HomeMy WebLinkAboutD_Perotto_Boat_Lifts_Shoreline_PermitDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
PLANNING DIVISION
SHORELINE MANAGEMENT ACT OF 1971
PERMIT FOR SHORELINE MANAGEMENT
EVALUATION FORM & DECISION
DATE OF PERMIT ISSUANCE: July 1, 2021
LAND USE ACTION FILE NO.: LUA20-000255, ECF, SSDP
DATE RECEIVED October 23, 2020
DATE OF PUBLIC NOTICE: November 10, 2020
DATE OF PUBLIC RE-NOTICE: December 11, 2020
Pursuant to Chapter 90.58 RCW, staff recommends that the City of Renton grant a Shoreline Substantial Development
Permit. This action is proposed on the following application:
PROJECT NAME: Perotto Lifts
PROJECT MANAGER: Angelea Weihs, Associate Planner
OWNER/APPLICANT: Gregory Perotto & Kristopher Bristow, 1526 19th Ave, Seattle, WA
98122
APPLICANT/CONTACT: Evan Wehr, Ecco Design Inc., 203 N 36th St. Suite 201, Seattle, WA
98103
PROJECT LOCATION: 3905 Lake Washington Blvd N (Parcel number 3342700011)
LEGAL DESCRIPTION:
(Per King County Assessors Records)
HILLMANS LK WN GARDEN OF EDEN #2 "LOT D" RENTON LOT
LINE ADJUSTMENT NO LUA-96-153LLA-LND-30-0152 REC NO
20061002900012 SD LOT LINE ADJUSTMENT DAF LOTS 1 THRU
13 IN BLOCK A OF HILLMANS LAKE WASHINGTON GARDEN OF
EDEN DIV NO 2 PLAT TGW SH LDS ADS AND TGW THE NWLY
25.00 FT OF BNSF ROW LY BTWN TWO LNS DRAWN PLW & DIST
25.00 AND 50.00 FT NWLY AS MEAS AT R/A FR MAIN TRACK C/L
BOUNDED ON THE NORTH BY THE ELY EXTN OF THE NORTH LN
OF LOT 1 AND BOUNDED ON THE SOUTH BY THE ELY EXTN OF
THE SOUTH LN OF LOT 13 OF SD HILLMANS LAKE WASHINGTON
GARDEN OF EDEN DIV 2
SEC-TWN-R: SEC32-TWN24- R5
PROJECT WITHIN THE SHORELINE OF: Lake Washington, Reach D
APPLICABLE MASTER PROGRAM: City of Renton
PROPOSAL DESCRIPTION: The applicant is requesting a Shoreline Substantial Development Permit and Environmental
(SEPA) Review to install a new boat lift with a translucent canopy and a double jet-ski lift at 3905 Lake Washington Blvd
DocuSign Envelope ID: FB3E4A10-FACD-4E1B-B090-8AF05FD63D1E
City of Renton Department of Community & Economic Development Shoreline Management Permit
Perotto Lifts Project LUA20-000255, ECF, SM
DATE OF PERMIT: July 1, 2021 Page 2 of 12
N (Parcel number 3342700011). The upland portion of the site is within the Residential-6 (R-6) Zone and Residential
Medium Density comprehensive land use designation. The waterward portion of the site is located in the Lake
Washington Reach D and is designated Shoreline Residential. The upland portion of the site is mapped with sensitive
slopes and high landslide hazards. The shoreline is currently armored with a rock bulkhead. The existing pier is a joint-
use pier that is shared with two other parcels. The proposed boat lift and canopy would be located approximately 14
feet waterward of the ordinary high water mark on the south side of the pier. The proposed boat lift is 14 feet wide by
21 feet long. The bunk of the boat lift would extend 18 inches above the ordinary high water mark and the lift would sit
on the lake bed of Lake Washington on foot pads that are 18 inches by 24 inches. The proposed canopy, which would
be attached to the proposed boat lift, is made of translucent materials and would be 12 feet wide by 39 feet long. The
double jet-ski lift is 8 feet wide by 10 feet long and would sit on the lake bed. The applicant submitted a Lake and Stream
Study with the project application.
An Environmental (SEPA) Review Determination of Non-Significance (DNS) was issued for this project on April 19, 2021.
EXIBITS:
Exhibits 1-7: As shown in the Environmental Review Committee (ERC) Report
Exhibit 11: Shoreline Substantial Development Permit Staff Report
FINDINGS OF FACT:
1. The applicant is requesting a Shoreline Substantial Development Permit to install a new boat lift with a
translucent canopy and a double jet-ski lift at 3905 Lake Washington Blvd N (Parcel number 3342700011).
2. The landward portion of the site currently is developed with an existing single family residence. The adjacent
properties along the shoreline to the north and south of the project site are also developed with single-family
residential homes.
3. The proposed boat lift and canopy is located 14 feet from the ordinary high water mark and the proposed jet-ski
lift is located 15 feet and 3 inches (15’3”) from the ordinary high water mark (Exhibit 2).
4. The proposed boat lift is 14 feet wide by 21 feet long. The proposed canopy, which would be attached to the
proposed boat lift, is made of translucent materials and would be 12 feet wide by 39 feet long.
5. The double jet-ski lift is 8 feet wide by 10 feet long.
6. The waterward portion of the site is located in the Lake Washington Reach D and is designated Shoreline
Residential.
7. The existing pier is a joint-use pier that is shared with two other parcels and includes two deeded slips for
neighboring properties.
8. No trees or vegetation would be removed as part of the project.
9. The upland portion of the site is mapped with sensitive slopes and high landslide hazards. No other critical
areas are present on the site.
10. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on April
19, 2021, the Environmental Review Committee (ERC) issued a Determination of Non-Significance (DNS) for the
Perotto Lifts project.
DocuSign Envelope ID: FB3E4A10-FACD-4E1B-B090-8AF05FD63D1E
City of Renton Department of Community & Economic Development Shoreline Management Permit
Perotto Lifts Project LUA20-000255, ECF, SM
DATE OF PERMIT: July 1, 2021 Page 3 of 12
11. 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 have been incorporated into the appropriate sections of this report.
12. The applicant submitted a Lake and Stream Study, prepared by Northwest Environmental Consulting, Inc., dated
August, 2020, with the project application, which was later revised on March, 2021 (Exhibit 6). The report
concludes that the proposed improvements and mitigation would not create impacts that result in a loss of
ecological function at the site.
13. The following table contains project elements intended to comply with the Shoreline Master Program standards
and policies, as outlined in RMC 4-3-090:
SHORELINE MASTER PROGRAM CRITERIA:
A. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY, SHORELINE ELEMENT:
The site is located in the Shoreline Residential District. The objective of the Single-Family Residential
Shoreline Overlay District is to accommodate residential development and appurtenant structures that
are consistent with this chapter. The proposal is compliant with the following Shoreline policies:
✓
Objective SH-A. Provide for use of the limited water resource consistent with the
goals of the Shoreline Management Act by providing a preference for water-oriented
uses.
✓
Objective SH-B. Provide that the policies, regulations, and administration of the
Shoreline Master Program ensure that new uses, development, and redevelopment
within the shoreline jurisdiction do not cause a net loss of shoreline ecological
functions.
✓
Policy SH-7. Existing and future activities on all Shorelines of the State regulated by
the City of Renton should be designed to ensure no net loss of ecological functions.
✓
Policy SH-14. Shoreline use and development should be carried out in a manner that
prevents or mitigates adverse impacts so that the resulting ecological condition does
not become worse than the current condition. This means ensuring no net loss of
ecological functions and processes in all development and use. Permitted uses should
be designed and conducted to minimize, in so far as practical, any resultant damage to
the ecology and environment (RCW 90.58.020). Shoreline ecological functions that
should be protected include, but are not limited to, fish and wildlife habitat, food chain
support, and water temperature maintenance. Shoreline processes that shall be
protected include, but are not limited to, water flow; littoral drift; erosion and
accretion; infiltration; ground water recharge and discharge; sediment delivery,
transport, and storage; large woody debris recruitment; organic matter input; nutrient
and pathogen removal; and stream channel formation/maintenance.
B. DEVELOPMENT STANDARDS:
The subject site is classified as Shoreline Residential on the City of Renton Shoreline Overlay Map. The
following development standards are applicable to the proposal:
1. No Net Loss of Ecological Functions Required
DocuSign Envelope ID: FB3E4A10-FACD-4E1B-B090-8AF05FD63D1E
City of Renton Department of Community & Economic Development Shoreline Management Permit
Perotto Lifts Project LUA20-000255, ECF, SM
DATE OF PERMIT: July 1, 2021 Page 4 of 12
Compliant
provided
condition of
approval is
met.
No Net Loss Required: Shoreline use and development shall be carried out in a manner
that prevents or mitigates adverse impacts to ensure no net loss of ecological functions
and processes in all development and use. Permitted uses are designed and conducted
to minimize, in so far as practical, any resultant damage to the ecology and
environment (RCW 90.58.020). Shoreline ecological functions that shall be protected
include, but are not limited to, fish and wildlife habitat, food chain support, and water
temperature maintenance. Shoreline processes that shall be protected include, but are
not limited to, water flow; erosion and accretion; infiltration; groundwater recharge
and discharge; sediment delivery, transport, and storage; large woody debris
recruitment; organic matter input; nutrient and pathogen removal; and stream channel
formation/maintenance.
Staff comment: The applicant submitted a Lake and Stream Study, prepared by
Northwest Environmental Consulting, Inc., dated August, 2020, with the project
application, which was later revised on March, 2021 (Exhibit 6). The report states that
project impacts will be minimized by placing the proposed boat lift and jet-ski lift in the
deepest water possible. The report further states that, generally, to protect
outmigrating juvenile salmonids, the Washington Department of Fish and Wildlife
(WDFW) and the National Marine Fisheries Service (NMFS) have determined that the
most critical zone is within 30 feet of the shoreline.
Due to the topography of the shoreline to the south which parallels the existing dock
for approximately 62 feet, moving the lift and canopy further west would not place the
boat lifts 30 feet beyond the shoreline. The proposed boat lift and canopy is located 14
feet from the ordinary high water mark and the proposed jet-ski lift is located 15 feet
and 3 inches (15’3”) from the ordinary high water mark.
The report states that the waterward side of the boat lift will be in water approximately
11 feet deep. At this depth, the report states the effects of propwash should be
negligible. The report clarifies that propwash is one of the primary concerns of placing
moorage close to the shoreline. Because the dock is a joint-use dock, the boat lift cannot
be placed on the north side of the dock to move it further from the parallel shoreline.
The report states that placing the boat lift further west, it would expose the boat to
additional wave action when trying to moor, which could cause damage to the boat
when mooring in rough waters. Placing the boat lift in deeper water would also require
additional reinforcement to the lift framing, which would offset the benefits of moving
it into deeper waters. The report states that the jet-ski lift cannot be placed on the
waterward side of the boat lift, because it will block the boat from using the moorage.
Therefore, Northwest Environmental Consulting, Inc. concluded that the proposed lifts
and canopy are placed as far waterward as feasible and safe.
However, the report states that some impacts to the Lake will occur despite attempts
to place the boat lift in the deepest water possible at the site. In order to ensure no net
loss of functions and values, as required by RMC 4-3-090D.2.a, the report proposes as a
mitigation measure to plant 6 shrubs, including snowberry and red flowering currant,
within 10 feet of the shoreline. In addition, the report states that angular cobble has
become imbedded in the shoreline sediments that was probably dropped when building
the current bulkhead. The non-structural cobble is proposed to be removed from the
lake along 123 linear feet of shoreline, which will enhance the shoreline over existing
conditions. The proposed work would be conducted within the in-water work windows
designated by the WDFW and the Army Corps of Engineers. The report concludes that
DocuSign Envelope ID: FB3E4A10-FACD-4E1B-B090-8AF05FD63D1E
City of Renton Department of Community & Economic Development Shoreline Management Permit
Perotto Lifts Project LUA20-000255, ECF, SM
DATE OF PERMIT: July 1, 2021 Page 5 of 12
the conservation and mitigation measures are designed to improve ecological functions
or prevent further degradation of habitat and will result in no net loss of ecological
functions at the site. Staff recommends as a condition of approval that the applicant
submit a final detailed mitigiation plan, detailing the proposed mitigation planting and
cobble cleanup, for review and approval by the Current Planning Project Manager, with
the builing permit application.
✓
Impact Evaluation Required: In assessing the potential for net loss of ecological
functions or processes, project-specific and cumulative impacts shall be considered and
mitigated on- or off-site.
Staff comment: See comments above.
✓
Evaluation of Mitigation Sequencing Required: An application for any permit or
approval shall demonstrate all reasonable efforts have been taken to provide sufficient
mitigation such that the activity does not result in net loss of ecological functions.
Mitigation shall occur in the following prioritized order:
(a) Avoiding the adverse impact altogether by not taking a certain action or parts of an
action, or moving the action.
(b) Minimizing adverse impacts by limiting the degree or magnitude of the action and
its implementation by using appropriate technology and engineering, or by taking
affirmative steps to avoid or reduce adverse impacts.
(c) Rectifying the adverse impact by repairing, rehabilitating, or restoring the affected
environment.
(d) Reducing or eliminating the adverse impact over time by preservation and
maintenance operations during the life of the action.
(e) Compensating for the adverse impact by replacing, enhancing, or providing similar
substitute resources or environments and monitoring the adverse impact and taking
appropriate corrective measures.
Staff comment: The Lake and Stream Study submitted with the project application, and
later revised on March, 2021 (Exhibit 6), states the proposal is to build a boat lift,
canopy, and jet-ski lift within Lake Washington making it impossible to avoid impacts
to the Lake while completing the project. The report states that minimization of the
impacts includes the use of Best Management Practices (BMPs) and timing of the in
water work as per the the Washington Department of Fish and Wildlife (WDFW) and
the Corps of Engineers guidance. Furthermore, the project impacts will also be
minimized by placing the boat lift and jet-ski lift in the deepest water possible. See
addition comments above regarding proposed mitigation. Staff recommends as a
condition of approval that the applicant implement the conservation measures found
in the Lake and Stream Study prepared by Northwest Environmental Consulting, LLC
(dated March 2021) for the proposed installation of the boat lift, canopy, and jet-ski lift,
to ensure compliance with the mitigation sequencying requirements of RMC 4-3-
090D.2.a.iii.(b).
2. Burden on Applicant
DocuSign Envelope ID: FB3E4A10-FACD-4E1B-B090-8AF05FD63D1E
City of Renton Department of Community & Economic Development Shoreline Management Permit
Perotto Lifts Project LUA20-000255, ECF, SM
DATE OF PERMIT: July 1, 2021 Page 6 of 12
✓
Applicants for permits have the burden of proving that the proposed development is
consistent with the criteria set forth in the Shoreline Master Program and the Shoreline
Management Act, including demonstrating all reasonable efforts have been taken to
provide sufficient mitigation such that the activity does not result in net loss of
ecological functions.
3. Critical Areas Within Shoreline Jurisdiction
✓
Unless otherwise stated, no development shall be constructed, located, extended,
modified, converted, or altered, or land divided without full compliance with the
provision adopted by reference and the Shoreline Master Program. Within the
shoreline jurisdiction, the regulations of RMC 4-3-050 shall be liberally construed
together with the Shoreline Master Program to give full effect to the objectives and
purposes of the provisions of the Shoreline Master Program and the Shoreline
Management Act. If there is a conflict or inconsistency between any of the adopted
provisions below and the Shoreline Master Program, the most restrictive provisions
shall prevail.
Staff Comment: The upland portion of the project site is mapped with sensitive slopes
and high landslide hazards. No construction is proposed on the upland portion of the
project site; therefore, it is not anticipated that the porposed project will have any
impacts on the sensitive slopes or high landslide hazards.
4. View Obstruction and Visual Quality
N/A
View Corridors Required: Where commercial, industrial, multiple use, multi-family
and/or multi-lot developments are proposed, primary structures shall provide for view
corridors between buildings where views of the shoreline are available from public
right-of-way or trails.
Staff comment: Not applicable, the proposed project does not include commercial,
industrial, multiple use, multi-family and/or multi-lot development.
✓
Maximum Building Height: Buildings shall be limited to a height of no more than 35 feet
above average finished grade level except at specific locations.
Staff comment: The proposed translucent canopy would be approximately 12 feet and
9 inches above the ordinary high water mark, which complies with the maximum
permited building height (Exhibit 2).
N/A
Minimum Setbacks for Commercial Development Adjacent to Residential or Park Uses:
All new or expanded commercial development adjacent to residential use and public
parks shall provide fifteen feet (15') setbacks from adjacent properties to attenuate
proximity impacts such as noise, light and glare, and may address scale and aesthetic
impacts. Fencing or landscape areas may be required to provide a visual screen.
N/A
Lighting Requirements: Display and other exterior lighting shall be designed and
operated so as to prevent glare, to avoid illuminating nearby properties used for
noncommercial purposes, and to prevent hazards for public traffic. Methods of
controlling spillover light include, but are not limited to, limits on the height of light
structure, limits on light levels of fixtures, light shields, and screening.
DocuSign Envelope ID: FB3E4A10-FACD-4E1B-B090-8AF05FD63D1E
City of Renton Department of Community & Economic Development Shoreline Management Permit
Perotto Lifts Project LUA20-000255, ECF, SM
DATE OF PERMIT: July 1, 2021 Page 7 of 12
Staff comment: Not applicable, no lighting is proposed as part of the project.
✓
Reflected Lights to Be Limited: Building surfaces on or adjacent to the water shall
employ materials that limit reflected light.
Staff comment: The proposed canopy, which would be attached to the proposed boat
lift, is made of translucent materials and would be 12 feet wide by 39 feet long. It is not
anticipated that the translucent canopy will have any impacts regarding reflected light.
N/A
Integration and Screening of Mechanical Equipment: Building mechanical equipment
shall be incorporated into building architectural features, such as pitched roofs, to the
maximum extent feasible. Where mechanical equipment cannot be incorporated into
architectural features, a visual screen shall be provided consistent with building
exterior materials that obstructs views of such equipment.
Staff comment: Not applicable, no building-mounted mechanical equipment is proposed
as part of the project.
✓
Visual Prominence of Freestanding Structures to Be Minimized: Facilities not
incorporated into buildings including fences, piers, poles, wires, lights, and other
freestanding structures shall be designed to minimize visual prominence.
Staff comment: The proposed boat lift and canopy would be located approximately 14
feet waterward of the ordinary high water mark on the south side of the existing pier.
The proposed boat lift is 14 feet wide by 21 feet long. The proposed translucent canopy
would be approximately 12 feet and 9 inches above the ordinary high water mark. The
double jet-ski lift is 8 feet wide by 10 feet long and would sit on the lake bed. It is
aniticipated that the proposed design and translucent materials adequately minimize
the visual prominence of the proposed structures.
N/A
Maximum Stair and Walkway Width: Stairs and walkways located within buffers shall
not exceed four feet (4') in width; provided, that where ADA requirements apply, such
facilities may be increased to six feet (6') in width. Stairways shall conform to the
existing topography to the extent feasible.
Staff comment: Not applicable. No stairs or paved walkways are proposed as part of the
project.
N/A
Other Design Standards: Any other design standards included in community plans or
regulations adopted by the City shall be incorporated.
Staff comment: Not applicable. Boat lift canopies are not subject to urban design or
residential design standards.
5. Community Disturbances:
✓
Noise, odors, night lighting, water and land traffic, and other structures and activities
shall be considered in the design plans and their impacts avoided or mitigated.
Staff comment: The project is not anticipated to generate noise, odors, lighting issues,
or other water and land traffic disturbances beyond those that are part of water and
DocuSign Envelope ID: FB3E4A10-FACD-4E1B-B090-8AF05FD63D1E
City of Renton Department of Community & Economic Development Shoreline Management Permit
Perotto Lifts Project LUA20-000255, ECF, SM
DATE OF PERMIT: July 1, 2021 Page 8 of 12
boating related activities on the lake and that occur with a residential pier and moorage
facility.
6. Design Requirements:
N/A
Architectural styles, exterior designs, landscaping patterns, and other aspects of the
overall design of a site shall be in conformance with urban design and other standards
contained in RMC 4-3-100, Urban Design Regulations, and other applicable provisions
of RMC Title IV, Development Regulations, as well as specific policies and standards of
the Shoreline Master Program.
Staff comment: Not applicable. Boat lift canopies are not subject to urban design or
residential design standards.
7. Screening Required:
N/A
The standards in RMC 4-4-095 concerning screening of mechanical equipment and
outdoor service and storage areas shall apply within shorelines with the additional
criteria that the provisions for bringing structures or sites into conformance shall occur
for minor alteration or renovation as provided in RMC 4-9-190.
Staff comment: Not applicable. No building-mounted mechanical equipment is
proposed as part of the project.
8. Public Access:
Physical or visual access to shorelines shall be incorporated in all new development when the
development would either generate a demand for one or more forms of such access, would impair
existing legal access opportunities or rights, or is required to meet the specific policies and regulations
of the Shoreline Master Program.
N/A
Lake Washington Reach D: Public access shall be provided when lots are subdivided or
new nonresidential development occurs consistent with standards of this Section.
Staff Comment: The project proposal does not include a subdivision or nonresidential
development; therefore the public access requirement is not applicable.
9. Building and Development Location – Shoreline Orientation
Shoreline developments shall locate the water-dependent, water-related, and water-enjoyment
portions of their developments along the shoreline. Development and use shall be designed in a manner
that directs land alteration away from the most sensitive portions of the site to maximize vegetation
conservation; minimize impervious surfaces and runoff; protect riparian, nearshore and wetland
habitats; protect wildlife and habitats; protect archaeological, historic and cultural resources; minimize
risk to persons and property; and preserve aesthetic values.
✓
Minimization of Site Alteration: Development shall minimize site alteration in sites with
substantial unaltered natural features by applying the following criteria:
(a) Vehicle and pedestrian circulation systems shall be designed to limit clearing,
grading, and alteration of topography and natural features.
DocuSign Envelope ID: FB3E4A10-FACD-4E1B-B090-8AF05FD63D1E
City of Renton Department of Community & Economic Development Shoreline Management Permit
Perotto Lifts Project LUA20-000255, ECF, SM
DATE OF PERMIT: July 1, 2021 Page 9 of 12
(b) Impervious surfacing for parking lot/space areas shall be limited through the use of
under-building parking or permeable surfaces where feasible.
(c) Utilities shall share roadway and driveway corridors and rights-of-way wherever
feasible.
(d) Development shall be located and designed to avoid the need for structural
shoreline stabilization over the life of the development. Exceptions may be made for
the limited instances where stabilization is necessary to protect allowed uses,
particularly water-dependent uses, where no alternative locations are available and no
net loss of ecological functions will result.
Staff comment: The site is already developed and the addition of the boat and jet ski
lifts will not substantially alter any natural features. The criteria above are not
applicable to the proposed lift due to the type of project and waterward location of the
project.
N/A
Location for Accessory Development: Accessory development or use that does not
require a shoreline location shall be located outside of shoreline jurisdiction unless such
development is required to serve approved water-oriented uses and/or developments
or unless otherwise allowed in a High Intensity designation. When sited within
shoreline jurisdiction, uses and/or developments such as parking, service buildings or
areas, access roads, utilities, signs and storage of materials shall be located inland away
from the land/water interface and landward of water-oriented developments and/or
other approved uses unless a location closer to the water is reasonably necessary.
✓
Navigation and Recreation to Be Preserved: Shoreline uses shall not deprive other uses
of reasonable access to navigable waters. Existing water-related recreation shall be
preserved.
Staff comment: The proposed boat lift, canopy, and jet-ski lift would be located on the
south side of an existing dock and would not impede others from access to navigable
waters.
10. Archaeological, Historical, and Cultural Resources:
✓
Detailed Cultural Assessments May Be Required: The City will work with tribal, State,
Federal, and other local governments as appropriate to identify significant local
historical, cultural, and archaeological sites in observance of applicable State and
Federal laws protecting such information from general public disclosure. Detailed
cultural assessments may be required in areas with undocumented resources based
on the probability of the presence of cultural resources.
Staff comment: The project proposal and notice of application were provided to
reviewing agencies including the State Department of Archaeology & Historic
Preservation (DAHP) and Tribes as part of the SEPA review process. No agency
comments were provided that require any additional assessments or mitigation
measures related to archaeological, historical, and cultural resources.
✓
Coordination Encouraged: Owners of property containing identified or probable
historical, cultural, or archaeological sites are encouraged to coordinate well in advance
of application for development to assure that appropriate agencies such as the
DocuSign Envelope ID: FB3E4A10-FACD-4E1B-B090-8AF05FD63D1E
City of Renton Department of Community & Economic Development Shoreline Management Permit
Perotto Lifts Project LUA20-000255, ECF, SM
DATE OF PERMIT: July 1, 2021 Page 10 of 12
Washington State Department of Archaeology and Historic Preservation, affected
tribes, and historic preservation groups have ample time to assess the site and identify
the potential for cultural resources.
Staff comment: See comment above.
✓
Detailed Cultural Assessments Required: Upon receipt of application for a development
in an area of known or probable cultural resources, the City shall require a site
assessment by a qualified professional archaeologist or historic preservation
professional and ensure review by qualified parties including the Washington State
Department of Archaeology and Historic Preservation, affected tribes, and historic
preservation groups.
Staff comment: See comment above.
✓
Work to Stop Upon Discovery: If historical, cultural, or archaeological sites or artifacts
are discovered in the process of development, work on that portion of the site shall be
stopped immediately, the site secured, and the find reported as soon as possible to the
Administrator of the Department of Community and Economic Development or
designee. Upon notification of such find, the property owner shall notify the
Washington State Department of Archaeology and Historic Preservation and affected
tribes. The Administrator of the Department of Community and Economic
Development or designee shall provide for a site investigation by a qualified
professional and may provide for avoidance, or conservation of the resources, in
coordination with appropriate agencies.
Staff comment: See comment above.
✓
Access for Educational Purposes Encouraged: Land owners are encouraged to provide
access to qualified professionals and the general public if appropriate for the purpose
of public education related to a cultural resource identified on a property.
Staff comment: See comment above.
11. Standards for Density, Setbacks, and Height – Activities Exempt from Buffers and Setbacks
The following development activities are not subject to buffers and setbacks; provided, that they are
constructed and maintained in a manner that minimizes adverse impacts on shoreline ecological
functions; and provided further, that they comply with all the applicable regulations in RMC Title IV.
✓
Water-Dependent Development: Those portions of approved water-dependent
development that require a location waterward of the OHWM of streams, rivers, lakes,
ponds, marine shorelines, associated wetlands, and/or within their associated buffers.
Staff comment: The applicant’s Lake and Stream Study (Exhibit 6) provides an analysis,
which concludes that the boat lift, canopy, and jet-ski lift are designed in a manner that
directs land alteration to the least sensitive portions of the site as feasibile. The
proposed boat lift and canopy are located 14 feet from the ordinary high water mark
and the proposed jet-ski lift is located 15 feet and 3 inches (15’3”) from the ordinary
high water mark.
The report states that the waterward side of the boat lift will be in water approximately
11 feet deep. At this depth, the report states the effects of propwash should be
DocuSign Envelope ID: FB3E4A10-FACD-4E1B-B090-8AF05FD63D1E
City of Renton Department of Community & Economic Development Shoreline Management Permit
Perotto Lifts Project LUA20-000255, ECF, SM
DATE OF PERMIT: July 1, 2021 Page 11 of 12
negligible. The report clarifies that propwash is one of the primary concerns of placing
moorage close to the shoreline. Because the dock is a joint-use dock, the boat lift cannot
be placed on the north side of the dock to move it further from the parallel shoreline.
The report states that placing the boat lift further west would expose the boat to
additional wave action when trying to moor, which could cause damage to the boat
when mooring in rough waters. Placing the boat lift in deeper water would also require
additional reinforcement to the lift framing, which would offset the benefits of moving
it into deeper waters. The report states that the jet-ski lift cannot be placed on the
waterward side of the boat lift, because it will block the boat from using the moorage.
Therefore, the report concluded that the proposed the lifts and canopy are placed as far
waterward as feasible and safe.
12. Use Regulations:
a. Boat Lifts:
✓
Boat lifts are allowed as accessory to a residential dock; provided, that all lifts are placed
as far waterward as feasible and safe; and platform lifts are fully grated.
Staff comment: See the above report subsection 11, “Water-Dependent Development”.
Development of this project shall be undertaken pursuant to the following terms and conditions:
1. The applicant shall submit a final detailed mitigiation plan, detailing the proposed mitigation planting and cobble
cleanup, for review and approval by the Current Planning Project Manager, with the builing permit application.
2. The applicant shall implement the conservation measures found in the Lake and Stream Study prepared by
Northwest Environmental Consulting, LLC (dated March 2021) for the proposed installation of the boat lift,
canopy, and jet-ski lift, to ensure compliance with the mitigation sequencying requirements of RMC 4-3-
090D.2.a.iii.(b).
This Permit is granted pursuant to the Shoreline Management Action of 1971 and pursuant to the following:
1. The issuance of a license under the Shoreline Management Act of 1971 shall not release the applicant from
compliance with federal, state, and other permit requirements.
2. This permit may be rescinded pursuant to Section 14(7) of the Shoreline Management Act of 1971 in the event
the permittee fails to comply with any condition(s) hereof.
3. Construction permits shall not be issued until twenty-one (21) days after approval by the Washington State
Department of Ecology or until any review proceedings initiated within this twenty-one (21) day review period
have been completed.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director
Department of Community & Economic Development
Date
DocuSign Envelope ID: FB3E4A10-FACD-4E1B-B090-8AF05FD63D1E
7/1/2021 | 12:52 PM PDT
City of Renton Department of Community & Economic Development Shoreline Management Permit
Perotto Lifts Project LUA20-000255, ECF, SM
DATE OF PERMIT: July 1, 2021 Page 12 of 12
APPEALS: Appeals of Shoreline Substantial Development Permit issuance must be made directly to the Shorelines Hearings
Board. Appeals are made by filing a request in writing within the twenty-one (21) days of receipt of the final order and
concurrently filing copies of such request with the Washington State Department of Ecology and the Attorney General’s
office as provided in section 18(1) of the Shorelines Management Act of 1971. All copies of appeal notices shall also be
filed with the City of Renton Planning Division and the City Clerk’s office.
EXPIRATION: Unless a different time period is specified in the shoreline permit as authorized by RCW 90.58.143 and
subsection J1 of RMC 4-9-190, construction activities, or a use or activity, for which a permit has been granted pursuant
to this Master Program must be commenced within two (2) years of the effective date of a shoreline permit, o r the
shoreline permit shall terminate, and a new permit shall be necessary. However, the Planning Division may authorize a
single extension for a period not to exceed one year based on reasonable factors, if a request for extension has been filed
with the Planning Division before the expiration date, and notice of the proposed extension is given to parties of record
and the Washington State Department of Ecology. DEFINITION OF COMMENCEMENT OF CONSTRUCTION ACTIVITIES: the
construction applications must be submitted, permits must be issued, and foundation inspections must be completed
before the end of the two (2) year period.
cc: Office of Attorney General
DocuSign Envelope ID: FB3E4A10-FACD-4E1B-B090-8AF05FD63D1E