807904020003 LOPEZ SAMUEL JR+ROSA 1603 ILWACO AVE NE RENTON WA 98059 807904019005 OHASHI MICHAEL W+LINDA K 1607 ILWACO AVE NE RENTON WA 98059 807904036009 SJOHOLM PAUL F+JANET D S 5206 NE 16TH ST RENTON WA 98059 802977047009 ARBORS AT ROCK CREEK PARTNE 14410 BEL RED RD BELLEVUE WA 98007 807904035001 CLARK CYNTHIA M+BRUCE E 5210 NE 16TH ST RENTON WA 98059 807904033006 FORD DAVID B 5205 NE 16TH ST RENTON WA 98059 807904039003 HAYES SCOTT E 1714 ILWACO AVE NE RENTON WA 98059 807904021001 LEE TAE R+SOO Y 1533 ILWACO AVE NE RENTON WA 98059 032305902101 MAERTINS LLORA S PO BOX 3123 RENTON WA 98059 807904022009 PEARSALL JOHN A & POTCHANEE 1529 ILWACO AVE NE RENTON WA 98059 807904060009 ZEELEN ARNOUD 1711 ILWACO AVE NE RENTON WA 98059 2-2 807904040001 BURDON BRIAN D+WILSON DIXIE 1718 ILWACO AVE NE RENTON WA 98059 807904031000 CLOSE KATHLEEN A+KEELIN CHARLES G 1516 ILWACO AVE NE RENTON WA 98059 807904018007 GALLAGHER JAMES O+REBECCA T 5125 NE 17TH ST RENTON WA 98059 807904034004 HURDLE ELIZABETH A 5211 NE 16TH ST RENTON WA 98059 807904038005 LONGSTON ROBERT CHRIS 1710 ILWACO AVE NE RENTON WA 98059 807904030002 MICHAUD NICHOLAS A+MAGEN G 1510 ILWACO AVE NE RENTON WA 98059 807904037007 REYNOLDS PAUL+PENNY 1606 ILWACO AVE NE RENTON WA 98059 March 13,2007 Curtis Schuster KBS Develorment Corp. 12320 NE 8' Street #100 Bellevue, WA 98005 Subject: Windstone IV Lot 7 Variance LUA07-022, V-A Dear Mr. Schuster: CIT~ ::>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E~ Administrator The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425)430-7219 if you have any questions. Sincerely, (/dJ 1{ 127J-t1'~II_~.o.ing Senior Planner -------------IO-5-5-S0-u-ili-G-r-a-dY-w--aY---R-e-n-to-n-,~-'-as-h-in-gt-o-n-9-80-5-7--------------~ AHEAD OF THE CURVE NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAME/NUMBER: Windstone IV Lot 7 Variance I LUA07-022, V-A PROJECT DESCRIPTION: The applicant is requesting an Administrative Variance from the front yard setback requirements to retain an existing residence on proposed Lot 7 of an 8 lot short plat The project site is vested to the Residential - 5 (R-5) dwelling unit per acre zonmg deSignation. The required front yard setback in the R-5 zone is 20 feet, the eXisting residence is proposed to be located 18.6 feet from the front property line along the extension of NE 16th Street. PROJECT LOCATION: 5300 NE 16th Street PUBLIC APPROVALS: Administrative Variance Approval APPLICANT/PROJECT CONTACT PERSON Curtis Schuster, KBS Development Corp.; Tel (206) 261-2112; Eml' baUiecat@msn.com Comments on the above application must be submitted in writing to Jill Ding, Senior Planner, Development Services Division,1055 South Grady Way, Renton, WA 98055, by 5:00 PM on March 27, 2007. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7219, Anyone who submits written comments will automatically become a party of record and wiil be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: February 23, 2007 March 13, 2007 March 13, 2007 - If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton. Development Planning, 1055 South Grady Way, Renton, WA 98055. File Name f No.: Windstone IV Lot 7 Variance I LUA07 -022, V-A NAME: _____________________________________________________________________ _ MAILING ADDRESS: ____________________________________________________ _ TELEPHONE NO.: I ! City of Renton -r'j r._N~,> . ,'-j ~'f ,'.,;: LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) ADDRESS: /')3;)0 tvC· <[Iff9rt(eer >~/(.\:J ZIP: CITY: T3EluVlA.fF, h4 9(00:: TELEPHONE NUMBER: )Lk; -c,y·I.-/)U()() APPLICANT (if other th.an owner) . NAME: COMPANY (ff applicable): ADDRESS: . CITY: ZIP: TELEPHONE NUMBER CONTACT PERSON ... , CIT'Bl:lt.CI/UE, wI/' ZIP: 0//00) TELEPHONE NUMBER AND E·MAIL ADDRESS: JIY<; -,).G ( ~ ) II J. " k ttteca. +@AftL(U'VI Q: weblpw/devserv/fonnslplanninglmasterapp.doc PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: PROJECT/ADDRESS(S}ILOCATIONAND ZIP CODE: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): PRQPOSFD LAND USEIS): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: . (''71dWlha I WLU D~V1 . PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (~ applicable): EXISTING ZONING: f- PROPOSED ZONING (if appticable): SITE AREA (in square feet): r ). '10 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDIG.ATED: tvA SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: NA PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): N A NUMBER OF PROPOSED LOTS (if applicable): '" A NUMBER OF NEW DWELUN UNITS (if applicable): N tr 07129/05 PROJECT INFORMATION continued NUMBER OF EXISTING DWElliNG UNITS (~applicable): PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): ENVIRONMENTALLY CRITICAL AREA. PLEASE INCLUDE SQUARE FOOTAGE OF EXISTING RESIDENTIAL SQUARE FOOTAGE (~applicable): BUILDINGS TO REMAIN (if applicable): a AOUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON·RESIDENTIAL a AOUIFER PROTECTION AREA TWO BUILDINGS (if applicable): . a FLOOD HAZARD AREA SQUARE FOOTAGE OF EXISTING NON·RESIDENTIAL sq. ft. BUILDINGS TO REMAIN (if applicable): a GEOLOGIC HAZARD sq. ft . NET FLOOR AREA OF NON· RESIDENTIAL BUILDiNGS (if a HABITAT CONSERVATION . sq. ft. applicable): a SHOREUNESTREAMS AND LAKES. sq. ft. NUMBEROF EMPLOYEES TO BE EMPLOYED BY THE· a WETLANDS sq. ft. NEW PROJECT (~ applicable): , LEGALDESCRIPTION OF PROPERTY (Attach legal description on separate sheet w.lth the foUowlng Information included) .. SITUATE IN THE ~6 QUARTER OF SECTION Ql, TOWNSHIP. &RANGE.a£ IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use apPIi~liOnS~g applied for: 1 .. k'll~ D'6-3. 2. 4. Siaff will calc\llate applicable fees arid postage: $ AFFIDAVIT OF OWNERSHIP . . I, (Print Name/S) ~f,jdlIl3. '{!jf.LOL· .. . declare that I am (please check one) _ the current owner ollha property Involved in this appIica ~ or ~ the authOliZ ~tive.to act fora corporation (please attach proof 0/ authorization) and thaI the foregOing statements and answers hereilf contained and the Infonnation harewl1h are in ali respects true and correct to the best of my knowledge and·bellel. L I certify thaI I know or heve. satisfactory evidence!J!af. _1(.rx.1# B v Wt~ signed this Instrument and aci<no'Medged H to ~(/lheir .free and voluntary aeHor the uses and pIlrposes mentioned In thelnstnrnent (Signature of Owner/Representative) Notary (Plinl) My appointment expires:._--=f'----v"'5"'u"---,..>()<-JT __ _ Q:weblpw/devserv/fonnslplanning/master.lpp.doc 2 07n9105 \ . • DEVELOPMENT SERVICES DIVISION WAIVER"'OF SUBMITTAL REQUIh.t:MENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section PROJECT NAME: _vV,-r_I!t_vf._~_~ __ I_V-f'f""':"V_~_'_?-vcC{ DATE: __ r_~..:....0_1-_?]_, _1-_(](}_1-~ __ Q;\WEB\Pw\DEVSERv\Forms\Planning\waiverofsubmittalreqs_9-0 6.xls 09106 iEVELOPMENT SERVICES DIVISION WAIVE', ..JF SUBMITI AL REQUIR_ .. JENTS FOR LAND USE APPLICATIONS Statement Inventory of Sites 3 Lease Agreement. Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 3 This requirement may be waive'd by: 1. Property Services Section PROJECT NAME: ;,lIIV\tt ";7tn1 c-IV" V 'il--v\ 'P'Vtct 2. Public Works Plan Review Section 3. Building Section , DATE: ___ P_t_/d_"'_?>_,_"---'o'--o_1-' ___ _ 4. Development Planning Section Q:IWEBIPWlDEVSERVlFonnsIPlanninglwaiverofsubmittalreqs_9-06.xls 09106 ' .. ,S ~ KBS ___ ~~~~R~eal Estat:n~~~~~ KBS Development Corp· KBS III, LLC 2-22-07 nt ,t City of Renton Planning Section Attn: Jennifer Henning Senior Planner 1055 S. Grady Way Renton, W A 98055 RE: Request for a Variance for the front yard setback for the existing home located on Lot 7 of Windstone Division IV. (LVA 04-135, SHPL-H) Dear Jennifer, On behalf of KBS Development Corporation, and per our recent conversation(s); this letter shall serve as a formal request for a variance at the Windstone Division IV Short Plat. The variance we are requesting is listed below: Reduction of the front yard setback for Lot 7 of Windstone Division IV, which has an existing home that will remain after recording of the Short Plat. The justification(s) for the variance request are as follows: I. During the platting process, staff understood that the location of the existing home on lot 7 was/is fixed, and that after configuring the short plat with our best efforts, the front yard setback would not meet city standards. (please see pg. 5, paragraph 10 of the report and decision) The house has too much value to have considered demolition. As such, KBS Development Corporation would suffer "undue hardship" if the requested variance is not approved. 2. Granting the variance will 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 located. This request is for a variance from a 20' front yard setback down to no less than 18.6 feet. (please see attached drawing) The lot itselfwill remain larger (9,240 sq ft) than the majority of the lots in the surrounding neighborhood. 3. The approval will 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 located. 4. The garage is located no closer than 18.6 from the new recorded Right of Way and/or property line. If approved, the requested variance is the minimum variance that will accomplished the desired purpose. Thank you for your consideration, and please contact me with any questions or comments. Sincerely, ~a· Project Administrator KBS Development Corp. Mbl. # 206-261-2112 7 12320 NE 8th St, Suite 100. Bellevue, WA 98005 OA ._ .. _lL.. I ::£ '" R-l R-l NE 24th St R,L8 NE 26th St~: R-l 1 i .. I .<SE 102~.J R.::..l. ".,1 !~l , ;--:~ crJll I I WI 1 ! j >. '! :1 I' ~j I ,~) I R-t \ . ~ 104th SE 104th SL R-4 SE 112th PI. E6 . 10 T23N R5E E 112 o ,:: 400,. ..,D-6.'. ~ ZONING o := UCIINJCAL DIlVICBI - - --R_tou OIV Umtf.II 3 T23N R5E E 112 5303 \JING MAP BOO ~ RelIoQnle CIIDIIHTatioD ~ ~Ua1 1 dulac ~ ReIlid.enUal " dulac ~ ReIidenUal 8 dulac lIMo! I ReIidenUal Kanufaclured Bomea [11-10 I RellidenUal 10 dulac IR-I.I Res1clenUal 1" duJ..:: I RM-F"I RelideuU.l llulti-Falllil]' II!M-11 R41mdeDUaI lIIulti-PaJ:niJy TJoadlUoual IRw-ul Raidenti.l lIulU-..... m11.7 Urban Center" MPOO! USB ClNTIR ~ Center "Dlace JUC-NII UI'"-n Center -North ~ Urban Center -Nort.h 2 [£!J Center Dcnrnto1l/'ut I COR I Commerehll/OIfiCfl/Ru1denUal CQlIMJBC1&l. ~ Commerolal Arterial- ~ CGmmeroiai Office- ~ CGmmercial Neichborhood INpl!mw. [:::!!!J md.atrial -HeaV.J o Ind.UlItrial -Medium ~ Indu.trial -Lishl (P) PubllclJ' owned __ Jlel)lon City Limit. __ Adjacent City Limits _ Book Papa Boundary PAGE ... .,. include OYerl.,. m.trlct.. Se. AppltDdiJ: mapa. For .ddJUollal rep •• Uou lib OYerl..,. Diatrict., pl ••• e He RXC 4-3. PAGE# INDEX Printed by Prlnl & Mail Servic;es, CiIy of Renton w Fe. ( ! t ,.-" / " 3' barbed wire fence} 0.4' X X X 6" Wood fence 63.00' LD ..... 15'''------- I I I I ..... I o I o I -q ..... I w I ..... I o 8 o o -q w LD I ;U I 8820 Sq. Ft ~ ..... I 0.202 Acres 0 ~ I I LD [\J o Z I 10' private I utility 15' Private water 15' easement easement Rec. I 1 No. 20040931000579-...... , -. --r= - - - - - ~I o o 63.00' S87 049 ' 15" E ". ,'-- / I I ~). : / A ~ / ~tY 15' Private Rec No. 2004 /!. Rec. No.20 / / 66.91 ' 9240 Sq. Ft 0.212 Acres L / LD 0'/85.50 1 ' t ..... '/ 20' / ---~-~ / 1-;& / / / ""I ,T '-' / / ...,/ ~~-T __ r-~12~.9~'~ I '-'I g I I 0 1 I ~ I I w I I LD I I -q I I 11500 Sq. Ft o I I 0.264 Acres 6 7 153001 153501 ..... o I I ~ 1':1 ~I z I I I I 20' Emergency 20' ~access easement I ,------- 85.50' LD LD LD 0 LD ru [\J ", --~~~wm~~~~~ NE 16th St. -<-'-...L,,~_L.L_LL·.L,u..LL/-L///~ 4' wood fence X ~~t~~~ LD ru X i\l \ SW Corner of the Q) --NE Quarter of the Prl vate access _________ g SE Quarter of SectIon easement Rec, ~ 3, Townshlp 23 north, No. 20060914001333 Ranqe 5 east. W.M. ]1 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 .... -------------rc····, ? r ,_ t, '.' 3 ~,n:ll Printed: 02-23-2007 Payment Made: Land Use Actions RECEIPT Permit#: LUA07 -022 02/23/2007 03:49 PM t,.. •• J".-' Receipt Number: R0700792 Total Payment: 100.00 Payee: KBS DEVELOPMENT CORP. Current Payment Made to the Following Items: Trans Account Code Description Amount 5022 000.345.81.00.0019 Variance Fees 100.00 Payments made for this receipt Trans Method Description Amount Payment Check 8849 100.00 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EISjCopies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00