HomeMy WebLinkAboutD_SME_Bovey_Dock_Repair_260416_v2DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_SME_Bovey Dock Repair_260416
PLANNING DIVISION
CERTIFICATE OF EXEMPTION
FROM SHORELINE SUBSTANTIAL DEVELOPMENT
EVALUATION FORM & DECISION
DATE OF DECISION: April 16, 2026
PROJECT NUMBER: LUA26-000126, SME
PROJECT NAME: Bovey Dock Repair
PROJECT MANAGER: Valerie Porter, Senior Planner
CONTACT: Jay Irwin, Irwin Land Use Consulting, LLC
PO Box 1715, Bellingham, WA 98227
APPLICANT/OWNER: Timothy & Cynthia Bovey
3007 Mountain View Ave N, Renton, WA 98056
PROJECT LOCATION: 3007 Mountain View Ave N, Renton, WA 98056 (APN 3342103930)
PROJECT DESCRIPTION: The applicant is requesting a Shoreline Exemption to repair an existing dock. The
project site (APN 3342103930) is 28,097 square feet (0.64 acres) in size and gains
primary access from Mountain View Ave N (Attachment C). The property is
developed with an existing residence, attached garage, deck and patio. The
proposal consists of installing high-density polyethylene (HDPE) pipe sleeves over
33 existing dock pilings, including one (1) standalone moorage pile located
approximately 15 feet (15’) from the dock, and replacing the dock surface with
light-penetrating decking. No pile replacement, land disturbance, grading, or
expansion of the existing dock are proposed. The project site is adjacent to Lake
Washington, a designated Shoreline of the State, and is located within Reach E,
the Shoreline Residential environment designation, and the Aquatic Shoreline
Overlay. According to the City of Renton (COR) Maps, the project site is not
impacted by critical areas. Several trees are located throughout the site, and no
trees or vegetation are proposed for removal.
SEC-TWN-R: SE-31-24-5
LEGAL DESCRIPTION:
(King County Assessor)
HILLMANS LK WN GARDEN OF EDEN # 1 LOT 2 RENTON LLA #LUA-10-063-LLA
REC #20110223900005 SD LLA DAF- LOTS 64 & 65 SD BLK A TGW 2ND CL SH LDS
Plat Block: A, Plat Lot: 64-65
WATER BODY/REACH: Lake Washington Reach E
Docusign Envelope ID: C03B268B-2CA4-46E4-896A-A5FF9D02CFF0
City of Renton Department of Community & Economic Development Certificate of Exemption From Shoreline Substantial Development
Bovey Dock Repair LUA26-000126, SME
Permit Date: April 16, 2026 Page 2 of 4
D_SME_Bovey Dock Repair_260416_v2
CRITICAL AREA(S): None
SHORELINE 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 “Exemptions from Permit System” and for the following reasons:
Per RMC 4-9-190C.c.i-iii, "Normal maintenance" includes those usual acts to prevent a decline, lapse, or
cessation from a lawfully established condition. "Normal repair" means to restore a development to a state
comparable to its original condition, including but not limited to its size, shape, configuration, location, and
external appearance, within a reasonable period after decay or partial destruction, except where repair
causes substantial adverse effects to shoreline resource or environment. Replacement of a structure or
development may be authorized as repair where such replacement is the common method of repair for the
type of structure or development and the replacement structure or development is comparable to the
original structure or development including but not limited to its size, shape, configuration, location and
external appearance and the replacement does not cause substantial adverse effects to shoreline resources
or environment.
Pursuant to the City of Renton's Environmental Ordinance and WAC 197-11-800.3, the Bovey Dock Repair
project is classified as Repair, Remodeling, and Maintenance Activities and as such, is exempt from SEPA
(RCW 43.21C, 1971 as amended). The repair, remodeling, maintenance, or minor alteration of existing
private or public structures, facilities or equipment, including utilities, recreation, and transportation
facilities involving no material expansions or changes in use beyond that previously existing; except that,
where undertaken wholly or in part on lands covered by water, only minor repair or replacement of structures
may be exempt.
Staff Comment: The proposal is to conduct normal maintenance and repair work on the existing dock
located at 3007 Mountain View Ave N and thus, qualifies for an exemption from the requirement to obtain a
Shoreline Substantial Development Permit (SSDP) per RMC 4-9-190C, Exemptions from Permit System
(Attachments A and B). The proposed work includes placing HDPE pipe sleeves over 33 existing pilings and
replacing the dock decking. All proposed work will occur within the footprint of the existing dock and
standalone mooring and will not negatively impact Lake Washington.
The project site is located within the Shoreline Residential environmental designation and the Aquatic
Shoreline Overlay of Reach E of Lake Washington, a Shoreline of the State, and lies waterward of the ordinary
high water mark (OHWM). The scope of work meets the definition of “normal maintenance and repair,” as it
seeks to restore an existing structure to a condition comparable to its original function, size, and location.
The project would not result in adverse impacts to shoreline ecological functions or processes and is
consistent with the exemption criteria for maintenance and repair under the Shoreline Management Act. The
proposal is categorically exempt from SEPA under WAC 197-11-800(3), as the activities constitute repair,
remodeling, maintenance, or minor alteration of existing private or public structures, facilities or equipment,
including utilities, recreation, and transportation facilities involving no material expansions or changes in use
beyond that previously existing; except that, where undertaken wholly or in part on lands covered by water,
only minor repair or replacement of structures may be exempt (examples include repair or replacement of
piling, ramps, floats, or mooring buoys, or minor repair, alteration, or maintenance of docks). According to
Attachment F, the project would not result in any net loss of ecological functions.
Docusign Envelope ID: C03B268B-2CA4-46E4-896A-A5FF9D02CFF0
City of Renton Department of Community & Economic Development Certificate of Exemption From Shoreline Substantial Development
Bovey Dock Repair LUA26-000126, SME
Permit Date: April 16, 2026 Page 3 of 4
D_SME_Bovey Dock Repair_260416_v2
Per RMC 4-3-090E.7.e, Maintenance and Repair of Docks, existing docks or piers that do not comply with
these regulations may be repaired in accordance with the criteria below.
i. When the repair and/or replacement of the surface area exceeds thirty percent (30%) of the surface area
of the dock/pier, light penetrating materials must be used for all replacement decking. For floating docks,
light penetrating materials shall be used where feasible, and as long as the structural integrity of the dock is
maintained.
Staff Comment: The proposal includes the replacement of the existing closed wood decking with ThruFlow
decking, which is a light penetrating material. The new decking will allow at least forty-two percent (42%)
light transmission, which meets Washington Department of Fish and Wildlife (WDFW) standards for
protection of fish life (Attachment E).
ii. When the repair involves replacement of the surfacing materials only, there is no requirement to bring the
dock/pier into conformance with dimensional standards of this Section.
Staff Comment: The proposal includes the replacement of surface materials only; no pilings are proposed
for replacement.
iii. When the repair/replacement involves the replacement of more than fifty percent (50%) of the pilings, or
more, the entire structure shall be replaced in compliance with these regulations. For floating docks, when
the repair/replacement involves replacement of more than fifty percent (50%) of the total supporting
structure (including floats, pilings, or cross-bars), the entire structure shall be replaced in compliance with
these regulations.
Staff Comment: No pilings are being proposed for replacement. Instead, the existing pilings would remain in
place, with HDPE sleeves installed over them.
iv. When the existing dock/pier is moved or expanded or the shape reconfigured, the entire structure shall
be replaced in compliance with these regulations.
Staff Comment: No expansion of the existing dock is proposed.
SHORELINE EXEMPTION FINDINGS:
The proposed development is consistent with the following findings:
YES i. Consistent with the policies of the Shoreline Management Act.
Staff Comments: The proposal is consistent with the policies of the Shoreline
Management Act and the scope of work meets the criteria for a Shoreline Exemption.
YES ii. Not Applicable to the guidelines of the Department of Ecology where no Master Program
has been finally approved or adopted by the Department.
Staff Comments: The project is subject to the City of Renton’s adopted Shoreline Master
Program.
YES iii. Consistent with the City of Renton Shoreline Master Program.
Docusign Envelope ID: C03B268B-2CA4-46E4-896A-A5FF9D02CFF0
City of Renton Department of Community & Economic Development Certificate of Exemption From Shoreline Substantial Development
Bovey Dock Repair LUA26-000126, SME
Permit Date: April 16, 2026 Page 4 of 4
D_SME_Bovey Dock Repair_260416_v2
Staff Comments: As previously discussed, the proposal complies with the standards
and requirements of the Shoreline Master Program and the scope of work qualifies for a
Shoreline Exemption.
CONDITIONS OF APPROVAL:
None recommended.
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 April 30, 2026. 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: Land Use Permit Master Application
Attachment B: Project Narrative dated November 3, 2025
Attachment C: Vicinity Map
Attachment D: Statutory Warranty Deed record date May 9, 2025
Attachment E: Dock Repair Plans, prepared by Lakeside Construction, dated October 8, 2025
Attachment F: Lake Study, prepared by Wetland Resources, Inc., dated March 19, 2026
cc: Clark Close, Current Planning Manager
Docusign Envelope ID: C03B268B-2CA4-46E4-896A-A5FF9D02CFF0
for
4/16/2026 | 2:57 PM PDT