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HomeMy WebLinkAboutAtkinson Setback Variance ApprovalDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONDECISION:LIAPPROVEDAPPROVEDSUBJECTTOCONDITIONSLIDENIEDREPORTDATE:March10,2016ProjectName:AtkinsonSetbackVarianceandShorelineExemptionOwner:MichaelandCherylAtkinson,25514NE67thP1,Redmond,WA98053Applicant:JimHanson,17446MallardCoveLn.,Mt.Vernon,WA98274FileNumber:LUA6-000007V-A,SMEProjectManager:AngeleaWeihs,AssistantPlannerProjectSummary:TheapplicantisrequestinganAdministrativeZoningsetbackVarianceandShorelinePermitExemptionforaproposednewsinglefamilyresidencelocatedat3401LakeWashingtonBlvd.N.(Parcelno.3124059076).Theprojectsitetotals20,935squarefeetinareaandiszonedResidential-8(R-8).Thearealandwardoftheordinaryhighwatermark(OHWM)totalsapproximately10,200squarefeet.Thereisanexistingsinglefamilyhome,whichisproposedtoberemoved.AccesstothesiteisproposedviaanexistingprivateaccesseasementthatextendsfromLakeWashingtonBlvd.N.TheprojectsitehasfrontageonLakeWashington,aShorelineoftheState,andiswithinReachDandtheShorelineResidentialdesignation.A25-footshorelinesetbackisrequiredfromLakeWashington.Thesitealsocontainsmoderateandhighlandslidehazardsandsensitiveslopes.Theapplicantisrequestingapprovalofa0-footfrontyardsetbackvariancefromRMC4-2-1OA,wherea20-footfrontyardsetbackisrequired.ProjectLocation:3401LakeWashingtonBlvdNSiteArea:10,200SquareFeetuplandarea(0.23acres)IProjectLocationMapAtkinsonVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionATKINSONSETBACKVARIANCEANDSHORELINEEXEMPTIONLUA6-000007,V-A,SMEReportofMarch10,2016Page2of7B.EXHIBITS:Exhibit1:StaffReportExhibit2:SitePlanExhibit3:VarianceJustificationExhibit4:SitePlanShowingBuildableFootprintwith20FootSetbackExhibit5:NeighborhoodDetailMapExhibit6:ExampleFloorPlanExhibit7:ExampleElevationsExhibit8:KingCountyParksCommentLetterandCityResponseExhibit9:PlanReviewCommentsC.GENERALINFORMATION:MichaelandCherylAtkinson1.Owner(s)ofRecord:25514NE67thP1Redmond,WA980532.ZoningClassification:Residential—8(R-8)3.ComprehensivePlanLandUseDesignation:ResidentialMediumDensity4.ExistingSiteUse:SingleFamilyResidence5.CriticalAreas:Sensitiveslopes,mediumandhighlandslidehazards,LakeWashingtonReachD6.NeighborhoodCharacteristics:a.North:SingleFamily,Residential—SfR-8)b.East:EastRailCorridor(Vacant),Residential—2(R-8)c.South:SingleFamily,Residential—8(R-8)d.West:LakeWashington7.SiteArea:10,200SquareFeetuplandarea(0.23acres)D.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015AnnexationN/A179109/09/1959E.PUBLICSERVICES:1.ExistingUtilities:Theproposednewsinglefamilyhomewillutilizedthesamewater,sewer,andsurfacewaterservicesastheexistingsinglefamilyhome.AtkinsonVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionATKINSONSETBACKVARIANCEANDSHORELINEEXEMPTIONLUA6-000007,V-A,SMEReportofMarch10,2016Page3of72.Streets:Thelotisaccessedviaa20footaccesseasementextendingfromLakeWashingtonBlvdN.Thedevelopmentdoesnotabutacitystreet,nostreetimprovementsarerequired.3.FireProtection:CityofRentonFireDepartmentF.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-110:ResidentialDevelopmentStandards2.Chapter3EnvironmentalRegulationsa.Section4-3-090:ShorelineMasterProgramRegulations3.Chapter9Permits—Specifica.Section4-9-250:Variances,Waivers,Modifications,andAlternates4.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementH.FINDINGSOFFACT(FOF):ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonJanuary8,2016,anddeterminedtheapplicationcompleteonJanuary14,2016.Theprojectcomplieswiththe120-dayreviewperiod.2.Theprojectislocatedat3401LakeWashingtonBlvdN,RentonWA.3.ThesiteislocatedwithintheResidential—8fR-B)zoningclassification.4.Theproposalistobuildanewsinglefamilyresidence.5.Accesstothenewhomewouldbeviaanexisting20footaccesseasementrunningalongtheeastpropertyline.Twootherhomesalsoaccessfromthiseasement.6.RentonMunicipalCode,Section4-2-OA,requiresafrontyardsetbackwithintheR-8zonetobeaminimumof20feetbetweenthebuildingfootprintandthepropertylineandanyprivateaccesseasementortract.Theapplicantisrequestingafrontyardsetbackvariancetoallowa0footsetbackfromtheaccesseasementservingtheproperty.7.TheprojectsitehasfrontageonLakeWashington,aShorelineoftheState,andiswithinReachDandtheShorelineResidentialdesignation.A25-footshorelinesetbackisrequiredfromLakeWashington;theconstructionwillbeoutsideofthisarea.8.Thelotis20,935Squarefeet.About10,735squarefeetiswaterwardoftheOHWMofLakeWashington.Aportionoftheuplandlotisveryshallow,about40feet,andwiththerequiredsetbackfromthelakerenderingthisareaisunbuildable.Theuplandpartofthesitethatisbuildableisabout5,580squarefeetofwhichalargepartistakenupbytherequiredsetbackfromLakeWashington.9.Thedevelopmentdoesnotabutacitystreet,sonostreetimprovementsarerequired.10.ThesitedrainsfromeasttowesttoLakeWashington.Theexistingshorelineisdevelopedasaresidentiallawn.11.Theproposalwillnotblockanysignificantviewsinthearea.AtkinsonVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionATKINSONSETBACKVARIANCEANDSHORELINEEXEMPTIONLUA16-000007,V-A,SMEReportofMarch10,2016Page4of712.Thesitecontainsmoderateandhighlandslidehazardsandsensitiveslopes.Noimpactsaredeterminedatthistime.13.VarianceAnalysis:Theapplicantisrequestingafrontyardsetbackvariancetoallowa0footsetbackfromtheaccesseasementservingtheproperty.Theproposaliscompliantwiththefollowingvariancecriteria,pursuanttoRMC4-9-250.Therefore,staffrecommendsapprovaloftherequestedVariance.ComplianceVarianceCriteriaandAnalysisa.Thattheapplicantsufferspracticaldifficultiesandunnecessaryhardshipandthevarianceisnecessarybecauseofspecialcircumstancesapplicabletosubjectproperty,includingsize,shape,topography,locationorsurroundingsofthesubjectproperty,andthestrictapplicationoftheZoningCodeisfoundtodeprivesubjectpropertyownerofrightsandprivilegesenjoyedbyotherpropertyownersinthevicinityandunderidenticalzoneclassification.StaffComment:Theapplicantcontendsthatpracticaldifficultiesandspecialcircumstancesexistonthesubjectpropertyandthatavariancefromthefrontyardsetbackisneededinordertoconstructahouseofanadequatesizetobecompatiblewithothernewerhomesinthearea,andtomeettheneedsoftheowners.Thelotis20,935Squarefeet.About10,735squarefeetiswaterwardoftheOHWMofLakeWashington.Aportionoftheuplandlotisveryshallow(about40feet),andwiththerequiredsetbackfromthelake(25feet),thisareaisunbuildable.Theuplandpartofthesitethatisbuildableisabout5,580squarefeet,ofwhichalargepartistakenupbytherequiredsetbackfromLakeWashingtonon.A20footsetbackfromtheaccesseasementwouldlimittheapplicanttoabuildingfootprintofapproximately1,005squarefeet.Inordertoaccommodateamoreadequatebuildingfootprint,theapplicantrequestsafrontyardsetbackof0feetfromtheaccesseasement,ratherthantherequired20feet.Staffhasreviewedthevariancerequestandconcursthatpracticaldifficultiesexistontheprojectsite,whichpreventtheapplicantfromconstructinganadequatelysizedhomeoutsideoftherequiredfrontyardsetbackareas.Staffagreesthatahomeconstructedonthesiteunderexistingconditionsandsetbackstandardswouldcreateahomeoutofcharacterwiththeneighborhood.Abuildingfootprintof1,005squarefeetisnotconsistentwiththesurroundinghomes,andwoulddeprivethesubjectpropertyownerofrightsandprivilegesenjoyedbyotherpropertyownersinthevicinityandunderidenticalzoneclassification.Iftherequired20footsetbackwasappliedtothenewhome,measuredfromtheaccesseasement,thestructurewouldbelocated40feetfromthefrontpropertyline(20footdeepaccesseasementplus20footsetback=40feet),seeExhibit2siteplan.Inthiscasethespecialcircumstancesthatareapplicabletothesubjectpropertyincludingshape,size,andlocationwoulddeprivethepropertyownertherightsandprivilegesenjoyedbyotherpropertiesinthevicinity.Inaddition,RMC4-3-090D7astatesthatvariancesfromthefrontandsideyardstandardsmaybegrantedadministrativelyifneededtomeettheestablishedsetbackfromtheordinaryhighwatermark,providedstandardvariancecriteriaaremet.b.Thatthegrantingofthevariancewillnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichsubjectpropertyissituated.StaffComment:TheapplicantcontendsthethatproposedvariancetothefrontyardsetbackrequirementswouldnotbemateriallydetrimentaltothepublicwelfareofinjurioustopropertyorAtkinsonVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionATKINSONSETBACKVARIANCEANDSHORELINEEXEMPTIONLUAI6-000007,V-A,SMEReportofMarch10,2016Page5of7improvementsinthevicinityasotherpropertiesinthevicinityoftheprojectsitehavebeengrantedvariancestothefrontyardsetbackrequirementsfortheconstructionofsinglefamilyresidences,andthereforehavelessthantherequiredfrontyard.Inaddition,thefrontyardfacesanaccesseasement,notacitystreet,whichreducesanypotentialsafetyconcerns.Staffconcurswiththeapplicantthattheproposalwouldnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzone.A0-footsetbackfromtheeasementwouldstillmaintaina20footsetbackfromthefrontpropertyline.Ifthesitedidnotcontainanaccesseasementalongthefrontoftheproperty,thezoningcodewouldallowthehometobebuiltat20feetfromthefrontpropertyline.Assuch,approvalofa0-footfrontyardsetbackfromtheexistingaccesseasementwouldmaintainthestandardsetbackforthezoneifthesetbackwasmeasuredfromthefrontpropertyline.However,inordertoensureadequatevehicularmaneuveringareabetweenthegarageandthefrontyardpropertyline,staffrecommendsasaconditionofapprovalthatthegaragemaintainadistanceofatleast4feetfromtheedgeoftheeasement,whichtotalsaminimumof24feetbetweenthegarageandthefrontyardpropertyline,thestandardnecessarybackoutdistanceforatwocargarage.Toensuresafevehicularmobilitythroughtheaccesseasement,allprojectionsproposedasapartofthehomewouldberequiredtocomplywiththe0-footsetback,suchaseaves,baywindowsetc.toensurethattheaccesseasementisclearofanyobstructions.c.Thatapprovalshallnotconstituteagrantofspecialprivilegeinconsistentwiththelimitationuponusesofotherpropertiesinthevicinityandzoneinwhichthesubjectpropertyissituated.StaffComment:Aspreviouslydiscussedabove,theapplicantcontendsthethatproposedvariancetothefrontyardsetbackrequirementswouldnotbeaspecialprivilegeinconsistentwithotherpropertiesinthevicinity,asotherpropertiesinthevicinityoftheprojectsitehavebeengrantedvariancestothefrontyardsetbackrequirementsfortheconstructionofsinglefamily7residences.Otherpropertiesintheareahavelessthantherequiredfrontyardsetback.MostotherexistinghousesintheareaareundersimilarconditionsofbeingservedbyaneasementorundersizedstreetsandhavemuchlesssetbackfromtheaccesseasementthanwhatisrequiredbyRMC.Staffconcursthattherequestedvariancewouldnotbeaspecialprivilegeinconsistentwithotherpropertiesinthevicinity,assimilarimprovementshavebeenconstructedcloserthantherequired20-footfrontyardsetbackonneighboringproperties.Basedontheanalysisprovidedaboveundera.andb.,staffbelievesthatapprovalofareducedfrontyardsetbackwouldnotconstituteagrantofspecialprivilege.U.Thattheapprovalisaminimumvariancethatwillaccomplishthedesiredpurpose.StaffComment:Theapplicantcontendsthattherequested0-footfrontyardsetbackvarianceistheminimumneededtoaccomplishthedesiredpurpose.A0-footfrontyardsetbackvarianceisneededinthisareainordertobuildahomethatiscompatiblewithothernewhomesalongLakeWashingtonandtomeettheowner’srequirementsonalotwithaverysmallbuildablearea.Staffhasreviewedtherequestandagreesthatthe0-footfrontyardsetbackvariancewouldbetheminimumvariancenecessarytoallowfortheconstructionofaadequatelysized2-storyAtkinsonVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionATKINSONSETBACKVARIANCEANDSHORELINEEXEMPTIONLUA16-000007,V-A,SMEReportofMarch10,2016Page6of7homeinthislocation.Whiteahousewithanunconventionalsmallerfootprintwhichwouldsatisfytherequiredfrontyardsetbackcouldbebuiltonthesubjectsite,therequested0-footfrontyardsetbackistheminimumvariancethatwouldaccomplishtheapplicant’sdesiredpurposeofconstructinganadequatelysizedhouseonthislotandprovideforsimilartearyardsetbacksaswhattheneighboringpropertiescurrentlyhave.Staffconcurswiththeapplicantthata0footsetbackistheminimumvariancetoaccomplishtheapplicant’sdesiredpurposeand,therefore,supportsthevariancefora0-footfrontyardsetbackintheR-8zone.I.CONCLUSIONS:1.Thesubjectsiteislocatedat3401LakeWashingtonBlvdN.ThesiteiswithintheResidential—8(R-8)zoningclassification.2.Theapplicant’sproposalistoconstructasinglefamilyresidence0-feetfromtheprivateaccesseasement.3.A20-footfrontyardsetbackisrequiredintheR-8zone(RMC4-2-OA).4.TheanalysisoftheproposalwasevaluatedaccordingtovariancecriteriaandisfoundinthebodyoftheStaffReport.Theprojectwouldcomplywithallfourvariancecriteriaifa0-ft.frontyardsetbackifaltconditionsaremet.J.DECISION:TheAdministrativeVariancefortheAtkinsonSetbackVariance,FileNo.LUA16-000007,isherebyapprovedfora0-footfrontyardsetbackincludingallproiections,subjecttothefollowingconditions:1.Theapplicantshallsubmitapropertysurveywiththebuildingpermitapplication.ThesurveyshallidentifyallonsiteeasementsandutilitiesandshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortotheissuanceofabuildingpermit.2.Theapprovalofthesubjectvariancedoesnotconstituteanapprovaltoviolateanyotherpropertyencumbrancesthatmaynotbeknownatthistime.3.Thegarageshallmaintainadistanceofatleast4feetfromtheedgeoftheaccesseasement,foratotalof24feetbetweenthegarageandthefrontyardpropertyline.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:_______________________________________________March_10,_2016JenniferHenning,PlanningDired.rDateTRANSMITTEDthis10thdayofMarch,2016totheOwner/Applicant/Contact:MichaelandCherylAtkinsonJimHanson25514NE67thP117446MallardCoveLn.Redmond,WA98053Mt.Vernon,WA98274TRANSMITTEDthis10thdayofMarch,2016tothePartyofRecord:HeatherMarlowAtkinsonVarianceReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionATKINSONSETBACKVARIANCEANDSHORELINEEXEMPTIONLUAI6-000007,V-A,SMEReportofMarch10,2016Page7of7RealPropertyAgentKingCountyParks201S.JacksonSt.Suite700SeattleWA98104TRANSMITTEDthis10thdayofMarch,2016tothefollowing:ChipVincent,CEDAdministratorBrianneBonnwarth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDolbee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonMarch24,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.2LC.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:TheVariancedecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-9-250.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AtkinsonVarianceReport a9399133001900019LOOtOO3y‘‘“o3149300071330004000910’00003499200003boon/moo,ED]13071—9_flr°to3120300001030407407_ITS0410000100I36fl100J13tofl3flaoo°300300100*004003.01304000m00-yahooaooo0TJZ*tJJJZJZ4W_I_—..-00001017\_—%fi:—4-----ozr—-—---.I/sWa.aIsj——o0--_--_-\0Ie_————--jr-amrfb=u0001____‘0334—aoooo--__J---1——————.4_0.———————V0iz/Li000101000I’00710I0o700ITO300301007010w100000,0001301-20LabIroso30071009a0.0010,4,,0071010£t300,0000o7g001067wasZ°fl4Qwoo00400001.6000000030,5mioao4300*oaNa’a.or000310LNLa00007000107002,0fl010oo0000000T0000449700i0W00000000011000-0001100oouOOJ0g00xomo100000.10oro10011100-30oomo,000740730,1370110090_I00000100,40mobsso2000672obWi0flOhloo‘°°oo320mm100134144Q36032000100100300,07000.01430Wso00907010.3067020000740061001013040100000000*430,00,304Q000720300000,0000ifW0Q01331j’o,400007360000002673.00.00.0001000400007007000070,000T00101300002001434fl7NV1daaist\000190010007700330010---c-k-k-t•4I—I-II-INOIDNIHSVM3)IV1 EXHIBIT3Atkinsonresidence,VarianceNarrativeandJustificationTheprojectislocatedat3401LakeWashingtonBlvdN,RentonWA.Avariancefromthefrontyardsetbackisneededtobuildaresidenceofareasonablesizeforthelocation.ThezoningofthesiteandadjoiningpropertiesisR-8.Currentlyasmallhouseoccupiesthesiteandwillberemoved.Thelotis20,935Squarefeet.About10,735squarefeetiswithinLakeWashington.Aportionoftheuplandlotisveryshallow,about40feet,andwiththerequiredsetbackfromthelakethisareaisnotbuildable.Theuplandpartofthesitethatisbuildableisabout5,580squarefeetofwhichalargepartistakenupbytherequiredsetbackfromLakeWashington.Theproposalistobuildasinglefamilyresidence.Accesswillbeviaanexisting20footaccesseasement.Thedevelopmentdoesnotabutacitystreetsonostreetimprovementsarerequired.ThesitedrainsfromeasttowesttoLakeWashingtonTheapplicationisfora0frontyardsetbackformtheaccesseasementtoallowaresidencetobebuiltinthefuture.Nocosthasbeenestablishedatthistime.Theprojectrequiresa25footsetbackfromtheLakeWashingtonmostoftheconstructionwillbeoutsideofthatarea.Theexistingshorelineisdevelopedasaresidentialtypelawn.Theproposalwillnotblockanysignificantviewsinthearea.Thevariancerequestedareforconstructionofaresidenceat3401LakeWashingtonBlvdN,Renton.Thezoningcodevarianceisasfollows:1.Frontyardsetbackvariance.Section4-2-11OArequiresafrontyardsetbackinanR-8zonetobe20feet.Therequestistoallowa0footsetbackfromtheaccesseasementservingtheproperty.JustificationforZoningCodeVarianceThefollowingaddressthedecisioncriteriarequiredbySection4-9-250:Section4-9-2505.a.Thattheapplicantsufferspracticaldifficultiesandnecessaryhardshipandthevarianceisnecessarybecauseofspecialcircumstancesapplicabletosubjectproperty,includingsize,shape,topography,locationorsurroundingsofthesubjectproperty,andthestrictapplicationoftheZoningCodeisfoundtodeprivesubjectpropertyownerofrightsandprivilegesenjoyedbyotherpropertyownersinthevicinityandunderidenticalzoneclassification: b.Thatthegrantingofthevariancewillnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichsubjectpropertyissituated.c.Thatapprovalshallnotconstituteagrantofspecialprivilegeinconsistentwiththelimitationuponusesofotherpropertiesinthevicinityandzoneinwhichthepropertyissituated.d.Thattheapprovalisaminimumvariancethatwillaccomplishthedesiredpurpose.Frontyardsetbackvariance,Avariancefromthefrontyardsetbackisneededinordertoconstructahouseofanadequatesizetobecompatiblewithothernewerhousesintheareaandtomeettheneedsoftheowners.Wearerequestingafrontyardsetbackof0feetfromtheaccesseasementservingtheproperty.Otherpropertiesintheareahavelessthantherequiredfrontyardsetback.Avariancewasgrantedfora0footfrontyardsetbackforthepropertyat3411LakeWashingtonBlvdNrecently,onlyonelotaway.Thesizeandshapeandlocationofthesubjectpropertyrequiresuchavariance.InordertomeettheneededsizeofahouseinthisareaonLakeWashingtonthevarianceisneeded.Specialcircumstancesonthislotarethatthesideyardonthesouthsidemustbe25feettomeetshorelineregulationsratherthanthe5footyardrequiredbycode.Thislimitsthefootprintofthebuilding.Theshallowsouthportionofthelotisnotbuildablebecauseoftherequired25footsetbackfromLakeWashington.Thegrantingofthevariancewillnotbeinjurioustootherpropertiesinthearea.ManypropertiesalongthispartofLakeWashingtonnowhavelessthantherequiredfrontyard.Thefrontyardfacesanaccesseasementnotacitystreet.Thegrantingofavariancewillnotbeaspecialprivilegegiventheotherusesinthearea.Mostotherexistinghousesintheareaareundersimilarconditionsofbeingservedbyaneasementorundersizedstreetsandhavemuchlesssetbackthanwhatisrequired.Theapprovalistheminimumneededtoaccomplishthedesiredpurpose.AhouseofsignificantsizeisneedinthisareatobecompatiblewithothernewhousesalongLakeWashingtonandtomeettheowner’srequirementsonalotwithaverysmallbuildablearea. 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ASATOW H I LAKE WASHINGTON PILOITOTTYOWIWI:ESCALATE.ISLE CAWSS.AThSflOE PRO.STCTHAISC AllUDES !SOWACKVLLEAISTE / DATE:ITEIAUTE ODEDEDE:OUt UflWOWDYDI flNa W0100AITO DEN PARCELAlSO:STOOL IF0505$ --- mx I-I I-I -I LJ SITE PLAN BUILDING SETBAC MAXIMUM BUILD1 DEUNEATED BY T ASSOCIATES-MAF ARCHITECT AREA OF MAXIMUM BUILDING FOOTPRINT:EXISTING SINGLE FAMILY RESIDENCE /AREA =—1,855 SF TO BE REMOVED I— ) 7 I—.4 0 —‘I 120 1 5?5 I FE6 0 j > cZ) —0- 2 t ., .) 2o t— 22 2 .0 tn •—C—.rI.-’‘.J 0 0 -1j mx I-I I-I -I Lii LAKE WASH1r1GTON v--F / / I 7 /r 1 _2O —/ / / ———— B / LIVING ROOM \ ) —————— / _.—20 -F / 22 — —7 —— 2 -F 1 7 —————— ——24 20 4CCE EASEMT 12 - —— 7 -—-- _______-_______ / “28——30 20r I P1LWI///13:’! 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EXHIBIT$KingCountyDepartmentofNaturalResourcesandParksDivisionofParksandRecreationPropertyManagementKingStreetCenterBuildingKSC-NR-0700201SouthJacksonStreetSeattle,WA98104-3855January28,2016Ms.AngeleaWethsDepartmentofCommunityandEconomicDevelopmentCityofRenton1055SouthGradyWayRenton,WA98057SUBJECT:AtkinsonSetbackVarianceandShorelineExemptionfLUAl6-00007,SME,VARMs.Weihs:ThisletterintendstoprovidecommentonthesubjectapplicationandissubmittedonbehalfofKingCountyDepartmentofNaturalResourcesandParks.KingCountyownstheadjoiningpropertytotheeast,whichiscurrentlydevelopedwitharaillinethatweintendtoredevelopintoaregionaltrail(EastRailCorridor/ERC)inthenearfuture.Afterreviewingthesiteinformationprovided,ithasbeendeterminedthatthisvariancerequestpertainstoanareathatKingCountymaydisturbandJorrealigninthenearterm,whentheERCisredevelopedintoaregionaltrail.ThedesignalternativesfortheERCtrailareinapreliminarystageandtheextentofredevelopmentforthisareahasyettobefullyevaluated.KingCountyParkswillalmostcertainlyhaveadownsloperetainingwallalongtheeastboundaryofthesubjectsite,andactivepartsofthetrailwillbelocatedveryneartheedgeofthecorridor.Afencewilllikelybeinstalledatthetopofthewall,possiblyonlyafewfeetfromtheERCpropertyline.Itisanticipatedthatifavariancetoa0footfrontyardsetback(wherea20’setbackisrequired)isapprovedtherewillbeconstructioncoordinationissuesandprobablemaintenanceaccessissuesforeithersharingacommonretainingwallstrnctureorhavingtwoindependentwallsystems,oneforthetrailandoneforaproposednewstructure,orotherimprovementassociatedwiththesubjectredevelopment.Therefore,anynewstructuresand/orretainingwallsthatmaybeproposedinthevicinityofthecommonpropertyline,foraccess,siteredevelopment,oranyotherconstructionactivityresultingfromthisproject,‘willneedtobeconstructed.maintained,andoperatedwithinprivateproperty. •Toretainroomonthesubjectsiteforconstructionactivity,access/circulation,andmaintenanceontheeastsideofafuturestructure,KingCountyrequestsaminimumofa15’frontyardsetbackrequirementfromthecommonpropertyline,includingfill,eaves,guttersandotherprotrusionsextendingpasttheexteriorfinishofastructure.Ourrequestfora15’frontyardsetbackrequirenientfromthecommonpropertylineallowssufficientroomforanalternatesitecouligurationandoverlapssteeptopography.•Redevelopmentofthesubjectsitemaycauseinternalsitecirculationtochange,butmaynotnegativelyimpact,orotherwiseexacerbate,currentaccessandconformancewithtrailcrossingrequirements,includingbutnotlimitedtograde,width,location,surfacing,sightlines,andmaintenance.Thankyouinadvanceforconsideringthesecomments.Ifadditionalinformationordiscussionisneededpleasecontactmeat206-477-9378.$inere1y,lHeaerMarlowRealPropertyAgent March3,2016HeatherMarlowKingCountyParksKSC-NR-0700KingStreetCenter2015JacksonStRm700Seattle,WA98104-3855SUBJECT:ResponsetoAgencyComment;RE:LUA16-000007,AtkinsonSetbackVarianceandShorelineExemptionDearMs.Marlow:ThankyouforprovidingcommentontheAtkinsonSetbackVarianceandShorelineExemptionaspartofthepubliccommentperiod.Yourletter,datedJanuary28,2016,specifiedconcernabouttheKingCountypropertytotheeastofthisproject,andtheproximityoftheproposedsinglefamilyhomeinrelationtotheEastRailCorridor.Perourphoneandemailcorrespondence,onFebruary2,2016(enclosed),theapplicant’sproposedsinglefamilyhomeandrequestedsetbackof0feetwillnotconflictwiththeadjacentKingCountyParksproperty.Itisthecity’sunderstandingthatbasedontheseconclusionsKingCountyParkshasnofurtherconcernsrelatedtothesubjectproject.Thankyouforprovidingcomments.YouwereaddedasanofficialPartyofRecordtoreceivenotificationsastheprojectmovesthroughtheapplicationprocess.Pleasecontactmeat(425)430-7312ifyouhaveanyquestions.Sincerely,AngeleaWeihsAssistantPlannerEnclosurecc:FileCommunity&EconomicDevelopmentDepartmentC.E.”Chip”Vincent,AdministratorRentonCityHall.1055SouthGradyWay.Renton,Washington98057.rentonwa.gov From:Marlow,Heather<Heather.Marlow@kingcounty.gov>Sent:Tuesday,February02,20163:49PMTo:AngeleaWeihsSubject:RE:AtkinsonSetbackVarianceandShorelineExemptionLUA6-07CommentsFollowUpFlag:FollowupFlagStatus:CompletedHiAngelea,Thankyouforthesiteplan,ithelpstohaveitforreview!Basedonwhatisbeingproposed,IdonotseeaconflictwiththeadjacentKingCountyParksproperty.Thecurrentaccessisnotchanging,theprojectdoesnotcrowdthepropertyline/trackprism,anda20’setbacktothecommonpropertylinewillbemaintained.Thankyoufortheopportunitytocomment.HeatherMarlowRealPropertyAgentKingCountyParksFrom:AngeleaWeihs[mailto:AWeihs@Rentonwa.qovjSent:Friday,January29,201610:08AMTo:Marlow,HeatherSubject:FW:AtkinsonSetbackVarianceandShorelineExemptionLUA16-07CommentsHelloHeather,Seeattached.Haveagreatday!AngeleaWeihs©AssistantPlanner,CityofRenton425.430.7312From:VanessaDolbeeSent:Thursday,January28,20165:16PMTo:AngeleaWeihsSubject:FW:AtkinsonSetbackVarianceandShorelineExemptionLUA16-07CommentsAngelea,Idon’tthinkthise-mailgottoyou.PleaseseeKingCounty’scommentsonthevariance.Let’schataboutwhatthenextstepsshouldbewiththeprojectatour1:1nextweek. VanessaVotteeCEDx7314From:Marlow,Heather[maifto:Heather.Marlowkinqcounty.qov]Sent:Thursday,January28,20163:05PMTo:a.weihs@rentonwa.govCc:VanessaDolbeeSubject:AtkinsonSetbackVarianceandShorelineExemptionLUA16-07CommentsAngelea,Pleaseseetheattachedcomments.Iammailinganoriginalhardcopytoyoutodayaswell.Feelfreetocontactmedirectlyfordiscussionorfollowup.Thankyou,HeatherMarlowKingCountyParks ADVISORYNOTESTOAPPLICANTCityofLUA16-00000Z_ _ApplicationDate:January08,2016SiteAddress:3401LakeWashingtonBlvdNName:AtkinsonSetbackVarianceandShorelineExemptionRenton,WA98056-1908PLAN-PlanningReview-LandUseVersion1IFebruary17,2016TechnicalServicesCommentsContact:AmandaAskrenj425-430-7369Iaaskren@rentonwa.govBoundaryinformationandsetbackshavebeenshownonprovidedplansheet.However,surveyorstampandcompanyinformationhasbeenremoved.Pleaseprovidetheseitemstoverifytheworkhasbeencompletedbyalicensedsurveyorforthelocationoftheboundaryandsetbacksasshown.EngineeringReviewCommentsContact:VickiGroverI425-430-7291Ivgrover@rentonwa.govRecommendations:TherecommendationsinthegeotechreportdatedDecember31,2007byGeotechConsultants,Inc.shouldbeconsideredtheminimlevelofeffortrequiredforprovidingasafefoundationforbuildinganewhomeandassociatedutilities.CommunityServicesReviewCommentsContact:LeslieBetlachI425-430-6619ILBetlach@rentonwa.govRecommendations:ENVIRONMENTALIMPACTCOMMENTS:MaintainaccesstobikelanesalongLakeWashingtonBlvd.aspartoftheLakeWashingtonLoopTrailSystem.ParksImpactfeesperOrdinance5670applies.CoordinatewithKingCountyParksasaccesscrossestheEastsideRailCorridor.BuildingReview-PlanningCommentsContact:CraigBurnellj425-430-7290Icburnell@rentonwa.govRecommendations:followrecommendationsofgeotechnicalreport;submitreportwithbuildingpermit.EXHIBIT9Ran:March09,2016Page1of2 ADVISORYNOTESTOAPPLICANTCityof.LUA16-00000Zir’cni(3)PLAN-PlanningReview-LandUseVersion2IMarch09,2016PlanningReviewCommentsContact:AngeleaWeihsI425-430-7312Iaweihs@rentonwa.govRecommendations:ThispermitisshallcomplywiththeBaldandGoldenEagleProtectionAct.ThepermittedisresponsibleforadheringtotheU.S.FishandWildlifeServiceNationalBaldEagleManagementGuidelines(2007)andforyourU.S.FishandWildlifeServicepermit.Ran:March09,2016Page2of2