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HomeMy WebLinkAboutD_Admin Report_Lyman Variance_191121_v2_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Admin Report_Lyman Variance_191118_v1 A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: November 21, 2019 Project File Number: PR19-000404 Project Name: Michael Residence Variance Land Use File Number: LUA19-000232, V-A, SME Project Manager: Alex Morganroth, Associate Planner Owner/Applicant: Andrew and Megan Albertson, 3619 Lake Washington Blvd N, Renton, WA 98056 Contact: Brian Lyman, Lyman Architects, LLC, 4235 SE Mile Hill Dr, Ste D, Port Orchard, WA 98366 Project Location: 3619 Lake Washington Blvd N Project Summary: The applicant is requesting an Administrative Variance and Shoreline Exemption to renovate an existing 2,010 sq. ft. single-family home with a detached garage on the property located at 3619 Lake Washington Blvd N (APN 3342700290). Specifically, the applicant is seeking to allow the encroachments into the front yard setback area (encroachment of 12 feet) and side yard setback area (encroachment of 3 feet to the south). The property is located within the Residential-6 (R-6) zone and is situated on the shoreline of Lake Washington in the Shoreline Residential Designation, Reach D. The applicant is proposing significant renovations to the existing single-family residence on the property including raising the first floor, adding an additional floor, demolishing the existing garage and constructing a new garage closer to the southern property line. The standard shoreline setback and conservation buffer along Lake Washington is 25 feet for lots with a depth of less than 100 feet. The existing single- family residence is currently located approximately 20-feet away from the Lake Washington ordinary high water mark (OHWM), which is within the required 15-foot vegetative buffer. The proposed project would result in a building footprint reduction and would not extend further towards the OHWM. No trees or vegetation would be removed as part of the proposed project and the impervious surface would not increase. A Lake Study was submitted with the application. Site Area: 0.09 acres DocuSign Envelope ID: 938BABAF-B239-4845-A173-6FCD72D98FEF City of Renton Department of Community & Economic Development Lyman Variance Administrative Report & Decision LUA19-000232, V-A, SME Report of November 21, 2019 Page 2 of 9 D_Admin Report_Lyman Variance_191121_v2_FINAL B. EXHIBITS: Exhibit 1: Administrative Decision Exhibit 2: Certificate of Exemption from Shoreline Substantial Development, dated November 19, 2019 (with site plan attached) C. GENERAL INFORMATION: 1. Owner(s) of Record: Andrew and Megan Albertson 2. Zoning Classification: Residential-6 (R-6) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (MD) 4. Existing Site Use: Single-family Residential 5. Critical Areas: Moderate Landslide Hazard, Shoreline Residential Environmental Designation - Lake Washington Reach D. 6. Neighborhood Characteristics: a. North: Single-family Residential, Residential- 6 (R-6) b. East: King County rail-to-trail, Residential- 6 (R-6) c. South: Single-family Residential, Residential- 6 (R-6) d. West: Lake Washington 7. Site Area: 0.09 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Friends of Youth Annexation N/A 1791 09/09/1959 Shoreline Exemption (for sewer repair) LUA98-170 N/A 11/19/1998 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts a. Section 4-3-090: Shoreline Master Program Regulations 3. Chapter 9 Variances, Waiver, Modifications, and Alternates DocuSign Envelope ID: 938BABAF-B239-4845-A173-6FCD72D98FEF City of Renton Department of Community & Economic Development Lyman Variance Administrative Report & Decision LUA19-000232, V-A, SME Report of November 21, 2019 Page 3 of 9 D_Admin Report_Lyman Variance_191121_v2_FINAL 4. Chapter 11 Definitions F. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on October 4, 2019 and determined the application complete October 11, 2019. The project complies with the 120- day review period. 2. The applicant’s submittal materials comply with the requirements necessary to process the administrative variance and shoreline exemption requests. 3. The project site is located 3619 Lake Washington Blvd N (APN 3342700290). 4. The project site is currently developed with a single-family residence with attached garage. 5. Access to the site would be provided via the existing driveway off of Lake Washington Blvd N. 6. The site is located within the Residential-6 (R-6) zoning classification and Residential Medium Density (MD) Comprehensive Plan land use designation. 7. No trees or vegetation would be removed. 8. The proposed project would not increase the building footprint or impervious surface coverage on the site. 9. The site is mapped with a Moderate Landslide Hazard and the Shoreline Residential Environmental Designation - Lake Washington Reach D. 10. The applicant is proposing to begin construction in the spring of 2020 and end in fall of 2020. 11. The following variance to regulations have been requested by the applicant: RMC Code Citation Required Standard Requested Variance RMC 4-2-110A Residential Development Standards Frontyard Setback: 25 feet Sideyard Setback: Combined 15 feet with no less than 5 feet on either side in R-6 zone Requesting variance to allow for 12 foot encroachment into R-6 front yard setback and 3.5 foot encroachment into one side- yard setback. 12. No public or agency comments were received. 13. A Certificate of Exemption from a Shoreline Substantial Development Permit was issued on November 19, 2019 (Exhibit 2). 14. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 15. The property is located within the Residential Medium Density (MD) Comprehensive Plan land use designation. The project complies with the goals and policies of this Comprehensive Plan land use designation. Compliance Comprehensive Plan Analysis  Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past practice where feasible, through leadership, policy, regulation, and regional DocuSign Envelope ID: 938BABAF-B239-4845-A173-6FCD72D98FEF City of Renton Department of Community & Economic Development Lyman Variance Administrative Report & Decision LUA19-000232, V-A, SME Report of November 21, 2019 Page 4 of 9 D_Admin Report_Lyman Variance_191121_v2_FINAL coordination.  Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.  Policy L-50: Respond to specific site conditions such as topography, natural features, and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings.  Policy SH-3: All shoreline policies, regulations, and development shall recognize and protect private rights consistent with the public interest and, to the extent feasible, shall be designed and constructed to protect the rights and privacy of adjacent property owners. Shoreline uses and activities should be discouraged if they would cause significant noise or odor or unsafe conditions that would impede the achievement of shoreline use preferences on the site or on adjacent or abutting sites. 16. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations: Compliance Critical Areas Analysis Compliance not yet determined Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: A moderate landslide hazard was mapped on or within 50 feet of the project site. A geotechnical report prepared by a qualified professional is required to be submitted at the time of building permit application for all development on sites located within 50 feet of a geological hazard, unless waived by the Building Official. Compliance for this standard would be verified at the time of building permit review. 17. Variance Analysis: The applicant is requesting a variance to allow an addition to an addition to an existing single-family residence to encroach twelve (12) feet into the R-6 front yard setback and three (3) feet into the south side yard setback. The proposal is compliant with the following variance criteria, pursuant to RMC 4-9-250.B.5. Therefore, staff recommends approval of the requested variance. Compliance Variance Criteria and Analysis  a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: The subject property is located on a private street adjacent to Lake Washington Blvd N with very narrow travel lanes and no frontage improvements. The DocuSign Envelope ID: 938BABAF-B239-4845-A173-6FCD72D98FEF City of Renton Department of Community & Economic Development Lyman Variance Administrative Report & Decision LUA19-000232, V-A, SME Report of November 21, 2019 Page 5 of 9 D_Admin Report_Lyman Variance_191121_v2_FINAL buildable area of both the subject site and the neighboring properties directly north and south on the private street is extremely limited due to the King County parcel (previously railroad ROW and now functioning as a public trail) to the east and Lake Washington to the west. Due to the proximity to the lake, lots along the shared private street are also subject to the Shoreline Master Program regulations and are required to maintain vegetative buffers adjacent to the ordinary high water mark ranging from 5 feet to 30 feet wide. The subject property does not have the required existing vegetative buffer, but is not required to establish a new buffer due to the project not meeting the threshold for classification as a minor, moderate, or major alteration per the requirements of the Shoreline Master Program (RMC 4 - 3-090). The average landward lot depth of the three lots to the north and three lots t o the south of the subject site is approximately 94 feet. Due to the lot constraints created by both the built and natural environment, the majority of homes on the private street encroach into the front yard setback. Encroachments into the front yard setback for the adjacent homes range between 15 and 20 feet and the majority of homes within 300 foot of the subject property are legally non- conforming structures with various building encroachments into the front, rear, and side yard setbacks. The existing nonconformity of structures and small amount of landward buildable area on the lots creates difficulties for property owners wishing to construct additions or new homes along this street that would meet current code. The applicant contends that without granting of the variance, strict adherence to the front yard and side yard setback requirements would deprive them of privileges enjoyed by other property owners in the vicinity. In addition, the applicant contends that by moving the attached garage approximately 17 feet south of the existing attached garage would bring the entire northern side of the primary structure into compliance with the side yard setback requirement for the R-6 zone. The new attached garage would not encroach any further into the front yard setback than the existing attached garage (encroachment of approximately 12 feet. The applicant also contends that strict application of the south side yard setback requirements (5 feet) would not allow the construction of a building envelope consistent with the size of nearby homes. The existing building already encroaches into the side yard setback and is located approximately two feet from the southern property line. In the submitted justification, the applicant states that the additional height proposed within the side yard setback would not be impactful to the neighbor to the south due to the first and second stories already encroaching in the setback area. The applicant suggests that strict application of the 25-foot front yard setback, 5-foot side yard setback, and the 15-foot shoreline vegetative buffer would restrict the footprint to a size significantly less than the neighboring houses, and therefore approval of the variance would allow the property owner to construct his home in a manner similar to neighboring property owners who are also constrained by the tight development pattern along this private street. Staff has reviewed the proposed variance request and concurs that strict adherence to the R-6 front yard setback requirement would cause unnecessary hardship by depriving the applicant of the ability to rehabilitate the existing home to create a home similar in size and location as neighboring property owners. The buildable area of the subject property is restricted by roadway infrastructure to the east and Lake Washington to the west. The subject lot is a part of the Garden of Eden plat which was approved in 1904 and the existing home on the site was built in 1935. The 1935 zoning standards were significantly different than the current development standards for the R-6 zone and modern shoreline regulations were not in effect. As such, many homes constructed within the Garden of Eden plat along Lake Washington have a relatively small buildable area after all current setbacks are applied. Staff also concurs that many other residential property owners in the vicinity have homes that encroach into all setbacks and that the strict interpretation of the development regulations would deprive the applicant of privileges enjoyed by those nearby owners. DocuSign Envelope ID: 938BABAF-B239-4845-A173-6FCD72D98FEF City of Renton Department of Community & Economic Development Lyman Variance Administrative Report & Decision LUA19-000232, V-A, SME Report of November 21, 2019 Page 6 of 9 D_Admin Report_Lyman Variance_191121_v2_FINAL Compliant if Condition of Approval is Met b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated. Staff Comment: The applicant contends that granting of the variance would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated due to two factors. The proposed new home would not encroach any further into the front yard setback than the existing home which has been located on the site since 1935. Therefore, the applicant states that construction of a new home sited in a similar manner would have a minimal visual impact on the neighbors to the north and south. In addition, after the project is completed, the structure would no longer encroach into the north side yard setback and would provide more separation distance between the new building and the existing house on the neighboring lot to the north. If approved, the variance would allow the applicant to construct a home in similar manner as the adjacent properties that face the same constraints due to the roadway and lake. Lastly, the applicant contends that the proposed home would not look out of place as the majority of neighboring homes encroach into the front yard setback in a similar manner. Staff has reviewed the applicant’s justifications and concurs with their analysis. Staff finds that the proposed front yard setback encroachment would not be detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the subject property is situated based on the site characteristics and existing encroachment by the structure. The granting of the variance would not result in a structure that is significantly different than that of the existing home, which has been located on the site for over 80 years. While staff concurs that the proposed improvements would not create a negative visual impact on the surrounding property owners due to the existing conditions on the site and the location of the existing structure in relation to the adjacent homes , staff does have concerns regarding privacy for the property owner to the so uth. While the increased height may not result in large overall visual impact to the neighboring property, it may create privacy issues depending on how the windows are sited. Therefore, staff recommends as a condition of approval that the applicant site the windows on the south-facing elevation in a manner that protects the privacy of the neighbor. The applicant shall submit an analysis using the locations of windows on both the neighboring house to the south as well as the applicant’s house to demonstrate that privacy would be maintained after the improvements are made. The analysis shall be approved by the Current Planning Project Manager at the time of building permit application review.  c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Staff Comment: The applicant contends that the approval of the variance would not be considered a special privilege due to the fact that adjacent properties also have structures that project into the front, rear, and side yard setbacks. In addition, the property is in an area where most homes are located up against a private street and do not have front yards. All existing houses in the immediate vicinity encroach into the front yard setback to varying degrees and the applicant maintains that the proposed variance would allow him to maximize the value of his property while remaining consistent with the development pattern of the private street. Staff has reviewed the applicant’s justifications and concurs that the granting of the variance would not constitute a grant of special privilege inconsistent with other properties in the vicinity and a part of the Garden of Eden subdivision and the same zoning designation. The granting of this variance would allow the new home to be closer to the size and dimensions of neighboring homes that have been constructed along the private street.  d. That the approval is a minimum variance that will accomplish the desired purpose. DocuSign Envelope ID: 938BABAF-B239-4845-A173-6FCD72D98FEF City of Renton Department of Community & Economic Development Lyman Variance Administrative Report & Decision LUA19-000232, V-A, SME Report of November 21, 2019 Page 7 of 9 D_Admin Report_Lyman Variance_191121_v2_FINAL Staff Comment: The applicant contends that the variance request only allows for the proposed new home to be sited in a similar manner to the neighboring homes and allows the property owner construct a home that will meet their needs while maintaining the required vegetative buffer of 15 feet. Staff reviewed the variance request and concludes that the proposed front yard setback encroachment would be the minimum required in order to meet the goal of constructing a home that takes full advantage of a water front lot, protects the ecological function o f the shoreline by ensuring the provision of the full 15-foot shoreline setback (vegetative buffer), and allowing the home be of a similar size and location as the neighboring homes. Therefore, the requested setback encroachment would be the minimum necessary to accomplish the desired purpose. 18. Shoreline Exemption Analysis: The applicant is seeking a shoreline exemption from the permit system per RMC 4-9-190C. 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. The existing single-family residence is currently located approximately 25-feet away from the ordinary high water mark (OHWM) and outside of the required 15 foot vegetative buffer. The structure would not be located further waterward as a result of the proposed improvements. No new impervious surface would be added and the building footprint would not be increased as a result of the improvements. Therefore the proposed building and site improvements would not result in a degradation of the ecological and habitat functions of the shoreline. Shoreline Exemption Criteria Project Compliance Policies of the Shoreline Management Act Consistent The guidelines of the Department of Ecology where no Master Program has been finally approved or adapted by the Department Consistent The City of Renton Shoreline Master Program Consistent G. CONCLUSIONS: 1. The subject site at 3619 Lake Washington Blvd N is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 15. 2. The subject site is at 3619 Lake Washington Blvd N located in the Residential-6 (R-6) zoning designation. 3. The requested variance application complies with the Critical Areas Regulations provided the applicant complies with City Code, see FOF 16. 4. The requested variance meets the four (4) criteria to be considered in making a decision on a variance request as specified in RMC 4-9-250.B.5, if the condition of approval is met. The analysis of the proposal according to variance criteria is found in the body of the Staff Report, see FOF 17. 5. The proposed project is consistent with the City of Renton Shoreline Master Program and qualifies for an exemption from a Shoreline Management Substantial Development Permit in accordance with RMC 4-9- 190C, see FOF 18. DocuSign Envelope ID: 938BABAF-B239-4845-A173-6FCD72D98FEF City of Renton Department of Community & Economic Development Lyman Variance Administrative Report & Decision LUA19-000232, V-A, SME Report of November 21, 2019 Page 8 of 9 D_Admin Report_Lyman Variance_191121_v2_FINAL H. DECISION: The Lyman Variance, File No. LUA19-000232, V-A, SME, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall site the windows on the south-facing elevation in a manner that protects the privacy of the neighbor to the south. An analysis shall be submitted with building permit application that uses the locations of windows on both the neighboring house to the south as well as the applicant’s house to demonstrate that privacy would be maintained after the proposed improvements are constructed. The analysis shall be approved by the Current Planning Project Manager at the time of building permit application review. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED on November 21, 2019 to the Owner/Applicant/Contact: Owner/Applicant: Contact: Andrew and Megan Albertson, 3619 Lake Washington Blvd N, Renton, WA 98056 Brian Lyman, Lyman Architects, LLC, 4235 SE Mile Hill Dr, Ste D, Port Orchard, WA 98366 TRANSMITTED on November 21, 2019 to the Parties of Record: None TRANSMITTED on November 21, 2019 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager Rick Marshall, Fire Marshal I. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on December 5, 2019. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the DocuSign Envelope ID: 938BABAF-B239-4845-A173-6FCD72D98FEF 11/21/2019 | 2:56 PM PST City of Renton Department of Community & Economic Development Lyman Variance Administrative Report & Decision LUA19-000232, V-A, SME Report of November 21, 2019 Page 9 of 9 D_Admin Report_Lyman Variance_191121_v2_FINAL Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 938BABAF-B239-4845-A173-6FCD72D98FEF CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Lyman Variance Land Use File Number: LUA19-000232, V-A, SME Date of Report November 21, 2019Error! Reference source not found. Staff Contact Alex Morganroth Associate Planner Project Contact/Applicant Brian Lyman Lyman Architects, LLC 4235 SE Mile Hill Dr, Ste D, Port Orchard, WA 98366 Project Location 3619 Lake Washington Blvd N The following exhibits are included with the Administrative report: Exhibit 1: Administrative Decision Exhibit 2: Site Plan DocuSign Envelope ID: 938BABAF-B239-4845-A173-6FCD72D98FEF 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 SHEETSHEET OF PROJ. # V2 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 Exhibit 2 DocuSign Envelope ID: 938BABAF-B239-4845-A173-6FCD72D98FEF