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Home My WebLink AboutLUA-05-152-.' CITY OF RENTON PLANNING / BUILDING / PUBLIC WORKS MEMORANDUM Date: April 26, 2006 To: City Clerk's Office From: Stacy Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Flynn Shoreline Exemption & Variance LUA (file) Number: LUA-05-152, SME, V-A' Cross-References: AKA's: Project Manager: Valerie Kinast Acceptance Date: December 30, 2005 Applicant: Matt Flynn Owner: Matt Flynn Contact: Jim Brandt, Brandt Design Services PID Number: 3343302795 ERC Decision Date: ERC Appeal Date: Administrative Approval: January 24, 2006 Appeal Period Ends: February 6, 2006 Public Hearing Date: Date Appealed to HEX: By Whom: H EX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is proposing to construct an additional floor on his house and increase the height ". of his garage. A shoreline exemption is requested because the work is proposed within 200 feet of the ordinary high water mark of Lake Washington. The work would meet the 25' setback required from the lake. The applicant is also requesting side yard variances in order to build the second floor on the footprint of the first floor, because the house does not meet the setback requirements of the R-8 zone. The required side yard setback is 5 ft., but the existing house is set back only 4 ft. and 4.75 ft. from the side lot lines. The applicant is requesting a front yard variance in order to increase the roof height of the existing garage. The garage is located 11.5 ft. from the front lot line and does not meet the 20-fobt front yard setback requirement in the R-8 zone. The 3,000 sq.ft. lot is significantly smaller than the 5,000 sq.ft. minimum lot size required for new lots in the R-8 zone. The buildable area of the lot is further reduced by the 25-ft. setback requirement from Lake Washington. Location: 5301 Ripley Lane N Comments: I , ~ • • PARTIES OF RECORD FLYNN VARIANCES &. SHOREL EXEMP LUA05-152, SME, V-A Jim Brandt Brandt Design Services PO Box 7785 Bonney Lake, WA 98391 tel: 253-826-9224 (contact) Updated: 12/30/05 Matt Flynn 5301 Ripley Lane N Renton, WA 98056 (owner / applicant) (Page 1 of 1) City o'nt~n Department of Planning / Building / pUb.orkS ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ....r: COMMENTS DUE: JANUARY 17, 2006 APPLICATION NO: LUA05-152, SME, V-A DATE CIRCULATED: DE~t:R 30,~ APPLICANT: Matt Flynn PROJECT MANAGER(valerie Kinast ~ PROJECT TITLE: Flynn Shoreline Exemption & Variances '-. ~"'-PLAN REVIEW: Kayren Kittrick L 0,·- SITE AREA: 3,000 square feet BUILDING AREA (gross): 2,280 square feet LOCATION: 5301 Ripley Lane N I WORK ORDER NO: 77519 SUMMARY OF PROPOSAL: The applicant is proposing to construct an additional floor on his house and increase the height of his garage. A shoreline exemption is requested because the work is proposed within 200 feet of the ordinary high water mark of Lake Washington. The work would meet the 25' setback required from the lake. The applicant is also requesting side yard variances in order to build the second floor on the footprint of the first floor, because the house does not meet the setback requirements of the R-8 zone. The required side yard setback is 5 ft., but the existing house is set back only 4 ft. and 4.75 ft. from the side lot lines. The applicant is requesting a front yard variance in order to increase the roof height of the existing garage. The garage is located 11.5 ft. from the front lot line and does not meet the 20-foot front yard setback requirement in the R-8 zone. The 3,000 sq.ft. lot is significantly smaller than the 5,000 sq.ft. minimum lot size required for new lots in the R-8 zone. The buildable area of the lot is further reduced by the 25-ft. setback requirement from Lake Washington. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housing Air Aesthetics Water Li9htlG/are Plants Recreation Land/Shoreline Use Utilities Animals Transporlation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airporl Environment 10,000 Feet 14,000 Feet n\o B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date '-'. CITY .......... , qr.~NTON·" .' . KathyKeolk~r, Mayor . February 8, 2006 . Jim Brandt Br'andtDesign Services PQ,Box7785 'Bdrmey Lake,WA 98391 . . . . . . '. SUBJECT: Flynn Shoreline Exemption &Vanance tUA05-152,SME, V.;A . :be~tMr. Brandt: PlanningtBuildirigtPtiblicWorks Department· ... " ,Gregg zimmerIilanP.E~,.Adininistrat9r I ~'., .. ' . . This ,I~tter is toinf6rm y<:iu that ·the '~PR~~I'pe~od endedon"Fetjri;lary 7,' ~006(oJ th~ '. ,''':A~ministrative Variance approval .. and' C~rtifi~att3 of. Exemption. from·:' Shoreline. Substantial·· . ·>.PevelopmentPern1it. No appeals were.~led:17his decision",is'fin'al.and application for the· .' " .....•. appropriately required permits may proceed'> .. ' "'.. ..... . .. ' ," " -, • "' -; .J. 'If you have any questions regarding the 'report and decision i~suedfor theAd~inistrative .'. :,Variance or Ce~ificate of Exemption~ please:caILr;neat (425)>43Jj~7270 ... " . . -.: ' <,Sincerely, .... . '(,.,': .... , .... ~ ...... ~ .. . '~"'~"i' ,[/)1 ...... '.' ... . ; . -.' . -' . .~ tfjil~ .. ~,> . -.' . . ". .. -,.' . -. . . "..' .. ,-.~" . '.' Val~rie Kinast .' , . AssQCiate Planner Matt Flynn I Owner Cindy. Huse I Parties of Record -,' . " ,", '.~ . . --..,.....-'---:-'----, .. -1O~5-S-S-ou-th-Gr-.· -a-dy-·W-.-ay-. '--R-e-nt-on'-;-'-W-as-h'-in-gt-o-n-9-g'-OS-S-'---, --:-. -,--~--:-'-••• ~ . '.(i} This paper contains 50% "";cied material, 3(lo/:Posi c6nsum\!r, AHEAD OF THE CURVE ... CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING • On the 24th day of January, 2006, I deposited in the mails of the United States, a sealed envelope containing Administrative Variance Report & Decision, Certificate of Exemption from Shoreline Development Permit documents. This information was sent to: Name Representing Jim Brandt, Brandt Design Services Contact Matt Flynn Owner /~ d~ (Signature of Sender): ~./"" /~ .. STATE OF WASHIN;"ON ) (J ) SS COUNTY OF KING ) I certify that I know or have satisfactory eVidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: { /'Vl fob Notary Public in and for the State of Washington Notary (print): __ t=--,La.-=--:v~~j~P_·14_1/f6J _______ _ My appointment expires: 3/ n(06 '.: Prdjecf Name;~!~ Flynn Shoreline Exemption & Variance Project Number:. LUA05-152, SME, V-A REPORT & DECISION DECISION DATE Project Name Owner / Applicant: Contact: File Number Project Description Project Location Existing single-family home Additions proposed Enclosing part of covered porch Proposed second floor Area of home after remodel City of Renton , Department of Planning / Building / Public Works ADMINISTRATIVE VARIANCE LAND USE ACTION January 23, 2006 Flynn Setback Variance Matt Flynn 5301 Ripley Lane North Renton, W A 98056 Jim Brandt Brandt Design Services P.o. Box 7785 Bonney Lake, W A 98391 LUA-05-152, V-A, SME Project Manager Valerie Kinast The applicant is proposing to construct an additional floor on his existing house, which does not meet the current 5-foot minimum side yard setback requirement in the R-8 zone. He is requesting a reduction of the side yard setback for the addition to 4 ft. from the northern lot line and 4.75 ft. from the southern lot line. The applicant is also proposing to increase the height of his garage, which does not meet its current 20-foot front yard setback requirement, or the 5-foot minimum setback requirement from the neighboring lot to the north. He is requesting a reduction of the front yard setback to 11.5 feet and of the side yard setback to the north to 4 feet. The 3,000 sq.ft. landward area of the lot is significantly smaller than the 5,000 sq.ft. minimum lot size required for new lots in the R-8 zone. The buildable area of the lot is further reduced by the 25-ft. shoreline setback requirement from Lake Washington. 5301 Ripley Lane North 1,496 sq. ft. living area Attached garage 257 sq. ft. 960 sq. ft. Footprint of house 1,396 sq. ft. before and after remodel 145 sq. ft. Lot Areab incl. land covered y water Approx. 12,960 sq. ft. 815 sq. ft. Landward site area 3,000 sq. ft. 2,456 sq. ft. living area Lot coverage Approx.l0% City of Renton PIBIPW Departmen" FL YNN SETBACK VARIANCE REPORT AND DECISION OFJanuary 23, 2006 A. Type of Land Use Action Conditional Use Site Plan Review Special Permit for Grade & Fill X Administrative Variance B. Exhibits The following exhibits were entered into the record: AdminisAe Variance Staff Report LUA05-152, V-A, SME Page 20'6 Binding Site Plan Shoreline Substantial Development Permit Administrative Code Determination Exhibit 1: Yellow file containing: application, proof of posting and publication, and other documentation pertinent to this request. Exhibit 2: Site Plan (received December 6, 2005) Exhibit 3: Zoning Map, Sheet B4 East (dated December 28, 2004) C. Project Description / Background: The applicant, Matt Flynn, is requesting approval of an administrative variance from the required front yard and side yard setbacks in the R-8 zone (section 4-2-110A). The subject site is located at 5301 Ripley Lane North. The lot is abutted by Lake Washington to the west and Ripley Lane North to the east. The lots to the north and south of the site are developed with single-family homes. The lot is approximately 12,960 sq. ft. in area, but over three-quarters of this is covered by water. 3,000 square feet of land is located landward of the waterline. The site is currently developed with a one-story, 1,496 square-foot, house built in 1930, and a 257 square-foot attached garage. The existing house does not meet the current side yard setback requirements, and the garage does not meet the front yard and side yard setback requirements. The applicant is proposing to construct an additional floor on his existing house. Side yard variances are requested in order to build the second floor on the footprint of the existing first floor, which does not meet the minimum 5 foot setback required in the R-8 zone. The variances would reduce the setbacks for the addition to 4 ft. from the northern lot line and 4.75 ft. from the southern lot line. The applicant is also proposing to increase the height of his existing garage. Front and side yard variances are requested in order to increase the height on the footprint of the existing structure from 7.75 feet to 12.5 feet, which does not meet the current setback requirements of20 feet in the front and 5 on the side. The variances would reduce the front yard setback of the garage to 11.5 feet and the side yard setback at the north to 4 feet, which would reflect the current location of the garage. The proposal meets all other R-8 development standards including the maximum building height and lot coverage. FINDINGS, CONCLUSIONS & DECISION Having reviewed the written record in the matter, the City now makes and enters the following: D. Findings 1) Request: The applicant, Matt Flynn, has requested approval of Administrative Variances from the required minimum 5-foot side yard setbacks and 20-foot front yard garage setback in the R- City of Renton PIB/PW Departmen. FL YNN SETBACK VARIANCE Adminisae Variance Staff Report LUA05-152, V-A, SME REPORT AND DECISION OFJanuary 23, 2006 Page 3 of 6 8 zone (section 4-2-110A) for the property located at 5301 Ripley Lane North. In order to build a second story addition on the footprint of the existing house and covered porch, the applicant is requesting a reduction of the 5-foot minimum side yard setback from the northern property line to 4 feet and from the southern property line to 4.75 feet. In order to increase the height of the existing attached garage at the front of the lot, the applicant is also requesting a reduction of the minimum front yard setback of 20 feet, for garages, to 11.5 feet, and for a reduction of the 5-foot side yard setback at the north to 4 feet. 2) Administrative Variance: The applicant's administrative variance submittal materials comply with the requirements necessary to process a variance. A zoning map excerpt and the applicant's site plan are entered as exhibits numbers 2 and 3. 3) Existing Land Use: Land uses surrounding the subject site include: North: single-family residential; South: single-family residential; East: Ripley Lane North on railway right-of-way and beyond it 1-405; and West: Lake Washington. 4) Zoning: The site is located in the Residential - 8 (R-8) dwelling units per acre zone. The development standards for this zone require a 15-foot front yard setback for the primary structure, 20-foot front yard setback for the garage, 20-foot rear yard setback and 5-foot interior side yard setback. Maximum lot coverage for lots under 5,000 square feet is 50%. 5) Topography: The site slopes slightly downward toward Lake Washington. 6) Lot and Building Size: The lot is approximately 12,960 sq. ft. in size, but only 3,000 square feet of the lot are located landward of the waterline. The proposed single-family residence totals 2,713 square feet with a footprint of approximately 1,396 square feet. Building lot coverage for this site would remain the same at approximately 10%. 7) Shoreline Encroachment: The eaves at the west end of the proposed second story addition are shown protruding into the required 25-foot shoreline setback area from Lake Washington. Also, the new porch structure on the second story addition is in the shoreline setback area. This variance process does not decide upon this issue, but the applicant should be advised, that these structures are not permitted per the Shoreline Master Program. The plans will need to be revised prior to submitting for the building permit. 8) Existing Structure: The existing home is one story with a square footage of 1,496 square feet. The attached garage is 257 square feet in size. Lot coverage of the existing structures is lO%. 9) Consistency With Variance Criteria: Section 4-9-250B.5.a. lists four criteria that the Zoning Administrator must consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: The Zoning Administrator shall have authority to grant an administrative variance upon making a determination, in writing, that the conditions specified below have been found to exist: a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant contends that special circumstances apply to the subject site, which impose limitations on the lot. Specifically, the applicant indicates that the property is constrained by the minimum 25-foot shoreline setback required from the Ordinary High Water Mark (OHWM) of Lake Washington at the west. He also indicates that the landward portion of City of Renton PIB/PW Departmen" FL YNN SETBACK VARIANCE Adminisae Variance Staff Report LUA05-152, V-A, SME REPORT AND DECISION OFJanuary 23, 2006 Page 4 of 6 the lot is only 3,000 square feet in size, which is small in comparison to other single-family lots in the City of Renton. The lot is significantly smaller than nearly all lots in the R-8 zone, in which it is located. The lot is also much smaller than the minimum lot size of 4,500 square feet or 5,000 square feet for new subdivisions in the R-8 zone. Therefore, the applicant is requesting to encroach 1) one foot into the north side yard setback area with a second story addition on the existing footprint of the house, 2) 0.25 feet into the south side yard setback with the second story addition on the footprint of the house and covered porch, 3) 8.5 feet into the front yard setback with additional height on the existing garage, and 4) one foot into the north side yard setback area with an addition of height to the garage. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The applicant contends that most other homes in the vicinity have been remodeled or rebuilt to include two stories. Many houses have existing encroachments into the setback areas because of the limited size of the lots along Lake Washington. Similar projects in the vicinity have not proven detrimental or injurious to property or improvements in the area. Staff anticipates the proposed new single-family residence would enhance the site by adding value to the property, which is currently assessed at $689,000 by the King County Tax Assessor. Comment was received from the owner of the abutting property south of the site. She agrees that the second floor addition would not be injurious to her or her property. She would prefer it not to include the portion of the addition over the covered porch, though, or the enclosing of the covered porch. Staff points out that without the variance, the applicant would be able to build over all but the outer 3 inches of the covered porch and still meet the 5-foot minimum setback requirement in the R-8 zone. Denying the variance would not prohibit the applicant from enclosing the porch, or building above it. Taking into consideration the scope of the project, including the outer 3 inches of the porch in the addition, will have no substantial additional impact to the neighboring properties than a project that meets the required setbacks. 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 does not constitute a special privilege, because there have been side and front yard setback variances granted for other properties along Lake Washington that are similarly constrained due to the shoreline setback and their size. The site is unusually small (3,000 square feet) compared to the standard minimum lot size of 5,000 square feet in the R-8 zone. The reduced side and front yard setbacks that are requested are relative to the size of the usable land. Furthermore, all other pertinent R-8 development standards, including lot coverage and building height would be met with the proposal. d. That the approval as determined by the Zoning Administrator is a minimum variance that will accomplish the desired purpose: The requested variance is the least that would be required to enable the applicant to build on the existing footprint of the house and garage. Given that use of the site is limited to the west by a 25 foot shoreline setback requirement from Lake Washington and by the unusually small size of the lot, it appears to staff that the request for 0.25-foot and I-foot reductions in the side yard setbacks for the second story addition is the minimum necessary City of Renton PIB/PW Departmen" FL YNN SETBACK VARIANCE AdminisAe Variance Staff Report LUA05-152, V-A, SME REPORT AND DECISION OFJanuary 23, 2006 Page 5 of 6 to allow the applicant to add a floor to the house on the footprint of the existing structure. Also, an 8.5-foot reduction of the front yard garage setback and I-foot reduction of the side yard setback for the garage is the minimum necessary to increase the height of the garage on the existing footprint. E. Conclusions 1. The subject site is located at 5301 Ripley Lane North, within the Residential - 8 Dwelling Units per Acre (R-8) zoning designation. 2. The R-8 zone requires a minimum front yard setback of 20 feet for the garage and 15 feet for the primary structure, and minimum side yard setbacks of 5 feet (RMC 4-2-110A). The applicant is requesting the following setbacks: 1) 4-foot side yard setback from the northern lot line for a second story addition on the existing footprint of the house, 2) 4.75-foot side yard setback from the southern lot line for a second story addition on the footprint of the house and covered porch, 3) 11.5-foot front yard garage setback in order to add height to the existing garage, and 4) 4-foot side yard setback from the northern lot line in order to add height to the existing garage. 3. The proposal meets the requirements for the granting of a setback variance. City of Renton PIBIPW Departmen. FL YNN SETBACK VARIANCE REPORT AND DECISION OFJanuary 23, 2006 F. Decision Adminisae Variance Staff Report LUA05-152, V-A, SME Page 60(6 1. The Administrative Setback Variance, Flynn Front and Side Yard Variances, File No. LUA05-103, V-A, SME is approved. SIGNATURE: Neil Watts, Development Services Director TRANSMI1TED this 23th day of January, 2006 to the applicant and owner: Matthew Flynn 5301 Ripley Lane North Renton, W A 98056 TRANSMI1TED this 23th day of January, 2006 to the Parties-ol-Records: 1imBrandt Brandt Design Services P.O. Box 7785 Bonney Lake, WA 98391 Cindy Huse 5227 Ripley Lane North Renton, W A 98056 TRANSMI1TED this 23th day of January, 2006 to the following: Larry Meckling, Building Official Stan Englar, Fire Marshal Neil Watts, PlanningiBuildingIPublic Works, Director 1ennifer Henning, Principal Planner Lawrence 1. Warren, City Attorney Gregg Zimmerman, PlanningIBuildingIPublic Works, Administrator King County 10urnal Land Use Action Appeals Date The administrative land use decision will become final if the decision is not appealed within 14 days of the date of approval. An appeal of the decision must be filed within the 14 day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). An appeal to the Hearing Examiner is governed by Title IV, Section 4-8-II.B, which requires that such appeals be filed directly with the Hearing Examiner via the City of Renton City Clerks Office. Appeals must be made in writing on or before 5:00 PM on February 6, 2006. Any appeal must be accompanied by a $75.00 fee and other specific requirements. THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte (private one-on-one) communications may occur 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. SE 64th St. ....c: -+-> [ ... _-_ .... _+---' :::: ..-< SE 72nd St. NE 50th St. Exhibit 2 y 200 W ~ ZONING ~ ~ TBCIOOCAL SBllVICIS ----Renton ClH,y Uml __ 1_ 29 T24N R5E E ~ fi CD == I U U C. UJ U C a ~-• .. ---' ~ \A .. J' . l' .' r)J, ~ .~ !;J -,- _0 ~ .. Q~', C'2,,·, f -" , ,If) - Exhibit 3 • ~ j I EXEMPTION FILE NO.: PROJECT NAME: OWNER/APPLICANT: PROJECT MANAGER: PROPOSAL: PROJECT LOCATION: LEGAL DESCRIPTION: SEC-TWN-R: WATER BODYIWETLAND: January 23, 2006 LUA-05-152, SME Flynn Shoreline Exemption Matt Flynn 5301 Ripley Lane North Renton, WA 98056 Valerie Kinast, Associate Planner The applicant is proposing to construct an additional story on his existing Single-story house. He is also proposing to add height to his existing attached garage. The site is located within 200 feet of the Ordinary High Water Mark of Lake Washington. All additions to the structures must be made outside of the 25-foot setback area from the OHWM of the lake as required by the City of Renton shoreline regulations. The subject site is located within the Urban Shoreline Environment. 5301 Ripley Lane North 29-30 C HILLMANS LK WN GARDEN OF EDEN # 3 LOT 29 LESS NLY 16.8 FT & NLY 17.5 FT OF 30 & SH LDS ADJ NE ~ 29-24-5 Lake Washington An exemption from a Shoreline Management Substantial Development Permit is hereby granted for the proposed project pursuant to Chapter 173-27-040 (2)(g) WAC: "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 above average grade level and which meets all requirements of the state agency or local government having jurisdiction thereof. "Single- family residence" means a detached dwelling designed for and occupied by one 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 Exemption from Shoreline Management.doc include a garage; deck; driveway; utilities; fences; installation of a septic tank and drainfield and grading which does not exceed two hundred fifty 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." The granting of the shoreline exemption is not intended to serve as an approval of the submitted plan for construction. The applicant is advised to revise the construction plans to remove the eaves and balcony of the upper story addition in order to meet the 25-foot shoreline setback requirement (RMC 4-3-090L 14). Please submit the revised plans for building permit approval. Include a copy of this Shoreline Exemption with building permit submittals. The proposed development is consistent or inconsistent with: CONSISTENT INCONSISTENT xx N/A Attachments: Vicinity Map Site Plan cc: Owner/Applicant File Exemption from Shoreline Management.doc Policies of the Shoreline Management Act. The guidelines of the Department of Ecology where no Master Program has been finally approved or adapted by the Department. The Master Program. Neil Watts, Director Development Services Division SE 64th St. SE SE 72nd St. NE 50th St. ~ C SE 80th St. u .... CoO ---I U U C. L&J U Q a o :00 :COO 1_ ~ ZONING ~ ~ 'l'I!CIINICAL SDV1CB8 - - - -_ton 01t;y UmitII 29 T24N RSE E "1--l~ -.. ' FilJ . ~ ... . _0 ~ :. f -.3 ;', , I . d) • ~I '} ~ l. ~ V :'J\ ) ~ o ) (), • Flynn square footages Footprint -before and after remodel Main floor Covered patio Garage Footprint living space -current Main floor Basement Total I ivi ng space 753 sq. ft. 386 sq. ft. 257 sq. ft. 1,396 sq. ft. 753 sq. ft. 743 sq. ft. 1,496 sq. ft. Garage 257 sq. ft. Total living space with garage 1,753 sq. ft. living space after remodel Total current living space 1,496 sq. ft. Covered patio being converted to living space 145 sq. ft. Added second floor 815 sq. ft. Total living space after remodel 2,456 sq. ft. Garage 257 sq. ft. Total living space with garage 2,713 sq. ft. Applicant stated footprint 1,313 sq. ft. (7) • City of Re,l Department of Planning / Building / Public .. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: WLs COMMENTS DUE: JANUARY 17, 2006 APPLICATION NO: LUA05-152, SME, V-A DATE CIRCULATED: DECEMBER 30, 2005 APPLICANT: Matt Flynn PROJECT MANAGER: Valerie Kinast PROJECT TITLE: Flynn Shoreline Exemption & Variances PLAN REVIEW: Kayren Kittrick SITE AREA: 3,000 square feet BUILDING AREAJgross): 2,280 square feet LOCATION: 5301 Ripley Lane N I WORK ORDER NO: 77519 SUMMARY OF PROPOSAL: The applicant is proposing to construct an additional floor on his house and increase the height of his garage. A shoreline exemption is requested because the work is proposed within 200 feet of the ordinary high water mark of Lake Washington. The work would meet the 25' setback required from the lake. The applicant is also requesting side yard variances in order to build the second floor on the footprint of the first floor, because the house does not meet the setback requirements of the R-8 zone. The required side yard setback is 5 ft., but the existing house is set back only 4 ft. and 4.75 ft. from the side lot lines. The applicant is requesting a front yard variance in order to increase the roof height of the existing garage. The garage is located 11.5 ft. from the front lot line and does not meet the 20-foot front yard setback requirement in the R-8 zone. The 3,000 sq.ft. lot is significantly smaller than the 5,000 sq.ft. minimum lot size required for new lots in the R-8 zone. The buildable area of the lot is further reduced by the 25-ft. setback requirement from Lake Washington. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinq Air Aesthetics Water LiJJhtlG/are Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS ,. LJ ~. O/L£. /L{)A/f?tpc:u;;(cs ~rC</J(L;· 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 eded to properly assess this proposal. Date 7 7 (. , City of Re. Department of Planning / Building / Public .S ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: 11-l~A J 8\(""..t§; COMMENTS DUE: JANUARY 17, 2006 APPLICATION NO: LUA05-152, SM~, V-A \j DATE CIRCULATED: DECEMBER 30, 2005 APPLICANT: Matt Flynn PROJECT MANAGER: Valerie Kinast PROJECT TITLE: Flynn Shoreline Exemmion & Variances PLAN REVIEW: Kayren Kittrick SITE AREA: 3,000 square feet BUILDING AREA (gross): 2,280 square feet LOCATION: 5301 Ripley Lane N I WORK ORDER NO: 77519 SUMMARY OF PROPOSAL: The applicant is proposing to construct an additional floor on his house and increase the height of his garage. A shoreline exemption is requested because the work is proposed within 200 feet of the ordinary high water mark of Lake Washington. The work would meet the 25' setback required from the lake. The applicant is also requesting side yard variances in order to build the second floor on the footprint of the first floor, because the house does not meet the setback requirements of the R-8 zone. The required side yard setback is 5 ft., but the existing house is set back only 4 ft. and 4.75 ft. from the side lot lines. The applicant is requesting a front yard variance in order to increase the roof height of the existing garage. The garage is located 11.5 ft. from the front lot line and does not meet the 20-foot front yard setback requirement in the R-8 zone. The 3,000 sq.ft. lot is significantly smaller than the 5,000 sq.ft. minimum lot size required for new lots in the R-8 zone. The buildable area of the lot is further reduced by the 25-ft. setback requirement from Lake Washington. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ HistoridCultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We ve ¢viewed this application with articular attention to those areas in which we have expertise and have identified areas of probable impact or ~"" .",r ... addnional In Ion I ne tied'o properly ",e ,.,, prop,,,,'. \4 ?t / ,;)ffj() (2 ~ ~ City of Re. Department of Planning / Building / PUbliC. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JANUARY 17, 2006 APPLICATION NO: LUA05-152, SME, V-A DATE CIRCULATED: DECEMBER 30, 2005 APPLICANT: Matt FI nn PROJECT MANAGER: Valerie Kinast PROJECT TITLE: FI nn Shoreline Exem tion & Variances SITE AREA: 3,000 s uare feet LOCATION: 5301 Ripley Lane N BUILDING DIVISIOI" SUMMARY OF PROPOSAL: The applicant is proposing to construct an additional floor on his house and increase the height of his garage. A shoreline exemption is requested because the work is proposed within 200 feet of the ordinary high water mark of Lake Washington. The work would meet the 25' setback required from the lake. The applicant is also requesting side yard variances in order to build the second floor on the footprint of the first floor, because the house does not meet the setback requirements of the R-8 zone. The required side yard setback is 5 ft., but the existing house is set back only 4 ft. and 4.75 ft. from the side lot lines. The applicant is requesting a front yard variance in order to increase the roof height of the existing garage. The garage is located 11.5 ft. from the front lot line and does not meet the 20-foot front yard setback requirement in the R-8 zone. The 3,000 sq.ft. lot is significantly smaller than the 5,000 sq.ft. minimum lot size required for new lots in the R-8 zone. The buildable area of the lot is further reduced by the 25-ft. setback requirement from Lake Washington. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Environment Minor Major Impacts Impacts Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELATED COMMENTS tV~ C. CODE-RELATED COMMENTS l\)~ More Information Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary HousinJL 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 informati9n is needed to properly assess this proposal. I / , ~(/~~~~~----Dar I City of Ren. Department of Planning / Building / PUbliC. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: y ...... ~I, •. OMMENTS DUE: JANUARY 17, 2006 APPLICATION NO: LUA05-152, SME, V-A DATE CIRCULATED: DECEMBER 30,2005 APPLICANT: Matt FI nn PROJECT MANAGER: Valerie Kinast PROJECT TITLE: FI nn Shoreline Exem tion & Variances SITE AREA: 3,000 s uare feet BUILDING AREA ross: 2,2BO s uare feet LOCATION: 5301 Ripley Lane N I WORK ORDER NO: 77519 SUMMARY OF PROPOSAL: The applicant is proposing to construct an additional floor on his house and increas~~h~~~¥~ON garage. A shoreline exemption is requested because the work is proposed within 200 feet of the ordinary high water mark of Lake Washington. The work would meet the 25' setback required from the lake. The applicant is also requesting side yard variances in order to build the second floor on the footprint of the first floor, because the house does not meet the setback requirements of the R-B zone. The required side yard setback is 5 ft., but the existing house is set back only 4 ft. and '4.75 ft. from the side lot lines. The applicant is requesting a front yard variance in order to increase the roof height of the existing garage. The garage is located 11.5 ft. from the front lot line and does not meet the 20-foot front yard setback requirement in the R-B zone. The 3,000 sq.ft. lot is significantly smaller than the 5,000 sq.ft. minimum lot size required for new lots in the R-B zone. The buildable area of the lot is further reduced by the 25-ft. setback requirement from Lake Washington. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS !U~ C. CODE-RELATED COMMENTS A.J(frl( 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 ~ded to properly assess this proposal. Ir b. ~D¥~/r//~~~-------- City of Re. Department of Planning / Building / PUbliC. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:---rf COMMENTS DUE: JANUARY 17, 2006 APPLICATION NO: LUA05-152, SME, V-A DATE CIRCULATED: DECEMBER 30, 2005 APPLICANT: Matt FI nn PROJECT MANAGER: Valerie Kinast PROJECT TITLE: FI nn Shoreline Exem tion & Variances SITE AREA: 3,000 s uare feet BUILDING AREA --=c.:....:...;::....:...::....:::::....;;'--.::.=-:~'-=;.::;,;,.c:.....;..;:=.:.-------------:-....;;;....'----'-'...;....;;.-'---'''';....;....>''''''-';..::.::..t..;....;;=.::...::....::..:I=:....::....:..::.::.:.---w::rrtIH'''ItItt~f'It\,w.;;'*')t, LOCATION: 5301 Ri Ie Lane N WORK ORDER NO: 77519 SUMMARY OF PROPOSAL: The applicant is proposing to construct an additional floor on his house and increase the height of his garage. A shoreline exemption is requested because the work is proposed within 200 feet of the ordinary high water mark of Lake Washington. The work would meet the 25' setback required from the lake. The applicant is also requesting side yard variances in order to build the second floor on the footprint of the first floor, because the house does not meet the setback requirements of the R-8 zone. The required side yard setback is 5 ft., but the existing house is set back only 4 ft. and 4.75 ft. from the side lot lines. The applicant is requesting a front yard variance in order to increase the roof height of the existing garage. The garage is located 11.5 ft. from the front lot line and does not meet the 20-foot front yard setback requirement in the R-8 zone. The 3,000 sq.ft. lot is significantly smaller than the 5,000 sq.ft. minimum lot size required for new lots in the R-8 zone. The buildable area of the lot is further reduced by the 25-ft. setback requirement from Lake Washington. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Environment Minor Major Impacts Impacts Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELA TED COMMENTS !(}t91A-<. C. CODE-RELA TED COMMENTS ;fJ~ More Information Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary HousirlfL 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. , City of Re,l Department of Planning / Building / PUbliC. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Cbr u:. u.oh~ APPLICATION NO: LUA05-152, SME, V-A APPLICANT: Matt Flynn PROJECT TITLE: Flynn Shoreline Exemption & Variances SITE AREA: 3,000 square feet LOCATION: 5301 Ripley Lane N COMMENTS DUE: JANUARY 17, 2006 DATE CIRCULATED: DECEMBER 30, 2005 PROJECT MANAGER: Valerie Kinast PLAN REVIEW: KCl}'ren Kittrick BUILDING AREAJgrossj: 2,280 square feet I WORK ORDER NO: 77519 ~l y O!:.Ht:N ION RI:CI:IVED nr-I" "n "''''os U~ ,JV LU BUILDING DIVISION SUMMARY OF PROPOSAL: The applicant is proposing to construct an additional floor on his house and increase the height of his garage. A shoreline exemption is requested because the work is proposed within 200 feet of the ordinary high water mark of Lake Washington. The work would meet the 25' setback required from the lake. The applicant is also requesting side yard variances in order to build the second floor on the footprint of the first floor, because the house does not meet the setback requirements of the R-8 zone. The required side yard setback is 5 ft., but the existing house is set back only 4 ft. and 4.75 ft. from the side lot lines. The applicant is requesting a front yard variance in order to increase the roof height of the existing garage. The garage is located 11.5 ft. from the front lot line and does not meet the 20-foot front yard setback requirement in the R-8 zone. The 3,000 sq.ft. lot is significantly smaller than the 5,000 sq.ft. minimum lot size required for new lots in the R-8 zone. The buildable area of the lot is further reduced by the 25-ft. setback requirement from Lake Washington. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earlh Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transporlation Environmental Heaffh Public Services Energy/ HistoriclCuffural Natural Resources Preservation Airporl Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS Ntwe 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 whe additional information is needed to properly assess this proposal. Date t/3/aro City of Re;l Department of Planning / Building / PUbliC. ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: JA~~~~~HHwr--------~ APPLICATION NO: LUA05-152, SME, V-A APPLICANT: Matt FI nn PROJECT TITLE: FI nn Shoreline Exem tion & Variances SITE AREA: 3,000 s uare feet BUILDING AREA C t- LOCATION: 5301 Ri Ie Lane N WORK ORDER NO: 775 9 FiRE Df:Y,\f\1 [,\[JH SUMMARY OF PROPOSAL: The applicant is proposing to construct an additional floor on his house and increase the height of his garage. A shoreline exemption is requested because the work is proposed within 200 feet of the ordinary high water mark of Lake Washington. The work would meet the 25' setback required from the lake. The applicant is also requesting side yard variances in order to build the second floor on the footprint of the first floor, because the house does not meet the setback requirements of the R-8 zone. The required side yard setback is 5 ft., but the existing house is set back only 4 ft. and 4.75 ft. from the side lot lines. The applicant is requesting a front yard variance in order to increase the roof height of the existing garage. The garage is located 11.5 ft. from the front lot line and does not meet the 20-foot front yard setback requirement in the R-8 zone. The 3,000 sq.ft. lot is significantly smaller than the 5,000 sq.ft. minimum lot size required for new lots in the R-8 zone. The buildable area of the lot is further reduced by the 25-ft. setback requirement from Lake Washington. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources PreseNation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED ~pMMENTS !V, ~~ We have reviewed his application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additi nal infonnatio . needed to property assess this proposal. Date CITY OF RENTON CURRENT PLANNING DIVISION , AFFIDAVIT OF SERVICE BY MAILING On the 30th day of December, 2005, I deposited in the mails of the United States, a sealed envelope containing NOA & Acceptance Letter documents. This information was sent to: Name Jim Brandt, Brandt Design Svcs -Accpt Ltr Contact Matt Flynn -Accpt Ltr & NOA Owner/Applicant Surrounding Property Owners See Attached (Signature of Sender):7~ ~ STATE OF WASHINGTON ) COUNTY OF KING ) SS ) I certify that I know or have satisfactory evidence that Stacy Tucker Representina ~~ ~ frF.KClKKO NOTARY PUBLIC ~ STATE OF WASHINGTON , COMMISSION EXPIRES kwMARCH 19, 2006 ... ~~ . ~:~ .~ signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. . n Dated: ~/!3/o{;. ~)AIMReA< t-~ , ~ ~ary Public in and for the State of Washington Notary (print):~ ___ C_{;&=---~~~:---~--;:-l~_('_l ~ _______ _ My appointment expires: 3-lCf ,--C>.{; , Project'Narrie:'~ Flynn Shoreline Exemption & Variance .Project Number: LUA05-152, SME, V-A .. , ,' i 334330283006, 334330283105 DANA DONALD & PATRICIA A 5219 RIPLEY LN N RENTON WA 98056 334330270003 GRUNDHAUS WILLIAM E+MARJORI 7001 RIPLEY LN N RENTON WA 98056 334330275002 LANG SUSAN E 7023 RIPLEY LN N RENTON WA 98056 334330278006 DYE PATRICK 7029 RIPLEY LN N RENTON WA 98056 334330280002 HUSE JAMES D+CYNTHIA A 5227 RIPLEY LN N RENTON WA 98056 334330272009 MANZ OLAF P 7009 RIPLEY LN RENTON WA 98055 334330279509 FLYNN MATTHEW P 5301 RIPLEY LN N RENTON WA 98056 334330285001 IOPPOLO JOSEPH A 5201 RIPLEY LN N RENTON WA 98056 334330274005 PIANTANIDA GREG+SHERRE 7011 RIPLEY LANR N RENTON WA 98056 A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefty describes the application and the necessary Public Approvals. PROJECT NAMEINUMBER: Flynn Shoreline Exemption & Variances I LUA05-152, SME, V-A PROJECT DESCRIPTION: The applicant is proposing to construct an additional floor on his house and increase the height of his garage. A shoreline exemption is requested because the worle. is proposed within 200 feet of the ordinary high water rnarle. of Lake Washington. The worle. woukt meet the 25' setback required from the lake. The applicant is also requesting side yard variances in order to build the second floor on the footpcint of the first floor, because the house does not meet the setback requirements of the R-8 zone. The required side yard setback is 5 ft., but the existing house is set back only 4 ft. and 4.75 ft. from the side lot lines. The applicant is requesting a front yard variance in order to increase the roof height of the existing garage. The garage is located 1 1.5 ft. from the front lot line and does not meet the 20-foot front yard setback requirement in the R-8 zone. The 3,000 sq.ft. lot is signiflCSntty smaller than the 5,000 sq.ft. minimum lot size required for new lots in the R-8 zone. The buildable area of the lot is further reduced by the 25-ft.. setback requirement from lake Washington. . PROJECT LOCATION: 5301 Riptey lane N PUBUC APPROVALS: Shoreline Exemption & Administrative Variance APPLICANTIPROJECT CONTACT PERSON: Jim Brandt, Brandt Design _os; Tel: (253) 826-9224 Comments on the above application must be submitted In writing to Valerie Kinast. Associate Planner, Development Services Division. 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on January 17, 2006. 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) 430-7270. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE lliE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: December 6, 2005 December 30, 2005 December 30, 2005 If you would like to be made a party of record to receive further infonnation on this proposed project, compfete this fonn and return to: City of Renton, Development Planning, 1055 South Grady Way, Renton, WA 98055. File Name I No.: Flynn Shoretine Exemption & Variance I LUA05-152, SME, V-A NAME: ____________________________________________________________ __ MAILING ADDRESS: ___________________________ ---------------- TELEPHONE NO.: ________________ _ CERTIFICATION~~, I, 'Der~ Jork , hereby certify that 3 copies of the above document were posted by me in ~ conspicuous places or nearby the described property on DA TE:---,,-1.l+-/3_D--;Jf-I_D_5 __ SIGNED: Yd? ~ 7 A TIEST: Subscribed and sworn before me, a Notary Public, in and for the State of W ~ry~on ;esiding in ~" vJ It-,on the 3 v~ day ofFCi=;l~",-,",'20-o. c... ",-8UCeJ«-<c= ( ~~~yp;~~ NOTARYPUBUCSIGNATIJRE ~ STATE OF WASHINGTON , COMMISSION EXPIRES ) MARCH 19, 2006 . 1.r~",\,:,<-t:¢=f)o.J""""ilV?'o.~~ .. ~..; NOTICE OF APPLICATION A Master Application has been filed and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAME/NUMBER: Flynn Shoreline Exemption & Variances I LUA05-152, SME, V-A PROJECT DESCRIPTION: The applicant is proposing to construct an additional floor on his house and increase the height of his garage. A shoreline exemption is requested because the work is proposed within 200 feet of the ordinary high water mark of Lake Washington. The work would meet the 25' setback required from the lake. The applicant is also requesting side yard variances in order to build the second floor on the footprint of the first floor, because the house does not meet the setback requirements of the R-8 zone. The required side yard setback is 5 ft., but the existing house is set back only 4 ft. and 4.75 ft. from the side lot lines. The applicant is requesting a front yard variance in order to increase the roof height of the existing garage. The garage is located 11.5 ft. from the front lot line and does not meet the 20-foot front yard setback requirement in the R-8 zone. The 3,000 sq.ft. lot is significantly smaller than the 5,000 sq.ft. minimum lot size required for new lots in the R-8 zone. The buildable area of the lot is further reduced by the 25-ft. setback requirement from Lake Washington. PROJECT LOCATION: 5301 Ripley Lane N PUBLIC APPROVALS: Shoreline Exemption & Administrative Variance APPLICANT/PROJECT CONTACT PERSON: Jim Brandt, Brandt Design Services; Tel: (253) 826-9224 Comments on the above application must be submitted in writing to Valerie Kinast, Associate Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on January 17, 2006. 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) 430-7270. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: December 6, 2005 December 30, 2005 December 30, 2005 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 South Grady Way, Renton, WA 98055. File Name I No.: Flynn Shoreline Exemption & Variance I LUA05-152, SME, V-A NAME: __________________________________________________________________ __ MAILING ADDRESS: _________________________________________________________ __ TELEPHONE NO.: ________________________ _ KJlthy Keoiker-Wheeler, Mayor' December 30,2005 ·Jim Brandt . Brandt Design Services . PO Box 7765 BonneyLake, WA 98391 . . CITY.' RENTON .Plamiing!BllildinglPublic Works DePartment' GreggZhnmerman P.E., Administrator Subject: Flynn Shoreline Exemption &Variance LUA05-152, SME, V-A : DearMr. Brandt: The Development Planning Section of the City of Renton has determined that the . subject application is complete according to submittal requirements and, therefore, is accepteqfor review. .'- .. You will-be notified if any additional)nfoiniation is'required to continueproce~5ing your··· . . application. . .. , . Please contact me at (425) 430-7270 if YO\J have a~y questions .. Sincerely, .tJ;;v0(/U ~ .. . , Valerie Kinast . ~.Assbciate Planner cc: Matt Flynn / Owner/Applicant ~----'----'------,----------'-~----'--~ . . 1055 South Grady Way-Renton; Washington 98055 ·R E N T O· N" . * This paper contain~ ~0'Y~ recycled material, 30% post consumer A H'E ADO F T Ii E CUR V.E '~ ,;:.; .' . .. ..". • City of Renton ~ •• LANDUSEPERMIT DEC-"S2005, MASTER APPLICATIO~-- . PROPERTY OWNER(S) PROJECT INFORMATION ~ NAME: M ~'"\..,.. 'FL-'1' ,.r-.J PROJECT O~DEVELOPMENT NAME: H tV"T"'f 1Z~""'~ . v'~-MJces, ". ADDRESS: .. LA.+l~ . . 'S'3>ol 'lZ-tpLIC'1 PROJECT/A85~~s);t~A~-~Lri Z~ . ' . CITY: ZIP: .. .12--~.ep.) ~eoSb S'l01 'RA. pU!'\J\ . ~,< ~\TfJ\..~ <:) ~~-':,. TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): . APPLICANT (if other than owner) . '3 "'3>+3."> O~""L '~J , NAME: EXISTING LAND USE(S): ,S'FfZ- GOMPANY(ifapplicable): '. PROPOSED LANDUSE(S): ~AK~" ADDRESS: EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: .' ~1:== . CITY: ZIP: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION ' .. .. TELEPHONE NUMBER : - (if applicable): S~ EXISTING ZONING: 'T2-S .. • CONTACT PERSON PROPOSED ZONING (if applicable): Uk' NAME: j 1l"'l '1S~D\ SITE AREA (in square feet): 3bOO SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: NA . BfZ..4.-J D-r 'Prs Lc...J S\flt..tVI~ ADDRESS: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: t-J~ ~ o_13.'O~ ,7'SS-PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable): ~k 'B 0 ,.J ,.J """ L.~ 9 S ~CJ J TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable): ~f><- ZS~-~~~-~'t..,..~ NUMBER OF NEW DWELLING UNITS (if applicable): tJr Q:weblpw/devserv/fonnslplanninglmasterapp.doc 07129105 .' . e ~ ______________ P_R_O __ JE_C_T __ IN_F_O-,RMATrl_O_N_(~~c_o_nt_in_u_e_d~} ________ ~ __ ~ NUMBER OF EXISTING DWELLING UNITS (if applicable): .. ,,~<;?, ':2, '5'< -. ' SQUARE';F(jOTAGE'dF PROPOSE;QRESIDENTIAL · BUILDINGS .(if applicablEi): . . .' ~.:;.\ t. · SQUARE 'FOOTAGEOF EXISTING RESIDENTIAL BUILDINGS TO RE.,MNN (if applicable): • . . -:-' ... '~ "._. . PROJECT VALUE:jf IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALL YCRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFER PROTECTION AREA ONE '0 AOUIFERPROTECTIONAREA TWO SQUARE FOOTAGE'OF'PROPOSED NON-RESJD,ENTIAL BUILDINGS (if applicable):, '. ~ .. .' SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL a FLOOD HAZARD AREA ___ sq.ft. ' BUILplNGS TO REMAIN (if applicable): t}J~ o GEOLOGIC HAZARD sq. ft., NET FLOOR AREA OF NON"RESIDENTIAL BUILDINGS (if applicable): '..,' iJ?\ -,,' . . 0:!JABITATCONSERVATION, . sq. ft. ' M" SHOREUNESTREAMSAND LAKES ~ sq. ft. ,., . NUMBER OF EMPLOYEES TO B; ~LOYED BYTHE NEW PROJECT (ifapplicable): l'J"" o WETLANDS __ ~ sq. ft. ..... .., , .' .'. . . lEGAL. DESCRIPTION OF PROPERTY . . . . .' (~ttach legal description on separate sh~twith tflefollowing informaticm include.d) SITUATEIN THE {\I€ QUARTEROF SECTI()N-z.~, TOWNSHIP"''t, RANGES~ IN'THEGITY OF RENtON, KING COUNTY, WASHINGTON; . '.' TYPE OF APPLICATION & FEES · Staff willGalc~late applicable .lees. and postage:.·.$~_",--_ AFFIDAVIT OF OWNERSHIP , . , -. . . I, (PriritName/s) " lfJa+thet-J ,'P (/\/1"-'-'. . , OOcIare that I arn(please check one) ~'current oWnefoftOO property' " involved ,in thiS 8WliclitiOO· or __ ._' the authorized representative, to act fOra corporation (pleaSe attach pioc:>f of authOrization) and that the fOregoing . statements and answers herein contained and the information herewith are in all respects true and correct to the best of my, knoWledge and belief. . ~.., I certify ttlatlknow or have satisfactorY evideneethat lVl~ P~( \..{ 1'7"1 . . . . ..' signed this instrUmerit and acknowledged it to be hislher/their free and voluntary act for the \, ~ ()A~!\: ~ ./' ~!~~~tfl~~ed in the ,instrument . . '. ,=~-_ ~x-_-~v' ....... 1t. t, . , v .: O~.···~\RES •..••• 0"1 . -.. . (Signature of OwnerlRepresentative) , . :; ~ '. ,(" ~ . . : :~:-.. '. v ~ ,. :0 ~'. -z. , ~ : u; J...:. • :J f'---: -"::..." -------__ _ , .. . ~ ~~ z :0 . ~:, ~ 4..:~Publi&1 aIJi' "State of Washington "III~.O •• ~.., , . \ ~Q"""" ..... ~ 0 _.:-. '~" SI p.." .... -.: "~~~,".~\;~~, ... ,, ......... .... Notary (Print) C,j,'l v17~ \I, AYYl rY1 CY1 (Signature of Owner/Representative) My appointment eXPires:,_A_" _' _2.;_G1_" O_=t-___ _ Q: weblpw/devserv/fonnslplanning/masterapp,doc 2 07(29105 t -• DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section PROJECT NAME: 2. Public Works Plan Review Section 3. Building Section DATE: 4. Development Planning Section \ ~ I Q:\WEB\PW\DEVSERV\Forms\Plannino\waiver.xls 0712912005 I • DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS rt>t>mont Statement 2 AND 3 Invent6ry of Existing Sites 2 3 Lease Agreement, Draft :1 AND Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section PROJECT NAME: f(Jnfl .8l'\5l~~ ~. DATE: /0/25 loiS 3. Building Section 4. Development Planning Section I { Q:\WEB\PW\DEVSERV\Forms\Plannina\waiver.xls n7I?Q/?005 Project Narrative Matt Flynn, 5301 Ripley Lane, Renton 98056 (3000 sft lot) Shoreline permit exemption and variance for sideyard and front ~backs. R-8 zoning designation for this site and adjacent properties. A single family waterfront residence with existing dock and existing retaining wall at the street. . The property slopesto Lake Washington with no soils disturbance planned for this second story addition and garage renovation. The total cost of this project is estimated at $81,750 and the fair market value is . estimated at $98,000. The~ is no ground work or tree removal involved in this project. The proposed project is 25ft. away from the ordinary high water mark of Lake Washin~on. t, . The property has an existing concrete bulkhead. The proposed project height is ,29ft. from the average grade level and has nO structures behind that would be obstructed from views. Justification for the variance requeSt This residence is one of the'last original structures in this neighborhood. Most of the other residences have been remodeled adding second stories similar to this proposal. The lots are extremely narrow that allows very little setback from Ripley Lane. The. existing footprints are no longer consistant with current setback re~lations. This proposal does not expand the current house footprint. A variance allows this homeowner to accomplish what his neighbors have already accomplished as recently as this year. The limitations of these properties prevents the up-grading, of' these residences and still comply with the current setback regUlations. The homeowner is asking for a reasonable useage of his property. The proposal as shown on the:plans is to add a second story to the existing residence that has an existing basement and to raise the roof line of the existing garage. The existing structure has a' 743 sft basement and a 753 sft main floor with a covered patio of 386 sft over an existing basement storage area The main . floor kitchen is being expanded into the covered patio area making the total main floor area 898 sft with the new second floor at 815 sft. The existing gaarage is '~G 257 sft and this area does not change. The footprint of the structure does ~ ~~~~ change. '. t>eJa..9!; Of f\€ . . C\' ' i\\\'l ~t.C 11.1l . ~~C~\\J~O ... ,: ............ ~~~~. , , ~ ill A .. ~ 1 ; -'. ~-t~ ;" . f '. !i"' t i-' I 1l~ . :. $ , . t. ~ <: ~ ~ ~ . f i " I I I - .1 . ,iI III I~ . , I I .. _1 I I 'j I t r .1 ·1 .,°-1• -------11 '--I ---18"· 1 , . i I ~. r I i\ . ( . . .. ~-.", ~~~. ". . . i I I i~ Ir, I j. '. ____ I .. -'r"'~o- , ; • r • '; ., .i -Ii .: ~II· ". . i . ~ . ~I 'I 11 ~. ··~~~lt : 1,r .? '1 ~ ......... ~'.' .... ' ... : ..... : .... ,. .. , .. ,': .. : .. -.: ... ' ...... : ... " .•.... ,., ... :~ .. ~.' .... ,,". :~ ...... ~.'" ........•.. '. :. "";' ' ...... 1 .{. ; ~ ~r;. :;j~Hli ·.~L " ~fl iC'.:!;;!! i 'J;!.' ' .. -.-..... ~ .:--.. .~~~;~;. -" ......... .. ~~'-:: '. .. I _ .3S".O· ""'-~-" .···1· ~." . ..... I II , . ---'-11 : :. '----111 ~: I . II ~ , ' -1 I • t:.:.:: _I ", ~, . ,.'1 i , '1' .1 ; .' II I . J I I· . "1 i . . . ~ .. ' .i:', II II II II II II r----"I , 1;1 I J'I L. __ II " '1/ .' .. ' .. .. _-_ .... -.. -'~~\S.~~...;~~~:...,-~ ~"",'" . ~. . .. "-... _ ~ _. .,.;J ~_~._~~.I4Pl-tt.~~ .. ~. \~,~_ Sr~ pP.tLK ,,...,c.::p~o A-t\.~ ·.~'lO ~.~ . ""'\Crt"'..... I ("A-~ Sf'. .:;; c:::...~L€": J" _L.~_ ... __ ~~.~. :'Ooo.·~~'"'t.:_(ss ~~) .'. S"'-O~ . 0" .. J:::1f\.~~: ___ . F L'1w..J.,J S_~~L.RI V~;~~~&--?~ ~ 0"",, ..... _~ f\ ~ . ~~~~. ~ ~i45"3P .;.'"l..:' C) S- , . \l-I-OS e· SE 64th St. --. 0... ~ ...0 (/) ~ C'") '<-I Q) '<-I :> « §I SE 72nd St. / NE 50th St. ...c: -+-> ;--------~-..... :::: ZONING PIBIPW TBCllNlCAL SBaV1C1!8 un8IOf ~ SE 80th St. - - - -Renton Cit;y LImIt,o :g Q ~ ~ CO -w (..) (;) tg W £C .. , . Renton City Limits Parcels 00 Renton Aerial • ._- 20 0 • Renton SCALE 1 : 476 I I 20 40 60 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf I' •. DEvaOPMENT . CI1YQF Re~NlNG DEC' -'6 2005.' RECEIVED N Thursday, September oi, 2005 1 :34 PM Printed: 12-06-2005 Payment Made: eTY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA05-152 12/06/2005 01 :27 PM Receipt Number: Total Payment: 150.00 Payee: Mathew Flynn Current Payment Made to the Following Items: Trans Account Code Description Amount 5022 000.345.81.00.0019 Variance Fees 150.00 Payments made for this receipt Trans Method Description Amount Payment Check 7033 150.00 Account Balances Trans Account Code Description Balance Due 3021 303.000.00.345.85 5006 000.345.81.00.0002 5007 000.345.81.00.0003 5008 000.345.81.00.0004 5009 000.345.81.00.0006 5010 000.345.81.00.0007 5011 000.345.81.00.0008 5012 000.345.81.00.0009 5013 000.345.81.00.0010 5014 000.345.81.00.0011 5015 000.345.81.00.0012 5016 000.345.81.00.0013 5017 000.345.81.00.0014 5018 000.345.81.00.0015 5019 000.345.81.00.0016 5020 000.345.81.00.0017 5021 000.345.81.00.0018 5022 000.345.81.00.0019 5024 000.345.81.00.0024 5036 000.345.81.00.0005 5909 000.341.60.00.0024 5941 000.341.50.00.0000 5954 604.237.00.00.0000 5955 000.05.519.90.42.1 5998 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use or Fence Review Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) Special Deposits Postage 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 R0506564 THAT PORTION OF THE _ S~_1/4, _NG;_1/4, SECTION 29 TOWNSHIP 24 NORTH, RANGE 05 EAST, W.M. FOUND REBAR IS 7. 7'W & 0.5'N OF PROP. q;fO o~ V rp1 O~ \l S.E. 64TH STREET FOUND REBAR W/CAP, LS IB271 ~ \ ON PROP. Co.R. (VISITED 9/05) ~~\ S8B'43'28"E (R) ~ --------------~~----- 7B.9B' (R) "--N. UNE, o.F THE so. -t 17.5' OF LOT 26 ~ () ...... :r: '\]I,,~~ ~ oV\ o .. 'l ---~----\ ~ ~ ~~~ OC .,;;';>;) VI OJ.~ \J\, fT1"1J \ CONG. IS 0. 9 'N OF '0 ';'j ';\ I PROP. LINE ~ \ ~ -;u RR TIE IS 1 2'N Co.NC. IS 1.7'N \]I 0 I OF PRo.P LINE ~PRo.P. UNE~ \ 6 ~ 20 21 ----~Iii¥::::l 29 8 J N. E. Co.R. SEC. , 29-24-05 MON. (PER ROS 71-74) ~CONC' IS 0. 5'N~ RR TIE IS 1 I'N ...... -;u OF PROP LINE o.F PRo.P LINE'" ';'j -1~ \ -B8.B6' (R)~~_'-;---~=;;ii!iiif;_fiiiJii!i~~:;:Gi;;;;;;;:;;;;;-~4~~~-=--~ 2473.20' (R~ -' - - -N88'4.DJ::W (R) -/-STAIR ''-EO"GE OF ~ 2-I FOUND RE8AR • •••. 'I '" .d 'STAIRS ~ , W/CAP, LS #8271 '. "- o.N PRo.P. COR. 1 0,2'±N "-FOUND REBAR NO CAP EDGE OF STAIRS OFN PROP. \ 0.5 'N & O. 14 'E o.F PRo.P. LEGEND: + SEC. CORNER, AS SHOWN t:::O::l 1/4 CORNER, AS SHOWN ~ SET NAIL & DISK, LS 29537 o FOUND REBAR/pIPE, AS SHOWN • SET 5/8" REBAR & CAP, LS 29537 (R) INDICATES VALUE OF RECORD PER Ro.S 71-74. {R2} INDICA TES RECORD OF VALUE PER ROS 120-292. {P} INDICA TES RECo.RD OF VALUE PER PLA T C.D. HILLMAN'S LAKE WWASHING TON GARDEN OF EDEN ADDI nON TO SEA TTLE, DIVlSlo.N NO. J. 11-8/. (D) INDICA TES VALUE OF RECORD PER DEED R/W RIGHT OF WAY ~ ~ 1 o..2'±S OF PRo.P. UNE. LI E. L/NE.{VlSITED 9/05) Q' ....J TERRACED CONC. "" eJ PLANTERS GO ~ ~ UNDER STAIRWA Y :t~ O'l :::r; ~ B ~l t--------<:Q:: '-I -(.) -~~-_!J!I!II!!I'!I!!.=i!!I~~,--91.42' -~,--' ~ SB8'43'33"E (p) rpctJ ) "-"-~ "-N. LINE, o.F THE 5. --. WALL IS 0.7'S WALL IS ON .. 9 IB.2' o.F LOT 29 ;:. ~ e.. OF PRo.P. LINE PROP. LINE Y ~ 0 "" ' , ~ --.. . 2..$'1'\ O'b :\ ~ ~~ 1 ----,,0 /1-__ T - '\ ~\..'Li'·,c:) --~ ~ \ '-' \ .- "'--WALL IS ON PROP. LINE ~. : VI. ,,;":J WALL IS 03'N~ o.F PROP. LINE 99.48' ~$ N88'4J'J3"W (P) "'--S. LINE, OF mE N. 17.5' o.F WT 30 ~\ \ _---1\..._1---50' \ ~ '-=- 0) III ~ il:' ~ <:) <:) ~ ~ N/ ~ "-"'J ..,: \ ~ S.E. 72ND STREET \ Vl ~ ~ ~ III ~ ~ ~ ~ / -----6(;--29 28 MON.E. 1/4 COR . ../ SEC. 29-24-05 (PER ROS 71-74) ki V)"'"'" ~~ ~I:tl >... gs~ \o~ ~'-.:.. ~ THAT PORTION OF THE _ SW_1/4 , _NE _1/4, SECTION 29 LEGAL DESCRIPTION: TAX LOT NO. 334330.-2750.: LOT 27 AND THE So.UTH 17.5 FEET o.F LOT 26, BLOCK "C", G.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDf170N TO. SEA TTLE, DIVlSlo.N NO.. 3, ACCORDING TO THE PLA T THEREo.F, RECORDED IN VOLUME 11 OF PLA TS, PG 81, IN KING COUNTY, WASHINGTo.N; EXCEPT RIGHT OF WAY FOR NORTHERN PACIFIC RAILROAD. TOGETHER WITH SHORELANDS OF THE SECOND CLASS ADJACENT THERETO TAX LOT NO. 334330.-2795: THE SOUTH 182 FEET OF LOT 29 AND THE NORTH 17.5 FEET OF LOT .30. IN BLOCK C OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDf170N TO THE CITY OF SEA TTLE. DIVISION NO. 3 AS PER PLA T RECORDED IN VOLUME 11 OF PLA TS, PAGE 81, RECORDS OF KING COUNTY AUDITOR. TOGETHER WITH THE SHORELANDS IN FRONT OF, ADJACENT TO OR ABUTnNG THEREo.N; SITVA TE IN THE CITY OF RENTON, COUNTY OF KING, STA TE o.F WASHINGTON. BASIS OF BEARINGS: THE BASIS OF BEARINGS FOR THIS MAP IS THE CENTERLINE OF BURLINGTON NORTHERN RAILROAD, BEARING N12'4446'N, AS SHOWN CROSS REFERENCE: REFERENCE IS MADE TO THE FOLLOWING FOR SECTION SUBDIV1SION AND TIE INFORMA TION: RECORD OF SURVEY, BK 71, PG 74 RECORD OF SURVEY, 8K. 120, PG 292 PtA T OF HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDmON TO SEATTLE, DIVISION NO.3. VOL II, PG 81 RECORDS OF KING Co.UNTY, WASHINGTON NOTES: FIELD MEASUREMENTS FOR THIS SURVEY PERFORMED WITH A 2" TOTAL STATION USING TRAVERSE METHODS THAT MEU OR EXCEED ACCURACY REOUIREMENTS CONTAINED IN WAC .3J2.13D.D9o. THIS SURVEY WAS Co.NDUCTED WITHOUT THE BENEFIT OF A CURRENT TITLE REPORT AND THEREFORE DOES NOT PURPORT TO SHOW ALL EASEMENTS OF RESTRICTIONS OF RECORD, IF ANY. THE BOUNDARY CORNERS AND LiNES DEPICTED ON THIS MAP ARE PER RECORD TITLE INFORMA TION AND REPRESENT DEED LINES ONL Y. THEY DO NOT PURPORT TO SHOW OWNERSHIP LINES mA T MA Y OTHERWISE BE DETERMINED 8Y A COURT o.F LAW COPYRIGHT 8Y CRONES & ASSOCIA TES LAND SURVEYING GRAPHIC SCALE ~ N 0 10 20 40 t I ! I 0 ( IN FEET) 1 inch = 20 ft. SURVEYOR'S CERTIFICATE mls MAP CORREcn Y REPRESENTS A SURVEY MADE BY ME OR UNDER MY DIREcnON, IN CONFORMANCE Wlm mE REQUIREMENTS OF mE SURVEY RECORDING ACT. A T mE REOUEST OF JERRY BARBER AND JIM BRANDT, IN JUL Y. 2005. JAMES D. CRONES L.S. 29537 ~~ ----------- SITE ADDRESS: TAX LOT NO.. 334330-2750; 70.23 RIPLEY LANE REN TON, WA 98059 TAX LOT NO. 334330-2795; 530/ RIPLEY LANE RENTON, WA 9B056 RECORDING CERTIFICATE 10/20/05 FILED Fo.R RECORD THIS ___ DA Y OF _________ 20 __ , AT ____ M. IN 8001< ____ OF SURVEYS A T PAGE ____ , A T mE REQUEST OF CRONES .t ASSOCIA TES. MANAGER OF RECORDS AND ELEcnONS BY _____________ _ TOWNSHIP 24 NORTH, RANGE _ 05 _ EAST, W.M, C,...) r..rJ. 0 c::t:::= r..rJ. 0 C/J ~ < ~ ~ :::>-c::t:::= ;::::> r..rJ. r..rJ. ~ Z 0 0 Z 0::: :s C,...) 1< ---z~ L)I <: 2 ... ~ ~ \.) .. -.' . <: . ~c; ..... ..". ; ,-.~ --~:t Co ~h ~ IUI3 ' iii ~~ ~ !j ~ !1 lJ... C) I::! ;:5 >-<f) f.-.. ~ ~ <: "" Cl::: Q:: Ctl >-::J ~ ~ ~ V) ~ Q: L.... <: ~ <:J:: V) CJ es f----Ctl ~ 0::: () ~ Cl::: Ctl --J >--C) Q:: (..) es J ~ Cl::: I./) ~ a i!: ~ a ~ (\j -, a f..-: a ~ C/) (\j :) II ~ (,:) ~ ~ :) • -.J ~ ~ ~ ~ ..... ~ SHEET _1_0f 1 " -----.--_ ... 'i6~, ~------------------------------------------------------------------------~------------~ 1 i , , -1 .' 1 , f""', Ni I r~"-t----.--4-cO' -I' I PI!) ...... 1\..AC\) c..Ao ...... c.. --•. ,.-'" .. ~--. -., •• ->- ~i il II V 1-~ i,' II l < ~j III l.!::tJ: 1' __ .-- i Ll I!:~ ~~'.;:"'()~;i<' ->" II,' +--;t I Ii I II 1 01 ~ ~ 1I1I 'I . ,1 JI. I, c4 ;,""" ..... s II iil l '-'-\.<:'~ 'I "I i:;) ,II m-H,:::;n( I: IIII 'I I ; ~ >-l.' 1 .. ,,' •.• .5-"ii-: ... ~-~ ~~cc"f_!-___ ~ -_~_~C.j , 'I~ ~II L.. ----_-11_ -.--_I ~ : i J I ' II .?! ' r \ ()\. I , , i , , I 1 , ThoA, , i , , i -_._-_ .. _. I ~-~ . ~ .....L .. --..J_L 'I h b.---~~l' 1:r~7' ~;~:--~~~:::-r-"'--"" --"-"-",'--~~ I I ! ! ; \ 1 ~ ? ! , ~x I ~"\I~~ ~-tI\.I~I-.}<' , \" '"30 - . _---- .., •• .. .., __ ~-4-... .+ ---,.~--~ I 1<-'-(,;,' .. --._ ..... _----------+--.. _-----_.-_. ----_ ... __ . __ .. _- -.l c;.. "" ___ P, __ ::\-:~=~=f>...===:,.);;::::::::;===_=_.:-. _______ .~._ . __ "1 <!-" 5 1"1' ... _--_._ .. -:::-=:..: ...... :-: =-. 1 I .-..... -~.~ 1 j I I .......... J ! . + , fIJ -I 1 I 1-i I I j I ! ~; ; ~. , I -t· 01 ~I , I I • i ~ " , I I ! j Shearwall Schedule 1. One Iide shealt1ed with 15132" pfywood or 7/16' OS8, 8d f1liifs 0 S' ole at all plywood panel ecIgee, 12"oIe in 1IeId. Where Indicated on plans on page... & 5, install HD2A h04downs at each wall panel end attached to (2) 2x studs (per ptan, _ Ilages '" & 5). Install 112' anchor boHs C 46' on cenI8r. Bottom plate ~Iing with (2) led 0 12" on centers. For upper story condition, attach roof framing to top of waH wilt! A23 framing angles spaced 24' on centers. 2. One side lheelhed with 15132" plywood or 7116' OS8, 8d nails C "'. ole at all plywood panel edges, 12' ole in field. MST-40 hOkfown strap. at each willi penel end attached to (2) 2x studs wi (36) led nIIIls (per plan, _ page 4). Bottom plate nII/Iing with (2) led @ 9" on centers. For upper stofy condition, attach roof framing to top of wall with A23 framing angles apaced 18" on centers. 3. One side sheathed with 15132' pl"jWOOd or 7/16' OS8, 8d nails C 3' ole at all plywood panel edges, 12" ole in field. H06A holdOWIIII at each willi panel end attached to (2) 3x slud •• nd retrofit to exiaIing eOllallle with 5/8' afl..lhread anchor rod embedded a minim um of 6' into exieting COIlCn •. IloIIom plRnailing wilt! (2) led C 6" on centers. 3x minimum framing lIIquired at all panel edg4Ia, sheathing panel joints, and bottom ptate. For upper story condition, attach roof framing to top of walt with Al3 framing angles speced 24" on centers \ \ , Structural Notl! General Requirements .. Contractor shall verify all site conditions, building dirne,lSIODS, and Site development . dimensions prior to proceeding with the work. AJJ.y vari~Uon from COnditIOns and dimensiOns shown on the drawings shall be resolved prior to proceedmg With the WQ\"k: Wnt1en dimen.,ions shall have precedence over scaled dimensions Site Work Clearing and grading shall conform to local requirements, and shall be conducted such Ihllt erosion of soils and vegetative losses are minimized. All footings shall bear on finn, undisturbed soil. Foundation design is based upon an assumed average soil bearing value of.! ,500 Ibs./sq. ft. Minimum equivalent fluid pressure = 30 p.s.£. Seismic zone "0 <- 8" separation required between wood, exterior walls and exposed ground Grade shade slope away from building 6" in 10' to a 10'.0" distance (IRC4O 1.3) Concrete Minimum concrete compressive strength: 2,500 p.s.i. @ 28 days (5 sack). All concrete reinforcing steel shall be deformed, grade 40 bars. One screened crawl space vent to be located within 3 ft. of building comer. Wood Framing Nailed connections shall be in accordance with Section R802.3.1 and table R602.3( I) I.R.c. All wood in direct contact with concrete or masonry shall be pressure treated and all wood columns shall be anchored at the base. Use Simpson Zmax connectors and fasteners with arsenic free pressure treated wood. All joists and rafters shall be Doug fir 112 minimwn, Fv = 85, Fb = 875, E = 1,600,000 psi. All sawn beams, headers, lintels, and girders shall be Doug fir 1/2, Fv = 85, Fb = 875 E = 1,600,000 psi. All gluedllaminated timbers shall be Doug fir-larch, 24Fv4 Typical. (2400 psi Fb) .RoofLoed: .. s PSF Snow +15 PSF Stnictural = 40 ("Sf" ,a-r .... 1.. Floor Loads: 40 + 10 = 50 PSF total Deck Load: 40 + 10 = 50 PSF total. Exterior Balconies: 60 + 10 = 70 PSF total Sleeping Rooms: 30 + 10 = 40 j'SF total Attic Loads (no ~): 10 PSF, (with storage): 20 PSF, Accessible Attics: 30 PSF. Thermal Protection Minimum building insulation: R-38 R-30 R-21 Flat Ceiling Sloped Ceiling Exterior wall Unheated floor Slab floor (@ perimeter) • R-30 R-IO Heating Energy Data <E:""/-., s-n -x.. Floor area: I ~9f, SFT tV.:,..) Floor area: Total floor area: ~4 5"b SFT Garage area: z.. 5 '1 SFT ~o.~ ilttlRlllDeck area: (D -:; SFT Glazing area: 13 ~ SIT / e:. \ S' SIT conditioned floor area ~ I '" . b ~ L.O'-l If"" .;; ....... U(.4co '-'-V" .... f) .. All glazing subject to hurdlrn Impact shall be safety glazing. In general, thiS tncludes glazmg in door. within 18" of floors; within 24" of doors: and in shower or tub enclosures . Sleeping rooms shall be provided with egress windows or doors with minimum net clear opening of 5 7 sq. ft., with minimum net clear height of14". width of20", sill height maximum of 44" above floor. Mechanical If the water beater has a non-rigid water connection it shall be anchored or strapped to resist earthquake motion. Domestic clothes dryers shall be exhausted to the outside with smooth galvanized duct and shall not exceed 25 feet. The duct length shall be reduced 2.5 feet for each 45 degree bend and 5 feet for each 90 degree bend . The shower surrounds shall be smooth, hard, and non-absorbent to not less than 70" above tbe drain outlet. Gypsum board backing used for tub or shower enclosures shall be water-resistant but!!2! installed over a vapor barrier or on the ceiling . The water closet stools shall be in a 30" space clear of obstructions and have a clear 24" space in front. Service water heating: a ) Showers shall be equipped with flow control devices to limit total flow to a minimum of 2.5 GPM per shower head. b.) Water heaters shall be installed on an incompressible insulation (R.IO minimum). with seis~ic straps, plumbed with relief line to outside. Multiple smoke alarms are required to be hardwired and interconnected for new construction. Battery operated smoke alarms allowed in altered, repairs, or additions ~~Iff~i:':" " DEC. 6 2t~;j •• ~;V, 1"2> IL A...., O""T D or.,., Go..J ~trlL V , <:... .. ~. \"'."'. '- ,...r 'S 1 r.l> t'"""'" I ... \" 't:> If" ... I Go ..... ,"'4, .. "-0 .... s. v """T, .., <0. SCALE: -/ .. -__ t '-0" APPROveO BY DATE_a .. "Z. 'I -'" s "'QO\"",O~ ..,.. .. ". ,yt A ..,.,. 1'" I.. '1 .... ,..) .5"" I -.. I 1!)\-1l"\ 1.." .... C ~ o<N'" "".... • v-> "" q. & 0 S '" DRAWN B'I' OAAW~NG NUMBER I of'''' I' N I I .L ~~ NO !8~"'24}\JI . ' ....... : i +- o I t S'-'\-" 1-1" ~---'--+ ...... , .. . . " . .. 'f:~.: . I}'-~"i I I I'" 0" ~"'" I \.-T\ __ r;.. L \ oJ\ tJG. 1'Lo 00 "1-\ \ "," ~~::--;'-;~:'"~{:;"==t--. -.- , ; _ ._ r .. 1 '. 11.--' -...-. -" . 'V" ~ J p~ !I tL I ~I .:1 __ =- '2 II -'---~.J.~ .... ,_. __ .. _ ... ___ . _______ ...L......L...-4 -t-..... . I I '.~" \'--./\ A ;;: " II c,r; ")( I ~ <i 1"'" c.. 5 \<>".f\.<O.<f E. ~ IS."'TI~<':' 1...-,£,~ J ! s-rs ._ ,Co·oc;.. 0 .... 5:1'- .., • I Io--~ .. -,.€~-.~-' '5 \ ~---"'_." ~ ~ \~----},'~ J.L~~.:t~(,~ tl: L.L () ". J O· , --""-" J Co '-(., '. -.-".--.~ ~~-.~ ... -->.--.... ~" .. ,-, ....... ' -... , -L "'l....--4...~ LI;;'t<::)~Q'-.$"'"ft _ ~~~ ~t.. /~ , ~ co .,. IIi1 ~ ?l ...... tr ~f)~,1'" IV fC"""-' '"1-? """"" H \ C-\l...o -LA 'M ,.". ""'" '"" , '--~'" tiC 1-\ C., I""""C. "L ~q.. s-rv"'D1- t(Q·Q"-. ICE-J.. \ 's"1"'.,...) to. \ -:.l..-G S\4 ',?"''''f S\--\r,..-r,~, f I I i , i 0, " .I o ,I j ~I \ • o • I 01-1 ,'- tJ~ "/4-" ~"" "3o'-.J11.--r "--"'::17)'11_ ~',--..JI(O .. ,-JA ,\".(? ~ .10' ~ '''rl €."'I I\T''''''(.. '"L-,L(, ~c l\.i1-11O"c" ( ;,""-,o;,--r, ....... (.. I/'\,..'"' ~'-'''Il tC:~.I~:-r\p..Ic.. R·-~\\ l --' 5 ...... LIlto-r ' 01...J e: ,., I ~..,., .... <.. '0 • c...ot-J-:... ~:.'-OC'...¥ '\oft.jA,\..~1 " on..r\ $\\"\ys,o"",, \.\-\ ~\Jn.."-lc..A""'1I! f:4,....J c,""o "-1 -t. ~ 4-sc-Tt.-~_r-J\;''1.J 'Vn-.rr ""'\1::>'-<:10 t....H· 'V~'''-' I? _ '-I I..J Jv\.;lr"·) '''-'I 'J ' ". /-,,,,,,-, "'-"'... S-T"v""- l ~~ 0 (... ...-..J1(i...J '/1<0-05'1"..) S~"T~'- t-J~ 1,7(e," I _~"ll''''f 11q""~ , ---S1 D I ~c.. O-....J!£"--,'" "t>'-O... PAf'n\. R·l..l \,...JoSvLA-n\..) ....,I-v·-r.,· E' 7l. 'J-t' oJ ,. ~.. G.b .... (,. Ft-o of\.. ... " -' rll1===========;:i..l., \ ..... 4=- \ , ; s .~--.. ----------- --. ,g> •• ---'" .--~-------, .. - JM.1ES BRANDT WS#1957 A-A' SCALE. ~ ': , ' ... O' APPROVEO BY DATE t:!o. (. "> -<> S" ,..t>O,·r,ooJ ",,'O~ 'F I.. '1 .~ ..J S :l> ... \ \It, ~,-, "\ \. AN (" ~. ",,' t-S"T <> N vJ A. '9 'eo 0 S' '" ~M:IING DEC-B. RECElVEo DRAWN BY DRAWtNO NUM&I!R 4. oF' 4 , ~ 4'1 n. 0",'" '-~ .... . - , , I + i , I I , , i I i : "Z "-.. ;-'T i ~s ! 1 I "1. .. " , c. , I I I~~~ I I , , I , I I I I I i I , , , , ! ~" ,,-..lb -~ Clo"" I L..._ I /Vo,v: A'-'-14.-.... """' ..... ~,'(;,"'~. "'t::IoQo'\l.. ~ W' .... \>0 ..... ~I>\t I A-/..':) t>'I'-"'''' V ,.., '--'C 0;.. 0"",, ""-\;.) , ,.,' "J """'CO I , I I I - , ~.~L- I I , , I i I , I ::~i-~ I , I I I I I ! -.-+- -j--' i L ~ ~ ~--r-~~--+----+--'~;-----~~D~~----;-_'--~----r-_£--t--'~~--1 ~ , I i 'Z. f,<.. 4-.~l~:='~ " __ ~_~_t -=.: ~:.<:>. ~ ';;""""+'-"'_; I 1 -t Stairs: 7 lI." maximum rise, I 0" minimum nm. Guardrails for stairs, balconies, and landings shall confonn with Section R312. I. The maximum clearance between intermediate rails shall be 4 inches, and the guardrail heighl shall be at least 36 inches. Handrails shall DOt project more than 3 \I, inches into the required stair width and shall have a space of DOt less than I Vi inches between the wall and the handrail. Section R311.5.6. The bandgrip portion of handrails shall nOI be less than I V. inches or more than 2 inches In cross-sectional dimension. Section R31 1.5.6.2. Handrails shall have their ends returned or should tenninate in newel posts or safety tenninals. Section R3IU.6.2. Flashing required on deck ,.ledgers. 'It±::!: ;; ==11==-=t:-........ =.cc·t-,~" --, 'C',,+-, ,CC,~' = ~z:=-,=-0 I __ -tl_o!::~_ ---t--.--.-r--t-_--tdl---.-t-1---'----1-I ...... I-- 1111 I i I Trusses shall be manutactured in a plant under the requirements of Section R~02.11 and Section RI06 I showing design load and maximum spacing. Girder trusses shall be shop manufactured. If multiple trusses are to be field-cOnnected. then special inspection should be provided. The gablcd,end tnlSSCS shall have vertiall web members at 24" o.c. for lIU.ar.hment of the exterior siding. Roof trusses shall be supported laterally at potnts of bearing by solid blodtinli to J'l'Cyent rotation and lateral displacement: They shonld also be blocked at the roof to resist wind suction on the sheathing. Section R502.I1.2. The blocking at the roof truss support shall be able to transfer lateral shear ~ well as block the truss. ThiS may require that the block·be placed 2.Y!l!.the double top plates. , ,-.. ?..."') ========:!============='-'=======~====""'-=--:--'-=' =;_._="._-----'-- T i I , , • .l i -i , ; (,' ('Ji ,.,.,.,.... ,,-iJiWST NO 18~"'-~4~;I. I 1 , M' -I-- , o! 'I 'I Ill, 'I .. \J i 'It): I . L.L --_._-- V. <-¥---4r [) IN/'PtlAOr c....o',J tl\.-I o.ll,. "",-, "'''" ,",(<to'" "--I-. ?'-'1' ~~ "(;-) Q ~I .. -c- G)I I ;, "-"' .. ~~ __ ._ ... ---r-.-.. ~_ .. __ '7 .. '::: 'c>. , ..., . , I") ~ ! 110" ' $\> • \.9 ,. 4--' ~c>':r I o S'-O" .-._-_.-, l I • ---... ,-,,1 -,-'" F s '-<:> p A -z... 't.,' -<.. " hi .... ) , .. 0' "I • I [ ~. HA-,-,LS MAY NOT "R""reT MORt: TltAII I VZ" INTO fTAlRWAY. _.10" MAX."'· A_ IIOSIN8 OF TRUD. flII'IH 1'1.1:1001_-. _·1"'" PLYWOOD _LOOil -,:o-"-'IZllall ~I TlJllN[O IIISIEII---""":' \ \ LANDIIIII-----4.. ~..::;:.::..; A-311-II ANCHOR,I PI:ll fTlI1 ... l11 ____ oJ STUD.-I."O.C. T'vH:,J.W.· sHlEi:,rIlC,cX:.J I SPLIT STAIR D£TAll L 0, 'i ~-I---, , I 1111 ~I ! J 5/4-.1( 11' ... • TJt£AOS h. II1SEII I 0" CUT (3)2012 STII1NG[1I 104 KICKPUTI MA~ TL'~ff'-. '0" f.J CV'-J ..... oj. 4 S -r v(:> J ,... '-0 ~ c. S, '0 ~ 'c-.. )t·U'" , ...J C. £.. "'I--q... s: 'T"--' 'P j N~I."",.) .$IP\-4. O"' ... ~· ,- ~'-O'" I"A~"n'_ <0')< , \..,., ,,<. S 14" '-""l' '"ia'\4I1!;',..-r\-ollI,...JGa € "-.S"T' ..... Co ... "1-.'l.. .1~1f11 I<"-Cc.. C-,(.'li";-I'" '"L.~~ ST""ol- l~fO(" ~ tc;.;L'S-Tl~(. S.''OI-. E~'I""I""'<':' \ ... c. S'" , I' '-'"'I' .. ...-r HI. 6. I .1.-r I 0-1 I." e," c::::A. """' t.. ~ r... "-\... -........,.c __ ._-. 0: ~ I i r-I I I 1llE.v..1!.\"lo..lr.. O±' :;:::==!::-:--:-:-::(:~~:. =.'-._f''-~. -~ JAMES BRANDT WS#YiISl SCALE; ~~#f ':" ,' ... O· DATe, fJ\-1..~.()$' APPROVED BY jI>. 1;> 0 • ..,. • <:) ,.J ..,. 0 '. M "~'T 1-''-'1 r-J" S~01 R. P'-..... L.A",.c Jl!t...-N'T<>..... t...JA· 9~oS'1o DEC-6. RECEIVED DRAWN BY oM INa NUMB£FI o.O'f"4-- .,----------------------------Tt=-::...--,.==r- I I ...------------_._--------_ ... _._---1 -l,----.--... ..... --'-"', .. ---.. -.-----------.--.-.---.-.-... --, .. -,~.----.--."---,,------_ .... __ ... _---_._.-.. -_ .. ------_ .. _------------,.-------------------------j r - 1 _..r r------.---. -' --, _ .. -~ --.---'-- --.----------+ r--'-------.---,---.. -- --.. -.. -'-, , ------ ! ------.. .::...-.----::--_-:--. ------... +=====~ / , \ l-__ , , \1 J ~. =;:::.:::::=:::;;:;::. ::;;;;;;;;;:=-==--===== ..... ~~:=-. ---=-..--'-'''------_._- I ----------._._---_._----- .-~ 0 ~,. ~---------- \2. \ <= 1-\ """'\ S \ of: E I....IC'.J AI' CO .~ , d-_I II- Ro . , M =================----.:= .. -=======~~~~========~===~--_._ ~._, _ _ •.• _____ ~ __ 4. ___ ~ __ ~::::;.....,~ .... __ ~ __ ~ I 'J:===~____ _ o J I • I). ) / _1----- i '11 i r:. -\ , . ,) I \ I Z-j . .... 4. --! ~ .-----------4--______ . ___ -c::::: _____ . __ . __ .. _ .. ___ '---~_. _____ .. _ ,,_. ~,,-.__ I ~-. . ----------..... _ .. '-.-'--_ .. '" -_. __ .....•.... , \. F=' =\=f' =o==.-..J==\=== __ ===E:==="-=='i::=::;;:'V==A.===r::!::::=\==O=:::,J===~-~-,..-S ..... -----!) ____ .... r---------.-...... ' ....... -.. ----.. -----.-------l 1."".-""'-=-----_.--. ----.----.-.... ->.~ .. ----.--~_i E -;" ~ -,-, ~'~-,?o "-<--'<04 "\Z..c O.~_. -' .. __ T _ --. __ .-+l ------ : i 1 ~l====i=l=' =_= ... ~~.~."*J:J ... -"=~="-.... +---....,------_ .. _ .. ----... ...-....... .. 1---~-=-~ .. ~ .. =-9==-~-.. =. =4 .... ..t-------,.-f--_. __ .... _-, .. _-----'---.. +---_._._---------- t o " \.II fo'}! I I I ---_._-_._---_. ~ L.-.. ___ • ______ ---------.--,.~~.~.,,~_ .• --.~-, .. '-"'---.-------___ . "'-~"-____ ~.' .. ~ ... __ ..... ________ --.-__ ~ __ --.'C.. I T __ . __ ... __ ' ___ '_'''''-_ .. _ .... ____ ..... ___ • ___________ : _______ . -.-----:-.-=------t--..... -_-_ .. ~--___ ._-.. _ :::.~._:_:~~_:------.. . -----~-... --.-~:-=---:=~:-= ==r I, '(,', M ~---+-C='::-:'3' .-- t.-------~. -'---...,...-------_._-----.--------'--n" = --1"'--- 1l====~1=="::':"1I ====---=' __ =-;;_'--=-c--.. ---~ /.,,:' 7'- ---r-,----I I I I I I ._--_ .. __ ..... _---- r --b:j --.. _. ----,----1-~ , t-_ .-.~-----._.-r-,- ! I I I -. ----. '--r I I I I I I _ I-.J ... _ J 1-------. -.---- jl I "'---------_ --.--. _______ , __ .....J...'--___ -' Ji-. 'VICS BRAND' .NSN1957 -e, n. A, "-' Do -,.-D'£ '!!.' ","...J ~<r"-'.J , <.. ....... , ......... "-.. 'T2~.s 'O~"","fAL D.eS'~~).....,c:.. .. C-oAJ~V"-,.. ,.-<;. SCALE. 1/4 " .. ,I .~, APPROVED BV DATE 8 ~ ~,_ 03' /AtbO ')'" I 0.10....) 10 .. "" A"f' T F I.. '1 N r-l 5" ~ c::;::. \ ~ , poL '(: -'" ,-,,-.J C "'-'O--'I,",",~ '-' ... -~ 'O!> to ~ DRAWN BY ORAWI'NQ NUMBER 4-"'IF 4--