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Home My WebLink AboutReport 1Chris Anderson 602 Taylor Place NW Renton, WA 98057 (party of record) "10 0, PARTIES OF RECORD 6TH ST SHORT PLAT VARIANCE LUA09-132, V-A Kerry Frizzell 47206 SE 162nd Street North Bend, WA 98045 tel: (425) 888-3424 (owner / applicant) Scott McMillen Kappler Architects 14311 SE 16th Street Bellevue, WA 98007 tel: (425) 641-5320 eml: scottm@kapplerhomeplans>com (contact) Updated; 10/29/09 (Page 1 of 1) i i I►g6tHtNJU51 t.-.�.....�.-.__. �ss�ec.Fp�� :�{�uE►us{; Ir��aa{is6 9tC�48 �.- W* 6TO ST 95G�E�D{�RSCt y��BQ(it�5 +J964i+:1U'JfJi f! 9544 b0:)I1.f 1 4260 4p1t1p 5 Renton —1 �.. ` -956 --- 9S5M066 95b �sssaQarp� 5ti49!}DiiT3 yS��BUD115 �ti64SOp 1{J� � e�6reuU�a3'� . -_.. 9664800116 yw4Ba9110 rN Q 200' qu LEGAL 0119081m THE SOUTHWEST OUARTEA OF SECTION 7, TOWNSHIP 28 NORnUUNGE 6 EAST, WILLAMETTE MERIDIAN CITY OF RENTON, KOO COMM WASHINWON PLAT NAME 6TH STREET SHORT PLAT PARCEL NUMBER: 9664800010 hVZ% 1{bvl okf//�}l // // SITE PLAN 5cale 1' = 20' O 5 Ofd LEGAL DESC IR PTION: �� 23 NORTNRNCT� s�EASTRUIIOLLLSM TON�ID1ANNfP CITY OFNTON, KING COUNTY, 1A5H49N6TON LAT NAME ! LOT NUMBER. CATH STREET SHORT PLAT, LOT I EARCEL NUMBER: 13564500010 PROJECT DESCRIPTION: CONSTRUCTION OF A NEW $INGLE FAMILY RESIDENCE ON LOT 6 OF THE 6TH 6TREET SHORT PLAT, INCLUDING:: NEW DRIVEWAY, WALK AND REQUIRED LANDSCAPING 517E CALCULATIONS: HOUSE/GARAGE FOOTPRINT AREA: 1427.61 5F 11NCLUDING COVERED PORCHEST-- DECK FOOTPRINT AREA: 104.58 6F �F�TAL�CaF COVERAGE 70TALr ini ^11inei r - city Ot Renton "anning DivlaiQn Ocr - 6 zoos h aft&vea D KMPEERAPICH TEM. J43 -'r ST 16th Sheet Ba(Ievu; 1 98007 (4W 6g6V-532020sa -TaX (ass) &V -MIs JOB NO_: FOOTING DR4IN5 AND ALL RUNOFF WATER FROM ROOFS AND OTHER IMRERVIOUS SURFACES SHOULD BE COLLECTED AND DI5CH4RGED TO THE STORM DRAIN 5Y57EM. r GEOTEGHNIGAL ENGINEER OF RECORD SHALL C5SERVE MONITOR EXC4V4TICNS $ STRUCTUR,4L FILL TO VERIFY CONFORM4NCE WITH THE RECOMMEND4TION5 OP THE 5r -•SII c, i��t�noT Y 1 SITE PLAN 5cale 1' = 20' O 5 Ofd LEGAL DESC IR PTION: �� 23 NORTNRNCT� s�EASTRUIIOLLLSM TON�ID1ANNfP CITY OFNTON, KING COUNTY, 1A5H49N6TON LAT NAME ! LOT NUMBER. CATH STREET SHORT PLAT, LOT I EARCEL NUMBER: 13564500010 PROJECT DESCRIPTION: CONSTRUCTION OF A NEW $INGLE FAMILY RESIDENCE ON LOT 6 OF THE 6TH 6TREET SHORT PLAT, INCLUDING:: NEW DRIVEWAY, WALK AND REQUIRED LANDSCAPING 517E CALCULATIONS: HOUSE/GARAGE FOOTPRINT AREA: 1427.61 5F 11NCLUDING COVERED PORCHEST-- DECK FOOTPRINT AREA: 104.58 6F �F�TAL�CaF COVERAGE 70TALr ini ^11inei r - city Ot Renton "anning DivlaiQn Ocr - 6 zoos h aft&vea D KMPEERAPICH TEM. J43 -'r ST 16th Sheet Ba(Ievu; 1 98007 (4W 6g6V-532020sa -TaX (ass) &V -MIs JOB NO_: FOOTING DR4IN5 AND ALL RUNOFF WATER FROM ROOFS AND OTHER IMRERVIOUS SURFACES SHOULD BE COLLECTED AND DI5CH4RGED TO THE STORM DRAIN 5Y57EM. r GEOTEGHNIGAL ENGINEER OF RECORD SHALL C5SERVE MONITOR EXC4V4TICNS $ STRUCTUR,4L FILL TO VERIFY CONFORM4NCE WITH THE RECOMMEND4TION5 OP THE 5r -•SII c, i��t�noT z z LLL k Z w A CA 1_ ILOC 4V �;.-7l fyJOL'4:1-kfl u;✓.pi.c5...,?i!P-54J3G'._ '1�e?i\>. O 0 H w a w x H x 0 z w A Q3N33S3b SiH5E TSV 'S-3 'Sl3aJJFGdV Id31dd" KW 03lHOUAdOO J SI JN`M'dd0 9D -U Ya `QaluoIH luld uogS 100135 '919 gr£S "19 (Sep) XVIC oz.3-Ipg (--z-p) 1 [0086 rAt an'alla� "Jaa us yjgI �' rripr a ��6A"Pa � sa 'S]DiMX ij � 11 m sib a - - 3MCdVA3U 3D~A WS WP901DI ��/� rye dpi. S 3Zx I# la's S.W3FVWO NNOUDURS" M &Ur&'90 �o z z LLL k Z w A CA 1_ ILOC 4V �;.-7l fyJOL'4:1-kfl u;✓.pi.c5...,?i!P-54J3G'._ '1�e?i\>. O 0 H w a w x H x 0 z w A •-�'�,�s} � - ;y►� '�;� r.i,'r ' �L , �"'� `..n -rte . rI� CL CD co C O 0 4T$ t4. M M CD C M O 0 0< CD M CP O p 4' k� Eli 0 KOMAR(MTECISpa KLF Builders 11 rv.wA� 6th Street Short Piet Renton, WA i i 1� l+.vJ ewsr+a rn.��w'c s �'1 +� ana wrRs� r»ane�.�e. Pa ul n3Hrs rEsv+.m F �.y. �-t t I m O E 0 KOMAR(MTECISpa KLF Builders 11 rv.wA� 6th Street Short Piet Renton, WA i i 1� l+.vJ ewsr+a rn.��w'c s �'1 +� ana wrRs� r»ane�.�e. Pa ul n3Hrs rEsv+.m �.y. j Q V f0 �}• Y 1 �i! � 1 sii7� 7; fill =a R d I a 10 `3 - -1 - 3 ll! 7i otl wi 11 11 11 lilt all ItIfFF gF }F F�F c 5 � FF[sF �X i 4PPURAkC MNCPS. ns Yerak r IVA ,vao�oF 4av s.iriao lar14W spvx STANDARD CODE NOTES — � TIM SRM HAS WMN PKWARRO FOR SMES PAIHLT HOUSING TM V NONRATED CONIMUCr7ON. �,�.o rva+a�s®�rngn�!wrs�F.c ur�a�oe��ranE .rr.na�, _ .. Ell It r O x :oma 00000 MUM N 00 No o IN N IT WF � A. b g R "gat ` $RR -a'� s # a3g& g } z rA -$ r i r4 H EE3 7 p E� qg 3tlL� R gµ it ; 9.E1 igg S P a p 99998 9ll c 2T" & S - lit°� 4 s$F tits # `V i- R 9 k g 8 �J 9pig i' n ry j MPUR C, rs Lot 01 o.r e� oaeutRn �- KLF Builders 3f1rIVk4 iYA 98w) 1 (4 s)daxu-6tL 3trxt short Flet Renton, WA C I- ("V N0� oanxva m �l � m .ra.2x,,x as +u1 rgns r nm N I � o i g :oaa� .o 6Fo4 a6 oa a �o a 'fill I YAPPLIPARCUffffTS s Lot #� °�° 81�., o°"" ,�.�. , . KLF Builders uglr 54'r6lF SlmL 1 . l sednm�'Wn ysoar V" 6th Strout Short Plat Benwn wa T 1+�Y �lzf1 B(1A+B oaw.g a ®�� 1ow iwnm ,vn�� rs ,u� crams b r a z F aNPP0 o jgi aa a141fill Lot #1 0� 6w opron x�erIu�cis Ps KLF Build:RS..I, a.%r+oc -WA9�T --- — r zsraa �0 6th Street Shod plat WA F� (s sl eaes�a w+wxx3 a ® am, �n,a ur is PIF R $ F aNPP0 o jgi aa a141fill Lot #1 0� 6w opron x�erIu�cis Ps KLF Build:RS..I, a.%r+oc -WA9�T --- — r zsraa �0 6th Street Shod plat WA F� (s sl eaes�a w+wxx3 a ® am, �n,a ur is MON o o W99 06 Qo N N a ON NP �i PHIN ` Lot #1 `r� 1lftCiLC1[113[UIIlY�.I JPS mlMa KLF Builders 6th street short Plat R.1m MA R i Td'lusl susve uu+wc s � carn•a� a�w � s as rLL rr.�s o a r �oaao r� o goo 0 0� a g z 9 a �a a rag a 141 n pqq I 'Ill � AAA gg aal�- Qc 49 9 � a YAPgLEBARC1T�ctS Ps KLF Builders ��.� � If. - awe, j;.UZ 61h Street Short Plat Renton WA �§x (usl su33ra n� �w.w.o s ®a�rrKa� mo. �n •woncc*c vs n. nnna it Edd g I P Y s i ffi6 �p:� q� P o a r �oaao r� o goo 0 0� a g z 9 a �a a rag a 141 n pqq I 'Ill � AAA gg aal�- Qc 49 9 � a YAPgLEBARC1T�ctS Ps KLF Builders ��.� � If. - awe, j;.UZ 61h Street Short Plat Renton WA �§x (usl su33ra n� �w.w.o s ®a�rrKa� mo. �n •woncc*c vs n. nnna �P" y c a [at it 'sn KLF Builders wuS£iapS,Serm �4iPnwa WA yaoor r*� 6th stmet short Plitt Renton, WA -- saxlsssl au3pre owna+c s ® mana� axi. KwcuacTS vs iu amens �s.� 9 ill - ' 17 l — 9'-11/B' YAP�IERAftf lT�CiS as Lot #f BY �- KLF Builders 1IT. - -- ft& tall enXuo 6th Sum short Pat Renton, WA f azs) ewx,e W avnwri s Q � a K.man MCW. g oA - Acme F.S� aj, F11 11 qg I r A - �171 ' V 1 1 a 414 g 4� W p STANDARD DETAIL SHEET wR' mm rier,�ac. coc.mn+�e wni nan LWPLMARMUCTS,K STANDARD DETAIL SHEET �+ jr— gx,.aah,.. tlR `a4 ij 1; ggg� 11 p STANDARD DETAIL SHEET STANDARD DETAIL SHEET D' %rww�inlwJ�^�W ��* �+OIE Rp 6 A 6TM[MPD �ETraH 9@f .MSr IRNA SF rdhJYrrL �9?bI�R1CfONCdOtvH�� 47v4S P�n'9�R'@T Yvi' 1£lk ' � hOmr WJI L.kVF �®rgq�$fJJYi'01141®NTU 11°A 4lT]l:: PF�tr:i. C.�oViaE /addnyso i�(lII�6u4b CINVMi 6 C fir® AMI B if EmA9.E 6 nE Al16f1E. f7wqi A 'I I Oil iva 11 A J T -�Cl FIE-? N f7wqi A 'I I Oil iva 11 A E.XM!Lw KWIR AR(MCB, Ps Latl WNW=— Em. . "SF, 5b. -t KLF Builders 6tb Suva Short Plat Renton, WA 4 511ppuglug- 111 100pul WISH m. ilmJ I F_ 1: Ina �T 711 S i 1:06 1 SON MOW pwingH, Numpgmul yu-." DWI 1 E I" n Mpfulum, zo RATAW TWINN, low NAM OWN= THE NAM 4 511ppuglug- 111 100pul WISH m. ilmJ I F_ 1: Ina �T 711 S i 1:06 1 SON R, V. MOW Iz R, V. Iz P N 3_1 4 ; A I KAPPUARCMMP& Iot I w Io ern KLF Builders A104Wv. 6th VA !I mStreet Short Plat Renton, WA N1311T 4wsdj_�Ue — — Iz zo P N 3_1 4 ; A I KAPPUARCMMP& Iot I w Io ern KLF Builders A104Wv. 6th VA !I mStreet Short Plat Renton, WA N1311T 4wsdj_�Ue — — 0 0 CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: November 13, 2009 To: City Clerk's Office From: City Of Renton Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. _,.^.^.,.....^,....••.'-............—..x&':;3xiC:i1 .^ .ii?:%k�:'.K"y'" ^r.. »v:.e:,uu>.w.:re.ti Ais3ew'1"�""^.s2riti#'is'4:-e:3tih'rtiAi'tkT»!'itAildJ":b'1..VSs':+eflSC^:..:...,.�'�Ed`A'A«:[K6"ikki%«Y?,rs':..^-kA:r�u:..t[g'tbS! Project Name: 6r" Street Short Plat Variance LUA (file) Number: LUA-09-132, V-A m Cross -References: LUA04-139 - 6" Street Short Plat AKA's: Project Manager: Gerald C. Wasser Acceptance Date: October 15, 2009 Applicant: Kerry Frizzell Owner: Same as applicant I Contact: Scott McMillen PID Number: 9564800070 ERC Decision Date: ERC Appeal Date: Administrative Approval: October 29, 2009 Appeal Period Ends: November 12, 2009 Public Hearing Date: Date Appealed to HEX: By Whom: h HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: 3e Project Description: The applicant is requesting a front yard setback variance to build an attached 400 sq ft, two -car garage within the 20 ft required setback for attached garages accessed from the front or side yard street, making the front yard setback 15 ft. Location: 114 NW 6t" Street Comments: Denis Law Mayor City r�• Department of Community and Economic Development Alex Pietsch, Administrator November 13, 2009 Scott McMillen Kappler Architects 14311 SE 16th Street Bellevue, WA 98007 SUBJECT: 6t" Street Short Plat Variance LUA09-132, V-A Dear Mr. McMillen: This letter is to inform you that the appeal period has ended for the Administrative Variance approval. No appeals were filed, therefore, this decision is final and application for the appropriately required permits may proceed. The conditions listed in the City of Renton Report and Decision dated October 30, 2009 must be adhered to during construction and prior to final inspection_ If you have any questions regarding the report and decision issued for this Administrative Variance approval, please call me at (425) 430-7382. Sincerely, i9 Gerald C. Wasser Associate Planner cc: Kerry Frizzell / owner Chris Anderson / Parties of Record Renton City Hall • 7055 South Grady Way • Renton, Washington 98057 • rentonwa.gov 0 0 Cil1' trf DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE VARIANCE REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: October 28, 2009 Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: 6th Street Short Plat Variance Kerry Frizzell, 47206 SE 162nd Street, North Bend, WA 9 Scott McMillen, Kappler Arch., 14311 SE 18th Street, Bellevue, WA 98007 Same as above LUA09-132, V-A Gerald Wasser, Associate Planner The applicant is requesting a variance from the provisions of the Renton Municipal Code (RMC 4-2-110A) regulating front yard setbacks in the Residential - 8 dwelling units per acre (R-8) zone. The applicant is proposing to construct an attached 400 square foot, two -car garage within the front yard setback in association with the construction of a new 2,244 square foot single family residence on a 7,851 square foot site. The variance would be for a 15 -foot front yard setback where 20 feet is required for attached garages accessed from the front or side yard street. 114 NW 6th Street Exist. Bldg. Area 5F: N/A Site Area: 7,857 sf Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross) Total Building Area GSF Project Location Map 1,427.61 sf 2,244 sf 2,244 sf Admin. Var. Repwr. LU409-132, Y' A-Ine DEPARTMENT OF COMMUNITY �j Citv o AND ECONOMIC DEVELOPMENT ADMINISTRATIVE VARIANCE REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Exist. Bldg. Area SF Site Area: October 29, 2009 6`h Street Short Plat Variance Kerry Frizzell, 47206 SE 162nd Street, North Bend, WA 98045 Scott McMillen, Kappler Arch., 14311 SE 18th Street, Bellevue, WA 98007 Same as above LUA09-132, V-A Gerald Wasser, Associate Planner The applicant is requesting a variance from the provisions of the Renton Municipal Code (RMC 4-2-110A) regulating front yard setbacks in the Residential - 8 dwelling units per acre (R-8) zone. The applicant is proposing to construct an attached 400 square foot, two -car garage within the front yard setback in association with the construction of a new 2,244 square foot single family residence on a 7,857 square foot site. The variance would be for a 15 -foot front yard setback where 20 -feet is required for attached garages accessed from the front or side yard street. 114 NW 6th Street N/A Proposed New Bldg. Area 1,427.61 sf (footprint): Proposed New Bldg. Area (gross): 2,244 sf 7,857 sf Total Building Area GSF: 2,244 sf Project Location Map Admin. Var. Report, LUA09-137, 1,-A.doc CYir viRcu�ru; Uc,1%�!r/111cvt1 r,J(�nr�ln;ut�i�Lcra�rri�lric Lac°�c'?n�rn7c°11f �E�1i�irrrlire�aritrr,cc(��xr�Y d'Urci,init 6Tit STREET SHORT PL., IT 1'. 1R1ANff LUA01-132, I -.1 Rcpiirt kit' Ocanbcr-'9. 2001) I'�i��c B. PROJECT DESCRIPTION/BACKGROUND: The project site is a 7,857 square foot lot in the R-8 zone. The site is currently vacant. Steep slopes (classified as protected slopes of 40 percent or greater) exist on the northern portion of the subject property. This area of steep slopes would not be disturbed by the proposed project. The northern portion of the property contains an area of regulated slopes (over 40 percent) which would not be disturbed by this proposal. On February 10, 2005 the City of Renton Hearing Examiner approved (with conditions) the Sixth Street Short Plat (LUA04-139, SHPL-H, V -H, ECF, LLA) which encompassed seven lots. The proposed project site is Lot 1 of that short plat. The approval of LUA04-139 included granting zoning variances on Lots 3, 4, 5 and 6 to allow a 15 -foot front yard setback where 20 -feet is required. The threshold determination for the project was a Determination of Non -Significance — Mitigated which included a condition that requires that the applicant adhere to the recommendation of the Geotechnical Report prepared to evaluate the project. That report states, in part, that structure foundations on the site shall be set back 15 -feet from the top of the slope. The current project as proposed would require a variance from the front yard setback provisions specified in RMC 4-2-110A. A 20 -foot front yard setback is required for attached garage structures in the R-8 Zone. The applicant is proposing the construction of a new single family residence with a 400 square foot attached garage which would be 15 -feet from the front property line_ C. EXHIBITS: The following exhibits were entered into the record: Exhibit 1: Project file ("yellow file") containing: application, proof of posting and publication, D. FINDINGS: Having reviewed the written record in the matter, the City now makes and enters the following: I. Request: The applicant has requested approval of an Administrative Variance from the required 20 -foot front yard setback for attached garage structures in the R-8 zone (RMC 4-2- 110A) for a property located at 114 NW 6th Street. The request is for a 15 -foot front yard setback (Exhibit 3). 09-1.31 Admin. Var. Reporf.doc and other documentation pertinent to this request_ Exhibit 2: Vicinity Map (dated October 6, 2009) Exhibit 3: Site Plan (dated October 6, 2009) Exhibit 4: 6th Street Short Plat Exhibit 5: Elevations (dated October 6, 2009) Exhibit 6: Main Floor Plan (dated October 6, 2009) Exhibit 7: Zoning Map D. FINDINGS: Having reviewed the written record in the matter, the City now makes and enters the following: I. Request: The applicant has requested approval of an Administrative Variance from the required 20 -foot front yard setback for attached garage structures in the R-8 zone (RMC 4-2- 110A) for a property located at 114 NW 6th Street. The request is for a 15 -foot front yard setback (Exhibit 3). 09-1.31 Admin. Var. Reporf.doc C'i,,io/"Rcflioi� i)cjwn'mon o/ C mmi,,i�ie 1:f iiioI,'oliI c I (moire c 1ic,z,r! tl 1)ci i,wil 67'11 STRFT T.S110RT PL_ 17' J ARLIACE L1'. 104-1,3-7, 1', 1 Rcporl of octokcr 2`). 20()0 I'agc ot,h 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 provided as Exhibits 2 through 6. 3. Existing Land Use: North —vacant (R-1 zoning) South —vacant (R-8 zoning) East -- single family residences under construction (R-8 zoning) West — single family residence (R-8 zoning) 4. Zoning: The site is located in the Residential — 8 dwelling units per acre (R-8) zone_ S. Topography: The northern portion of the site slopes downward to the north and contains regulated slopes which are 40 percent or greater. b. Lots and Building Size: The project consists of one lot, Lot 1 of the 6th Street Short Plat, LUA04- 139 (Exhibit 3). The proposed single family residence would have a footprint of 1,427.61 square feet including a 400 square foot attached garage. 7. The analysis of the proposal is contained in the body of this staff report. E. CONSISTENCY WITH VARIANCE CRITERIA: Section 4-9-250B.5.a. lists four criteria that the Planning Director is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance applicotion. These include the following: The Planning Director 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 the site is encumbered by protected steep slopes over 40 percent (critical area) which limit the buildable area of the lot. A previously approved short plat, LUA04-139, required that building setback lines be established 15 -feet from the top of the slope. Additionally, the southwest corner of the lot has a large radius along the cul-de-sac of NW 6th Street which further limits the buildable area of the site (Exhibit 4). The applicant further contends that other property owners in the same zone and vicinity have similarly encumbered lots which have benefitted from variances allowing them to construct two -car garages similar to the one proposed. Staff agrees that the topography and shape of the subject property limit the buildable area of the lot. Other property owners in the immediate vicinity have two -car garages. Granting of the requested variance would allow the applicant to garage two cars. 0 9- 132 Admin. 6''ar. Repor't.doe C'i(Y of Ruluu UIyx -III:,w I of C (wilAIr;i*FC(Mr l i I C DL't;'17i Oil, i,i1r�17iti'i' l'rJJ'ifl cc Rrl �4' 1)�'ri.tii(1) 01YI SIRELI .SHORT FL. iT i'ARLINCE LUA09-132, R' -A Rclu11 L ot, Ocluhcr 29 2009 P,i-c 4 ol'f) 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 states that the granting of the variance would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in that the design of the residential structure and garage (Exhibit 5) is consistent with other recently constructed homes in the immediate vicinity. Also, the proposed driveway length allows maneuverability of vehicles and does not impose a safety hazard in the public right-of-way. Staff supports the front yard variance request and has determined that it would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone. Furthermore, the side and rear yard setbacks as required in the R-8 zone would be maintained and ensure privacy for abutting homes. 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 applicant contends that approval of this variance shall not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and zone. Other new homes in the immediate vicinity have been approved with similar setbacks. Staff believes that the approval of the variance request would not provide the applicant with special privilege inconsistent with the limitations upon uses on other properties in the vicinity and zone. The design of the proposed structure is consistent with other single family lots in the vicinity. In fact, Lots 3, 4, 5 and 6 of the same short plat (LUA04-139) were previously granted front yard setback variances equivalent to that being requested. d. That the approval as determined by the Planning Director is a minimum variance that will accomplish the desired purpose: The applicant contends that the request is the minimum variance necessary to provide off- street parking for two vehicles. Staff supports the request as the minimum variance and believes that it is consistent with the current character of the residential neighborhood in which it exists. Staff recommends as a condition of approval that the proposed single family house and attached garage be no closer than 15 -feet to the front property line. Staff further recommends as a condition of approval that the single family residence be located on the subject site in accord with Exhibit 3, Site Plan (dated October 6, 2009). F. CONCLUSIONS: 1. The subject site is located at 1124 NW 6th Street within the R-8 zone. 2. The R-8 zone requires that the minimum front yard setback for a primary structure is 15 -feet and 20 -feet for attached garages accessed from the front or side yard street. The applicant is proposing a 15 -foot front yard setback for the proposed attached garage as depicted on Exhibit 3, Site Plan. 09-132 (Iniin. Vaj% Repoy't.doc C?fr d R( wr ,a I)iyirrr�Ur oo.! ('orrrrrtrr* I-.cr;;i wic Dc'i'c'lupnwnv �i�ini;lr(1ri C 1 RLy m /K,t isra;i GT7I.4TRfaiT.SHORT PLAT V 1R1.a.VC1:Lt. 109-1.32, V-.4 Rcporl ol'l)�tober 1). 20W) — - - P:ItiC o1'0 3. The analysis of the proposal according to variance criteria is found in the body of the Staff Report. 4. The proposed front yard setback variance meets the four criteria to be considered in making a decision on a variance request as specified in RMC 4-9-250B.5.a. The steep slope on the property creates special circumstances on the subject site which imposes undue limitations on the property. 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 the subject property is situated in that the proposed driveway length would allow maneuverability of vehicles and not impose a safety hazard in the public right-of-way. Because other properties in the area have attached two -car garages, the granting of the variance does not constitute a grant of special privilege inconsistent with the limitation upon use of other properties in the vicinity and zone in which the subject property is situated. The approval would be the minimum variance necessary to accomplish the desired purpose which is to provide a two -car garage consistent with the surrounding neighborhood. G. DECISION: The Administrative Variance for the 6th Street Short Plat Variance, File No. LUA09-132, V-A, is approved and is subject to the following conditions: 1. The single family house and attached garage shall be no closer than 15 -feet to the front property line; and 2. The single family house and attached garage shall be designed in accord with Exhibit 3, Site Plan. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: C.F. "Chip" Vincent, Planning Director Date TRANSMITTED this 29th day of October 2009 to the Owner/Applicant/Contact: Kerry Frizell Scott Mc Millen 47206 SE 162nd Street Kappler Arch. North Bend, WA 98045 14311 SE 18'h Street Bellevue, WA 98007 09-13_7 Admin. bur. Report.doc Cir, of h'cw(w Dcyx0ri14('iit of (a>>>i>>ir* lira lomic Durclopwcrri 6T11 STREET SHORT PLA T I : IRI. f,1 Ch Rupert of odohcr 29 2(KM — TRANSMITTED this 29th clay of October 2009 to the Party of Record.- Chris ecord.Chris Anderson 602 Taylor Place NW Renton, WA 98057 TRANSMITTED this 29th day of October 2009 to the following: Neil Watts, Development Services Director Larry Meckling, Building Official Kayren Kittrick, Development Services Fire Marshal lenn)fer Henning, Current Planning Renton Reporter Land Use Action Request for Reconsideration, Appeals & Expiration ltini�'ruriit' 1'Mihir(cIir;mrI tl- Lk°ci,ioa LU -10-132, V-.-1 The administrative land use decision will become final if the decision is not appealed within 14days of the effective date of decision. RECONSIDERATION: Within 14 days of the effective date of decision, any party may request that a decision may be reopened by the Administrator (Decision -maker). The Administrator (Decision -maker) may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the Administrator (Decision -maker) finds sufficient evidence to amend the original decision, there will he no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14 -day appeal timeframe. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on November 12, 2009. An appeal of the decision must be filed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall — 7th Floor, (425) 430-6510. Appeals must be filed in writing, together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one -on -ane) communications may occur concerning 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 permits 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. EXPIRATION: The variance(s) approval will expire two (2) years from the date of decision. A variance one (1) year extension may be requested pursuant to RMC 4-9-250B.17. 09-1.32 Admin. Var. Reporl.doc Citi r,1 Rc I;r.;r Dc73tri7rrrcrit o;,Cnrrrrtrrntti tt I cnrrrrrttic 1.}e °clr� rrf °rrt G I'll STREET S'NDRT PLAT VARIANCE RLpmt orOL:tAlo N 200Q TRANSMITTED this 29th day of October 2009 to the Party of Record: Chris Anderson 602 Taylor Place NW Renton, WA 98057 TRANSMITTED this 29th day of October 2009 to the following: Neil Watts, Development Services Director Lorry Meckling, Building Official Kayren Kittrick, Development Services Fire Marshal lenn)fer Henning, Current Planning Renton Reporter Land Use Action Request for Reconsideration, Appeals & Expiration isIclrrri tr 1r'ulirr I crrrrrn c Rctrr;'r cC D i.cir rr LUA09-132, V_A The administrative land use decision will become final if the decision is not appealed within 14days of the effective date of decision. RECONSIDERATION: Within 14 days of the effective date of decision, any party may request that a decision may be reopened by the Administrator (Decision -maker). The Administrator (Decision -maker) may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the Administrator (Decision -maker) finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14 -day appeal timeframe. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on November 12, 2009. An appeal of the decision must be filed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall — 7th Floor, (425) 430-6510. Appeals must be filed in writing, together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning 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 permits 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, EXPIRATION: The variance(s) approval will expire two (2) years from the date of decision. A variance one (1) year extension may be requested pursuant to RMC 4-9-250B.17. 09-1.32 _ldrnin. Var. Repart.dac 0 0 EXHIBIT 2 0 2W LEGAL DESCRIPTION THE SOVI WWEST QUARTER OF SECTION 7, TOWNSHIP 23 N 6 EAST, WILLAMETTE MERIDIAN CIM OF' R NTON, KING COUM-Y, WASHINGTON PLAT NAME STH STREET SHORT PLAT EARML NUMBER 9694800070 eht0 Q �Lfs/oo h SITE PLAN 5cals I' = 2m' 0-4 15 20 40 LEGAL DESCRIPTION: 23NO TNN N xE 5 ST, WILLAM TTE i LRI IQ ASNIi' GITY 01 MENTON, K G COUNTY, A5HINGTON PLAT NAME 4 LOT NUM5iE 6TH STREET SNORT PLAT, LOT I PARCEL NUM13ER: 13564800070 PROJECT DESGRIPTION: CONSTRUCTION OF A NEW &N16LE FANV' RE6VENCE ON LOT 6 OF THE 6T14 STREET SNORT PLAT,INGLUDMN :r: NEUJ DRIvEL'AY, WALK AND REQUIRED LANQSCAPINGa 51TE CALCULATIONS: NOUH/GARAG=E F007-RINT AREA: 1427.61 SF (INCLUDING COVERD PORCHES) 'DECK FOOTFRINT AREA:__... _._. 104.58 5F -1m.i13 5F EXHIBIT 3 City of Penton Planning Division OCT ^ 6 200 #wEcEQ VE D VAPPLERAR(MCfS. -s Y— fi—Ac-� 14311 SE16tft Street. 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U v N0�< 1` 1 W � o. m�=U= zti Y �0 a f Z k W aW€ x'3LLJ ®�o J Y C N0�< K ( NN V J{W�O �� orcu9p, P5«5�� ahZ��pns Nt ��Qm az �3 m 11 I I l l l l l l l I�I-I�I�I�I�i�IfI�I�IJI�IJIJ�JIJI�IJIJI�I"1=1�J J�I� �� LO U iia 6 4 :c N o -q a aze F o z n ..g LEND AVE.. <11' _ Q U� m .xz € I Z6 U- 0 a =tea a® s eK�m� r � W :,u�� m g$uni�if � r, Y a f Z k W aW€ x'3LLJ ®�o J Y C N0�< I I l l l l l l l I�I-I�I�I�I�i�IfI�I�IJI�IJIJ�JIJI�IJIJI�I"1=1�J J�I� �� LO U iia 6 4 :c N o -q a aze F o z n ..g LEND AVE.. <11' _ Q U� m .xz € I Z6 U- 0 a =tea a® s eK�m� r � W :,u�� m g$uni�if � r, o3i.:xy.Amrsi ` to molaay li'm uogg 1 -lis 919 - _ EXHIBIT 5 ays yrvrlsrrcn " DULDUVOIddVA xn? n a wa. 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PNVTECHh1C:ALSERVICES Feet 1',4,800 ZIHN E3 07 T23N R5E W 112 53117 0 0 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: r 0 t COMMENTS DUE: OCTOBER 29, 2009 'S APPLICATION NO: LUA09-132, V-A DATE CIRCULATED: OCTOBER 15, 2009 APPLICANT: Scott McMillen, Kappler Architects, PS PLANNER: Jerry Wasser ;c 033 PROJECT TITLE: 61h Street Short Plat Variance QD PLAN REVIEWER: z c4 m SITE AREA: 7,851 square feet EXISTING BLDG AREA (gross): 017 r.+ m LOCATION: 114 NW 6th Street PROPOSED BLDG AREA (gross) 2,644 square feet/ -ZI a C WORK ORDER NO: 78139 rn SUMMARY OF PROPOSAL: The applicant is requesting a variance from the provisions of the Renton Municipal Code (RMC 4-2-110A) regulating front yard setbacks in the Residential - 8 dwelling units per acre (R-8) zone. The applicant is proposing to construct an attached 400 square foot, two -car garage within the front yard setback in association with the construction of a new 2,244 square foot single family residence on a 7,851 square foot site. The variance would be for a 15 -foot front yard setback where 20 -feet is required for attached garages accessed from the front or side yard street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Mnor information Impacts Impacts Necessary Earth Air Water Plants land/Shoreline Use Animals Environmental Health Energy/ Natural Resources Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Housing Aesthetics Li ht/Glare Recreation Utilities Transportation Public Services Historic/Culturol Preservation Airport Environment I0, 000 Feet 14, 000 Feet 8. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS y 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 i needed to properly assess this proposal. ,. ,' Signature of Director or Authorized Representative Date City of Ron Department of Community & Economic D�opment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:j �)�. COMMENTS DUE: OCTOBER 29, 2009 APPLICATION NO: LUA09-132, V-A DATE CIRCULATED: OCTOBER 15, 2009 APPLICANT: Scott McMillen, Kappler Architects, PS PLANNER: Jerry Wasser PROJECT TITLE: 6'h Street Short Plat Variance PLAN REVIEWER: SITE AREA: 7,851 square feet EXISTING BLDG AREA (gross): 0 LOCATION: 114 NW 6'h Street PROPOSED BLDG AREA (gross) 2,644 square feet WORK ORDER NO: 78139 SUMMARY OF PROPOSAL: The applicant is requesting a variance from the provisions of the Renton Municipal Code (RMC 4-2-110A) regulating front yard setbacks in the Residential - 8 dwelling units per acre (R-8) zone. The applicant is proposing to construct an attached 400 square foot, two -car garage within the front yard setback in association with the construction of a new 2,244 square foot single Family residence on a 7,851 square foot site. The variance would be for a 15 -foot front yard setback where 20 -feet is required for attached garages accessed from the front or side yard street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts impacts Necessary Earth Air Water Piants Land/Shoreline Use Animals Environmental Health Energy/ Naturaf Resources 8. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts impacts Necessary Housing Aesthetics Li ht/Gfore Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet No /1-)-Q / U '� "U _0 We hove reviewed this application with particular attention to those areas in which we hove expertise and have identified areas of probable impact or areas where odditional information is needed tp property assess this proposal, / Signature of Director or Authorized Representative Date 0 0 City of Renton Deportment of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:, COMMENTS DUE: OCTOBER 29, 2009 __LAPPLICATION NO: LUA09-132, V-A DATE CIRCULATED: OCTOBER 15, 2009 APPLICANT: Scott McMillen, Kappler Architects, PS PLANNER: Jerry Wasser QTY OF RF:P'TQP I HE CE i V E D PROJECT TITLE: 6 1 Street Short Plat Variance PLAN REVIEWER: SITE AREA: 7,851 square feet EXISTING BLDG AREA (gross): 0 OCT 16 2009 LOCATION: 114 NW 6th Street PROPOSED BLDG AREA (gross) 2, WORK ORDER NO: 78139 SUMMARY OF PROPOSAL: The applicant is requesting a variance from the provisions of the Renton Municipal Code (RMC 4-2-110A) regulating front yard setbacks in the Residential - 8 dwelling units per acre (R-8) zone. The applicant is proposing to construct an attached 400 square foot, two -car garage within the front yard setback in association with the construction of a new 2,244 square foot single family residence on a 7,851 square foot site. The variance would be for a 15 -foot front yard setback where 20 -feet is required for attached garages accessed from the front or side yard street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Motor information impacts Impacts Necessary Eorth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Notural Resources 00*.4_' B. POLICY -RELATED COMMENTS N 'P�' C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environment I0, 000 Feet 24, 000 Feet We have reviewed this application with particular attention to those areas in which we hove expertise and have identified areas of probable impact or areas where addition information is needed to properly assess this proposal. Dke /A01 Sign to of Director or Authorized Representative Date i • City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 1 r COMMENTS DUE: OCTOBER 29, 2009 r APPLICATION NO: LUA09-132,, V-A DATE CIRCULATED: OCTOBER 15, 2009 APPLICANT: Scott McMillen, Kappler Architects, PS PLANNER: Jerry Wasser PROJECT TITLE: 6`h Street Short Plat Variance PLAN REVIEWER: OI7YpFgEhroN D SITE AREA: 7,851 square feet EXISTING BLDG AREA (grass): 0 LOCATION: 114 NW 6`h Street PROPOSED BLDG AREA (gross) 2,644 square feet 2009 13UILDING DIVISION WORK ORDER NO: 78139 SUMMARY OF PROPOSAL: The applicant is requesting a variance from the provisions of the Renton Municipal Code (RMC 4-2-110A) regulating front yard setbacks in the Residential - 8 dwelling units per acre (R-8) zone. The applicant is proposing to construct an attached 400 square foot, two -car garage within the front yard setback in association with the construction of a new 2,244 square foot single family residence on a 7,851 square foot site. The variance would be for a 15 -foot front yard setback where 20 -feet is required for attached garages accessed from the front or side yard street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts impacts Necessary Forth Air Woter Plants Land/Shoreline Use Animals Environmental Heolth Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Ak;lft Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Housing Aesthetics Li ht/Glore Recreation Utilities Trans ortation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet 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. eaoAt 1� 4&� — – Zw Sign of Director or Authorized Representative Date 9 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: L_�,)-n�LLciicn COMMENTS DUE: OCTOBER 29, 2009 APPLICATION NO: LUA09-132,V-A DATE CIRCULATED: OCTOBER 15, 2009 APPLICANT: Scott McMillen, Kappler Architects, PS PLANNER: Jerry Wasser PROJECT TITLE: 6t" Street Short Plat Variance CITY OF REN PLAN REVIEWER: RECEIVED SITE AREA: 7,851 square feet EXISTING BLDG AREA (gross): 0 OCT 16 MR LOCATION: 114 NW 6`" Street PROPOSED BLDG AREA (gross) 2,644 square feet lWORK ORDER NO: 78134 SUMMARY OF PROPOSAL: The applicant is requesting a variance from the provisions of the Renton Municipal Code (RMC 4-2-110A) regulating front yard setbacks in the Residential - 8 dwelling units per acre (R-8) zone. The applicant is proposing to construct an attached 400 square foot, two -car garage within the front yard setback in association with the construction of a new 2,244 square foot single family residence on a 7,851 square foot site. The variance would be for a 15 -foot front yard setback where 20 -feet is required for attached garages accessed from the front or side yard street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Vater Plants Land/Shoreline use Animals Environmentol Heolth Ene(gy/ Naturo) Resources 410Al(; B. POLICY -RELATED COMMENTS /J&.- 1 C. )CODE -RELATED COMMENTS rL)6*1. Element of the Probable Probable More Environment Minor Major Information impacts Impacts Necessary Housin Aesthetics Li hVGiore Recreation Utilities Transportation Public Services Historiclfultural Preservation Airport Environment 10,000 Feet 14,000 Feet ON We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact orareas where additional information is needed to properly assess this proposal. ICS 4 IM Sign u of Director or Authorized Representative Date 0 0 City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ' EcE:.fxm(C" COMMENTS DUE: OCTOBER 29, 2009 APPLICATION NO: LUA09-132, V-A DATE CIRCULATED: OCTOBER 15, 2009 APPLICANT: Scott McMillen, Kappler Architects, PS PLANNER: Jerry Wasser PROJECTTITLE: 6th Street Short Plat Variance PLAN REVIEWER: SITE AREA: 7,851 square feet EXISTING BLDG AREA (gross): 0 LOCATION: 114 NW 6th Street PROPOSED BLDG AREA (gross) 2,644 square feet lWORK ORDER NO: 78139 SUMMARY OF PROPOSAL: The applicant is requesting a variance from the provisions of the Renton Municipal Code (RMC 4-2-110A) regulating front yard setbacks in the Residential - 8 dwelling units per acre (R-8) zone. The applicant is proposing to construct an attached 400 square foot, two -car garage within the front yard setback in association with the construction of a new 2,244 square foot single family residence on a 7,851 square foot site. The variance would be for a 15 -foot front yard setback where 20 -feet is required for attached garages accessed from the front or side yard street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources 6. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet 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. J Signature qf-6irectbrorAuthorizedRepresentative— Dao City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: OCTOBER 29, 2009 APPLICATION NO: LUA09-132, V-A DATE CIRCULATED: OCTOBER 15, 2009 APPLICANT: Scott McMillen, Kappler Architects, PS PLANNER: Jerry Wasser PROJECT TITLE: 6ch Street Short Plat Variance PLAN REVIEWER: SITE AREA: 7,851 square feet ING BLDG AREA (gross): 0 LOCATION. 114 NW 6th Street 4 PRO SED LDG AREA (gross) 2,644 square feet Transportation WORK O ER NO: 78139 PLEASE RETURN Tb JERRY WASSER IN CUR�ENT PLANNING 6" FLOOR SUMMARY OF PROPOSAL: The applican is requesting a variance from the pro inions of the Renton Municipal Code (RMC 4-2-110A) regulating front yard setbacks in the R idential - 8 dwelling units per ac r (R-$) zone. The applicant is proposing to construct an attached 400 square foot, two -car garage ithin the front yard setbac n association with the construction of a new 2,244 square foot single family residence on a 7,851 squar t site. The ce would be for a 15 -foot front yard setback where 20 -feet is required for attached garages accessed from the front or side yard street. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Environment Probable Probable More Minor Major information Impacts Impacts Necessary Housing Aesthetics Li ht/Glore Recreation Utilities Transportation Public services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention those areas in which we have expertise and have identified areas of probable impact or areas where additional inforgx4ion is needed to pro y assess this proposal. Signature of Director or Authorized Representative Date CITY OF RENTON DEPARTMENT OF COMMUNTY &.ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 15th day of October, 2009, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA documents. This information was sent to: Name Representing. Kerry Frizzell Owner Scott McMillen Applicant/Contact Surrounding Property Owners See Attached (Signature of Sender): STATE OF WASHINGTON } ) SS COUNTY OF KING } I certify that I know or have satisfactory evidence that Stacy M. Tucker � �R�1til�s,q signed this instrument and acknowledged it to be his/her/their free and voluntary act for t# '4se® n%roses mentioned in the instrument- �".. Dated: I c3/jLf a j RL Notary Public in and fjAhe Sta#e,of.Washington Notary (Print); a ury\QL r,% My appointment expires: _l 11,IVV US= 6th Street Short Plat Variance 590m, LUA09-132, V-A 956480017501 601 RAINIER LLC 95 S TOBIN ST #201 RENTON WA 98055 956480006603 GERISILO PHILIP G+DEBORAH C 31117 E LAKE MORTON DR SE KENT WA 98042 956480010605 KLF ENTERPRISES LLC 47206 SE 162ND ST NORTH BEND WA 98045 956480010506 SWEENEY FRANCINE A 205 NW 6TH RENTON WA 98055 956480009508 BURNS CARL P 213 NW 6TH ST RENTON WA 98055 956480005605 HYRE ROLAND C 214 NW 6TH ST RENTON WA 98055 956480009003 NAZZAL ANDREW+DEBORAH 217 NW 6TH ST RENTON WA 98055 1] 956480006108 FLATTEN LIVING TRUST FLATTEN MILFORD+JOSEPHINE 210 NW 6TH ST RENTON WA 98055 956480011009 JDA GROUP LLC 95 5 TOBIN ST #201 RENTON WA 98055 956480009607 SWANSON KELLY R 209 NW 6TH 5T RENTON WA 98055 0 NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development {CED)– Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: October 15, 2009 PROJECT NAME/NUMBER: 6`h Street Short Plat Variance / LUA09-132, V-A PROJECT DESCRIPTION: The applicant is requesting a variance from the provisinns of the Renton Municipal Code (RMC 4-2-110A) regnlatine front yard setbacks in the Residential - 8 dwelling units per acre (R -R) zone. The applicant is proposing to construct an attached 406 square foot, two -car garage within the front yard setback in association with the construction of a new 2,243 square foot single family residence on a 7,951 square foot site. The variance would he fur a 15 -foot Front yard setback where 20 -feet is required For attached garages accessed from the front or side yard street. PROJECT LOCATION: 1 J4 NW 6`h Street PUBLIC APPROVALS: Administrative Variance approval APPLICANT/PROTECT CONTACT PERSON: Scott McMillen, Kappler Arch iteut , PS: 1437.1 5E 181h Street; Rellevoe. WA 98045 PUBLIC HEARING: N/A Comments an the above application must be submitted in writing to Gerald C. Wasser, Associate Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on October 29, 2009- If you have questions about this proposal, or wish to be made a party of record and receive additional nwipcahon by mail, contact the Project Manager at (325) 430-7382. Anyone who submits written comments will automatically become a party or record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN GALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATFON: October 6, 2009 NOTICE OF COMPLETE APPLICATION: October 15, 2009 It you would like to be made a party of record to recewe further information on this proposed project, c—pir,le dos Form antl return to, City of Renton, BEd, Planning 0ivlsion, 1055 Somh Grady Way, aenrnn, wA 96057. File Name 7 Ne.: b1h Street Short Plat Varizrce / Ll1AM 132, V-A W7,11. MAKING ADDRESS: TELL PHONC Nn. CERTIFICATION I, hereby certify that 3 copies of the above d_ X- were posted by ane in conspicuous places or nearby the described propet�+�A '� DATE: l U SIGNED: S ATTEST: Subscribed and sworn before me, a Alotary Public, in and for the State of Washington residinFl. , 41,�`t��`�`Oa�,r,�� on the 9*0)�._ day - 'ARY 0 City of 5 - NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: October 15, 2009 PROJECT NAME/NUMBER: 6th Street Short Plat Variance / LUA09-132, V-A PROJECT DESCRIPTION: The applicant is requesting a variance from the provisions of the Renton Municipal Code (RMC 4-2-110A) regulating front yard setbacks in the Residential - 8 dwelling units per acre (R-8) zone_ The applicant is proposing to construct an attached 400 square foot, two -car garage within the front yard setback in association with the construction of a new 2,244 square foot single family residence on a 7,851 square foot site. The variance would be for a 15 -foot front yard setback where 20 -feet is required for attached garages accessed from the front or side yard street_ PROJECT LOCATION: 114 NW 6th Street PUBLIC APPROVALS: Administrative Variance approval APPLICANT/PROJECT CONTACT PERSON: Scott McMillen, Kappler Architects, PS; 14311 SE 16" Street; Bellevue, WA 98007 PUBLIC HEARING: N/A Comments on the above application must be submitted in writing to Gerald C. Wasser, Associate Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on October 29, 2009. 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) 430-7382. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. 0 0 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I DATE OF APPLICATION: October 6, 2009 NOTICE OF COMPLETE APPLICATION: October 15, 2009 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, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: 6th Street Short Plat Variance/ LUA09-132, V-A NAME: MAILING ADDRESS: TELEPHONE NO.: Denis Law Cit Mayor Department of Community & Economic Development October 15, 2009 Scott McMillen Kappler Architects, PS 14311 SE 161h Street Bellevue, WA 98007 Subject: Notice of Complete Application 6th Street Short Plat Variance, LUA09-132, V-A Dear Mr. McMillen: The Planning Division 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) 430-7382 if you have any questions. Sincerely, Gerald C. Wasser Associate Planner cc: Kerry Frizzell / Owner(s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov a 0 C irzlli?Ir�g DivisionCity of Renton LAND USE PERMIT °"' MASTER APPLICATIONP'`'CEUVED PROPERTY OWNER(S) NAME: tu-e ADDRESS: A 7 E r nN CITY: N6 Q T4 S4 AW ZIP: TELEPHONE NUMBS ,4zs)� }�z� APPLICANT (i# other than owner) NAME: COMPANY (if applicable): 1'�'-A LL'g f& . ADDRESS: 14311 6t 1 6",# -5-r+ CITY: 1�E,(_l-V u ZIP TELEPHONE NUMBER: (4;!.5) &41. !; 3z D CONTACT PERSON NAME: /D�d COMPANY (if applicable): kAPPL g Ag M. ADDRESS: %k 1431 - 4-r. CITY: ZIP:�` LL_ v TELEPHONE NUMBER AND EMAIL ADDRESS: ell 5') 4r4 1- 5-3.2 0 ScoTr HLO9APPLfr91<oPjSPc.A1g5.,1aM PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: e04P Sfi. 5f T P, -A -r PROJECTIADDRESS(S)ILOCATION AND ZIP CODE: Lo r ;* I , qw 64 z_�,r too, (�8657 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): c76-6 460o (C) 7a EXISTING LAND USE(S): PROPOSED LAND USE(S): 1 4 ! /'a., EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: IZE61 PeAl t r A L PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) t% 1A EXISTING ZONING: PROPOSED ZONING (if applicable): 14 1A, SITE AREA (in square feet): l alsl SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: WA SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: S o0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) A NUMBER OF PROPOSED LOTS (if applicable) NUMBER OF NEW DWELLING UNITS (if applicable): H:ICED1DataTorms-TemplateslSelf--Help HandoutsTlanninglmasterapp.doc - 1 - 06104 0 PROJECT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): D SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): ? 2,4 4 SQUARE FOOTAGE OF EXISTING RESIDENTIAL N BUILDINGS TO REMAIN (if applicable): /AS SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL t I BUILDINGS (if applicable): /A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): � ]�A NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): t4 /A NUMBERT EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECapplicable): /A 0 TION (continued PROJECT VALUE: Z 01 0 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. X GEOLOGIC HAZARD` sq_ ft. ❑ HABITAT CONSERVATION sq_ ft. ❑ SHORELINE STREAMS & LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY Attach legal descri tion on se arate sheet with the following information included SITUATE IN THE 6 tA/ QUARTER OF SECTION _7_, TOWNSHIP "3 ry, RANGE , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. mj VC VAk[,ANL4r 3. 2 Staff will calculate applicable fees and postage: $ I, (Print)�,(/t + ` Washingtonton that l a (please dd for a corporation (please attach in all kesnects true andzorrect t 4. AFFIDAVIT OF OWNERSHIP t "t , declare under penalty of perjury under the laws of the State of one) the current owner of the property involved in this application or _ the authorized representative to act f of authorization) and that the foregoing statements and answers herein contained and the information herewith are best of my knowledge and belief. ,� / G certify that I know or have satisfactory evidence that k1 '_Kf r F9 IZZt.L.t- signed this instrument and acknowledge it to be hislhedtheir fre j&#Qqt Xoluntary act for the uses and purposes mentioned in the instrumegtt..*`"` 11111tr (Signature of C+wnerlRepresentalive) Public in and for the State of W AAA�IE Notary (Print) Q� V_�IIARfE tt,fL'Ly1 i y4�taNu1 7 too � G Sol My appointment expires: fi ft;,a At k5tDiufx JET- S6,+M�1 GVA H:10ED1DataTonns-TemplateslSelf--Help HandoutsTlanninglmaetorapp.doa - 2 - 06109 PLANNING DIVISION WAIVLROF SUBMITTAL REQUI RMENTS FOR LAND USE APPLICATIONS ............ �A i Ua PERMiT SI B�VtIT At. .............. IfiIAIVEM.0 VIED : ................ "COMMENTS—. :EtEQtJ1REM1`NT .....I .. L:.. BY.: :L . BY. Calculations i :Colored Maps tar Dtsplp A Construction Mitigation Description 2anra4 -- A Ds� d tip€ Right Qf VVa - 06d' 66ichr Density Worksheet 4 Drainage irarxtrol R€fin? Drainage Report 2 Elevations, �kr:�hit�tural3 Argo a Environmental Checklist 4 4 ' Ex,sttrg Couehants' (Retaorded Copy 4 . :.. Existing Easements (Recorded Copy) 4 loot H$rard:data� Floor Plans 3AND 4. �c�#ecnial Repatt:2r'. Grading Plan, Conceptual 2 :Grading:P1 Ge#allect .. Habitat Data Report 4-{} lrr�proemen# G?�ferral rom—m-' Irrigation Plana-A� King Cdunty RseSsvf` Map Lnd�catang StteA Landscape Plan, Conceptual -- A This requirement may be waived by. ;. 1. Property Services PROJECT TAME: 2. Public Works Plan Review 3. Building DATE: C ,l 4- Planning H:10ED%DatalForrns-TemplateslSelf-Help HandoutslPlanninglwaiverofsuhmittarregs.xis 06109 PLANNING DIVISION WAIVEAF SUBMITTAL REQUIRRENTS FOR LAND USE APPLICATIONS LANd US:E- PERMIT $IJ$MiT ,4L W,41 ER M�QIFII=D s�MM ENTS Plat Name Reservation 4 Pir... .. .. ..... ...... . 77d apl€et�rl M�rrtgutrnary d Traffic Study 2 This requirement may be waived by: 1. Property Services 2_ Public Works Plan Review 3. Building 4. Planning PROJECT NAME: DATE: �' b H:ICEDIDatalForms-Tempiates\Self-Help Handoutsnanninglwaiverufsubmittalregs.xls 06/09 AFTER R00RD.[N G NAIL T0; Name First Savings Bank Northwest AA-d-MS5 FO Box 113u C UX,_State. Zip Renton, WA 98057 Filed for Record at Request of: city, -)f'- Pr nr7ir ��nton 0, j grQrt �' i Short Farm Loan #t: 01-1 14213-0 DEED OF TRUST THIS DEED OF TRUST, made this 8th day of July 2009 bet KLF Enterprises, L.L.C_ a Washintltvn Limited Liability Comnany as GRANTC whose address is 47206 SE 162nd SL North Bend, WA 980.45 First Financial Diversified Corporation as TRU5 whose address is 208 Williams Ave South, PQ Box 358. Renton WA 88057 First Savings Bank Northwest ,., as BENSFICi whose address is 201 MVplls Ave South POS x 36t} Renton VITA 96057 Grantor(s) hereby irrevocably grants, bargains, sells, and conveys to Trustee in trust, with power of sa following described property in KING County, Washington: Lot 1, City of Renton Short Plat LUA-04-138-SHPL, recorded under King County Recording Number 20070821900005. said short plat being a portion of Lot 7, Block 2, and Lots 7 and 8, Block 3, all in Woody Glen Addition, according to the plat thereof recorded In Volume 47 of Plats, pages 91 and 92, in King County, Washington, together with that portion of vacated platted walkway connecting Northwest 6th Street to Rainier Avenue as vacated pursuant to City of Renton, 'Washington Ordinance Number 5272, recorded under Recording Number 20070530000609; TOGETHER WITH an easoment for access and utilities established on the face of said short plat; EXCEPT any portion lying within said Lot 1. Assessor's Property Tax Parcel/Account Number; 956486 -0070 -OT "TOGETHER WITH all the tenements hereditaments and appurtenances, now or hereafter the belonging or in anywise appertaining, and the rents, issues, and profits thereof and all other prope rights of any kind or mature whatsoever further set fortis in the Master Form Deed of Trust here referred to, SUBJECT. HOWEVER, to the right, power and authority hereinafter given to and con upph Denrflciary to collect and apply such rents, issues and profits, TE -118 DEED IS FOR THE PIJRPOSF- OF SECURING PERFORMANCE oPeach agreement of Grar incorporated by reference or contained herein and payment of the stern of THREE HUNDRED SIXTY P ixJLLilttS(_3ts+L,S99.04 ) with interest thereon according to the terms of a promissory r even date herewith, payable to Beneficiary or order and made by Grantor(s); all renewals, modificati extensions thcreo ; and also such further sums as =ay be advanced or loaned by Beneficiary to Grantor any of'his/her/their successors or assigns, together with interest thereon at such rate as shall be agreed u By executing and delivering this Deed of Trust and the Nate secured hereby, the parties agree tl provisions of Paragraphs I through 35 inclusive of the Master Form Deed of Trust hereinafter relen except such paragraphs as are specifically excluded or modified herein, are hereby incorporated her, reference and made an iintegml part hereof for all purposes the same as if set forth herein at length, a; Grantor(s) hereby makes said covenants and agrees to fully perforin all afraid provisions. The Master Deed of Trust above referred to was recorded on the twenty-fif`Ih (25th) day of 7uly, 1968, in the Q Records of the offices of the County Auditors of the following counties in Washington in the book, the page designated a(ler the name of each county, to-tvit: 10466 LPa-24 Page I j 1 I I- C [' I H f J i C t October b, 2009 City of Renton Planning Department Renton City Hall 1055 S. Grady Way Renton, WA 98057 f.. � i,, I I I. l_ .. City Ofno iuo %ce vea RE: Variance Request Narrative For 6`h St. Short Plat KAPS ,Fob # 06055 Lot 1 Dear Ion, 6`h street short plat is a 7 lot short plat located at the end of N.W. 6`h street just west of the Renton airport. The seven lots abut a private drive that extends off of the end of the cul-de-sac for N.W. 6th street. Normal land use permits required for the project are the same as these required for the R8 land use designated zone. The current use of the property before the short plat was a vacated parcel of trees. it is situated on the uphill side of the valley floor and does have some surrounding steep slopes. The original geotechnical report was done by the Riley Group in June 2003. This geotechnical report studied the entire area and proposed conditions in which the single family homes were to be constructed. The main difference from typical construction was: the areas along the steep slopes were to have certain set backs or equivalent set backs with driven pipe piles. The homes designed for the project were typical for the marketplace and area proposed and pipe piles were utilized for the areas for the homes to be adjacent to the steep slopes. The geotechnical engineer was involved during the pipe pile installation and the required reports were prepared and filed with the city for each corresponding lot. There are not other sensitive areas encumbering the properties. The applicant is requesting a variance of the 20foot set back to the face of the garage in the R8 zone. This request is being made due to the size, shape, and topography of the lot. The southwest corner of the lot has a large radius that comes off of the cul-de-sac of N.W. 6th street. The radius transition of 15feet to the face of the house and 20feet to the face of the garage severely pushes the face of the garage away from the street due to how the property narrows as it approaches the street. The net result of this set back requirement would be to push the house over the edge of the steep slope sensitive area. Our request is to have the front corner of the house touch the 15foot setback, resulting in the side face of the garage being further than the 15 foot setback but shy of the 20foot setback. The net result is a workable driveway that meets the 20foot setback from the face of the garage at the garage door to the street (which is the intent of the zoning regulation). Should we he forced to meet this strict application of the 20foot setback will be forced to reduce the garage to a small one car layout in order to not push the house over the edge of the sensitve area slope. This will deprive the property owner of the same benefits of other property owners in the area. CADocuments and Setting, slmelissaf DeAtop%KLF Letter to TON.doc 1431, SE 16th Street , Bc(Ce),14e, WA 98007 1.800.888.4517 . (4-25)641,5320 , fax: (425)641.5338 titi,,�vvv.kapyler(wmep[a ns.co)n 0 0 Granting this variance will not be detrimental to the public welfare or injurious to other property owners in the vicinity. The home design is consistent with other homes in the immediate and local vicinity of other new homes in the immediate and local vicinity. The length of the driveway is also consistent of other new homes in the vicinity. Approval of this variance shall not constitute granting a special privilege that is inconsistent with other properties in the vicinity. Other new homes in the immediate vicinity have been approved with the same set back conditions this variance is requesting. Approval of this variance request is the minimum required to accomplish the desired purpose. Most importantly, we feel that this variance meets the intent of the zoning regulation. We therefore are not requesting anything inconsistent with that which is required in the zoning regulations. Si Jvb&K1er-, President Kappler Architects, P.S. C:IDocuments and SeIdngslmeHssaADcsktop\KLP Letter to iON.doc Printed: 10-06-2009 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA09-132 City of Rentor Ranning Division OCT -6E'.. Payment Made: 10/06/2009 03:31 PM Receipt Number: R0904257 Total Payment: 100.00 Current Payment Made to the Following Items: Payee: KLF ENTERPRISES LLC #1090 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 1090 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, Hobbyk, Fence 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/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 DQ NOT USE - USE 3954 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