HomeMy WebLinkAboutD_Admin Report_Ripley Variance_and_Exhibits_190506_v3_FINALDEPARTMENT OF COMMUNITY
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D_Admin Report_Michael Residence Variance_190506
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: May 9, 2019
Project File Number: PR19-000194
Project Name: Michael Residence Variance
Land Use File Number: LUA19-000057, V-A
Project Manager: Alex Morganroth, Associate Planner
Owner/Applicant: Ryan Michael, 3500 Factoria Blvd, Bellevue, WA 98006
Contact: Joey Bisset, EH Design, LLC, 754 N 4th St, Coeur D'Alene, ID 83814
Project Location: 5221 N Ripley Lane
Project Summary: The applicant is requesting approval of an Administrative Variance from the
provisions of the Renton Municipal Code (RMC) regulating front yard setbacks for a
primary single-family structure in the Residential - 8 dwelling units per acre (R-8) zone
(RMC 4-2-110A). The purpose of the variance is to allow for the construction of a
new single-family residence at 5221 N Ripley Ln (APN 3343302830). The subject lot
is approximately 19,893 sq. ft. (0.46 acres) in total size, with 5,998 sq. ft. of upland
area. The existing 1,490 square foot home is proposed to be demolished. The R-8
development standards require a front yard setback of 20 feet. The applicant is
requesting a variance to allow the proposed new home to encroach approximately
18.5 feet into the front yard setback at the east property line. Vehicular access to the
property is to remain via a driveway off of N Ripley Ln. The proposed lot is situated
on the shoreline of Lake Washington and is in the Shoreline Residential designation,
Reach E. Other critical areas present on the site includes a High Seismic Hazard area
and a High Landslide Hazard area. No trees would be removed as part of the new
home construction.
Site Area: 0.44 acres
DocuSign Envelope ID: 61F7529D-EDF1-4555-B0D7-F0BFB6233E49
City of Renton Department of Community & Economic Development
Michael Residence Variance
Administrative Report & Decision
LUA19-000057, V-A
Report of May 9, 2019 Page 2 of 8
D_Admin Report_Ripley Variance_190506_v3_FINAL
B. EXHIBITS:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Site Photos
Exhibit 4: Elevations
C. GENERAL INFORMATION:
1. Owner(s) of Record: Ryan Michael
2. Zoning Classification: Residential-8 (R-8)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: Single-family Residential
5. Critical Areas: High Landslide Hazard, High Seismic Hazard, Shoreline
Residential Environmental Designation - Lake
Washington Reach B.
6. Neighborhood Characteristics:
a. North: Single-family Residential, Residential- 8 (R-8)
b. East: Single-family Residential, Residential- 8 (R-8)
c. South: Single-family Residential, Residential- 8 (R-8)
d. West: Lake Washington
7. Site Area: 0.44 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 1823 04/21/1960
Shoreline Exemption LUA10-067 N/A 09/08/2010
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-090: Shoreline Master Program Regulations
DocuSign Envelope ID: 61F7529D-EDF1-4555-B0D7-F0BFB6233E49
City of Renton Department of Community & Economic Development
Michael Residence Variance
Administrative Report & Decision
LUA19-000057, V-A
Report of May 9, 2019 Page 3 of 8
D_Admin Report_Ripley Variance_190506_v3_FINAL
3. Chapter 9 Variances, Waiver, Modifications, and Alternates
4. Chapter 11 Definitions
F. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on April 11,
2019 and determined the application complete on the same day. The project complies with the 120-day
review period.
2. The applicant’s submittal materials comply with the requirements necessary to process the administrative
variance request.
3. The project site is located 5221 N Ripley Lane (APN 3343302830).
4. The project site is currently developed with a single-family residence.
5. Access to the site would be provided via the existing driveway off of Ripley Lane.
6. The site is located within the Residential-8 (R-8) zoning classification.
7. There is one (1) tree located on-site, which the applicant is proposing to retain.
8. The site is mapped with High Landslide Hazard, High Seismic Hazard, Shoreline Residential Environmental
Designation - Lake Washington Reach B.
9. The applicant is proposing to begin construction in the summer of 2019 and end in spring of 2020.
10. The following variance to regulations have been requested by the applicant:
RMC Code Citation Required Standard Requested Variance
RMC 4-2-110A
Residential
Development Standards
20 foot front yard setback
in R-8 zone
Requesting variance to allow for 18.5 foot
encroachment into R-8 front yard setback
11. No public or agency comments were received.
12. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation. The project complies with the goals and policies of this Comprehensive Plan land use
designation.
Compliance Comprehensive Plan Analysis
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s
sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream
courses and their floodplains, wetlands, ground water resources, wildlife habitats, and
areas of seismic and geological hazards.
DocuSign Envelope ID: 61F7529D-EDF1-4555-B0D7-F0BFB6233E49
City of Renton Department of Community & Economic Development
Michael Residence Variance
Administrative Report & Decision
LUA19-000057, V-A
Report of May 9, 2019 Page 4 of 8
D_Admin Report_Ripley Variance_190506_v3_FINAL
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy SH-3: All shoreline policies, regulations, and development shall recognize and
protect private rights consistent with the public interest and, to the extent feasible,
shall be designed and constructed to protect the rights and privacy of adjacent
property owners. Shoreline uses and activities should be discouraged if they would
cause significant noise or odor or unsafe conditions that would impede the
achievement of shoreline use preferences on the site or on adjacent or abutting sites.
14. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations:
Compliance Critical Areas Analysis
Compliance
not yet
determined
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers and/or
setbacks from buffers. A standard 15-foot building setback is required for all structures from
Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard
Areas.
Staff Comment: A high seismic hazard and high landslide hazard were mapped on or within 50
feet of the project site. A geotechnical report prepared by a qualified professional is required to
be submitted at the time of building permit application for all development on sites located
within 50 feet of a geotechnical hazard, unless waived by the Building Official. Compliance for
this standard would be verified at the time of building permit review.
15. Variance Analysis: The applicant is requesting a variance to allow a future single-family residence to
encroach approximately 18.5 feet into the front yard setback. The proposal is compliant with the following
variance criteria, pursuant to RMC 4-9-250.B.5. Therefore, staff recommends approval of the requested
variance, subject to one condition of approval.
Compliance Variance Criteria and Analysis
a. That the applicant suffers practical difficulties and unnecessary 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.
Staff Comment: The subject property is located on N Ripley Lane, a private street with very
narrow travel lanes and no frontage improvements. The buildable area of both the subject site
and the neighboring properties directly north and south on N Ripley Lane is limited due to the
King County parcel (previously railroad ROW) to the east and Lake Washington to the west.
Due to the proximity to the lake, the lots along N Ripley Lane are also subject to the Shoreline
Master Program regulations and have setbacks ranging from 25 feet to 45 feet from the
ordinary high water mark. The average landward lot depth of the three lots to the north and
three lots to the south of the subject site is approximately 123 feet. Due to the lot constraints
created by both the built and natural environment, most of the homes on N Ripley Lane
encroach into the front yard setback. Encroachments into the front yard setback for the
DocuSign Envelope ID: 61F7529D-EDF1-4555-B0D7-F0BFB6233E49
City of Renton Department of Community & Economic Development
Michael Residence Variance
Administrative Report & Decision
LUA19-000057, V-A
Report of May 9, 2019 Page 5 of 8
D_Admin Report_Ripley Variance_190506_v3_FINAL
adjacent homes range between 15 and 20 feet and the majority of homes within a 300 foot
radius of the subject property are legally non-conforming structures with frequent
encroachments into the R-8 front, rear, and side setbacks. The nonconformity of the lots
creates difficulties for property owners wishing to construct additions or new homes along
Ripley Lane that meet current code.
The applicant contends that without granting the variance, strict adherence to the front yard
setback requirement would deprive them of privileges enjoyed by other property owners in the
vicinity. The footprint of the existing home encroaches into both the north side yard
(approximately 4 feet) and the front yard setbacks (approximately 19.5 feet). If constructed,
the new home would no longer encroach into the side yard setback and would not encroach
any further into the front yard setback less than the existing home. The applicant states that
strict application of both the 20 foot front yard setback and the 35 foot shoreline setback
would restrict the footprint to a size significantly less than the neighboring houses. In
conclusion, the applicant contends that approval of the variance would allow the property
owner to construct his home in a manner similar to neighboring property owners who are also
constrained by the tight development pattern along N Ripley Ln.
Staff has reviewed the proposed variance request and concurs that strict adherence to the R-8
front yard setback requirement may cause unnecessary hardship by depriving the applicant of
the ability to construct a home of similar in size and location as neighboring property owners.
The buildable area of the subject property is restricted by roadway infrastructure to the east
and Lake Washington to the west. The subject lot is a part of the Garden of Eden plat which
was approved in 1904 and the existing home on the site was built in 1938. The 1938 zoning
standards were significantly different than the current development standards for the R-8 zone
and modern shoreline regulations were not in effect. As such, many homes constructed within
the Garden of Eden plat along Ripley Lane have a relatively small buildable area once all
setbacks are applied. Staff also concurs that many other residential property owners in the
vicinity have homes that encroach into all setbacks and that the strict interpretation of the
development regulations would deprive the applicant of privileges enjoyed by those nearby
owners.
Compliant if
Condition of
Approval is
Met
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.
Staff Comment: The applicant contends that 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 which the subject property is situated due to two factors. First, the proposed new
home would not encroach any further into the front yard setback than the existing home which
has been located on the site since 1938. Therefore construction of a new home sited in a
similar manner would have a minimal visual impact on the neighbors to the north and south. In
addition, the proposed house would no longer encroach into the north side yard setback and
would provide more separation distance between the new building and the existing house on
the neighboring lot to the north. Second, if approved, the variance would allow the applicant
to construct a home in similar manner as the adjacent properties that face the same
constraints due to the roadway and lake. The proposed home would not look out of place as
the majority of neighboring homes encroach into the front yard setback in a similar manner.
Staff has reviewed the applicant’s justifications and concurs with their analysis. Staff finds that
the proposed front yard setback encroachment would 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 situated based on the site characteristics. The granting of the variance would not
result in a structure that is significantly different than that of the existing home, which has been
located on the site for over 80 years. In addition, the proposed home would not have a negative
visual impact on the surrounding property owners due to the existing conditions on the site and
the location of the existing structure in relation to the adjacent homes.
DocuSign Envelope ID: 61F7529D-EDF1-4555-B0D7-F0BFB6233E49
City of Renton Department of Community & Economic Development
Michael Residence Variance
Administrative Report & Decision
LUA19-000057, V-A
Report of May 9, 2019 Page 6 of 8
D_Admin Report_Ripley Variance_190506_v3_FINAL
The site currently contains landscaping between the road and garage that provides a
screen/buffer between the structure and the street. In order to improve the visual separation
between the home and the street, staff recommends as a condition of approval the applicant
install additional landscape elements that would provide a moderate level of screening between
the future garage and the street along the east side of the property. The additional landscaping
shall be shown on the landscape plan submitted with the future building permit and shall be
subject to review and approval by the Current Planning Project Manager.
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.
Staff Comment: The applicant contends that the approval of the variance would not be
considered a special privilege due to the fact that adjacent properties also have structures that
project into the front, rear, and side yard setbacks. In addition, the property is in an area where
most homes are located up against a private street and do not have front yards.
All existing houses in the immediate vicinity encroach into the front yard setback to varying
degrees and the applicant maintains that the proposed variance would allow him to maximize
the value of his property while remaining consistent with the development pattern of Ripley
Lane.
Staff has reviewed the applicant’s justifications and concurs that the granting of the variance
would not constitute a grant of special privilege inconsistent with other properties in the vicinity
and a part of the Garden of Eden subdivision and the same zoning designation. The granting of
this variance would allow the new home to be closer to the size and dimensions of neighboring
homes that have been constructed along Ripley Lane.
d. That the approval is a minimum variance that will accomplish the desired purpose.
Staff Comment: The applicant contends that the variance request only allows for the proposed
new home to be sited in a similar manner to the neighboring homes and allows the property
owner construct a home that will meet their needs while maintaining the required shoreline
setback of 35 feet.
Staff reviewed the variance request and concludes that the proposed front yard setback
encroachment would be the minimum required in order to meet the goal of constructing a home
that takes full advantage of a water front lot, protects the ecological function of the shoreline
by ensuring the provision of the full 35 foot shoreline setback, and allowing the home be of a
similar size and location as the neighboring homes. Therefore, the requested setback
encroachment would be the minimum necessary to accomplish the desired purpose.
G. CONCLUSIONS:
1. The subject site at 5221 N Ripley Lane is located in the Residential High Density (RHD) Comprehensive
Plan designation and complies with the goals and policies established with this designation, see FOF 6.
2. The subject site is at 5221 N Ripley Lane located in the Residential-8 (R-8) zoning designation.
3. The proposed variance application complies with the Critical Areas Regulations provided the applicant
complies with City Code, see FOF 15.
4. The requested variance meets the four (4) criteria to be considered in making a decision on a variance
request as specified in RMC 4-9-250.B.5, if the condition of approval is met. The analysis of the proposal
according to variance criteria is found in the body of the Staff Report, see FOF 16.
DocuSign Envelope ID: 61F7529D-EDF1-4555-B0D7-F0BFB6233E49
City of Renton Department of Community & Economic Development
Michael Residence Variance
Administrative Report & Decision
LUA19-000057, V-A
Report of May 9, 2019 Page 7 of 8
D_Admin Report_Ripley Variance_190506_v3_FINAL
H. DECISION:
The Michael Residence Variance, File No. LUA19-000057, V-A, as depicted in Exhibit 2, is approved and is subject
to the following conditions:
1. The applicant shall install landscape elements that provide a moderate level of screening between the
garage and the street along the east side of the property. The landscaping should be shown on the
landscape plan submitted with the building permit and shall be subject to review and approval by the
Current Planning Project Manager.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on May 9, 2019 to the Owner/Applicant/Contact:
Owner/Applicant: Contact:
Ryan Michael
3500 Factoria Blvd
Bellevue, WA 98006
Joey Bisset
EH Design, LLC
754 N 4th St
Coeur D’Alene, ID 83814
TRANSMITTED on May 9, 2019 to the Parties of Record:
None
TRANSMITTED on May 9, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
I. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
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 May 23, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
DocuSign Envelope ID: 61F7529D-EDF1-4555-B0D7-F0BFB6233E49
5/9/2019 | 4:33 PM PDT
City of Renton Department of Community & Economic Development
Michael Residence Variance
Administrative Report & Decision
LUA19-000057, V-A
Report of May 9, 2019 Page 8 of 8
D_Admin Report_Ripley Variance_190506_v3_FINAL
EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
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.
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.
DocuSign Envelope ID: 61F7529D-EDF1-4555-B0D7-F0BFB6233E49
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Michael Residence Variance
Land Use File Number:
LUA19-000057, V-A
Date of Report
May 9, 2019Error!
Reference source not
found.
Staff Contact
Alex Morganroth
Associate Planner
Project Contact/Applicant
Joey Bisset
EH Design, LLC
754 N 4th St, Coeur D'Alene,
ID 83814
Project Location
5221 N Ripley Lane
The following exhibits are included with the Administrative report:
Exhibit 1: Administrative Decision
Exhibit 2: Site Plan
Exhibit 3: Site Photos
Exhibit 4: Neighborhood Map
Exhibit 5: Elevations
DocuSign Envelope ID: 61F7529D-EDF1-4555-B0D7-F0BFB6233E49
SITE NOTES
PROVIDE EROSION CONTROL MEASURES DURING CONSTRUCTION AS REQUIRED BY THE GOVERNING
AUTHORITY.
ALL SURFACES ADJACENT TO THE BUILDING PERIMETER ARE TO SLOPE AND DRAIN AWAY FROM THE
BUILDING.
CONTRACTOR TO VERIFY LOCATION OF ALL UTILITIES PRIOR TO INITIATION OF ANY DEMOLITION OR
CONSTRUCTION OPERATIONS. ANY DAMAGE TO EXISTING UTILITIES ON SITE OR ADJACENT
PROPERTY SHALL BE CONTRACTOR'S RESPONSIBILITY.
CONTRACTOR TO VERIFY WITH GOVERNING AUTHORITY ALL SETBACKS AND EXISTING EASEMENTS.
CONTRACTOR TO FIELD VERIFY WITH OWNER PLACEMENT OF HOUSE ON SITE AND DIMENSIONS TO
ALL EXISTING PROP. LINES, EXISTING STRUCTURES, ETC...
CONTRACTOR TO VERIFY AND CONFORM TO ALL GOVERNING AUTHORITIES RULES & REGULATIONS
IN REGARDS TO PLACEMENT (DISTANCES & SEPARATIONS) AND TYPE OF DRAINFIELD AND SEPTIC
SYSTEMS,
GENERAL SITE NOTES
LOT
3
1
LOT
3
2
LOT
3
3
LOT
3
4
N 88°43'58" W 2443.90'
24" MAPLE
16" MAPLE
WM
WV
G
MB
P
PP
WMN 07°59'19" W 35.48'N 08°02'20" W10.89'R=1382.39'
L=7.48'
Δ=0°18'36"
P
P
P
P
P
5.2'5.0'EXISTING HOUSE
1060± S.F.
PARCEL#
3343302830
19893 SQ FT
0.46 ACRE(S)
UPLAND AREA
5,998 SQ FT
0.14 ACRE(S)
VERT IS PER ARMY CORP
LAKE WASHINGTON DATUM
Z:20.850'
OHW
ELEV=21.85'
N 83°07'53" E (RA
D
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HEAT
EXCHANGER
EXISTING
CARPORT
50.0'
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912+86.2 T.S
TRAIN TRACKSRIPLEY LANEROCK BULKHEAD GGGGGGGGGGGGGGGGGGGGGGGGGGGGSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W W
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSG G G G
G GGGUPUP UP UP UP UP
UPGGG G G G G G G G G G G G G G G G G G G G
W W
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2
40404
0
383838
363636
343432
3
2
3
0
3022302
8
2028262624
2
4
2424222222202020ITEM 1
1' ELECTRICAL
EASEMENT, REC.
NO. 2734038
ITEM 2
10' SEWER EASEMENT,
REC. NO. 7212190389
ITEM 3
SHARED DOCK EASEMENT
REC. NO. 20170626001138 21.8521.85HEDGE
CONC
WALL
SSCO
RIM=23.86'
IE 8"PVC=21.86(S)
APPROX. LOCATION
PER RECORDS
30' SETBACK
FROM OHWM
15' VEGETATION
CONSERVATION
BUFFER
R/R
TIE
APPROX.
LOCATION
PER PAINT
MARKS 5'-0"5'-3"5'-0"5'-0 1/2"1'-7 1/2"22'-5"11'-6"
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36" AFF
36" AFF
30"
FREEZER
TRASH
RECY24"
DISHWASHER
48" COOKTOP /HOOD
T
PORSCHE911
PORSCHECAYENNE
K-T14428-4PURISTFAUCETSBRASSK-2215LADENALAVATORYVITREOUS CHINA
36"BBQ WATER FEATURE WALL75" TV75" TV
AVSTORAGE
109876520R
UP 4321KITCHEN14'-0" X 21'-4"
20R
DN
PANTRY8'-6" X 3'-6"
POWDER
6'-8" X 7'-4"
COATS3'-8" X 2'-1"
WINE
5'-2" X 2'-6"
FOYER
8'-5" X 7'-9"
MAINGARAGE22'-10" X 27'-4"
22" DEEPFRONTSTORAGE
MICRO
DRAWER
T DINING ROOM9'-10" X 19'-0"
OUTDOORKITCHEN10'-4" X 15'-10"
OUTDOORGREAT ROOM
19'-0" X 18'-0"
OUTDOORDINING14'-3" X 15'-10"
GREAT ROOM18'-4" X 19'-4"
ART
NICHE STORAGESTORAGESTORAGEELEV4'-3" X 4'-7"
8R
DN
4R
DN
4R
DN4R
DN
30"REFER5'-2 1/2"LOT
3
1
LO
T
3
2
LO
T
3
3
LOT
34
N 88°43'58" W 2443.90'24" MAPLE16" MAPLEWMWVGMBPPPWMN 88°43'58" W
350.84
'N 07°59'19" W 35.48'N 88°44'03" W
245.52
'N 00°36'02" W 56.70'N 08°02'20" W10.89'R=1382.39'L=7.48
'Δ=0°18'36"P5.2'
5.0'EXISTING HOUSE1060± S.F.PARCEL#334330283019893 SQ FT0.46 ACRE(S)UPLAND AREA5,998 SQ FT0.14 ACRE(S)VERT IS
PER
ARMY
CORPLAKE WASHINGTON DATUMZ:20.850'OHWELEV=21.85'N 83°07
'53"
E (RAD)HEATEXCHANGEREXISTINGCARPORTPIERPIERDOCK50.0
'ROW912+86.2 T.STRAIN TRACKSRIPLEY LANEINNER HARBOR LINEROCK BULKHEAD
G G G G G G G
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W W W W W W W
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GG UPGGGGGWGT T T T T T T T T T TPP
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22
302820
28 2626242424
2422
22
22
2020
20
ITEM
11' ELECTR
ICALEASEMENT, REC.NO. 2734038
ITEM
210' SEWER EASEMENT,REC. NO. 7212190389ITEM
3SHARED DOCK EASEMENTREC. NO. 2017062600113821.85
21.85
HEDGECONCWALLSSCORIM=23.86'IE 8"PVC=21.86(S)APPROX. LOCATIONPER RECORDS30' SETBACKFROM OHWM15' VEGETATIONCONSERVATIONBUFFERR/RTIEAPPROX.LOCATIONPER PAINTMARKS5'-0"
5'-3"
5'-0"
5'-0 1/2"1'-7 1
/2
"
22'-5"11'-6
"
24" U/CREFERH.B.36" AFF36" AFF
30"
FREE
Z
ER
TRASH RECY24"DISHW
A
SH
ER
48" COO
KT
OP
/
HOOD TPORSC
H
E911
PORSCH
ECAYENN
E
K-T14428-4PURISTFAUCETSBRASSK-2215LADENALAVATORYVITREOUS CHINA36"BBQ
WATER FEATURE WALL
75" TV75" TV
AV
STOR
AG
E
1098765
20RUP
4321KITCHEN14'-0"
X
2
1
'-
4
"20RDNPANTRY8'-6" X 3
'
-
6"POWDER6'-8"
X
7
'
-
4"COATS3'-8" X 2
'
-
1"WINE5'-2"
X
2
'
-
6"FOYER8'-5" X
7
'-
9
"MAINGARAGE22'-10"
X
2
7
'-
4
"
22" DE
EP
FRON
T
STORA
GE
MICRODRAWE
R TDINING
ROOM9'-10" X
19
'
-
0"OUTDOORKITCHEN10'-4" X
15
'
-
10
"OUTDOORGREAT ROOM
19'-0"
X
1
8
'
-0
"OUTDOO
RDINING
14'-3"
X
1
5
'
-1
0
"GREAT ROOM18'-4" X
1
9'
-
4
"
ARTNICHE
STORAGE STORAGE STORAGE
ELEV4'-3" X
4
'
-7
"
8RDN
4RDN4RDN
4RDN
30"REFER
5'-2 1/2"
A1.1SCALE:1 ENLARGED SITE PLAN
1/8" = 1'-0"
NORTH a private residence forryan michael5221 ripley lanerenton, washingtonMICHAEL
DATE:
DRAWN BY:
JOB NUMBER:
CHECKED BY:
03.05.2019
ELH/JAB
--
ELH
SHEET NUMBER:
DATE:ISSUED FOR:
2345678910
G
F
E
D
C
B
A
1
COPYRIGHT 2019
ERIC HEDLUND DESIGN, LLC
ALL RIGHTS RESERVED. REPRODUCTION
OR TRANSLATION OF ANY PART OF THIS
WORK WITHOUT THE WRITTEN PERMISSION
OF ERIC HEDLUND DESIGN, LLC
IS UNLAWFUL AND SUBJECT
TO CRIMINAL PROSECUTION.e r i c h e d l u n d d e s i g n l l cp o b o x 3 7 4 1c o e u r d a l e n e, i d a h o 8 3 8 1 62 0 8 - 7 5 5 - 7 9 1 0 p h o n e2 0 8 - 2 6 5 - 9 2 4 6 f a xi n f o @ e h - d e s i g n . n e t--
H
03.05.19 DESIGN DEVELOPMENTSURVEYORTERRANE10801 MAIN STREET, SUITE 102.BELLEVUE, WA 98004P: 425-458-4488E: JOELLEM@TERRANE.NETCONTACT: JOELLE MEYERSCALE:2 OVERALL SITE PLAN
1" = 30'-0"
RECEIVED
04/19/2019
amorganroth
PLANNING DIVISION
WALL PLATE - HIGH
TO UPPER LEVEL
45'-8"
TO SLABTO SLAB
32'-0"
34'-7"
56'-0"
54'-5 1/2"
GRADE PLANE
TO UPPER LEVEL
MAX PLATE HEIGHT
TO MAIN LEVEL
GRADE PLANE
24'-6"
MAX PLATE HEIGHT
TO MAIN LEVEL
57'-0 1/4"
WALL PLATE - LOW
CL
WALL PLATE AVERAGE:( 57'-0 1/4" + 54'-5 1/2" ) / 2 = 55.73'
28'-7"
STORY ANALYSIS
PLANE
STORY ANALYSIS
PLANE
GRADE PLANE
WALL PLATE - LOW
TO SLAB
TO UPPER LEVEL
MAX PLATE HEIGHT
24'-6"
32'-0"
TO MAIN LEVEL
45'-8"
MAX PLATE HEIGHT
57'-8 1/2"
GRADE PLANE
56'-0"
TO SLAB
34'-7"
TO UPPER LEVEL
54'-1 99/256"TO MAIN LEVEL
WALL PLATE - HIGH
54'-1 1/2"WALL PLATE AVERAGE:( 57'-8 1/2" + 54'-1 1/2" ) / 2 = 55.91'
CL
28'-7"
STORY ANALYSIS
PLANE
STORY ANALYSIS
PLANE
A5.1SCALE:1 SOUTH ELEVATION
1/4" = 1'-0"a private residence forryan michael5221 ripley lanerenton, washingtonMICHAEL
DATE:
DRAWN BY:
JOB NUMBER:
CHECKED BY:
03.05.2019
ELH/JAB
--
ELH
SHEET NUMBER:
DATE:ISSUED FOR:
2345678910
G
F
E
D
C
B
A
1
COPYRIGHT 2019
ERIC HEDLUND DESIGN, LLC
ALL RIGHTS RESERVED. REPRODUCTION
OR TRANSLATION OF ANY PART OF THIS
WORK WITHOUT THE WRITTEN PERMISSION
OF ERIC HEDLUND DESIGN, LLC
IS UNLAWFUL AND SUBJECT
TO CRIMINAL PROSECUTION.e r i c h e d l u n d d e s i g n l l cp o b o x 3 7 4 1c o e u r d a l e n e, i d a h o 8 3 8 1 62 0 8 - 7 5 5 - 7 9 1 0 p h o n e2 0 8 - 2 6 5 - 9 2 4 6 f a xi n f o @ e h - d e s i g n . n e t--
H
03.05.19 DESIGN DEVELOPMENTSURVEYORTERRANE10801 MAIN STREET, SUITE 102.BELLEVUE, WA 98004P: 425-458-4488E: JOELLEM@TERRANE.NETCONTACT: JOELLE MEYERSCALE:2 NORTH ELEVATION
1/4" = 1'-0"
TO SLAB
32'-0"
34'-7"
45'-8"
56'-0"
TO SLAB
GRADE PLANE
TO MAIN LEVEL
TO UPPER LEVEL
MAX PLATE HEIGHT
24'-6"
GRADE PLANE
TO MAIN LEVEL
TO UPPER LEVEL
MAX PLATE HEIGHT
STORY ANALYSIS
PLANE
28'-7"
STORY ANALYSIS
PLANE
TO SLAB
GRADE PLANE
TO UPPER LEVEL
MAX PLATE HEIGHT
24'-6"
32'-0"
TO MAIN LEVEL
45'-8"
MAX PLATE HEIGHT
TO SLAB
GRADE PLANE
34'-7"
TO UPPER LEVEL
56'-0"
TO MAIN LEVEL
STORY ANALYSIS
PLANE
28'-7"
STORY ANALYSIS
PLANE
A5.2SCALE:1 EAST ELEVATION
1/4" = 1'-0"a private residence forryan michael5221 ripley lanerenton, washingtonMICHAEL
DATE:
DRAWN BY:
JOB NUMBER:
CHECKED BY:
03.05.2019
ELH/JAB
--
ELH
SHEET NUMBER:
DATE:ISSUED FOR:
2345678910
G
F
E
D
C
B
A
1
COPYRIGHT 2019
ERIC HEDLUND DESIGN, LLC
ALL RIGHTS RESERVED. REPRODUCTION
OR TRANSLATION OF ANY PART OF THIS
WORK WITHOUT THE WRITTEN PERMISSION
OF ERIC HEDLUND DESIGN, LLC
IS UNLAWFUL AND SUBJECT
TO CRIMINAL PROSECUTION.e r i c h e d l u n d d e s i g n l l cp o b o x 3 7 4 1c o e u r d a l e n e, i d a h o 8 3 8 1 62 0 8 - 7 5 5 - 7 9 1 0 p h o n e2 0 8 - 2 6 5 - 9 2 4 6 f a xi n f o @ e h - d e s i g n . n e t--
H
03.05.19 DESIGN DEVELOPMENTSURVEYORTERRANE10801 MAIN STREET, SUITE 102.BELLEVUE, WA 98004P: 425-458-4488E: JOELLEM@TERRANE.NETCONTACT: JOELLE MEYERSCALE:2 WEST ELEVATION
1/4" = 1'-0"
RECEIVED
04/19/2019
amorganroth
PLANNING DIVISION