HomeMy WebLinkAboutD_Leighton_Residence_221010DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
D_Nisena Residential SME-V2
PLANNING DIVISION
CERTIFICATE OF EXEMPTION
FROM SHORELINE SUBSTANTIAL DEVELOPMENT
EVALUATION FORM & DECISION
DATE OF DECISION: October 10, 2022
PROJECT NUMBER: LUA22-000332, SME
PROJECT NAME: Leighton Residence
PROJECT MANAGER: Jill Ding, Senior Planner
APPLICANT: Heidi Helgeson, H2D Architecture + Design
23020 Edmonds Way #113, Edmonds, WA 98020
OWNER: Lisa and Steve Leighton
3307 Mountain View Ave N, Renton, WA 98056
CONTACT: Lisa Montalvo, H2D Architecture + Design
23020 Edmonds Way, #113, Edmonds, WA 98020
PROJECT LOCATION: 3307 Mountain View Ave N, Renton, WA 98056
PROJECT DESCRIPTION: The applicant is requesting a shoreline exemption for the demolition of an existing
single-family residence and the construction of a new single-family residence located along Lake Washington Reach
E within the Shoreline Residential Designation. The project site is zoned R -8 and totals 29,236 sq. ft. in area. In
accordance with RMC 4-3-090D.7.a, a total of twenty-five (25)-foot setback (ten (10)-foot wide conservation buffer
plus a fifteen (15)-foot building setback) from the Ordinary High Water Mark (OHWM) of Lake Washington (west
property line) would be required as the property has a lot depth less than 100 feet. The existing single-family
residence located on the project site, proposed for removal, is non-conforming with respect to the required twenty-
five (25)-foot shoreline setback. The existing deck structure is setback nine (9) feet two (2) inches from the OHWM
and the existing residence is setback approximately sixteen (16) feet from the OHWM. The proposed residence
would have 4,103 sq. ft. of living space, 487 sq. ft. of garage area, 273 sq. ft. of deck, and 659 sq. ft. of terraced
patio. The building footprint of the proposed residence would not be located within the Shoreline setback area,
however a portion of the proposed deck would extend into the shoreline setback, within the location of the
footprint of the existing single-family residence. At its most non-conforming point, the proposed deck would
maintain a setback of sixteen (16) feet, ten (10) inches from the OHWM within the original footprint of the single -
family residence. In accordance with the Shoreline Non-Conforming Regulations for single family residences (RMC
4-10-095F.2) alterations or replacement of lawfully-constructed single-family homes, their appurtenances, and
impervious area built or installed before the adoption of the Shoreline Master Program (October 24, 2011) subject
to certain compliance standards. The proposal would result in the addition of more than 1,000 sq. ft. of building
footprint, and would therefore be considered a major alteration or an existing non-conforming single-family
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
City of Renton Department of Community & Economic Devel opment Certificate of Exemption From Shoreline Substantial Development
Leighton Residence LUA22-000332, SME
Permit Date: October 10, 2022 Page 2 of 4
D_Leighton Residence SME_FINAL (002)
residence. A major alteration is required to Install site improvements that protect the ecological functions and
processes of the shoreline, consisting of either:
1. Full compliance with Vegetation Conservation provisions of RMC 4-3-090F1, Vegetation Conservation,
consisting of revegetation of a native community of the full required* buffer, or 100% of the area between an
existing building and the water’s edge if the full buffer cannot be planted, or
2. An alternate mitigation proposal prepared by a qualified professional and approved by the Administrator that
would provide at least equal protection of ecological functions and processes as the full required* setback and
buffer.
A Lake Study and planting plan were included with the application that includes the installation of the full ten (10)-
foot vegetation conservation buffer along the Lake Washington shoreline, except for in areas where there is an
existing patio or boat ramp access to Lake Washington. In addition, the submitted Lake Study concluded that the
proposed plantings within the Vegetation Conservation buffer would result in an enhancement of ecological
functions on the project site.
Access to the site would remain via the existing driveway access off of Mountain View A ve N. A high and moderate
landslide hazard area, and sensitive slopes are mapped on the project site.
SEC-TWN-R: SE31-24-05
LEGAL DESCRIPTION:
(King County Assessor)
POR OF SE 1/4 31-24-05 DAF- COMM AT SE OF SD SEC 31 TH N01-48-16E ALG EAST LN
A DIST OF 1675.55 FT TH N 88-11-44 W 362.42 FT TO A CASED MONUMENT IN C/L OF
LAKE WASH BLVD TH S 61-20-10 W 152.90 FT TO NXN WITH A LN PLW & DIST 20.00
FT AS MEAS AT R/A FR THE C/L OF BN & SF RAILWAY CO SEATTLE BELT LINE MAIN
TRACK AS NOW LOCATED & CONSTRUCTED UPON OVER AND ACROSS SD SEC 31 &
THE TPOB OF PARCEL HEREIN DESC - TH N 59-28-15 W A DIST OF 65.84 FT TO NXN
WITH SELY LN OF MOUNTAIN VIEW AVENUE TH N 22-57-59 E ALG SD SELY LN FOR A
DIST OF 12.23 FT TH N 24-57-59 E ALG SD SELY LN FOR A DIST OF 319.19 FT TH S 59-
28-15 E 119.27 FT TO NXN WITH SD PLL LN OF SD RAILWAY CO TH SWLY ALG SD PLL
LN OF SD RAILWAY CO BEING THE ARC OF A CRV HAVING A RAD OF 1557.21 FT THRU
A C/A OF 09-45-21 & ARC DIST OF 265.15 FT TH CONT ALG SD PLL LN OF SD RAILWAY
CO TANGENT TO PRECEDING CRV S 38-04-21 W FOR A DIST OF 65.36 FT TO POB ACDG
TO BDRY SURV UNDER REC NO 9904129002
WATER BODY/REACH: Lake Washington, Reach E
EXEMPTION JUSTIFICATION/DECISION: An exemption from a Shoreline Management Substantial Development
Permit is hereby Approved with Conditions* on the proposed project in accordance with RMC.4.9190C “Exemption
from Permit System’ and for the following reasons:
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 (35’) above average grade
level and which meets all requirements of the state agency or local government having jurisdiction thereof, other
than requirements imposed pursuant to chapter 90.58 RCW. "Single-family residence" means a detached dwelling
designed for and occupied by one family including those structures and developments within a contiguous
ownership which are a normal appurtenance. An "appurtenance" is necessarily connected to the use and
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
City of Renton Department of Community & Economic Devel opment Certificate of Exemption From Shoreline Substantial Development
Leighton Residence LUA22-000332, SME
Permit Date: October 10, 2022 Page 3 of 4
D_Leighton Residence SME_FINAL (002)
enjoyment of a single-family residence and is located landward of the ordinary high water mark and the perimeter
of a wetland. On a statewide basis, normal appurtenances include a garage; deck; driveway; utilities; fences;
installation of a septic tank and drainfield and grading which does not exceed 250 cubic yards and which does not
involve placement of fill in any wetland or waterward of the ordinary high water mark. Local circumstances may
dictate additional interpretations of normal appurtenances which shall be set forth and regulated within the
applicable master program. Construction authorized under this exemption shall be located landward of the ordinary
high water mark.
Staff Comment: The proposed removal of an existing single family residence and the construction of a new single
family residence for their own use would qualify as an Exemption from a Shoreline Substantial Development Permit
under the construction of a single-family residence for the use of the owner or their family. A Lake Study prepared
by Altman Oliver and Associates, LLC, dated December 13, 2018 was included with the project application materials.
The submitted Lake Study included a planting plan that would vegetate the ten (10)-foot wide vegetation
conservation buffer along the OHWM to the north and south of the proposed residence, outside of the existing
paved patio area. The vegetation conservation buffer would be planted with native plants and shrubs as identified
on the proposed planting plan. The report concludes that with the planting proposed, the proposal would result in
no net loss of ecological functions and values on the project site.
FINDINGS: The proposed development is:
i. Consistent with the policies of the Shoreline Management Act.
ii. Consistent with the City of Renton Shoreline Mater Program.
*CONDITIONS OF APPROVAL:
1. Project construction shall comply with the recommendations outlined in the submitted Lake Study
and Revegetation Plan including but not limited to planting trees and other native vegetation along
the shoreline and implementing the Best Management Practices during construction.
2. The applicant shall also submit the planting plan as-builts and annual monitoring reports for five
(5) to the City to ensure there is no net loss of ecological functions. As-built plans shall be
submitted prior to the release of a performance surety device.
3. A performance surety device shall be required prior to the issuance of a building permit for the
installation of the proposed mitigation and the mitigation plantings shall be installed prior the
sheathing inspection or as otherwise determined by the Current Planning Project Manager.
Alternatively, the mitigation plantings can be installed prior to the issuance of a building permit
and not installation surety would be required.
4. A maintenance surety shall be required to ensure the mitigation performance standards are met.
The surety device shall be sufficient to guarantee that structures, improvements, and mitigation
required by permit condition perform satisfactorily for a minimum of five (5) years after they have
been completed.
SIGNATURE & DATE OF DECISION:
_____________________________________ ______________________________
Vanessa Dolbee, Planning Director Date
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
10/10/2022 | 3:48 PM PDT
City of Renton Department of Community & Economic Devel opment Certificate of Exemption From Shoreline Substantial Development
Leighton Residence LUA22-000332, SME
Permit Date: October 10, 2022 Page 4 of 4
D_Leighton Residence SME_FINAL (002)
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.
APPEALS: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on October 24, 2022. An appeal of the decision must be filed within the 14 -day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Due to the ongoing state of emergency enacted by
Governor’s Proclamation 20-28.14 (and as amended), the City Clerk’s Office is working remotely. For that reason,
appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st
floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be
collected at a future date if your appeal is submitted electronically. Appeals to the Hearing Examiner are governed
by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s
Office, cityclerk@rentonwa.gov.
EXPIRATION: Two (2) years from the date of decision (date signed).
Attachments: Lake Study and Revegetation Plan, Site Plan
cc: Lisa and Steve Leighton / Owners
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
RECEIVED
09/21/2022 JDing
PLANNING DIVISION
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
RENTON WA 98056W
76023245
MDE DNO
43
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020 EDMONDS Y
,9 8 0 2 0
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A R C H I ET C T U R E
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WA ,#113LEIGHTON RESIDENCESHORELINE
EXEMPTION
PERMIT SET
2 3307 MOUNTAIN VIEW AVE NDATE: 9/19/2022
HEIDI MICHELLE HELGESON
STATE OF WASHINGTON
9716 REGISTERED
ARCHITECT
02
SITE PLAN
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20'-0"REQ'D FRONT YARD SETBACK5'-
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340.37 sq ft
1,835.96 sq ft
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A
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ELAKE WASHINGTONLINE OF 25' SHORELINE SETBACKLINE OF OHWMLINE OF 25' SHORELINE SETBACKLINE OF EX
FOOTPRINT
LAKE WASHINGTON BLVD3307
MOUNTAIN
VIEW AVE N
RENTON, WA 98056
ADDITION
REBUILD
OVER
PORTION OF
EXISTING
FOOTPRINT
LINE OF DEMO
OF EX DECK
AND STAIR
LINE OF DEMO
OF EX DECK
AND STAIR
LINE OF NEW ON
GRADE PATIO
AND RETAINING
WALLS
DEMO
EXISTING
RETAINING
WALL AND ON
GRADE
PATIOS
EXISTING PAVED DRIVEWAYEX STA
I
R EX STAIR EX RET.WALLEX RET.WALLDEMO
EXISTING
WALKWAYSEX PATIOEX PATIOLINE OF 10' VEGETATED BUFFERLINE OF 5' VEGETATED BUFFER IN FRONT OF EXISTING RESIDENCEHATCH OF
PROPOSED
FOOTPRINT
EX 10.8"
SWEETGUM
EX 29.7"
AUSTRIAN
PINE
EX 12.6"
OREGON
ASH
DEMO EX
14.2" (2)
MAPLE
DEMO EX 11.6"
HONEY
LOCUST
EX 7.1"
HEMLOCK
DEMO EX 14.4"
SWEETGUM
PROPOSED 970SF
AREA OF SHORELINE
MITIGATION. REFER TO
MITIGATION PLAN.NEW DECKREBUILD
DEMO
EX SHED
DEMO EX
20.2" (3)
HORNBEAM
NEW 2" MIN
CALIPER
NATIVE
TREE (5)
NEW 2" MIN
CALIPER
NATIVE
TREE (4)
NEW 2" MIN
CALIPER
NATIVE TREE,
TYP (9)ACCESS EASEMENT PER RECORDING #20000222000470TOP OF SLOPETOE OF SLOPEBACKFILL @ EX
RETAINING WALL &
DEMO, REFER TO
SURVEY FOR WALL
ELEVATIONS.
REFER TO
STRUCTURAL &
GEOTECH
NEW ON GRADE
WALKWAY & STAIR
(STAIR IN EX
FOOTPRINT)PATCH & REPLACE AT AREAS OF ALTERATIONGA
R
A
G
E
EL:
26.0'LF EL: 20.3'26CB
CB
PROPOSED 1091SF
AREA OF SHORELINE
MITIGATION. REFER TO
MITIGATION PLAN.
N
SCALE: 1" = 20'
SITE PLAN
LAND USE CODE COMPLIANCE STATISTICS
ZONE:R-8
LOT COVERAGE:LOT AREA:29,236 SF
EXISTING HOUSE TO BE DEMO'D:
EXISTING DECK TO BE DEMO'D:
NEW HOUSE OVER EXISTING FOOTPRINT:
NEW HOUSE OVER NEW FOOTPRINT:
NEW COVERED ENTRY PORCH:
NEW COVERED WEST DECK:
NEW COVERED NORTH PATIO:
TOTAL PROPOSED LOT COVERAGE:
PROPOSED LOT COVERAGE W/I 100' OF
OHWM:
ALLOWED LOT COVERAGE W/I 100' OF
OHWM:
(1393.2 SF)
(444.5 SF)
1438.2 SF
1937 SF
20.8 SF
215 SF
369.2 SF
3765.2 SF
3765.2 SF (12.8%)
29236 SF X 25% = 7309 SF...OK
REQ'D SETBACKS:FRONT:
REAR SETBACK:
SIDE SETBACK:
SHORELINE BUFFER:
20'
20'
5'
25'
PARKING:2 PARKING SPACES PROVIDED
BUILDING HEIGHT
INFORMATION:
ALLOWED: MAXIMUM 2 STORIES
BUILDING HEIGHT LIMIT = 24' TO WALL PLATE, 30' MAX HEIGHT 4:12 AND
ABOVE PITCH ROOF FROM AVG GRADE
35' MAX HEIGHT PER RMC SECTION 4-3-090 TABLE 4-3-090D7a
REFER TO SHEET A2.0 AND A2.1 FOR DETAILED HEIGHT INFORMATION
CRITICAL AREA:SHORELINE - LAKE WASHINGTON REACH D
REGULATED SLOPES
AVERAGE GRADE ELEVATION
NORTH CORNER= 20.29+19.99/2 = 20.14
EAST CORNER= 25.22+26.1/2 = 25.41
SOUTH CORNER= 26.4+27.7 = 27.05
WEST CORNER= 20.0+21.05/2 = 20.52
20.14+25.41+27.05+20.52 = 93.12/4 = 23.28'
MAX T.O. PLATE =47.28'
MAX T.O. RIDGE = 53.28'
EXISTING PAVED DRIVEWAY TO REMAIN:
EXISTING CONCRETE STAIRS TO REMAIN:
EXISTING PATIO TO REMAIN:
NEW HOUSE & ROOF:
NEW PATIOS & STAIRS:
NEW WALKWAYS:
TOTAL PROPOSED IMPERVIOUS SURFACE:
TOTAL ALLOWED IMPERVIOUS SURFACE:
PROPOSED IMPERVIOUS SURFACE:
4650.9 SF
100.7 SF
893.9 SF
4351 SF
132.5 SF
68 SF
10,197 SF (34.8%) ...OK
29236 SF X 50% = 14,618 SF...OK
TOTAL NEW/REPLACED IMP. SURFACE W/IN 25' SHORELINE BUFFER:
TOTAL PROPOSED IMP. SURFACE W/IN 25' SHORELINE BUFFER:
TOTAL NEW/REPLACED IMPERVIOUS SURFACE ON SITE:
EXISTING IMPERVIOUS SURFACE:
EXISTING PAVED DRIVEWAY:
EXISTING CONCRETE STAIRS:
EXISTING PATIO:
EXISTING WALKWAYS:
EXISTING HOUSE & ROOF:
EXISTING DECK:
TOTAL EX IMPERVIOUS SURFACE WITHIN 25' SHORELINE BUFFER:
TOTAL EXISTING IMPERVIOUS SURFACE ON SITE:
5301 SF
100.7 SF
1449.4 SF
728.9 SF
1555.8 SF
245.7 SF
2,695.6 SF
9,381.5 SF
627 SF
2,122.3 SF
4,551.5 SF
NOTES:
1. REFER TO ARBORIST REPORT FOR TREE VIABILITY AND REMOVAL FOR TREES NOTED "DEMO"
2. INSTALL MINIMUM 36" TOTAL DIAMETER TREES TO COMPLY WITH TREE DENSITY REQUIREMENTS. TREES TO
BE NATIVE SPECIES MINIMUM 2" CALIPER DECIDUOUS OR CONIFER TREE AT LEAST 6FT IN HEIGHT. SPECIES &
LOCATIONS TO BE SUBMITTED WITH BUILDING PERMIT APPLICATION. ALL VEGETATION TO BE SELECTED FROM
THE KING COUNTY NATIVE PLANT GUIDE. REFER TO ARBORIST REPORT
3. REFER TO SURVEY FOR ADDITIONAL SLOPE AND RETAINING WALL INFORMATION.
4. CONTRACTOR TO VERIFY LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION.
5. ALL SHORING TO BE THE RESPONSIBILITY OF THE CONTRACTOR. REFER TO STRUCTURAL.
6. REFER TO CIVIL ENGINEERING PLANS FOR EROSION CONTROL, UTILITIES, AND DRAINAGE. REFER TO SURVEY.
7. REFER TO WETLAND RESOURCES MITIGATION PLAN FOR SHORELINE MITIGATION AND VEGETATION.
FIRE SPRINKLER
CALCULATIONS:
TOTAL CONDITIONED AREA (ALL FLOORS):
COVERED PORCH:
COVERED PATIO:
TOTAL SQUARE FOOTAGE:
*FIRE SPRINKLERS REQ'D DUE TO LIMITED NON-
STANDARD ACCESS FOR FIRE APARATUS PER
CITY OF RENTON.
4102.9 SF
218.8 SF
369.2 SF
4690.9 SF
PROJECT INFORMATION
PROJECT OWNER:STEVE AND LISA LEIGHTON
3307 MOUNTAIN VIEW AVE N
RENTON WA 98056
PROJECT ARCHITECT:
PROJECT DESIGNER:
STRUCTURAL ENGINEER:
PROJECT DESCRIPTION:NEW CUSTOM SINGLE FAMILY RESIDENCE
PROJECT ADDRESS:3307 MOUNTAIN VIEW AVE N
TAX LOT NUMBER:3124059077
LEGAL DESCRIPTION:POR OF SE 1/4 31-24-05 DAF- COMM AT SE OF SD SEC 31 TH
N01-48-16E ALG EAST LN A DIST OF 1675.55 FT TH N 88-11-44 W
362.42 FT TO A CASED MONUMENT IN C/L OF LAKE WASH BLVD
TH S 61-20-10 W 152.90 FT TO NXN WITH A LN PLW & DIST 20.00
FT AS MEAS AT R/A FR THE C/L OF BN & SF RAILWAY CO
SEATTLE BELT LINE MAIN TRACK AS NOW LOCATED &
CONSTRUCTED UPON OVER AND ACROSS SD SEC 31 & THE TPOB
OF PARCEL HEREIN DESC - TH N 59-28-15 W A DIST OF 65.84 FT
TO NXN WITH SELY LN OF MOUNTAIN VIEW AVENUE TH N 22-57-59
E ALG SD SELY LN FOR A DIST OF 12.23 FT TH N 24-57-59 E ALG
SD SELY LN FOR A DIST OF 319.19 FT TH S 59-28-15 E 119.27 FT
TO NXN WITH SD PLL LN OF SD RAILWAY CO TH SWLY ALG SD
PLL LN OF SD RAILWAY CO BEING THE ARC OF A CRV HAVING A
RAD OF 1557.21 FT THRU A C/A OF 09-45-21 & ARC DIST OF
265.15 FT TH CONT ALG SD PLL LN OF SD RAILWAY CO TANGENT
TO PRECEDING CRV S 38-04-21 W FOR A DIST OF 65.36 FT TO
POB ACDG TO BDRY SURV UNDER REC NO 9904129002
HEIDI HELGESON
LISA MONTALVO
H2D ARCHITECTURE + DESIGN
23020 EDMONDS WAY, #113
EDMONDS, WA 98020
DENNIS TITUS, PE
CG ENGINEERS
250 4TH AVE S, SUITE 200
EDMONDS, WA, 98020
425-778-8500
CIVIL ENGINEER:JARED UNDERBRINK, PE
CG ENGINEERS
250 4TH AVE S, SUITE 200
EDMONDS, WA, 98020
425-778-8500
GEOTECHNICAL
ENGINEER:
MARC MCGINNIS, PE
GEOTECH CONSULTANTS, INC
2401 10TH AVE E
SEATTLE, WA 98102
425-747-5618
RECEIVED
09/21/2022 JDing
PLANNING DIVISION
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
RENTON WA 98056W
76023245
MDE DNO
43
A
2 3
H D
020 EDMONDS Y
,9 8 0 2 0
P
ihwwcd2 mewco
A R C H I ET C T U R E
D E S I G N
+
a r h t c t s
S
WA ,#113LEIGHTON RESIDENCESHORELINE
EXEMPTION
PERMIT SET
2 3307 MOUNTAIN VIEW AVE NDATE: 9/19/2022
HEIDI MICHELLE HELGESON
STATE OF WASHINGTON
9716 REGISTERED
ARCHITECT
A1.0
LOWER FLOOR PLANWPWP050110071102040608030201090312S.D.S.D./C.M.DS.D.38'-7"18'-7 1/2"19'-11 1/2"9'-6"22'-0"18'-0"7'-9 1/2"4'-3 3/4"5'-0"27'-9 1/2"9'-9 1/2"18'-0"113'-0"113'-0"25'-1 1/2"38'-4 5/8"49'-6"17'-6"6'-3 1/2"14'-7"63'-6"31'-7"5'-0"12'-11"9'-5"16'-10"22'-8"14'-7"34'-0"17'-11"7'-4"4'-2 1/2"4'-6 1/2"5'-0 1/8"5'-0 1/8"2'-7"5'-0"1'-10"2'-3"2'-0"1'-5"5'-2"1'-5"2'-0"2'-7"4'-2"14'-2"4'-4"3'-8 1/2"6'-2"4'-8 1/2"2'-7"3'-2"2'-7"3'-2"3'-11"2'-6"+/-CLEAR3'-1"3'-6"3'-2"10 1/2"2'-8"4'-10"8'-4 1/2"4'-2"5"2'-10"5'-5"12'-5"3'-6"2'-10"5'-8 1/2"3'-2"2'-11"5'-2"9"2'-8"9"1'-0"5'-2"10 1/4"4'-7"9'-1 1/4"3'-3 3/4"1'-0"1'-0"3'-9"6 1/2"3'-0" TYP5'-0"3'-0"9'-6"22'-1"3'-11 3/8"(3'-9" MIN)6"GARAGE
S.O.G.
ABOVE
LINE OF 25' SHORELINE SETBACK
LINE OF SIDE YARD SETBACK
PROPERTY LINE
SOG ABOVE
M BED 2
POLISHED CONCENSUITE BED
POLISHED CONC
GREAT ROOM
POLISHED CONC WIC
POL CONC
WIC
POLISHED CONC
BATH
TILE
ONE WAY GLASS
SOAKING
TUB
POWDER 2
TILE
FURN
UP
M. BATH 2
TILE
LAVLAVLAV
WET
ROOM
8'X5'
SHOWER
LIN
SOG ABOVE
CRAWLSPACE
1
DRY BAR
LAV
F
110 CFM FAN,
VENT TO
OUTSIDE, TYP
LINEN
15R @ 7 3/8"
13T @ 10 1/2"
1 LANDING
36" HNDRL HT
36" HNDRL HT36"
HNDRL HT
C/L ROOMC/L ROOMWHGGC/L ROOM2X6 PLUMBING
WALL
F
50 CFM FAN,
VENT TO
OUTSIDE, TYP
BARN DR.FLUSH BEAM PER
STRUCTURAL
INSTALL HVAC AND WATER HEATER
EQUIPMENT AT UNDERSTAIR
STORAGE, VERIFY INSTALLATION
REQ'TS WITH MFR.
INSTALL GAS STUB. VERIFY
VENTILATION REQ'TS AT MECH ROOMSETBACK
F
110 CFM FAN,
VENT TO
OUTSIDE, TYP
F
OUTLINE OF
PORCH STAIRS
ABOVE
BARN DR.CRAWL
VENT
50 CFM FAN,
VENT TO
OUTSIDE, TYP
PATIO
EXISTING
PATIO S.O.G.
ABOVE
CRAWL
VENT STAIRPATIO S.O.G.
ABOVE
2X6 PLUMBING
WALL
2X6 PLUMBING
WALL
7R @ 6 1/2" +/- (7 3/4" MAX)6T @ 11"CRAWL
VENT
VERIFY W/ OWNER
EXTERIOR CRAWL
ACCESS HATCH
LOCATION MECHCONCWINDER TREAD
MIN 6"
FIELD VERIFY
SAFETY
GLAZING PER
R308.4.5
AA3.0AA3.0BA3.0BA3.0CA3.0CA3.0AA3.1AA3.1DA3.0DA3.0BA3.1BA3.11A4.01A4.12A4.1BA3.2AA3.2CA3.1BA3.2AA3.2CA3.1N1
REV
1
REV
1
REV
SCALE: 1/4" = 1'-0"
LOWER FLOOR PLAN
NEW WALLS
CRAWLSPACE: PER WAC 51-51-0408 SECTION R408, MINIMUM NET AREA OF VENTILATION
OPENINGS SHALL NOT BE LESS THAN 1 SQUARE FOOT FOR EACH 300 SQUARE FEET OF UNDER-
FLOOR AREA. A GROUND COVER OF 10 MIL BLACK POLYETHYLENE OR APPROVED EQUAL SHALL
BE LAID OVER THE GROUND WITHIN CRAWL SPACES. THE GROUND COVER SHALL BE
OVERLAPPED TWELVE (12) INCHES MINIMUM AT THE JOINTS AND SHALL EXTEND TO THE
FOUNDATION WALL. ONE VENTILATION OPENING SHALL BE WITHIN 3 FEET OF EACH CORNER OF
THE BUILDING, EXCEPT ONE SIDE OF THE BUILDING SHALL BE PERMITTED TO HAVE NO
VENTILATION OPENINGS UNLESS NOTED OTHERWISE.
CRAWLSPACE VENTILATION REQUIREMENTS
GROSS FLOOR AREA (MEASURED FROM INSIDE OF EXTERIOR WALLS)
1,574 SF
TOTAL CONDITIONED AREA @ LOWER FLOOR:
LOWER FLOOR AREA:
1,574 SF
TOTAL CRAWLSPACE AREA @ CRAWLSPACE 1 = 153 SF
REQUIRED VENTILATION AREA = 1 SF
(QTY 2) 8''X16'' VENTS = 1.7 SF
1. INSTALL DUCTED MINI SPLIT HEAT PUMP SYSTEM WITH
A MINIMUM UNOBSTRUCTED TOTAL AREA OF THE OUTSIDE
AND RETURN AIR DUCTS OR OPENINGS TO HEAT PUMP
SHALL NOT BE LESS THAN 6 SQUARE INCHES PER 1,000
BTU/H OUTPUT RATING OR AS INTICATED BY THE
CONDITIONS OF THE LISTING OF THE HEAT PUMP.
2. ELECTRIC DUCT HEATERS SHALL BE INSTALLED IN
COMPLIANCE WITH IMC M1407
2. HRV VENTILATION TO BE INTEGRATED INTO DUCTED
HEAT PUMP SYSTEM.
NOTES:
1. ALL DIMENSIONS ARE GIVEN TO THE FACE OF STUD UNO.
2. ALL DOOR AND WINDOW DIMENSIONS ON THIS PLAN ARE ROUGH OPENING SIZES, UNO.
3. SEE ATTACHED WSEC FORMS FOR ENERGY CODE COMPLIANCE INFORMATION.
4. INSTALL SMOKE DETECTORS (S.D.) AT LOCATIONS SHOWN. HARDWIRE AND INTERCONNECT DETECTORS TO POWER SUPPLY AND PROVIDE
BATTERY BACKUP AS REQUIRED.
5. INSTALL CARBON MONOXIDE ALARMS (C.M.D.) OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS.
THE ALARM AND SHALL BE LISTED AS COMPLYING WITH UL 2034 AND SHALL BE INSTALLED IN ACCORDANCE WITH IRC R315.3 AND THE
MANUFACTURER'S INSTALLATION INSTRUCTIONS. HARDWIRE AND INTERCONNECT DETECTORS TO POWER SUPPLY AND PROVIDE BATTERY
BACKUP AS REQUIRED.
6. SMOKE DETECTORS (S.D.) AND CARBON MONOXIDE ALARMS (C.M.D.) TO BE INSTALLED 3'-0" MINIMUM FROM BATHROOM DOORS.
7. ALL GAS FIREPLACE HEATERS RATED TO ANSI Z21.88 SHALL BE LISTED AND LABELED WITH A FIREPLACE EFFICIENCY (FE) RATING OF 50
PERCENT OR GREATER IN ACCORDANCE WITH CSA P.4.1. VENTED GAS FIREPLACES (DECORATIVE APPLIANCES) CERTIFIED TO ANSI Z21.50
SHALL BE LISTED AND LABELED, INCLUDING THEIR FE RATINGS, IN ACCORDANCE WITH CSA P.4.1.
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
RENTON WA 98056W
76023245
MDE DNO
43
A
2 3
H D
020 EDMONDS Y
,9 8 0 2 0
P
ihwwcd2 mewco
A R C H I ET C T U R E
D E S I G N
+
a r h t c t s
S
WA ,#113LEIGHTON RESIDENCESHORELINE
EXEMPTION
PERMIT SET
2 3307 MOUNTAIN VIEW AVE NDATE: 9/19/2022
HEIDI MICHELLE HELGESON
STATE OF WASHINGTON
9716 REGISTERED
ARCHITECT
A1.1
MAIN FLOOR PLANWP18131422252411050407081306152016140423121917211009WDS.D./C.M.DS.D.H.D.2'-6"12'-9"3'-3 1/2"4'-0"12'-0 1/2"5'-0 1/8"5'-0 1/8"6 1/2"5'-3 1/2"25'-4"87'-8"113'-0"12'-2"14'-7 1/2"3'-10 1/2"9'-6 1/2"12'-6"17'-5"17'-6 1/2"12'-3 1/2"20'-7 1/2"32'-11"16'-7 1/2"9'-4"47'-0 1/2"22'-0"18'-0"113'-0"9'-9 1/2"18'-0"5'-0"17'-11 1/2"3'-2 3/4"14'-2"3'-2 3/4"12'-3 1/2"1'-7 5/8"2'-0"11"3'-8"11"2'-0"1'-2"1'-8"6'-0"1'-8"8 1/2"2'-8"3'-5"20'-5"3'-5"6'-6"1'-2"6'-6"2'-3"3'-2 1/2"12'-2"2'-7"2'-0"2'-6"11 3/4"6'-2"11 3/4"2'-6"1'-10"1'-5"2'-6"1'-1"2'-1"5'-0"2'-4"4'-0"11 1/2"14'-4 1/2"3'-7 1/2"2'-7"4'-0"3'-3 1/2"8'-1 1/2"2'-2"3'-2"2'-4"5"2'-8"2'-8"2'-8"7'-10 1/2"2'-3 1/2"2'-8"2'-11"2'-11"2'-8"2'-3 1/2"3'-3"3'-2"5'-2"4'-1"7'-7"3'-4 1/2"4'-6"8"3'-2"1'-4 1/2"1'-0"3'-2"1'-3"7'-7"1'-0"3'-2"1'-3"2'-11 1/2"7 1/2"6'-2"3'-0"11'-2 5/8"3'-8 7/8"1'-1 1/2"5'-0"4'-8 1/2"17'-7 1/2"5'-3"21'-4 1/2"11'-1 1/2"3'-9"8'-7"6'-0"8'-0 1/2"1'-9"5'-0"6"AA3.0AA3.0BA3.0BA3.0CA3.0CA3.0BAA3.1AA3.1DA3.0DA3.0BA3.1BA3.1LINE OF 25' SHORELINE
SETBACK
M. BATH 1
TILE
M. CLOSET 1
HARDWOOD
M. BEDROOM 1
HARDWOOD
LAUNDRY
TILE
PWDR 1
TILE
LIVING
HARDWOOD
KITCHEN
HARDWOOD
PANTRY
HARDWOOD
GARAGE
S.O.G.
ENTRY
HARDWOOD
COVERED
PATIO
PAVERS
PATIO
PAVERS
DECK
DECKING OVER SLEEPERS
OVER FIBERGLASS WATERPROOF DECK
LINE OF SIDE YARD SETBACK
PROPERTY LINE
COVERED
PORCH
DECKING OVER SLEEPERS
OVER FIBERGLASS
WATERPROOF DECK
DN
UP
48" REF
OVBENCH15R @ 7 3/8"13T @ 10 1/2"1 LANDINGDINING
HARDWOOD
10R @ 7 1/4"
8T @ 11"
1 LANDING
30"X36"
CLR
SPACE
ELECTRICAL PANEL,
VERIFY LOCATION
F
F
FF
F
F
INSTALL HEAT
DETECTOR AT
GARAGE PER
R314.2.3
INSTALL RANGE HOOD; HOODS OVER
400 CFM REQUIRE MAKE UP AIR.
MAKE UP AIR TO BE INTERLOCKED
WITH FAN OPERATION AT A RATE
APPROXIMATELY EQUAL TO THE
EXHAUST AIR RATE THAT IS IN
EXCESS OF 400CFM PER M1503.4.
50CFM FAN, VENT TO
OUTSIDE, TYP
INSTALL GAS STUB
FOR RANGE
GGINSTALL GAS STUB
FOR FIREPLACE
U.L. LISTED DIRECT VENT
SEE-THRU GAS FIREPLACE,
VENT TO OUTSIDE. VERIFY
DIMENSIONS PRIOR TO
CONSTRUCTION. INSTALL
PER MFR SPECIFICATIONS,
TYP.
BEAM PER
STRUCTURAL
BEAM PER STRUCTURAL,
WRAP PER DETAIL
VERIFY STAIR LANDING
ALIGNS W/ GARAGE
SLAB LEVEL
50CFM FAN, VENT TO
OUTSIDE, TYP
110CFM FAN, VENT TO
OUTSIDE, TYP
POST PER
STRUCTURAL
BEAM PER
STRUCTURAL
8R @ 7 1/2" +/- (7 3/4" MAX)6T @ 11"2X12 WALL THIS
LOCATION FOR LIFT
& SLIDE DOOR
DN
6R @ 6 7/8" +/-
(7 3/4" MAX)
5T @ 2'-0"
SLOPE
MIN 22"X30" ATTIC
ACCESS; VERIFY
LOCATION
MIN 22"X30" ATTIC ACCESS;
VERIFY LOCATION
PORCH
OUTLINE OF LOWER
FLOOR BELOW
OUTLINE OF LOWER
FLOOR ROOF BELOW
OUTLINE OF LOWER
FLOOR ROOF BELOW
OUTLINE OF
BALCONY
ABOVEGINSTALL GAS STUB @
DRYER (VERIFY IF
REQUIRED WITH FINISH
SELECTIONS LIST)
36" GUARDRAIL HEIGHT36" GUARDRAIL HEIGHT36" GUARDRAIL HEIGHT36" GUARDRAIL HEIGHT
36" GUARDRAIL HEIGHT
36" GUARDRAIL HEIGHT36" GUARDRAIL HEIGHT36" GRDRL HEIGHT36" GRDRL HEIGHTC.L. POSTC.L. POSTSTAIR2X6 PLUMBING
WALL
VAULT ROOF ABOVE W/
DECORATIVE BEAMS
PER STRUCTURAL
VAULT CLG ABOVE W/
DECORATIVE BEAMS
PER STRUCTURAL VAULT ROOF ABOVE PER
STRUCTURAL
ALCOVE
HDWD LAV
C/L
INSTALL IN SLAB
HYDRONIC RADIANT
HEAT AT M. SUITE
VAULT
VAULT
VAULT
TEMPERED
FRAMELESS
GLASS
SHOWER
PANEL AND
DOOR
36" HNDRL HT
36" HNDRL HT36" GRDRL HT36" HNDRL HT
MIN 1/8:12
36" HNDRL HT
U.C. BEV FRWINDER TREAD
MIN 6"
FIELD VERIFY
SAFETY
GLAZING PER
R308.4.5WP SINKDW
MICRODRAWER48" GAS COOKTOP
DN
10' VANITY
SHOWER
FREESTANDING
TUB
FLAT
CLG
VAULT
CLGFLAT CLGVAULTCLGFLAT
CLG
VAULT
CLGSEE-THRUFIREPLACEISLANDC.L. ROOMLAV LAV
DN
VERIFY1A4.02A4.01A4.12A4.1C.L.TUBBA3.2AA3.2CA3.1BA3.2AA3.2CA3.1N1
REV
SCALE: 1/4" = 1'-0"
MAIN FLOOR PLAN
NEW WALLS
GROSS FLOOR AREA (MEASURED FROM INSIDE OF EXTERIOR WALLS)
2,032.3 SFNEW MAIN FLOOR AREA:
GARAGE (UNCONDITIONED)
TOTAL CONDITIONED AREA (ALL FLOORS)
486.4 SF
4,102.9 SF
TOTAL CONDITIONED AREA (MAIN FLOOR)2,032.3 SF
R403.1.3 CONTINUOUSLY BURNING PILOT LIGHTS:
THE NATURAL GAS SYSTEMS AND EQUIPMENT LISTED BELOW ARE NOT
PERMITTED TO BE EQUIPPED WITH CONTINUOUSLY BURNING PILOW LIGHTS
1. FAN-TYPE CENTRAL FURNACES
2. HOUSEHOLD COOKING APPLIANCES
EXCEPTION: HOUSEHOLD COOKING APPLIANCES WIHTOUT
ELECTRICAL SUPPLY VOLTAGE CONNECTINOS AND IN WHICH EACH PILOT
LIGHT CONSUMES LESS THAN 150 BTU/HR
3. POOL HEATERS
4. SPA HEATERS
5. FIREPLACES
EXCEPTION: ANY FIREPLACE WITH ON-DEMAND,
INTERMITTENT OR INTERRUPTED IGNITION (AS DEFINED IN ANSI Z21.20) IS
NOT CONSIDERED CONTINUOUS.
NOTES:
1. ALL DIMENSIONS ARE GIVEN TO THE FACE OF STUD UNO.
2. ALL DOOR AND WINDOW DIMENSIONS ON THIS PLAN ARE ROUGH OPENING SIZES, UNO.
3. SEE ATTACHED WSEC FORMS FOR ENERGY CODE COMPLIANCE INFORMATION.
4. INSTALL SMOKE DETECTORS (S.D.) AT LOCATIONS SHOWN. HARDWIRE AND INTERCONNECT DETECTORS TO POWER SUPPLY AND PROVIDE
BATTERY BACKUP AS REQUIRED.
5. INSTALL CARBON MONOXIDE ALARMS (C.M.D.) OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS.
THE ALARM AND SHALL BE LISTED AS COMPLYING WITH UL 2034 AND SHALL BE INSTALLED IN ACCORDANCE WITH IRC R315.3 AND THE
MANUFACTURER'S INSTALLATION INSTRUCTIONS. HARDWIRE AND INTERCONNECT DETECTORS TO POWER SUPPLY AND PROVIDE BATTERY
BACKUP AS REQUIRED.
6. SMOKE DETECTORS (S.D.) AND CARBON MONOXIDE ALARMS (C.M.D.) TO BE INSTALLED 3'-0" MINIMUM FROM BATHROOM DOORS.
7. ALL GAS FIREPLACE HEATERS RATED TO ANSI Z21.88 SHALL BE LISTED AND LABELED WITH A FIREPLACE EFFICIENCY (FE) RATING OF 50
PERCENT OR GREATER IN ACCORDANCE WITH CSA P.4.1. VENTED GAS FIREPLACES (DECORATIVE APPLIANCES) CERTIFIED TO ANSI Z21.50
SHALL BE LISTED AND LABELED, INCLUDING THEIR FE RATINGS, IN ACCORDANCE WITH CSA P.4.1.
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
RENTON WA 98056W
76023245
MDE DNO
43
A
2 3
H D
020 EDMONDS Y
,9 8 0 2 0
P
ihwwcd2 mewco
A R C H I ET C T U R E
D E S I G N
+
a r h t c t s
S
WA ,#113LEIGHTON RESIDENCESHORELINE
EXEMPTION
PERMIT SET
2 3307 MOUNTAIN VIEW AVE NDATE: 9/19/2022
HEIDI MICHELLE HELGESON
STATE OF WASHINGTON
9716 REGISTERED
ARCHITECT
A1.2
UPPER FLOOR PLANWP1516261819201721222324AA3.0AA3.0BA3.0BA3.0CA3.0CA3.0AA3.1AA3.1DA3.0DA3.0BA3.1BA3.120'-7 1/2"8'-5 1/2"13'-0"3'-6"25'-3 3/4"3'-8"2'-6"1'-0 3/4"6'-2"1'-0 3/4"2'-6"3'-8"13'-1"4'-0"1'-11"1'-11"6'-4"9'-2"1'-3"2'-10"1'-0"2'-10"1'-3"1'-3"2'-10"1'-0"2'-10"1'-3"2'-3 1/2"2'-6"5 1/2"2'-6"5 1/2"2'-6"2'-3 1/2"6'-7 1/2"2'-6"6 1/2"2'-6"6 1/2"2'-6"6 1/2"2'-6"6'-7"DEN
HARDWOOD
BALCONYDECKINGOPEN TO MAIN FLOOR BELOW
LINE OF 25' SHORELINE SETBACKPROPERTY LINE
ATTIC
1
ATTIC
2
VAULTED
CEILING
VAULTED
CEILING
DORMER W/ 3
WINDOWS ABOVE
DORMER W/ 3
WINDOWS ABOVE
BEAM PER
STRUCTURAL.
WRAP PER DETAIL
DECORATIVE
TRUSSES @
KITCHEN, TYP
RIDGE BEAM PER
STRUCTURAL
DECORATIVE
TRUSSES @
PATIO, TYP
DORMER W/ 2
WINDOWS ABOVE
BEAM PER
STRUCTURAL2526272829 36" GRDRL
HGHT
36" GRDRL
HGHT
36" GUARDRAIL HTPROVIDE (3) 5"
DIAMETER ROOF JACKS
FOR ATTIC VENTILATION
THIS LOCATION. VAULTED
CEILING
DORMER OUTLINE ABOVE
36" HNDRL HT
36" HNDRL HT
DN9R @ 7 1/4"
8T @ 11"OPEN TOSTAIR BELOW36" GUARDRAIL HT1A4.01A4.12A4.1BA3.2AA3.2CA3.1BA3.2AA3.2CA3.1NSCALE: 1/4" = 1'-0"
LOFT AND ATTIC PLAN
NEW WALLS
GROSS FLOOR AREA (MEASURED FROM INSIDE OF EXTERIOR WALLS)
496.6 SF
TOTAL CONDITIONED AREA:
LOFT FLOOR AREA:
496.6 SF
ATTIC VENTILATION NOTES:
TOTAL NET FREE VENTILATING AREA SHALL NOT BE LESS THAN 1/150 OF THE AREA OF
THE SPACE VENTILATED EXCEPT THAT REDUCTION OF THE TOTAL TO 1/300 IS
PERMITTED PROVIDED THAT AT LEAST 40 PERCENT AND NOT MORE THAN 50 PERCENT
OF THE REQUIRED VENTILATING AREA IS PROVIDED BY VENTILATORS LOCATED IN THE
UPPER PORTION OF THE SPACE TO BE VENTILATED AT LEAST 3' ABOVE THE EAVE
VENTS WITH THE BALANCE OF THE REQUIRED VENTILATION PROVIDED BY THE EAVE
VENTS.
ATTIC VENTILATION REQUIREMENTS
ATTIC 1 AREA = 605 SF
REQUIRED VENTILATION AREA = 4 SF OR 580.8 SQ INCHES (65 SQ INCHES AT THE
EAVE; 65 SQ INCHES AT RIDGE)
PROVIDE CONTINUOUS RIDGE VENT (23.5 LIN. FT @ 20 SQ IN PER LIN FT) = 470 SQ IN
PROVIDE (3) 2" DIAM CIRCLES PER BAY @ WEST (6 BAYS) = 56.5 SQ INCHES MIN
PROVIDE (3) 5" ROOF JACKS @ EAST = 57 SQ INCHES MIN
ATTIC 2 AREA = 141.8 SF
REQUIRED VENTILATION AREA = 0.95 SF OR 136.1 SQ INCHES (65 SQ INCHES AT THE
EAVE; 65 SQ INCHES AT RIDGE)
PROVIDE CONTINUOUS RIDGE VENT (13 LIN. FT @ 13.5 SQ IN PER LIN FT) = 175 SQ IN
PROVIDE (2) 2" DIAM CIRCLES PER BAY (4 BAYS) = 12.5 SQ INCHES MIN
NOTES:
1. ALL DIMENSIONS ARE GIVEN TO THE FACE OF STUD UNO.
2. ALL DOOR AND WINDOW DIMENSIONS ON THIS PLAN ARE ROUGH OPENING SIZES, UNO.
3. SEE ATTACHED WSEC FORMS FOR ENERGY CODE COMPLIANCE INFORMATION.
4. INSTALL SMOKE DETECTORS (S.D.) AT LOCATIONS SHOWN. HARDWIRE AND INTERCONNECT DETECTORS TO POWER
SUPPLY AND PROVIDE BATTERY BACKUP AS REQUIRED.
5. INSTALL CARBON MONOXIDE ALARMS (C.M.D.) OUTSIDE EACH SEPARATE SLEEPING AREA IN THE IMMEDIATE
VICINITY OF THE BEDROOMS. THE ALARM AND SHALL BE LISTED AS COMPLYING WITH UL 2034 AND SHALL BE
INSTALLED IN ACCORDANCE WITH IRC R315.3 AND THE MANUFACTURER'S INSTALLATION INSTRUCTIONS. HARDWIRE
AND INTERCONNECT DETECTORS TO POWER SUPPLY AND PROVIDE BATTERY BACKUP AS REQUIRED.
6. SMOKE DETECTORS (S.D.) AND CARBON MONOXIDE ALARMS (C.M.D.) TO BE INSTALLED 3'-0" MINIMUM FROM
BATHROOM DOORS.
7. ALL GAS FIREPLACE HEATERS RATED TO ANSI Z21.88 SHALL BE LISTED AND LABELED WITH A FIREPLACE
EFFICIENCY (FE) RATING OF 50 PERCENT OR GREATER IN ACCORDANCE WITH CSA P.4.1. VENTED GAS FIREPLACES
(DECORATIVE APPLIANCES) CERTIFIED TO ANSI Z21.50 SHALL BE LISTED AND LABELED, INCLUDING THEIR FE RATINGS,
IN ACCORDANCE WITH CSA P.4.1.
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
RENTON WA 98056W
76023245
MDE DNO
43
A
2 3
H D
020 EDMONDS Y
,9 8 0 2 0
P
ihwwcd2 mewco
A R C H I ET C T U R E
D E S I G N
+
a r h t c t s
S
WA ,#113LEIGHTON RESIDENCESHORELINE
EXEMPTION
PERMIT SET
2 3307 MOUNTAIN VIEW AVE NDATE: 9/19/2022
HEIDI MICHELLE HELGESON
STATE OF WASHINGTON
9716 REGISTERED
ARCHITECT
A1.3
ROOF PLANAA3.0AA3.0BA3.0BA3.0CA3.0CA3.0BAA3.1AA3.1DA3.0DA3.0BA3.1BA3.11'-6"2'-0"3'-0"2'-0"1'-0"1'-0"1'-0"1'-0"2'-0"2'-6"6'-6"1'-6"3'-0"3'-0"2'-0"1'-0"1'-0"1'-0"3'-0"1'-3"1'-0"3'-0"1'-6"OUTLINE OF DECK
BELOW
OUTLINE OF MAIN
FLOOR FRAMING
BELOW, TYP
OUTLINE OF
PATIO BELOW
PROPERTY LINE
CRICKET
OUTLINE OF LOFT
FLOOR FRAMING
BELOW, TYP
PATIO BELOW
LOWER FLOOR
ROOF
OUTLINE OF
DORMER, TYP
OUTLINE OF
DORMER, TYP
OUTLINE OF
DORMER, TYP
LOWER FLOOR
ROOF
FALSE DORMER THIS
LOCATION ONLY (NOT
OPEN TO INTERIOR)
OUTLINE OF
BALCONY
BELOW
PROVIDE (3) 5"
DIAMETER ROOF JACKS
FOR ATTIC VENTILATION
THIS LOCATION.
1HR RATED UNVENTED EAVE
ASSEMBLY REQUIRED @
ALL EAVES WITHIN 5' OF
PROPERTY LINE, TYP
1HR RATED UNVENTED EAVE
ASSEMBLY REQUIRED @ ALL
EAVES WITHIN 5' OF
PROPERTY LINE, TYP
FIREPLACE VENT W/
FURRED CHIMNEY
SLOPE TO
GUTTER
LINE OF 25' SHORELINE SETBACK
LINE OF SIDE YARD SETBACK
SLOPE
8:12
SLOPE
8:12SLOPE6:12SLOPE
6:12
SLOPE
6:12 SLOPE6 1/2:12SLOPE6 1/2:12SLOPE6:12SLOPE1 1/2:12SLOPE6:12SLOPE6:12SLOPE
6:12
SLOPE6:12RIDGE
RIDGE
RIDGERIDGE
RIDGERIDGE
RIDGE SLOPE6 1/2:12SLOPE1 1/2:12SLOPE6:12SLOPE1 1/2:12SLOPE1 1/2:12SLOPE6:12SLOPE3:12SLOPE3:12SLOPE3:121A4.01A4.12A4.1BA3.2AA3.2CA3.1BA3.2AA3.2CA3.1NSCALE: 1/4" = 1'-0"
ROOF PLAN
30 YR ASPHALT COMPOSITE ROOFING
STANDING SEAM METAL ROOFING OR SIM.
*VERIFY ALL ROOFING MATERIAL SELECTIONS PRIOR TO CONSTRUCTION
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
RENTON WA 98056W
76023245
MDE DNO
43
A
2 3
H D
020 EDMONDS Y
,9 8 0 2 0
P
ihwwcd2 mewco
A R C H I ET C T U R E
D E S I G N
+
a r h t c t s
S
WA ,#113LEIGHTON RESIDENCESHORELINE
EXEMPTION
PERMIT SET
2 3307 MOUNTAIN VIEW AVE NDATE: 9/19/2022
HEIDI MICHELLE HELGESON
STATE OF WASHINGTON
9716 REGISTERED
ARCHITECT
A2.0
EXTERIOR ELEVATIONS
18
04
RIDGE HEIGHT LIMIT = 53.28'
AVERAGE GRADE EL = 23.28'
PLATE HEIGHT LIMIT = 47.28'
LINE OF 25' SHORELINE SETBACK
@ THIS CORNER (VARIES)
LINE OF SIDE YARD SETBACK @ THIS CORNER (VARIES)
6 12
35' HEIGHT LIMIT
PROPERTY LINE (VARIES)
EXTERIOR WALL BEYOND
RETAINING WALL BEYOND
SIDING TYPE 1:
FIBERCEMENT LAP SIDING;
PAINTED
ROOFING TYPE 2:
30 YR ARCHITECTURAL
ASPHALT COMPOSITE
ROOFING; VER. W/ OWNER
SIDING TYPE 3:
CEDAR SHINGLE; STAINED
OUTLINE OF EXISTING HOUSE
& DECK (TO BE DEMO-ED)
612
TEMPERED
TEMP
1 1/212
612
SIDING TYPE 2:
BOARD & BATTEN; PAINTED
EX GRADE
EX GRADE
SIDING TYPE 3:
CEDAR SHINGLE;
STAINED
LEDGESTONE AT RETAINING WALL, TYP
36" HT.
GUARDRAIL,TYP
DS
METAL CHIMNEY FLUE FOR GAS
FIREPLACE PER MFR, FRAMED
CHIMNEY CLAD IN STONE
MAIN FLOOR PLATE EL = 19'-3 3/8"
(T.O. TOP PLATE)
(ELEV = 39.6')
LOWER FLOOR EL = 0'-0"+/-
(T.O. SLAB)
(ELEV = 20.3')
MAIN FLOOR EL = 9'-1 3/4"
(T.O. SUBFLOOR)
(ELEV = 29.5')
RIDGE EL = 30'-3 1/4"
(T.O. RIDGE)
(ELEV = 50.7')
25
RIDGE HEIGHT LIMIT = 53.28'
AVERAGE GRADE EL = 23.28'
PLATE HEIGHT LIMIT = 47.28'
35' HEIGHT LIMIT
SIDING TYPE 1:
FIBERCEMENT LAP
SIDING; PAINTED
ROOFING TYPE 2:
30 YR ARCHITECTURAL
ASPHALT COMPOSITE ROOFING
ROOFING TYPE 2:
30 YR ARCHITECTURAL
ASPHALT COMPOSITE ROOFING
812
612
EX GRADE (RET. WALL)
EX GRADE (BEYOND)
EX GRADE (RET. WALL)
EX GRADE (BEYOND)36" HT GUARDRAIL, TYP
POST PER
STRUCTURAL,
WRAP PER
DETAIL
LEDGERSTONE
@ ENTRY
DS
DS MAIN FLOOR PLATE EL = 19'-3 3/8"
(T.O. TOP PLATE)
(ELEV = 39.6')
LOWER FLOOR EL = 0'-0"+/-
(T.O. SLAB)
(ELEV = 20.3')
MAIN FLOOR EL = 9'-1 3/4"
(T.O. SUBFLOOR)
(ELEV = 29.5')
RIDGE EL = 30'-3 1/4"
(T.O. RIDGE)
(ELEV = 50.7')
BELLY BAND
SIDING TYPE 2:
BOARD & BATTEN; PAINTED
BELLY BAND
SCALE: 3/16" = 1'-0"
NORTH ELEVATION
SCALE: 3/16" = 1'-0"
EAST ELEVATION
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
RENTON WA 98056W
76023245
MDE DNO
43
A
2 3
H D
020 EDMONDS Y
,9 8 0 2 0
P
ihwwcd2 mewco
A R C H I ET C T U R E
D E S I G N
+
a r h t c t s
S
WA ,#113LEIGHTON RESIDENCESHORELINE
EXEMPTION
PERMIT SET
2 3307 MOUNTAIN VIEW AVE NDATE: 9/19/2022
HEIDI MICHELLE HELGESON
STATE OF WASHINGTON
9716 REGISTERED
ARCHITECT
A2.1
EXTERIOR ELEVATIONS3'-0"3'-0"09
05
01
2113
030201
04 05 07 08
27 28 29
11 12
25 26
09 10
17 18 19 20
21 22
23 24
RIDGE HEIGHT LIMIT = 53.28'
AVERAGE GRADE EL = 23.28'
PLATE HEIGHT LIMIT = 47.28'
35' HEIGHT LIMIT
SIDING TYPE 3:
CEDAR SHINGLE, STAINED
ROOFING TYPE 1:
STANDING SEAM METAL ROOF
OR SIM.
ROOFING TYPE 2:
30 YR ARCHITECTURAL
ASPHALT COMPOSITE
ROOFING. VERIFY W/ OWNER
ROOFING TYPE 1:
STANDING SEAM METAL ROOF
OR SIM.
EXISTING GRADE
EXISTING GRADE BEYOND
EXISTING GRADE
SIDING TYPE 2:
BOARD & BATTEN; PAINTED
SIDING TYPE 3:
CEDAR SHINGLE;
STAINED
LEDGERSTONE VENEER AT
NEW CONCRETE RETAINING
WALLS; TYP U.N.O
SIDING TYPE 2:
BOARD & BATTEN;
PAINTED
8
12
ROOFING TYPE 1:
STANDING SEAM METAL ROOF
OR SIM. VER. W/ OWNER
ROOFING TYPE 2:
30 YR ARCHITECTURAL
ASPHALT COMPOSITE
ROOFING; VERIFY W/ OWNER
TEMP.
1 WAY
GLASS
TEMP.TEMP.
TEMPERED TEMPEREDTEMPERED
TEMPERED
5-PANEL LIFT & SLIDE
TEMP.TEMP.TEMP.TEMP.
1 WAY
GLASS
TEMP.
6
12
36" HT GUARDRAIL,
TYP
ROOFING TYPE 1:
STANDING SEAM
METAL ROOF OR SIM.
VERIFY W/ OWNER
LEDGERSTONE @ ENTRY
POST PER STRUCTURAL,
WRAP PER DETAIL
EXISTING GRADE BEYOND
SIDING TYPE 3:
CEDAR SHINGLE;
STAINED
DS
DS
DS
DS
DS
DS
DS DS
MAIN FLOOR PLATE EL = 19'-3 3/8"
(T.O. TOP PLATE)
(ELEV = 39.6')
LOWER FLOOR EL = 0'-0"+/-
(T.O. SLAB)
(ELEV = 20.3')
MAIN FLOOR EL = 9'-1 3/4"
(T.O. SUBFLOOR)
(ELEV = 29.5')
RIDGE EL = 30'-3 1/4"
(T.O. RIDGE)
(ELEV = 50.7')
CHIMNEY FLUE,
CLAD IN STONE
SIDING TYPE 2:
BOARD & BATTEN; PAINTED
15 16
13 1422
24
26
RIDGE HEIGHT LIMIT = 53.28'
AVERAGE GRADE EL = 23.28'
PLATE HEIGHT LIMIT = 47.28'
LINE OF 25' SHORELINE
SETBACK (VARIES)
LINE OF SIDE YARD
SETBACK (VARIES)
612
35' HEIGHT LIMIT
PROPERTY LINE (VARIES)
6 1/212
SIDING TYPE 3:
CEDAR SHINGLE SIDING;
STAINED
ROOFING TYPE 2:
30 YR ARCHITECTURAL
ASPHALT COMPOSITE ROOFING
SIDING TYPE 2:
BOARD & BATTEN; PAINTED
OUTLINE OF EXISTING HOUSE
& DECK (TO BE DEMO-ED)
121 1/2
CRICKET ROOF PER
STRUCTURAL
12
OUTLINE OF EXISTING HOUSE
& DECK (TO BE DEMO-ED)
36" HT GUARDRAIL
TEMPERED
TEMP.TEMP.TEMP.
TEMP.TEMP.
GARAGE ELEV = 26.0'EX GRADE
EX GRADE
POSTS AND BEAMS PER
STRUCTURAL, WRAP PER
DETAIL TYP KNEE BRACE PER
STRUCTURAL
MAIN FLOOR PLATE EL = 19'-3 3/8"
(T.O. TOP PLATE)
(ELEV = 39.6')
LOWER FLOOR EL = 0'-0"+/-
(T.O. SLAB)
(ELEV = 20.3')
MAIN FLOOR EL = 9'-1 3/4"
(T.O. SUBFLOOR)
(ELEV = 29.5')
RIDGE EL = 30'-3 1/4"
(T.O. RIDGE)
(ELEV = 50.7')
1 1/2
ROOFING TYPE 1:
STANDING SEAM METAL ROOF
OR SIM. VERIFY W/ OWNER
SCALE: 3/16" = 1'-0"
WEST ELEVATION
SCALE: 3/16" = 1'-0"
SOUTH ELEVATION
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797
RENTON WA 98056W
76023245
MDE DNO
43
A
2 3
H D
020 EDMONDS Y
,9 8 0 2 0
P
ihwwcd2 mewco
A R C H I ET C T U R E
D E S I G N
+
a r h t c t s
S
WA ,#113LEIGHTON RESIDENCESHORELINE
EXEMPTION
PERMIT SET
2 3307 MOUNTAIN VIEW AVE NDATE: 9/19/2022
HEIDI MICHELLE HELGESON
STATE OF WASHINGTON
9716 REGISTERED
ARCHITECT
A2.2
EXTERIOR ELEVATIONS
18
RIDGE HEIGHT LIMIT = 53.28'
AVERAGE GRADE EL = 23.28'
PLATE HEIGHT LIMIT = 47.28'
35' HEIGHT LIMIT
MAIN FLOOR PLATE EL = 19'-3 3/8"
(T.O. TOP PLATE)
(ELEV = 39.6')
LOWER FLOOR EL = 0'-0"+/-
(T.O. SLAB)
(ELEV = 20.3')
MAIN FLOOR EL = 9'-1 3/4"
(T.O. SUBFLOOR)
(ELEV = 29.5')
RIDGE EL = 30'-3 1/4"
(T.O. RIDGE)
(ELEV = 50.7')
RETAINING WALL BEYOND; LEDGERSTONE VENEER
ROOFING TYPE 2:
30 YR ARCHITECTURAL
ASPHALT COMPOSITE
ROOFING; VER. W/ OWNER
SIDING TYPE 3:
CEDAR SHINGLE; STAINED
TEMPERED
6
12
SIDING TYPE 2:
BOARD & BATTEN; PAINTED
METAL CHIMNEY FLUE FOR GAS
FIREPLACE PER MFR, FRAMED
CHIMNEY CLAD IN STONE
6
12
1 1/2
12
DECORATIVE EXTERIOR TRUSS
36" HT EXTERIOR GUARDRAIL PER DETAIL
KNEE BRACE BEYOND PER
STRUCTURAL
HOUSE & ROOF STRUCTURE OUTLINE
EX GRADE
EX/FIN
GRADE
06
RIDGE HEIGHT LIMIT = 53.28'
AVERAGE GRADE EL = 23.28'
PLATE HEIGHT LIMIT = 47.28'
MAIN FLOOR PLATE EL = 19'-3 3/8"
(T.O. TOP PLATE)
(ELEV = 39.6')
LOWER FLOOR EL = 0'-0"+/-
(T.O. SLAB)
(ELEV = 20.3')
MAIN FLOOR EL = 9'-1 3/4"
(T.O. SUBFLOOR)
(ELEV = 29.5')
RIDGE EL = 30'-3 1/4"
(T.O. RIDGE)
(ELEV = 50.7')ROOFING TYPE 2:
30 YR ARCHITECTURAL
ASPHALT COMPOSITE
ROOFING; VER. W/ OWNER
SIDING TYPE 3:
CEDAR SHINGLE; STAINED
DECORATIVE EXTERIOR TRUSS
36" HT EXTERIOR
GUARDRAIL PER DETAIL
KNEE BRACE BEYOND PER
STRUCTURAL
HOUSE & ROOF STRUCTURE OUTLINE
EX GRADE
EX/FIN
GRADE
POST BEYOND PER
STRUCTURAL
6
12
TEMP
TRANS
SCALE: 1/4" = 1'-0"
NORTH ELEVATION @ PATIO
SCALE: 1/4" = 1'-0"
SOUTH ELEVATION @ PATIO
DocuSign Envelope ID: 14257798-C9ED-4EB6-9B0A-FA0DF9182797