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Home My WebLink AboutD_Thomas_Residence_SME_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT D_Thomas Residence_SME_FINAL PLANNING DIVISION CERTIFICATE OF EXEMPTION FROM SHORELINE SUBSTANTIAL DEVELOPMENT EVALUATION FORM & DECISION DATE OF DECISION: April 18, 2025 PROJECT NUMBER: LUA25-000113, SME PROJECT NAME: Thomas Residence PROJECT MANAGER: Jill Ding, Senior Planner APPLICANT/CONTACT: Eric Gedney, Architect 23924 Crystal Lake Road, Woodinville, WA 98077 OWNER: Thomas Trust 3209 Mountain View Ave N, Renton, WA 98056 PROJECT LOCATION: 3209 Mountain View Ave N, Renton, WA 98056 PROJECT DESCRIPTION: The applicant is requesting a Shoreline Exemption to replace 990 square feet of existing deck area with approximately 1,328 square feet of new deck area, and the reconstruction of an existing 162 square foot entry structure to an existing 1,755 square foot single-family residence (Attachments A and B). In addition, a total of eighteen (18) thuja plicata norther spires would be planted along the north and south property lines. The subject property is located at 3209 Mountain View Ave N (Parcel No. 3342103810) and has an upland area of 6,629 square feet. The proposed project site is currently developed with an existing single-family residence and is zoned Residential-8 (R-8). The project site is located along Lake Washington and is subject to the requirements of the Shoreline Management Act and Shoreline Master Program. Per RMC 4-3-090, the vegetation conservation buffer required for lots with a depth of between 130 feet (130’) and 150 feet (150’) is twenty feet (20’) with a fifteen-foot (15’) building setback from the edge of the buffer for a total setback of thirty-five feet (35’). The existing single-family residence is located approximately thirty-nine feet (39’) from the ordinary high-water mark (OHWM) of Lake Washington, which would comply with the shoreline setback requirements. The maximum impervious surface coverage permitted is fifty percent (50%) of the lot area. Based on an existing impervious surface area of approximately 3,562 square feet, the existing site has an existing impervious surface coverage of approximately fifty-four percent (54%). The existing residential development is currently non-conforming with respect to the maximum impervious surface coverage requirements of the Shoreline Residential Environment Designation. In accordance with RMC 4-10-095F.2, minor alterations are permitted to lawfully constructed single-family residential development. Additional shoreline mitigation is not required for development proposals that include an alteration or replacement that expands the impervious surface by up to 1,000 square feet outside of the required setback and buffer. The proposed deck expansion would result in an increase in impervious surface coverage by 338 square feet outside of the required setback and buffer, which is less than the 1,000 square feet maximum increase Docusign Envelope ID: 9F28B153-6E3A-4D42-8A43-BA6EF7B35DB1 City of Renton Department of Community & Economic Development Certificate of Exemption From Shoreline Substantial Development Thomas Residence LUA25-000113, SME Permit Date: April 18, 2025 Page 2 of 3 D_Thomas Residence_SME_FINAL permitted. No changes in access are proposed. The project site is located within the Shoreline Residential Designation of Lake Washington, Reach E. In addition, sensitive slopes and moderate and high landslide hazard areas are mapped on the project site. SEC-TWN-R: SE 31-24-05 LEGAL DESCRIPTION: (King County Assessor) HILLMANS LK WN GARDEN OF EDEN # 1 43 LESS N 10 FT ALL 44 & 2ND CL SH LDS WATER BODY/REACH: Lake Washington, Reach E EXEMPTION JUSTIFICATION/DECISION: An exemption from a Shoreline Management Substantial Development Permit is hereby Approved on the proposed project in accordance with Renton Municipal Code (RMC) 4-9-190C “Exemption from Permit System” and for the following reasons: Construction on shorelands by an owner, lessee or contract purchaser of a single-family residence for their own use or for the use of their family, which residence does not exceed a height of thirty-five feet (35’) above average grade level and which meets all requirements of the state agency or local government having jurisdiction thereof, other than requirements imposed pursuant to chapter 90.58 RCW. "Single-family residence" means a detached dwelling designed for and occupied by one (1) family including those structures and developments within a contiguous ownership which are a normal appurtenance. An "appurtenance" is necessarily connected to the use and enjoyment of a single-family residence and is located landward of the ordinary high-water mark and the perimeter of a wetland. On a statewide basis, normal appurtenances include a garage; deck; driveway; utilities; fences; installation of a septic tank and drainfield and grading which does not exceed 250 cubic yards and which does not involve placement of fill in any wetland or waterward of the ordinary high-water mark. Local circumstances may dictate additional interpretations of normal appurtenances which shall be set forth and regulated within the applicable master program. Construction authorized under this exemption shall be located landward of the ordinary high-water mark. Staff Comment: The proposed entry replacement and deck addition to the existing single-family residence would qualify as the replacement/addition of a normal appurtenance to an existing single-family residence and would therefore qualify as an exemption from a Shoreline Substantial Development Permit. SHORELINE EXEMPTION FINDINGS: The proposed development is consistent with the following findings: i. Consistent with the policies of the Shoreline Management Act. ii. Consistent with the City of Renton Shoreline Master Program. Staff Comment: As previously discussed above, the proposed deck additions would comply with the adopted vegetation conservation buffer and building setback requirements of the adopted Shoreline Master Program. In addition, the proposed increase in impervious surface coverage would comply with RMC 4-10- 095F.2, which permits minor alterations to lawfully constructed single-family residential development. Docusign Envelope ID: 9F28B153-6E3A-4D42-8A43-BA6EF7B35DB1 City of Renton Department of Community & Economic Development Certificate of Exemption From Shoreline Substantial Development Thomas Residence LUA25-000113, SME Permit Date: April 18, 2025 Page 3 of 3 D_Thomas Residence_SME_FINAL SIGNATURE & DATE OF DECISION: _____________________________________ ______________________________ Matthew Herrera, Planning Director Date RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body 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 approval body 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 time frame. APPEALS: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on May 2, 2025. 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 must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. EXPIRATION: Two (2) years from the date of decision (date signed). ATTACHMENTS: Attachment A: Project Narrative Attachment B: Permit Drawings Docusign Envelope ID: 9F28B153-6E3A-4D42-8A43-BA6EF7B35DB1 4/18/2025 | 12:52 PM PDT For