HomeMy WebLinkAboutP_Construction Drawings_191010_v1.pdfPROPOSED FOOTPRINT MODIFICATIONS
EXISTING BOTTOM FLOOR
SLAB. APPROX 24" ABOVE
LAKE WATER LINE
LOW CEILING HEIGHT
EXISTING PATIO AND
BULKHEAD LEVEL
(LOWEST PROPERTY
ELEVATION)
LOW CEILING HEIGHT
EXISTING 2ND FLOOR
EXIST MID LEVEL PATIO
EXIST UPPER LEVEL STREET
(HIGHEST PROP ELEVATION)
PROPERTY LINE
LOW CEILING HEIGHT
EXISTING ROOF
APPROX WATERLINE
EXISTING 3RD FLOOR
PROPOSED RAISED LEVEL OF
BOTTOM FLOOR LEVEL WITH
ADJACENT WATERFRONT PATIO
PROPOSED RAISED
LEVEL OF 2ND FLOOR
PROPOSED RAISED
LEVEL OF 3RD FLOOR
PROPOSED OUTLINE OF RAISED
ELEVATION OF ROOF LINES.
FINAL ROOF DESIGN AND PITCH
WILL MEET R8 HEIGHT LIMITS.
APPROX OUTLINE OF ADJACENT
SINGLE FAMILY RESIDENCE
SECTION W/ EXIST AND PROPOSED FLOOR/ROOF MODIFICATIONS
AERIAL SITE PLAN SHOWING EXIST AND PROPOSED DEVELOPMENT
NEW
ADDITION
AREA
EXISTING GARAGE/CARPORT
AREA TO BE DEMOLISHED AND
RECONSTRUCTED AT ADJACENT
AREA.
SCALE: 1/8" = 1'-0"
PROJECT NARRATIVE
·THE APPLICANT SUFFERS PRACTICAL DIFFICULTIES AND UNNECESSARY HARDSHIP AND THE VARIANCE IS NECESSARY BECAUSE OF SPECIAL CIRCUMSTANCES APPLICABLE TO
SUBJECT PROPERTY, INCLUDING:
··EXISTING 1st FLOOR BEDROOMS HAVE NO POSSIBLE WINDOW EGRESS
··EXISTING 1st FLOOR CEILING HEIGHT IS LESS THAN 7'
··EXISTING 1st FLOOR SLAB IS BELOW LAKE FRONT GRADE AND NEAR ORDINARY HIGH WATER LINE.
··EXISTING STAIRS FROM 1st FLOOR TO 3rd FLOOR IS NON COMPLIANT TIGHT RADIUS SPIRAL. RECONSTRUCTION OF FLOORS REQUIRED TO CONSTRUCT COMPLIANT STAIR AND
CEILING HEIGHTS.
··2nd FLOOR CEILING HEIGHT IS 7' OR LESS
··3rd FLOOR REQUIRES RECONSTRUCTION OF FLOOR FOR PROPOSED COMPLIANT STAIR SYSTEM.
·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 PROPOSED MODIFICATIONS TO THE SITE STRUCTURE IS ENTIRELY CONSISTENT WITH ADJACENT HOMES ALONG THIS STRETCH OF SHALLOW LOTS ALONG LAKE
WASHINGTON.
··NO WORK IS PROPOSED TO BE CONSTRUCTED WATER WARD OF EXISTING HOUSE.
··BUILDING FOOTPRINT ALTERATIONS CREATE NO NEW IMPERVIOUS SURFACES.
··BUILDING FOOTPRINT MAINTAINS EXISTING NON COMPLIANT SET BACK TO THE SOUTH
··BUILDING FOOTPRINT BRINGS 10' SETBACKS ALONG NORTH PROPERTY LINE INTO COMPLIANCE
··STREET SIDE SETBACKS REMAIN UNCHANGED
·THIS PROPOSAL DOES 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;
··SITE MODIFICATIONS CREATE COMPLIANT PROPERTY LINE SETBACKS TO THE NORTH, MAINTAIN EXISTING PROPERTY LINE SETBACKS TO THE SOUTH, MAINTAIN EXISTING SET
BACKS TO THE EAST AND ENCROACH NO FURTHER WATER WARD TO THE THE WEST..
··FOOT PRINT MODIFICATIONS ARE NECESSARY TO MOVE BEDROOMS FROM 1st FLOOR, CONSTRUCT COMPLIANT STAIRS, RAISE 1st FLOOR EQUAL WITH ADJACENT WATERFRONT
GRADE, INCREASE CEILING HEIGHTS TO NORMAL ELEVATIONS.
·THIS PROPOSAL IS THE MINIMUM VARIANCE THAT WILL ACCOMPLISH THE DESIRED PURPOSE FOR CODE AND LIFE SAFETY COMPLIANCE AND ARCHITECTURAL IMPROVEMENTS.
LIST OF PROPOSED WORK:
EXISTING FOUNDATION AT HOUSE TO REMAIN
BASEMENT SLAB WILL BE RAISED FLUSH WITH ADJACENT WATERFRONT PATIO/BULKHEAD
EXISTING MAIN FLOOR AND UPPER FLOOR WILL RECONSTRUCTED AND RAISED FROM 7' CEILING HEIGHTS TO 9'
EXISTING TIGHT RADIUS SPIRAL STAIRS WILL BE REPLACED WITH CODE COMPLIANT STAIR
EXISTING DETACHED GARAGE AND CARPORT WILL BE CONSTRUCTED AS ATTACHED GARAGE
SOUTH PROPERTY LINE CONSTRUCTION
VERTICAL CONSTRUCTION AT EXISTING FOUNDATION REMAINS THE SAME.
VERTICAL CONSTRUCTION AT ADDITION AREA WILL COMPLY WITH 5' SETBACK.
UPPER FLOOR WILL STEP BACK SIMILAR AS EXISTING AND EXCEED 5' MIN SETBACK.
NORTH PROPERTY LINE CONSTRUCTION
EXISTING GARAGE REMOVED.
SETBACK WILL BE CONVERTED TO COMPLIANT.
8' SETBACK WILL BE MAINTAINED AT EXISTING CONSTRUCTION AREA
WEST PROPERTY LINE CONSTRUCTION
NO NEW CONSTRUCTION WILL OCCUR WATER WARD.
EAST PROPERTY LINE CONSTRUCTION
RELOCATION OF EXISTING GARAGE AND CARPORT WILL MAINTAIN EXISTING SETBACKS
CLOSEST DISTANCE FROM LAKE WASH ORDINARY HIGH WATER TO HOUSE = 22'
EXISTING SHORELINE: CONTINUOUS CONCRETE BULKHEAD.
NEW STAIR
ADDITION AREA
EXISTING FLOOR PERIMETER.
EXISTING DECK AREA.
NEW ENTRY
ADDITION AREA
EXISTING GARAGE/CARPORT AREA TO BE
RECONSTRUCTED AT ADJACENT AREA.
EXISTING PATIO AREA RAISED TO NEW
2ND FLOOR ELEVATION
RECONSTRUCTED FOR NEW ENTRY
NEW GARAGE AREA
EXISTING SPIRAL STAIRS:
·PROBLEM
··NONE COMPLIANT SPIRAL
·PROPOSED SOLUTION
··CONSTRUCT NEW STAIR
EXTERNAL TO EXISTING
RESIDENCEEXIST LAKE WASHINGTON TO REMAIN5' PROPOSED SETBACK
NEW CONST COMPLIES
EXISTING 1.5' SETBACK
NO CHANGE
EXIST DO
C
K
CONVERT TO COMPLIANT
SETBACK
EXISTING PATIOS
AND WALKS TO
REMAIN.
REVISED ENTRY DECK / PATIO AT ENTRY
EXISTING HOUSE
FOOTPRINT AREA TO
REMAIN
EXISTING PATIOS AND
WALKS TO REMAIN.
EXISTING PATIOS
AND WALKS TO
REMAIN.
EXISTING PATIOS
AND WALKS TO
REMAIN.
EXISTING PATIO AREA TO REMAIN
UNCHANGED
(SEE SITE PLAN FOR DETAILED LAYOUT OF PROPOSED CHANGES)
SCALE: NTS
SCALE: NTS 9'9'9'EXISTING FRONT YARD (EAST)
SET BACK IS MAINTAINED
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119.1DIAGRAMS & NARRATIVEAND SITE MODIFICATIONSALBERTSON RESIDENCERENTON, WASHINGTONDATE:9/20/19DRAWING SET:V-VARIANCEA r c h i t e c t sLyman4235 SE Mile Hill Dr.Suite DPort Orchard, WA 98366360 810 8900Lymanarchitects@Gmail.comwww.Lymanarchitects.com10'20'30'40'50'0'100'200'300'400'500'
NEIGHBORHOOD MAP LAKE WASHINGTON BLVD
OHP
OHP
OHP
OHP
OHP
OHP
OHP
OHP
OHP
OHP
OHP
DECK
ABOVE
EXISTING DOCK
P
REBAR CAP
N89°28'05"E
102.81'N9°13'53"E40.59'S89°28'05"W 96.00'S18°21'45"W42.28'PARC
E
L
N
O.
3342
7
0-
0
3
0
0
PARC
E
L
N
O.
3342
7
0-
0
2
8
0
LAKE
WASHINGTON
P OHPOHPOHPOHPOHPOHPOHPOHPOHPOHPOHPEXISTING HOUSE FOOTPRINT
PROPOSED HOUSE FOOTPRINT
WOOD BRIDGE TO MECH CLOSET
PLANTER
DECORATIVE SECURITY FENCE
AND GATE
EXISTING CONC RETAINING
WALL TO REMAIN
5'SETBACK5'SETBACKEXISTING BBQKITCHENEXISTING
HOT TUB
SLATE TILE WATERPROOF DECK
ENTRY PORCH
EXISTING ADJACENT
RESIDENCE
EXISTING ADJACENT ROOF
OVERHANG
EXISTING ADJACENT
RESIDENCE
EXISTING ADJACENT
ROOF OVERHANG
SLATE TILE OVER EXISTING
CONCRETE PATIO
CONSTRUCT NEW STAIR FROM
EXIST PATIO TO NEW ENTRY PORCH
HVAC
EXIST OVERHEAD POWER
RELOCATE TO NEW SERVICE ENTRANCE
POWER HEAD AT HOUSE ADDITION
NEW OVERHEAD POWER
RELOCATE TO NEW SERVICE ENTRANCE
POWER HEAD AT HOUSE ADDITION
REGIONAL TRAILEXISTING ASPHALT PAVEMENT
EXISTING CONCRETE STAIRS AND
BUILDING FOUNDATION WALL TO REMAIN
EXISTING CONCRETE
BULKHEAD AND STAIR
HVAC
EXISTING GAS
SERVICE TO REMAIN
EXISTING CONC SLABS AND STEPS
BETWEEN RESIDENCES TO REMAIN.
OUTDOOR CONDENSER UNIT
SAW CUT EXISTING ZIG ZAG
ASPHALT DRIVE IN STRAIGHT
LINES. REPLACE WITH CONC
STABS. SEE FLOOR PLANS FOR
CONTROL JOINT AND PATTERN
DESIGN.
EXISTING SLATE TILE OVER CONCRETE SLAB AT
WATERFRONT PATIO TO REMAIN UNCHANGED
20'-
0
"
S
E
T
B
A
C
KEXIST EDGE OF ASPHALTEXIST EDGE
OF ASP
HALT
13'EXI
S
T
S
E
T
B
A
C
K
CHANGING FROM DETACHED
GARAGE/CARPORT TO
ATTACHED GARAGE
MAINTAINS EXISTING FRONT
SETBACK
CONSTRUCT NEW STAIR
FROM REPLACED DECK
TO EXIST PATIO
SITE PLAN
SCALE: 1" = 10'
MEAN HIGH WATER LINE
EXISTING WATER
SERVICE TO REMAIN
CONNECTED.75' TO FIRE HYDRANTACCESS DRIVELK WASHINGTON BLVD NEXISTING STRUCTURES
TO BE DEMOLISHED
EXISTING STRUCTURES
TO BE DEMOLISHED
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119.1VARIANCE SITE PLANVICINITY MAPALBERTSON RESIDENCERENTON, WADATE:9/20/19DRAWING SET:V-VARIANCEA r c h i t e c t sLyman4235 SE Mile Hill Dr.Suite DPort Orchard, WA 98366360 810 8900Lymanarchitects@Gmail.comwww.Lymanarchitects.comRENTON
405
N 3OTH ST
N 35TH ST
N 37TH ST
PARK AVE NBURNETT AVE NLAKE WASHINGTONLAKE WASHINGTON AVE NGENE COULON MEMORIAL PARKPROJECT
SITE
N SOUT
H
P
O
R
T
D
R EDMONDS AVE NEN 27 TH ST
405
405
K
ENN
YD
A
L
E
KENNYDALE PARK
MAY CREEK PARK
VICINITY MAP
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119.1NEIGHBORHOOD MAPALBERTSON RESIDENCERENTON, WASHINGTONDATE:9/20/19DRAWING SET:V-VARIANCEA r c h i t e c t sLyman4235 SE Mile Hill Dr.Suite DPort Orchard, WA 98366360 810 8900Lymanarchitects@Gmail.comwww.Lymanarchitects.comN E I G H B O R H O O D D E T A I L M A P
SCALE: 1" = 200'
3619 LAKE
WA BLVD N
KENNYDALE
PARK LAKE WASHINGTON BLVD NREGIONAL TRAILRESIDENCE DRIVEN 35TH ST
PUBLIC INFO SIGN