HomeMy WebLinkAboutLUA15-000509_Report 1DEPARTMENT OF COMMl.. .. ,TY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE VARIANCE REPORT & DECISION
A. SUMMARY AND PURPOSE OF REQUEST
REPORT DATE:
Project Name:
Project Number:
Project Manager:
Owner:
Applicant:
Contact:
Praject Summary:
Project Location:
Exist. Bldg. Area SF:
Site Area:
July 28, 2015
Rear Yard Setback Variance -Lake ridge on 22nd St
LUA15-00509, V-A
Kris Sorensen, Associate Planner
Estate of Rory Crispin; 3933 1541h Ave SE; Bellevue WA 98006
Lossif Rozenblat and 14734 NE 101h St LLC; 5415 NE 2nd CT; Renton WA 98059
KC O'Conner; 5415 NE 2nd CT; Renton WA 98059
The applicant is requesting approval of an Administrative Variance from the
provisions of the Renton Municipal Code (RMC) regulating rear yard setbacks
for primary structures in the Residential -8 dwelling unit per acre (R-8) zone
(RMC 4-2-llOA). The applicant is proposing a 5-foot rear yard setback from an
existing access easement located in the rear yard to accommodate a future new
single family residence. The variance would be to allow a 5-foot rear yard
setback where a 20-foot rear yard setback is required from access easements.
Shared driveway tracts require a 5-foot setback. Access to the proposed garage
would be via the existing 20-foot access easement at the rear of the lot that
connects with Edmonds Ave NE to the west rather than from NE 22nd. The
applicant does not propose a change to the existing access easement shared by
neighboring properties.
Vacant parcel-PID 042305-9141
N/A Proposed New Bldg. Area (footprint):
Proposed New Bldg. Areo (gross):
8,500 sf Total Building Area GSF:
Project Location Mop
N/A
N/A
N/A
Variance Report 15-000509
City of Renton Department of Community ~ ~conomic Development
REAR YARD SETBACK VARIANCE -LAKE 'ON 211'° ST ;,.:.;.;.;;;;._;;.;._ _______ _ Administrative Variance Report & Decision
LUAlS-000505, V-A
Report of July 28, 2015 Page 2 o/7
I 8. PROJECT DESCRIPTION/BACKGROUND:
The project site is currently vacant and is located at PID 0423059141 on the north side of NE 22nd St, east
of Edmonds Ave NE, and abutting the west side of the residence at 2616 NE 22nd St. The applicant is
requesting a variance from the rear yard setback requirement of 20 feet for a primary structure along an
access easement (Exhibit 6). The applicant is requesting a 5-foot setback as is allowed for shared driveway
tracts. The R-8 zoned parcel would only allow an 18-foot 6-inch deep primary house. The applicant is
claiming a hardship for the construction of a new single-family home that would be less than 20 feet deep
(Exhibit 3). Neighboring lots to the subject site that use the same access easement have setbacks less than
the 20-foot minimum (Exhibit 1).
The lot slopes down from a high point along NE 22nd at the southeast corner of the site, towards the access
easement and northwest corner of the property. The property requires dedication of right-of-way along
NE 22nd St of 6 feet 6 inches (Exhibit 7). The applicant is proposing use of a rear yard accessed garage and
use of the easement as vehicular access to the future house. The existing access easement that is used by
the subject property and neighboring properties would not be reduced in width or changed through this
decision.
! C. EXHIBITS:
The following exhibits were entered into the record:
Exhibit 1: Aerial Photo with Measurements of Neighboring Structures
Exhibit 2: Zoning Map
Exhibit 3: Site Plan, Existing Conditions with 20-foot Yard Setback
Exhibit 4: Site Plan, Requested 5-foot Rear Yard Setback
Exhibit 5: Legal Description
Exhibit 6: Project Narrative and Variance Justification
Exhibit 7: Right-of-Way Dedication along NE 22nd St
I 0. FINDINGS:
Having reviewed the written record in the matter, the City now makes and enters the following:
I. Request: The applicant has requested approval of an administrative variance from RMC 4-2-llOA
for a rear yard setback of 5 feet along an access easement where a minimum of 20 feet is required.
2. Administrative Variance: The applicant's administrative variance submittal materials comply with
the requirements necessary to process a variance request. The applicant's proposed site plan is
provided as Exhibit 4.
3. Existing Land Use: The two lots immediately north of the subject property are developed with
single-family homes in the R-8 zone, and to the west and east by single-family homes in the R-8
zone. The subject property is surrounded by R-8 zoning (Exhibit 2).
4. Zoning: The subject property is in the Residential -8 (R-8) zone (Exhibit 2).
Variance Report 15-000509
City of Renton Department of Community --conomic Development
REAR YARD SETBACK VARIANCE -LAKE 'ON 2i'0 ST --------------Report of July 28, 2015
Administrative Variance Report & Decision
LUAlS-000505, V·A
Page 3 of 7
5. Topography: The site has some slope, with a drop in grade from the southeast corner of the site to
the northwest corner of the site.
6. Lot Size: The total area of the lot is 8,500 square feet and conforms to the existing R-8 standards
where a lot shall have a minimum area of 5,000 square feet.
7. Lot Dimensions: The existing lot has a width of 100 feet and a depth of 85 feet and conforms to the
existing R-8 standards where a lot shall have a minimum width of SO feet and minimum depth of 80
feet.
i E. CONSISTENCY WITH VARIANCE CRITERIA:
Section 4-9-2508.5.o lists 4 criteria that the Planning Director is asked ta consider, along with all other
relevant information, in making a decision on an Administrative Variance application. These include
the following:
The Planning Director shall have authority to grant an administrative variance upon making a
determination, in writing, that the conditions specified below have been found to exist:
a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is
necessary because of special circumstances applicable to subject property, including size,
shape, topography, location or surroundings of the subject property, and the strict
application of the Zoning Code is found to deprive subject property owner of rights and
privileges enjoyed by other property owners in the vicinity and under identical zone
classification:
The applicant maintains that special circumstances apply to the subject site as a result of the
property having an access easement on the site that requires a 20-foot setback from the rear yard
easement and would only allow for a primary residence with an 18-foot 6-inch depth under existing
circumstances (Exhibit 3), if the zoning code was applied strictly. The applicant states that a home
constructed in the future on the site under existing conditions and setback standards would create
a home out of character with the neighborhood (Exhibit 6).
Setbacks required in the R-8 zone are: 15 feet front yard; 15 feet side yard along a street; S feet
internal side yard; and 20 feet rear yard (including access easements). The front yard of the subject
property is oriented toward NE 22nd St; the internal non-corner side yards at the west and east of
the subject site; and the rear yard is located along the north side of the site where the access
easement is located. The access easement is 20 feet wide and across the whole north portion of
the site. The access easement dimensions are from the rear property boundary, or north boundary
of the site, and is measured south into the interior of the site 20-feet, the same as the properties to
the east and west of the subject site. The access easement provides an access route to the
properties on the east and west of the subject site. The R-8 zoned neighboring lots to the west and
east have setbacks from the access easement of less than the minimum 20-foot current
requirement (Exhibit 1). The abutting property to the east, at 2616 NE 22nd St, has a setback of
approximately zero from the access easement and the property at the west, 2524 NE 22nd St, has
an approximate setback of 6 feet from the access easement. In order to build an adequately sized
single-family house, the applicant is proposing to reduce the required 20-foot rear yard setback to
S feet.
Variance Report 15-000509
City of Renton Department of Community -conomic Development
REAR YARD SETBACK VARIANCE-LAKE. 'ON2i'0 ST --------------Report of July 28, 2015
Administrative Variance Report & Decision
WA15-000505, V-A
Page4of7
Because of existing conditions and existing homes and structures on neighboring properties to the
east and west of the site, staff concurs with the applicant that special circumstances apply to the
subject property in that adhering strictly to all of the yard setback requirements would restrict the
size of the future house to be built on this lot. Requiring the applicant to comply with all of the
setback regulations would impose an unnecessary hardship on the applicant, The applicant would
adhere to front, side yard along a street, and internal side yard setback requirements. Vehicular
access for a future home on the site is only allowed from the access easement and not from NE
22nd St in the front yard ofthe subject site.
b. That the granting of the variance will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zone in which subject property is
situated:
The applicant contends that the proposed rear yard setback would not be materially detrimental to
the public welfare or injurious to the property or improvements in the vicinity and zone in which
the property is situated. The front of the proposed house would be 15 feet from the front property
line where access to the site is from the rear of the property, similar to an alley. Dedication of 6-
feet 6-inches for the NE 22nd St right-of-way would effectively create a 21-foot 6-inch setback from
the existing property line for a front yard setback of a new home (Exhibit 4). Minimum separation
between abutting properties to the north, east, and west would be maintained through the
application of the applicable side yard setbacks and the requesting 5-foot rear yard setback from
the access tract.
Staff concurs with the applicant that the proposal would not be materially detrimental to the public
welfare or injurious to the property or improvements in the vicinity and zone. A 5-foot setback
from the easement would still maintain a 25 foot setback from the rear property line. If the site did
not contain an access easement along the rear of the property the zoning code would allow the
home to be built at 20 feet from the rear property line. As such, with the approval of a 5-foot rear
setback from the existing access easement would exceed the standard setback for the zone if the
setback was measured from the rear property line. Furthermore, as mentioned above the
neighboring homes to the east and the west have built on average approximately 3 feet from the
access easement. If the access easement was a shared driveway a 5-foot setback would be allowed
pursuant to current code, As such a 5 foot setback would be consistent with the standards applied
to shared driveways. Finally, the application of a 5-foot setback would maintain 25 feet for back
out room from any garage that may be built along the access easement, of which 24 ft. is the
minimum necessary to safely back out of a garage. Based on the above reasons, the 5 foot rear
setback would not be detrimental to the public welfare, as all the setbacks of the R-8 zone would
be met if measured from the property line and the 5-foot separation of the structures from the
access easement would provide safe vehicular maneuvering upon construction of a home.
No written comments were received from neighboring property owners. A few property owners
contacted City staff through phone calls and visiting City Hall to find out more about the
application. Property owners were concerned about changes to the existing access easement
including loss of the easement, or a reduction in the width, although no changes to the easement
on the subject property are proposed. Neighboring properties to the north of the subject site were
concerned about common property boundaries where there would be no change to existing
property boundaries for the subject site and no changes to property boundaries of neighboring
properties, if the subject variance is approved.
Variance Report 15-000509
City of Renton Department of Community conomic Development
REAR YARD SETBACK VARIANCE -LAKE, 'ON 2:f'0 ST
...;;... _ _...; __________ _
Report of July 28, 2015
Administrative Variance Report & Decision
LUAlS-000505, V-A
Page 5 of 7
c. That approval shall not constitute a grant of special privilege inconsistent with the limitation
upon uses of other properties in the vicinity and zone in which the subject property is situated:
The applicant contends that the proposed rear yard setback variance would not constitute a grant
of special privilege. Several other properties along the north side of NE 22nd St on the same block
have existing rear yard setbacks of less than 20 feet (Exhibit 1). Based on the analysis provide
above under a. and b., staff believes that approval of a reduced rear yard setback would not
constitute a grant of special privilege.
d. That the approval as determined by the Planning Director is a minimum variance that will
accomplish the desired purpose:
The applicant contends that the request for a 5-foot rear yard setback is the minimum variance
needed to accomplish the goal of constructing a future single-family residence given the additional
dedication of right-of-way along NE 22nd St. While a house with an unconventional smaller
footprint which would satisfy the required rear yard setback could be built on the subject site with
an approximate 18-foot 6-inch deep home, the requested 5-foot rear yard setback is the minimum
variance that would accomplish the applicant's desired purpose of constructing an adequately sized
house on this lot and provide for similar rear yard setbacks as what the neighboring properties
currently have. Staff agrees with the applicant that this is the minimum variance to accomplish the
applicant's desired purpose and that a 5-foot setback is a similar requirement along access tracts in
a similar single-family residential situation, and therefore, supports the variance for less than the
required 20-foot rear yard setback in the R-8 zone.
I F. CONCLUSIONS:
1. Zoning: The proposal would meet the development standards of the R-8 zone with the exception
of the rear yard setback for which the variance from RMC 4-2-llOA is being sought.
2. Administrative Variance: The applicant's proposal for a 5-foot rear yard setback from an existing
20-foot wide access easement meets the four criteria to be considered in making a decision on a
variance request as specified in RMC 4-9-250B.5: (a) The applicant suffers practical difficulties and
unnecessary hardship and the variance is necessary because of special circumstances that apply to
the property; (b) The granting of the variance would not be materially detrimental to the public
welfare or injurious to property or improvements in the surrounding area; (c) The approval is not a
grant of special privilege; (d} The approval of the variance is the minimum to accomplish the
desired purpose.
3. Existing Surrounding Land Uses: The proposal will not result in changes to existing land uses which
are single-family residential to the north, east, west, and south. All the lots that are served by the
access easement that connects with Edmonds Ave NE have structures that are less than the 20-foot
setback requirement.
4. Topography: The site slopes from the southeast corner down towards the northwest corner.
5. Building Proposal: The proposal would result in a change to the allowed building footprint
dimensions for future development of a single-family house which would comply with all
development standards except the required 20-foot rear yard setback along an access easement.
Variance Report 15-000509
City of Renton Department of Communit
REAR YARD SETBACK VARIANCE-LAKE.
Report of July 28, 2015
conomic Development
'ON 2:/'0 ST
Administrative Variance Report & Decision
LUAlS-000505, V-A
Page 6 of 7
6. Recommendation: Staff recommends approval of the requested variance from RMC 4-2-llOA to
allow a rear yard setback of 5 feet from an access easement which is less than the 20 feet required
in the R-8 zone and that any future residence on the site be required to use the access easement as
its vehicular access point.
I G. DECISION:
The Administrative Variance for the Rear Yard Setback Variance -Lakeridge on 22nd St, File No.
LUAlS-000505, V-A, is approved with a condition that any residence on the site shall only be allowed
vehicular access through the existing access easement and shall not be allowed vehicular access to the
site from NE 22nd St.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, AICP, Planning Difector
Department of Community & Economic Development
TRANSMITTED this 28th day of July, 2015 to the Owner/Applicant/Contact:
KCO'Conner
5415 NE 2"' Ct
Renton, WA 98056
lossif Rozenblat
5415 NE 2"' Ct
Ren tan, WA 98056
TRANSMITTED this 28" day of July, 2015 to the Party(ies) of Record:
Carmen Osgood
2716 NE 22"d St
Renton, WA 98056
TRANSMITTED this 28th day of July, 2015 to the following:
Chip Vincent, CED Administrator
Steve Lee, Development Engineering Manager
Craig Burnell, Building Official
Vanessa Dolbee, Current Planning Manager
Fire Marshal
Date
Estate of Rary Crispin
3933 154" Ave SE
Bellevue, WA 98006
H. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION
The administrative land use decision will become final if the decision is not appealed within 14days of the
effective date of decision.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on August 11, 2015. An appeal of the decision must be filed within the
14-day appeal period {RCW 43.21.C.075(3); WAC 197-11-680). Appeals to the Examiner are governed by
City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may
be obtained from the Renton City Clerk's office, Renton City Hall -7th Floor, (425) 430-6510. Appeals must
Variance Report 15-000509
City of Renton Deportment of Community -conomic Development
REAR YARD SETBACK VARIANCE-LAKEJ . ON 22"0 ST ..;;.;.;.;;.;;_,;..;... _________ _
Report of July 28, 2015
Administrative Variance Report & Decision
LUA15-000505, V-A
Page 7 of 7
be filed in writing, together with the required fee to the Hearing Examiner, City of Renton, 1055 South
Grady Way, Renton, WA 98057.
RECONSIDERATION: Within 14 days of the effective date of decision, 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.
EXPIRATION: The variance(s) approval will expire two (2) years from the date of decision. A variance one
(1) year extension may be requested pursuant to RMC 4-9-250B.17.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex pa rte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the initial
decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval
date must be made in writing through the Hearing Examiner. All communications are public record and
this permits all interested parties to know the contents of the communication and would allow them to
openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the
appeal by the Court.
Variance Report 15-000509
Notes
None
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EXHIBIT 1
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EXHIBIT 5
Order No.: 00644'68
EXHIBIT "A"
THE SOUTH 85 FEET OF THE NORTH 290 FEET OF THE EAST 100 FEET OF THE WEST 330 FEET OF
THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 4,
TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., KING COUNTY, WASHINGTON;
TOGETHER WITH AN EASEMENT FOR DRIVEWAY AND UTILITY PURPOSES OVER THE SOUTH 20
FEET OF THE NORTH 225 FEET OF THE EAST 200 FEET OF THE WEST 230 FEET OF SAID SOUTH
HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER;
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
EXHIBIT 6
North Highlands Residence on 22•d ST: 01-JUL-2015
Project information for 26xx NE 22•d ST, Renton, WA
Parcel#: 042305-9141
Legal description: E 100 FT OF W 330 FT OF S 85 FT OF N 290 FT OF S 1/2 OF
SW 1/4 OF NW 1/4
Jurisdiction: City of Renton
Applicant: 14734 NE 10th Street LLC, owner; IossifRozenblat
Applicant mailing address: 5415 NE 2•d CT, Renton, WA 98059
Contact: KC O'Connor 425.789.6326 email: kcoc3@msn.com
Property owner: Trust of R. Crispin
Variance requested:
JUL O 1 2015
We are requesting a Variance from the required 20-foot rearyard setback. The R-8 single-
family zone requires a setback from any private access easement
• RMC 4-2-llOA "Minimum Rear Yard Setback Development Standards for Residential
Zoning Designations".
• RMC 4-11-190 Definition for Setback requires measurement from a access
easement.
Because of setback constraints produced by the existing 20-foot wide access easement, and
the 6.5 foot reduced lot depth because of Right of Way expansion, we are requesting a
reduction of the Rear-yard setback from 20-feet to 5-feet. This will accommodate the
required minimum of 24-feet for access turnaround, when the garage is located accessing
from the north access easement.
Project narrative:
Proposed use: We are proposing to build a new Single Family home, once/ if the Variance is
approved, on the lot identified above, with the reduced Rear-yard setback variance and 6.5-
foot ROW expansion. Reduced site area is 7,850sf.
Scope of work: Clearing and grading for construction ofSFR and installation of required
utilities.
Existing site size: 100-feet wide by 85-feet deep with an existing 20-foot wide access
easement at rear of property.
Zoning: R-8
Current use: Vacant
1
;.
Special site features: none
Access: Proposed site access will be to utilize the existing rear 20-ft access easement from
Edmonds Avenue NE.
Proposed off site improvements: Connection to existing water main in NE 22nd Street.
Sewer stub is shown already extended to property. [see attached]
Total estimated construction costs: $275,000
Estimated fair market value: TBD
Estimated fill/ excavation: No proposed fill required. Estimated under 300cy excavation.
Existing tree removal: None
Land dedicated to City: Possible Right of way expansion of 6.5-feet at south side of property
fronting NE 22nct Street.
Variance Request Justification/ Decision criteria:
Except for variances from critical areas regulations, a determination shall be made in writing
that the conditions specified below have been found to exist: (amd. Ord. 48835, 3-27-2000)
A. The applicant suffers practical difficulties and unnecessary hardship and the variance is
necessary because of special circumstances applicable to subject property. Including size,
shape, topography, location or surroundings of the subject property, and the strict
application of the Zoning Code is found to deprive subject property owner of rights and
privileges enjoyed by other property owners in the vicinity and under identical zone
classification.
The property owner will suffer practical difficulties without the Variance requested.
The North Highlands Residence property is BS-foot deep as it exists. It is encumbered by an
existing 20-foot wide access easement located at the north side of property.
If the current City of Renton Rear-setback of 20-feet were imposed, together with the 6.5-
foot ROW expansion, and the required Front-yard setback of 20-feet, the resulting
buildable depth would only be 18.5-feet deep, which is not a viable option. Not only does it
barely allow enough depth for even a reduced-depth garage, any structure designed under
these parameters would produce a building that is out of character with the neighborhood,
and it would have a greatly reduced market value, not in relationship with the other newer
homes in the area.
Justification for granting reduced Rear-yard setback: Existing Structures:
The existing structures on each side of the proposed residence all do not conform to the
required 20-foot Rear-yard setback.
1. The existing residence structures on 2524 do not comply with the Rear-yard setback
requirements.
• The East structure is approximately 2 7-feet from the north property line.
2
,
• The Garage on the 2524 property is located approximately 20-feet from the North
property line, or 0-feet from the 20-foot access easement.
• Even the structure on 2616 NE 22°a ST, to the east (served by the easement) does
not conform to the 20-foot wide setback, as it is approximately 15 feet from their
North Property line.
• In fact, none of the residences along this section of the north side of NE 22°a CT.
comply with a 20-foot rear-yard, except 2204, and it only complies by encroaching
on the front-yard setback [5-feet].
Variance not detrimental:
B. The granting of the variance will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zone in which the subject
property is situated.
The acceptance of the Variance request Variance will not be materially detrimental
to the public welfare or injurious to the property or improvements in the vicinity
and zone in which the subject property is situated.
C. The approval shall not constitute a grant of special proiveledge inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject property
is situated.
Approval of the variance will not constitute a grant of special proiveledge
inconsistent with the limitation upon uses of other properties in the vicinity and
zone in which the subject property is situated
C. The approval is the minimum variance that will accomplish the desired Purpose.
The approval is the minimum variance that will accomplish the desired Purpose.
Even with the approval of the requested variance, the "useable building footprint"
depth will only be 38.5 feet. This will still require a disproportionately shallow house
plan to accommodate the tight sight constraints. And that depth is only able to be
accomplished by utilizing the rear access road as the driveway access. IF the
property owner wanted to access their property from the front, on NE zznd, that
footprint depth would be reduced by an additional 5-feet.
Thank you for your time and consideration.
3
Steve Lee
From:
Sent:
To:
Cc:
Steve Lee
Monday, December 15, 2014 5:53 PM
'Joe Bernasconi'
Laureen M. Nicolay
Subject: RE: NE 22nd Vacant Lot "Right of Way" dedication: 2600 Blk of NE 22nd Street
HI Joe,
We have loosely (based upon non-surveyed informed) determined that the ROW needed for NE 22°' Street would be 53-ft and there is only approximately 40-ft
currently. Therefore for parcel 0423059141 and the north frontage along NE 22°d Street there will need to be 6.5 feet of right-of-way dedicated in addition to
ensure 13-ft of asphalt exists north of the ROW centerline and constructing 5-ft of sidewalk, curb/gutter and 8-ft of landscape strip. Or there is a fee in lieu of
the construction elements with an estimated cost of $232/LF of frontage improvements. Please let me know if you have any questions in regards to this
information provided.
Thanks,
Steve Lee
Development Engineering Manager
425.430.7299
From: Joe Bernasconi [mailto:ioeb@windermere.com)
Sent: Monday, December 15, 2014 4:39 PM
To: Steve Lee
Subject: Re: NE 22nd Vacant Lot "Right of Way" dedication
Hi Steve,
I was wondering if you were able to complete your review ?
Joe Bernasconi
Real Estate Consultant
Office: 425.277.5900
Direct: 253.740.2119
1
m >< ::c
11-1 a,
11-1
-t
REPORT DATE:
Project Name:
Project Number:
Project Manager:
Owner:
Applicant:
Contact:
Project Summary:
Project Location:
Exist. Bldg. Area SF:
Site Area:
of
July 28, 2015
Rear Yard Setback Variance -Lakeridge on 22nd St
LUAlS-00509, V-A
Kris Sorensen, Associate Planner
Estate of Rory Crispin; 3933 154th Ave SE; Bellevue WA 98006
lossif Rozenblat and 14734 NE 10'h St LLC; 5415 NE 2nd CT; Renton WA 98059
KC O'Conner; 5415 NE 2nd CT; Renton WA 98059
The applicant is requesting approval of an Administrative Variance from the
provisions of the Renton Municipal Code (RMC) regulating rear yard setbacks
for primary structures in the Residential -8 dwelling unit per acre (R-8) zone
(RMC 4-2-llOA). The applicant is proposing a 5-foot rear yard setback from an
existing access easement located in the rear yard to accommodate a future new
single family residence. The variance would be to allow a 5-foot rear yard
setback where a 20-foot rear yard setback is required from access easements.
Acs~s tracts require a 5-foot setback. Access to the proposed garage would be
vi~}he existing 20-foot access easement at the rear of the lot that connects
with Edmonds Ave NE to the west rather than from NE 22nd. The applicant
does not propose a change to the existing access easement shared by
neighboring properties.
Vacant parcel -PID 042305-9141
N/A Proposed New Bldg. Area (footprint): N/ A
Proposed New Bldg. Area (gross): N/A
8,500 sf Total Building Area GSF: N/ A
Project Location Map
Variance Report 15-000509
Denis Law
Mayor
July 7, 2015
KC O'Connor
5415 NE 2nd Ct
Renton,INA 98059
Community & Economic Development Department
C.E. "Chip"Vincent, Administrator
Subject: Notice of Complete Application
Lakeridge on 22nd St Rear Yard Setback, LUAlS-000509, V-A
Dear Mr. Rozenblat:
The Planning Division of the City of Renton has determined that the subject application
is complete according to submittal requirements and, therefore, is accepted for review.
Prior to that review, you will be notified if any additional information is required to
continue processing your application.
Please contact me at (425) 430-6593 if you have any questions.
Sincerely,
Kris Sorensen
Associate Planner
cc: Estate of Rory Crispin / Owner(s)
lossif Rozenblat / Applicant
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 , rentonwa.gov
NOTICE OF APPLICATION
A Master Application has been filed and accepted with the Department of Community & Economic Development
(CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION: July 7, 2015
PROJECT NAME/NUMBER: Lakeridge on 22nd St Rear Yard Set Back/ LUAlS-000509, V-A
PROJECT DESCRIPTION: The applicant is requested a variance from single-family residential rear yard
setback distance from an access easement per RMC 4-2-llOA Development Standards for Residential Zoning
Designations, where a rear yard setback of 20 feet is required from an access easement within the zone. The applicant
requests a setback of 5 feet. The subject vacant property is 8,500 sf in area with a 20-foot wide shared access easement
along the northern boundary where the access easement connects to Edmonds Ave NE. The property is located in the
Residential-8 (R-8) zone designation, is located in the Aquifer Protection zone, and has slopes between 15 and 25
percent.
PROJECT LOCATION: Vacant lot 26xx NE 22n11 St; Parcel identification number #0423059141
PERMITS/REVIEW REQUESTED: Variance
APPLICANT/PROJECT CONTACT PERSON: KC O'Connor/5415 NE 2"' Ct/Renton, WA 98059/ 425-789-6326 /
kcoc3@msn.com
Comments on the above application must be submitted in writing to Kris Sorensen1 Associate Planner, Department of
Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on July 21, 2015. If
you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail,
contact the Project Manager at (425) 430-6593. Anyone who submits written comments will automatically become a
party of record and will be notified of any decision on this project.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: JULY 1, 2015
NOTICE OF COMPLETE APPLICATION: JULY 7, 2015
' lll'lll!i j ,.,, .. ,a,
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057.
File Name/ No.: Lakeridge on 22nd Rear Yard Setback/ LUAlS-000509, V-A
NAME:-------------------------------------
MAILING ADDRESS: _________________ City/State/Zip:-----------
TELEPHONE NO,: ---------------
j
·,
DEPARTMENT OF COMMUN~TY
AND ECONOMIC DEVELOPMENT
Planning Division
LAND USE PERMIT MASTER APPLICATION
PROPERTY OWNER($) PROJECT INFORMATION
NAME: Es,Ar~ DF k"J:,rz:< C121sP11'i
PROJECT OR DEVELOPMENT NAME:
... akeridge on 22nd ST
ADDRESS: 3? 33 -iS'f i-,: /}LIF se PROJECT/ADDRESS(S)/LOCA TION AND ZIP CODE:
~6xx NE 22nd Street
Renton, WA
'7"->
CITY: t__~t:U£//jf' ZIP }!;()06
'---·-
TELEPHONE NUMBER: f)':/-;; t3--(;Z 1 3 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
D42305-9141
APPLICANT (if other than owner)
NAME: I ·t R bl oss1 ozen at
EXISTING LAND USE(S):
Single Family Residence
COMPANY (if applicable): C
14734 NE 10th St LL
PROPOSED LAND USE(S):
Single Family Residence
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
ADDRESS:
5415 NE 2nd CT RSF
~ ·-·-----------~--------
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
CITY: ZIP:
Renton, WA 98059
rt applicable)
/A
·---· ---------·-
TELEPHONE NUMBER:425_269_6750
EXISTING ZONING:
R-8
CONTACT PERSON PROPOSED ZONING (ff applicable):
N/A
NAME:KC O'Connor
SITE AREA (in square feet):
B,500sf
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
COMPANY (if applicable): ODEDICATED:
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
ADDRESS:
5415 NE 2nd CT --· ----------
2,000sf
~
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
CITY: ZIP:
Renton, WA 98059
ACRE (if applicable)
1
TELEPHONE NUMBER AND EMAIL ADDRESS:
1
NUMBER OF PROPOSED LOTS (if appliC/11>1&)
'
425.789.6326
email: kcoc3@msn.com
NUMBER OF NEW DWELLIN~Jjgl/rrtl (If alli,licable):
1 .. .
1
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Master Application.doc Rev: 02/2015
PROJECT INFORMATION continued ~-~-----~----------~
NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE:
) 502,000
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): f 3,200s
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (ff applicable):
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (ifapplicable):Q
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable):O
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): Q
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if
applicable): O
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable):n/a
D AQUIFIER PROTECTION AREA ONE
D AQUIFIER PROTECTION AREA TWO
D FLOOD HAZARD AREA
D GEOLOGIC HAZARD
D HABITAT CONSERVATION
D SHORELINE STREAMS & LAKES
D WETLANDS
------·---
LEGAL DESCRIPTION OF PROPERTY
(Attach leaal description on separate sheet with the followina information included)
sq. ft.
sq. ft.
sq. ft.
sq. ft.
sq. ft.
SITUATE IN THE NW QUARTER OF SECTION 4 , TOWNSHIP 23 , RANGE , IN THE CITY ------OF RENTON, KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
I, (Print Namels) KARL-LfZISP//V p~ r .:,u;?I )<.,_ ' 'declare under penalty of perjury undr th, laws of the State of
Washington that I am (please check one) • the current owner of the property involved in this application or the authorized
representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein
con~ancYJhe information h._;rewith are in all respects true and correct to the best of my knowledge and belief
.,AA 4. <" I -
. I ,/~/!4 drAJt24,;2.Dl5
,Si!inaturkf OwnerlR;presentative I/ Date Signature of Owner/Representative Date
STATE OF WASHINGTON )
) ss
COUNTY OF KING )
I 'fy h I k h . f 'd h <(-. ' {-,.·. 0
1.,-, ·.). ),r-.._; cert, t at now or ave sat1s actory ev, ence t at -:'-:; ,...· ...,· -~7'"·~\.~--:-'-,-~-"--t~-~-,..,--:,---,-signed this instrument and
acknowledge it to be his/her/their free and voluntary act for the uses and purpose ntioned in the instrument.
Dated
·7L I Lh -:>c, ("·;-,.-.-1... /
'•Jl.1,y .Public
State of We t· r a
STACY l/111•
MV COIII BIICIN& $
Julrll210tl
Notary Public in and fort e State of Washington
./
,,.,. ~c\_c· 1.. ·1 L 11;.2 v; ),.__)
Notary (Print): \
My appointment expires:
2
H : \CE O\D ata \Forms-T emplates\Self-H el p Handouts \P Ianni ng \Master Application.doc Rev: 02/2015
i-l .-·-o \ __ .L
M"i tQ: 53
r• r 'r'.
Id'
lN THE SUPERIOR COURT FOR THE STA TE OF WASHINGTON
COUNTY OF KJNG
IN RE THE ESTA TE Of
Rorv Michel Crispin
DECEASED.
NO: 14-4-03287-8 SEA
LETTERS OF ADMINISTRA Tiff',
(LTRAD)
The above named decedent died intestate leaving property in \Vashington State subject to administration.
Karl P. Crispin is appointed by the Court as Adrninistrator(s) and authorized to administer the estate according to
law.
BARBAR,\ MINER
King County Su
_;_-f-;----.
By: \, , Deputy Clerk
T~Br~o~wn;;;i;:f::::~c=o>-""-
I, B/\.RBARA. MINER, Clerk of the Superior Court of the State of \Vashington, for the County of King, do hereby
cenify that I have compared the foregoing: copy with the original instrument as the sarne appears on file and of record in my o:'.fice,
and that the same is a true and pe1fcct transcript of said original and of the whole thereof JN TESTIMONY WHEREOF, J haYc
hereunto set rny hand and affixed the Seal of ssid Sllperior Court at my office at Seattle on this date_
RCW l l 28 140; 11 28.280
L:\fonnsieash.iers\d.ov.ntown cashiers\Letters of Ad.ministration -fill in
BARBARA MINER uperior Court Clerk
SCOtvHS code: LTRA.D
rev1~ed 03/C I
DEPARTMENT OF COMI\AI INITY
AND ECONOMIC DEVEL MENT
-City of
-------&"CJ{s'J:Jt0-.r1
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 42S-430-7231
I LAND USE PERMIT SUB~ITIAL REQUIREMENTS: I
WAIVED MODIFIED COMMENTS: BY: BY:
/<c; ' 11 tJ -/ru 5, s1'fe Arborist Report 4 dJ')
Biological Assessment 4
Calculations 1
Colored Maps for Display 4 ,k<;
Construction Mitigation Description , AND,
Deed of Right-of-Way Dedication 1
Density Worksheet 4 .YS
Drainage Control Plan 2
Drainage Report 2 ' , --•
Elevations, Architectural 3 AND, Jc:, s -
/VJq' e,1_-c V ~ ';_~).~~
0
5:.;; ~~
I ' Environmental Checklist 4 I
Existing Covenants (Recorded Copy) 1 AND, I
! Existing Easements (Recorded Copy)' "D, !
Flood Hazard Data 4 ~) I -f, ,
Floor Plans 3AND4
! I::<; ' r·-r =-,-·1 , .• ,. .)~/ ,.,. .. :;,:;..;
ho ' ,.,chrf. rr(c;
Geotechnical Report, A,,o, t:S i.,~(L.l $(_,Cl., x..r..~ 0£ 'ct' 67
.,,,... '·" J., Jtu ~
Grading Elevations & Plan, Conceptual 2 cs ~>_ ~p';Y_.J,,.,'L '6/2-'f ,r -. Grading Elevations & Plan, Detailed 2 I
I Habitat Data Report 4 ~s
Improvement Deferral 2
I I I Irrigation Plan, ---.-
V t-1t, ( "'i-·""1 c:...c , ..__t..: .... ur > f p , -.. (..{,
PRCl-JECT NAME:
I lfc,,
2-i, XK tJE 2. ),~£ s+
DATE c; / z._ 'I: /15
p; icL/ i :~cs'!!'/ I
JUL O l
1
H: \ CE D\Data \Farms-Temp lates\Self-He Ip Ha ndo uts\Pla n nln g\ Waive rsu bm Itta I reqs. dacx Rev: 02/2015
LAND USE PERMIT SUBMll , ~~ REQUIREMENTS: 1
I
King County Assessor's Map Indicating Site 4
Landscape Plan, Conceptual•
Landscape Plan, Detailed 4
Legal Description,
Letter of Understanding of Geological Risk 4
Map of Existing Site Conditions 4
I Master Application Form 4
Monument Cards (one per monument) 1
1 Neighborhood Detail Map,
Overall Plat Plan,
Parking, Lot Coverage & Landscaping Analysis,
f---·-
; Plan Reductions (PMTs),
1·--
1 Post Office Approval 2
WAIVED
BY:
MODI
BY:
i
Plat Name Reservation 4 ---------------+-----+-----+--
Plat Plan 4
Preapplication Meeting Summary,
I
COMMENTS:
i
I
I
I
~
Public Works Approval Letter,
\ Rehabilitation Plan,
I Screening Detail 4
j--·---·--------
Shoreline Tracking Worksheet 4 ----------+-
Site Plan 2 ,\,\jo .1
1 Stream or Lake Study, Standard 4
I Stream or Lake Study, Supplemental 4
Stream or Lake Mitigation Plan 4
i Street Profiles 1
i .,~------'---------+---------·
kS
!----------------------!----
' Title Report or Plat Certificate 1 AND,
---------,--------·-,-------------·-·--
1 Topography Map i
----------
' Traffic Study 2
t Tree Cutting/Land Clearin~·Plan 4
I Urban Design Regulations Analysis,
Utilities Plan, Generalized 2
Wetlands Mitigation Plan, Final,
, Wetlands Mitigation Plan, Preliminary,
---'-----...L..-----+·-·-·-·----------------2
• 1· LAND USE PERMIT SUBMITI tEQUIREMENTS:
i
I
I
.
i
I
Wetlands Report/Delineation 4
Wireless:
Applicant Agreement Statement ZAND 3
Inventory of Existing Sites ZANoa
Lease Agreement, Draft z <No 3
Map of Existing Site ~onditions lANo 3
Map of View Area 2 AND,
Photosimulations z AND,
This Requirement may be waived by:
1. Property Services
2 Development Engineering Pian Review
3 Building
4 Planning
WAIVED ! MODIFI
BY: i BY:
K-)
i
\
3
H: \CED\Data \Fo rrns-T em plates \Se If -Help Handouts \Plan n in g\Wa ive rsu bm itta lreqs. do ex
I
COMMENTS:
------------i
Rev: 02/2015
North Hie;hlands Resjdence on 22°d ST:
Project information for 26xx NE 22°d ST, Renton, WA
Parcel#: 042305-9141
01-JUL-2015
Legal description: E 100 FT OF W 330 FT OF S 85 FT OF N 290 FT OF S 1/2 OF
SW 1/4 OF NW 1/4
Jurisdiction: City of Renton
Applicant: 14734 NE 10th Street LLC, owner; lossifRozenblat
Applicant mailing address: 5415 NE 2°d CT, Renton, WA 98059
Contact: KC O'Connor 425.789.6326 email: kcoc3@msn.com
Property owner: Trust of R. Crispin
Variance requested:
JUL O l ZQ 1S
We are requesting a Variance from the required 20-foot rearyard setback. The R-8 single-
family zone requires a setback from any private access easement
• RMC 4-2-llOA "Minimum Rear Yard Setback Development Standards for Residential
Zoning Designations".
• RMC 4-11-190 Definition for Setback requires measurement from a access
easement.
Because of setback constraints produced by the existing 20-foot wide access easement, and
the 6.5 foot reduced lot depth because of Right of Way expansion, we are requesting a
reduction of the Rear-yard setback from 20-feet to 5-feet. This will accommodate the
required minimum of 24-feet for access turnaround, when the garage is located accessing
from the north access easement.
Project narrative:
Proposed use: We are proposing to build a new Single Family home, once/ if the Variance is
approved, on the lot identified above, with the reduced Rear-yard setback variance and 6.5-
foot ROW expansion. Reduced site area is 7,850sf.
Scope of work: Clearing and grading for construction of SFR and installation of required
utilities.
Existing site size: 100-feet wide by 85-feet deep with an existing 20-foot wide access
easement at rear of property.
Zoning: R-8
Current use: Vacant
1
Special site features: none
Access: Proposed site access will be to utilize the existing rear 20-ft access easement from
Edmonds Avenue NE.
Proposed off site improvements: Connection to existing water main in NE 22nd Street.
Sewer stub is shown already extended to property. [see attached]
Total estimated construction costs: $275,000
Estimated fair market value: TBD
Estimated fill/ excavation: No proposed fill required. Estimated under 300cy excavation.
Existing tree removal: None
Land dedicated to City: Possible Right of way expansion of 6.5-feet at south side of property
fronting NE 22nct Street.
Variance Request Justification/ Decision criteria:
Except for variances from critical areas regulations, a determination shall be made in writing
that the conditions specified below have been found to exist: (amd. Ord. 48835, 3-27-2000)
A. The applicant suffers practical difficulties and unnecessary hardship and the variance is
necessary because of special circumstances applicable to subject property. Including size,
shape, topography, location or surroundings of the subject property, and the strict
application of the Zoning Code is found to deprive subject property owner of rights and
privileges enjoyed by other property owners in the vicinity and under identical zone
classification.
The property owner will suffer practical difficulties without the Variance requested.
The North Highlands Residence property is 85-foot deep as it exists. It is encumbered by an
existing 20-foot wide access easement located at the north side of property.
If the current City of Renton Rear-setback of 20-feet were imposed, together with the 6.5-
foot ROW expansion, and the required Front-yard setback of 20-feet, the resulting
buildable depth would only be 18.5-feet deep, which is not a viable option. Not only does it
barely allow enough depth for even a reduced-depth garage, any structure designed under
these parameters would produce a building that is out of character with the neighborhood,
and it would have a greatly reduced market value, not in relationship with the other newer
homes in the area.
Justification for granting reduced Rear-yard setback: Existing Structures:
The existing structures on each side of the proposed residence all do not conform to the
required 20-foot Rear-yard setback.
1. The existing residence structures on 2524 do not comply with the Rear-yard setback
requirements.
• The East structure is approximately 27-feet from the north property line.
2
• The Garage on the 2524 property is located approximately 20-feet from the North
property line, or 0-feet from the 20-foot access easement.
• Even the structure on 2616 NE 22nct ST, to the east (served by the easement) does
not conform to the 20-foot wide setback, as it is approximately 15 feet from their
North Property line.
• In fact, none of the residences along this section of the north side of NE 22nct CT.
comply with a 20-foot rear-yard, except 2204, and it only complies by encroaching
on the front-yard setback [5-feet].
Variance not detrimental:
B. The granting of the variance will not be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity and zone in which the subject
property is situated.
The acceptance of the Variance request Variance will not be materially detrimental
to the public welfare or injurious to the property or improvements in the vicinity
and zone in which the subject property is situated.
C. The approval shall not constitute a grant of special proiveledge inconsistent with the
limitation upon uses of other properties in the vicinity and zone in which the subject property
is situated.
Approval of the variance will not constitute a grant of special proiveledge
inconsistent with the limitation upon uses of other properties in the vicinity and
zone in which the subject property is situated
C. The approval is the minimum variance that will accomplish the desired Purpose.
The approval is the minimum variance that will accomplish the desired Purpose.
Even with the approval of the requested variance, the "useable building footprint"
depth will only be 38.5 feet. This will still require a disproportionately shallow house
plan to accommodate the tight sight constraints. And that depth is only able to be
accomplished by utilizing the rear access road as the driveway access. IF the
property owner wanted to access their property from the front, on NE zznct, that
footprint depth would be reduced by an additional 5-feet.
Thank you for your time and consideration.
3
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Steve Lee
From:
Sent:
To:
Cc:
Steve Lee
Monday, December 15, 2014 5:53 PM
'Joe Bernasconi'
Laureen M. Nicolay
Subject: RE: NE 22nd Vacant Lot "Right of Way" dedication: 2600 Blk of NE 22nd Street
HI Joe,
We have loosely (based upon non-surveyed informed) determined that the ROW needed for NE 22°" Street would be 53-ft and there is only approximately 40-ft
currently. Therefore for parcel 0423059141 and the north frontage along NE 22°' Street there will need to be 6.5 feet of right-of-way dedicated in addition to
ensure 13-ft of asphalt exists north of the ROW centerline and constructing 5-ft of sidewalk, curb/gutter and 8-ft of landscape strip. Or there is a fee in lieu of
the construction elements with an estimated cost of $232/LF of frontage improvements. Please let me know if you have any questions in regards to this
information provided.
Thanks,
Steve Lee
Development Engineering Manager
425.430. 7299
From: Joe Bernasconi [mailto:ioeb@windermere.com)
Sent: Monday, December 15, 2014 4:39 PM
To: Steve Lee
Subject: Re: NE 22nd Vacant Lot "Right of Way" dedication
Hi Steve,
I was wondering if you were able to complete your review ?
Joe Bernasconi
Real Estate Consultant
Office: 425.277.5900
Direct: 253.740.2119
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D (CN) Commsrci31 Neighbomoad D iR-101 Residential 10du1ac D (RMH) Residential Mal'l\Jfactured Homes
D (CO) Commercial Office D (R-14) Res1clenbal 14du,ac D (UC-N1) Urban Center North 1
c:J (UC-N2) Uro111 Canter North 2
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GRASS pt ANTER ---
TO BE FILLED OUT BY APPLICANT:
2015 SANITARY SEWER AVAILABILI
CITY OF RENTON
6"' Floor Customer Service
1055 S Grady Way, Renton, WA 98057
Phone: (425] 430-7200 Fax: (425) 430-7300
Date of Request -5/Jq / ;;JV!S
I
Applicant's Name: _.J..-'b:S=(------------Phone No, (42z:) 18'.9-(.,3,,1.l,
Mailing Address:
City _________ State _____ Zip Code-----------
Email address: ---"C~C-,c· "'s'-'eC:::=':\'!-'0"-=C=..:,3c<--"'~"---'-l'n'-'-'5'-'n,.._.Lt-'O"'(Y)'-'-'----------
Check one:
1ZJ: Proposed Single Family Home
0 Existing Single Family Home On Septic
0 Proposed __ Lot Short Plat
0 Other(Specify) ____________ _
Location/Address: ,l.l.z'tf N 2 .}_;;ltd S tceef
King County Tax Account No: O"! .;I 3 0 5 -9' 11/(
THIS APPLICATION SHALL INCLUDE A COPY OF THE PROPOSED SITE/PLOT PLAN,
INFORMATION PROVIDED BY CITY:
Sanitary Sewer Service witl be providej by side sewer connection only to an existing size sewer main
located within /-4:::.-Z:2;,tkp 6----=
City records show a side sewer stub to the property -,(yes O No
D Sanitary sewer service will require an extension of aJproximately ______ ,of ___ size sewer main
located within ________________________________ _
0 No Sewer Availability is granted. Annexation will be requ[red for the provision of sanitary sewer service to this
proposed development.
D The proposed development lies within service area; therefore, the
applicant shall contact The District/Agency at ___________ (phone) for sewer availability.
0
2. }'( Payment of all applicable system development fees. (Fees are subject to change without notice.):
• System Development Charge (based on size of domestic water meter serving home}:
If served by 5/S"x 3/4" meter or 1" meter ,,$ _____ __,.2,,.1=3-"s.,,,o,,._o
(charge for larger meter upon request) $ _________ _
• Building Sewer Permit:
Residential building sewer permit {per single family residence):
OR Commercial sewer permit (per connection):
sewer stub (per single family or commercial stub);
• latec~ers, special assessment fee¥ 0 ~ ~-
~(!Lfi4d1/,JJ: ~A-p
• Right of Way Fee {$154.50 if appllcableJ
• Right of Way Bond {Refundable)
$
$ s
s
s
$
$
$
257.50
JOll.88 -
€!,Z..117, '135
z;,U:,' 5?, (3
----
3. D As a condition of connection, as the subject property is not within the current corporate boundaries of
Renton, the owner must execute a Covenant to Annex to the City.
4. 0 The Renton portion of the Wastewater Utility Rates for customers outside the city limits is l.S times the
standard rate for customers inside the city limits. (City Code section 8-5-lSC}
(over)
Sanitary Sewer Availability
Page 2
S. )( Reference data ___ __,""':_~.:::ii.e:..LL..el-tiis,L'._-------------------
6. D Applicant shall abandon the existing septic stem in accordance with Section 1119 of the current Uniform
Plumbing Code and Section 4-6-040.1.6 of the City Code.
7. )2(: Customers making a first time connection to sanitary sewers in King County, including Ren ton's Sewer Service
Area, are subject to a sewage treatment capacity charge. The purpose of this King County charge is to pay for
building sewage treatment capacity to serve newly connected customers. Single.family customers pay $57.00
a month (billed by King County as $171.00 every three months) for 15 years. At the customer's choice, this fee
may be paid to King County as a lump sum of $10,260.00. This fee is in addition to the monthly charge for
treatment that Renton is required to collect and pass to King County. Fees subject to change without notice.
8. D The sewer system improvement is In conformance with a County approved sewer comprehensive plan.
or D The sewer system improvement will require an amendment to the Renton Long-Range Wastewater
Management Plan.
9. D The sewer system improvement will be within an existing franchise from King County allowing the installation
of facilities in the County Right(s)-of Way.
or D The sewer system improvement wiH require that Renton obtain a franchise from King County to install the
facilities in the County Right(s)-of Way.
CONDITIONS OF CERTIFICATION:
1) It is the responsibility of the owner/developer to verify, by an engineering study, whether it is possible to
connect by gravity line to the existing City sewer system (a private lift station may be installed, but is not
desirable). The City may require, at its option, the verification to be in the form of a letter signed by a
professional civil engineer.
2) When new sanitary sewer lines are installed, the City typically installs or requires to have installed stub-outs to
the property line. This is done as a courtesy to the property owners. The City does not guarantee a stub for all
properties nor does it guarantee the condition or location of the stub.
It is the responsibility of the owner/contractor to have an approved connection from the building sewer to the
City's sewer main. If there is a stub, it is in good condition1 and the owner/contractor can locate it, then it is
avaitable for use. The determination of condition of existing sanitary sewer stubs shall be the sole
responsibility of the City and the City's decision shall be final.
If the stub is broken or the City inspector determines that the stub's condition is not acceptable, it shall be the
owner/contractor's responsibility to repair the stub, replace the stub at the existing tee, or to install a new
stub and tee directly Into the main. The method of repair/replacement to be determined by the City's
inspector.
I hereby certify that the above sanitary sewer information is true. This certification shall be valid for one year from date
of signature. (Fee information __ (_: s · ct to change without notice);., ?t>'6,HZ/67F#:2if,f
: ~atory Name
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BY COA T'ES SUR11C'r1NG SfflYICf"
AU 5/0[ Sfltf'RS Ml SHOltN W ™flR AS-BU/c. T LOCA T/ONS
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SINGLE FAMILY RIGHT OF WAY & FRONTAGE REQUIREMENTS SCREENING FORM
Planning Division, City of Renton, 1055 South Grady Way, Renton, WA 98057
Phone: (425) 430 -7200
SITE ADDRESS: _____.f)"-1 .LC/:...:;J.:..:..:::3:...:0::.S=-9L/L/./:=i-J/'------------------------
KING COUNTY ASSESSORS PARCEL NO: __::2-c____c0_,0::_0=-.___::(3'--'/----'t_.c:__..,c;c!j.,_1.JJb-=-'--------'22"""-/'q_:__&«r~---="-· ,._ ______ _
APPLICANT:~r!"'\V':,,lu"'-\ _______ PHONE >53 tL.\D :;).\\ C\
EMAIL:~Q./'.t)a.• iJJ\l"ld~,-,y:{'.J-e.~
ADDRESS OF APPLICANT: :..cPo=--...::~:::::._'/...__:\~3'-i-1--"8L.....:.~_,_-~---'-'---'-'--'-\,'\}v-"-'--\'-· _C_, '6=0:...' £."--1-'-----------
/
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SINGLE FAMILY ROW & FRONTAGE SCREENING CRITERIA
I INITIAL SCREENING CRITERIA ------·-----------------~1_
1
P:R~~:~1.:::_l_:L __ l:D ':
t Is the lot part-~!-pla!fs.!:_ort_ ~Plc-:a.::t?c.___ .. __ . :::'.J_ __
I If yes, was the ROW and frontage of the site subject to current street fqde
I (effective 12/19/2009) . j '\ I I r·-------------------------· --------------
I Narneofplat/shortplat ---------------~--,
L____ --------------~-------~--------j i Is the lot_a sta_nd alone/ infill lot? . _ -----------!--"--'--· ,
t_ls the project an interior remodel not including_abuilding ad_di_ti_o_n7'--. __ --1~-,-_,;-,-, ,-.,-(',-1
l Is the cost of proposed construct~~-"-' addition,_l_ess _t__~_11j~Q,CJO_Qc:..O:.:O:.:? ___ __,_-,Lf--'--+------,
!. Is the frontag_e_~reet a public street? ··---~··-·····-··-___ /-+L-+------····-··· -~----;
i Is the frontage street an Arterial or Collector street? -v/ ...... __ C' --------------------··-
: Do frontage improvements (e.g. curb, planter, & sidewalk,) currently exist on I j..//
I the street? _____ .... ---------------
111 yes, width of existing planter: ______ ,_',~, ~· .. ~· ___ ft
' ' i If yes, width of existing sidewalk: -------'-;,_" ._, .. , ___ ft
I ~--··--------------·-··--------···
Is the project subject to additional review for ROW and Frontage requirements? Yes~ No_
I
; ; : • J ··';ff,' Screen date: i : 1 • ,__ 1 i
;~_M_~_~v_Ol~U~L~~~~T ~~~~~s~~:ui::ii: PLEASE INCLUDE THIS STAFF SCREENED FORM WITH THE SINGLE
1
H \CED\Development Services\Development Engineering\PR-work items\SF ROW screening form
Order No.: 00644668
WFG National Title Company
--a Williston Financial Grnup Company
10800 NE 8'" Street, Suite 200
Bellevue, WA 98004
Phone: 425-739-8887
Fax: 425-468-9125
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
1. Effective Date: May 19, 2015 at 8:30 a.m. Commitment No.: 00644668
2. Policy or Policies to be issued:
AL TA Standard Owners Policy with Combo Discount applied
Standard Owners Rate
Proposed Insured: 14734 NE 10th Street, LLC, a Washington limited liability company
Amount:
Premium:
Tax:
Total:
$127,500.00
$ 432.00
$ 41.04
$ 473.04
3. Title to the fee simple estate or interest in the land described or referred to in this
Commitment is at the effective date hereof vested in:
The Heirs and Devisees of Rory M. Crispin. deceased <presumptively subject to the
community interest of his spouse. if married. on or since December 17. 1996. date of
acquiring title)
4. The land referred to in this Commitment is described as follows:
See Exhibit "A" attached hereto.
WFG National Title Company of Washington, LLC as agent
for WFG National Title Insurance Company
By ~ '1'. · £· 11 0 )
Authorized sinture
Lynn M. Riedel
Preliminary Commitment Page 1
Order No.: 00644668
EXHIBIT "A"
THE SOUTH 85 FEET OF THE NORTH 290 FEET OF THE EAST 100 FEET OF THE WEST 330 FEET OF
THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 4,
TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., KING COUNTY, WASHINGTON;
TOGETHER WITH AN EASEMENT FOR DRIVEWAY AND UTILITY PURPOSES OVER THE SOUTH 20
FEET OF THE NORTH 225 FEET OF THE EAST 200 FEET OF THE WEST 230 FEET OF SAID SOUTH
HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER;
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
Order No.:00644668
SCHEDULE B
REQUIREMENTS: Instruments necessary to create the estate or interest to be properly executed,
delivered and duly filed for record.
EXCEPTIONS:
Schedule B of the Policy or Policies to be issued will contain exceptions to the following matters unless
the same are disposed of to the satisfaction of the Company.
GENERAL EXCEPTIONS:
A. Rights or claims of parties in possession, or claiming possession, not shown by the Public
Records.
B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the
Title that would be disclosed by an accurate and complete land survey of the Land.
C. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not
shown by the Public Records.
D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers'
compensation, or for services, labor, or material heretofore or hereafter furnished, all as
imposed by law, and not shown by the Public Records.
E. Taxes or special assessments which are not yet payable or which are not shown as existing
liens by the Public Records.
F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or
similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage
collection and disposal not shown by the Public Records.
G. Unpatented mining claims, and all rights relating thereto.
H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance
thereof.
I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or
equitable servitudes.
J. Water rights, claims or title to water.
K. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing
in the Public Records, or attaching subsequent to the effective date hereof but prior to the
date the proposed Insured acquires of record for value the estate or interest or mortgage
thereon covered by this Commitment.
SPECIAL EXCEPTIONS:
1. REAL ESTATE EXCISE TAX PURSUANT TO THE AUTHORITY OF RCW CHAPTER 82.45 AND
SUBSEQUENT AMENDMENTS THERETO.
AS OF THE DATE HEREIN, THE TAX RATE FOR SAID PROPERTY IS 1.78%.
FOR ALL TRANSACTIONS RECORDED ON OR AFTER JULY 1, 2005:
A FEE OF $10.00 WILL BE CHARGED ON ALL EXEMPT TRANSACTIONS;
A FEE OF $5.00 WILL BE CHARGED ON ALL TAXABLE TRANSACTIONS IN ADDITION TO
THE EXCISE TAX DUE;
Preliminary Commitment Form
Page 3
Order No.:00644668
SCHEDULE B -continued
2. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH
INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY:
(1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1)
TAX ACCOUNT NO.:
YEAR
2015
BILLED
$1,855.37
0423059141
PAID
$927.69
TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $927.68.
LEVY CODE:
ASSESSED VALUE LAND:
ASSESSED VALUE IMPROVEMENTS:
2100
$146,000.00
$0.00
BALANCE
$927.68
3. LIABILITY FOR SUPPLEMENTAL TAXES FOR IMPROVEMENTS WHICH HAVE RECENTLY BEEN
CONSTRUCTED ON THE LAND. LAND IMPROVEMENTS ARE NOT PRESENTLY ASSESSED, BUT
MAY APPEAR ON FUTURE ROLLS.
4. EASEMENT AND THE TERMS AND CONDITIONS THEREOF:
IN FAVOR OF:
PURPOSE:
AREA AFFECTED:
RECORDING NO.:
PRESENT AND FUTURE OWNERS OF ADJACENT PROPERTY
DRIVEWAY AND UTILITIES
NORTH 20 FEET
VARIOUS INSTRUMENTS OF RECORD
5. LATE COMER'S AGREEMENT AND THE TERMS AND CONDITIONS THEREOF:
RECORDED:
RECORDING NO.:
REGARDING:
MARCH 9, 1981
8103090446
WATER SERVICE
THE LIEN OF SAID AGREEMENT WAS RELEASED BY RECORDING NO. 9109040769.
6. MATIERS OF RECORD AGAINST THE UNDISCLOSED SPOUSE OF THE VESTED PARTY. THE
COMPANY HAS BEEN UNABLE TO SEARCH FOR, AND DOES NOT INSURE AGAINST MATIERS,
IF ANY, AGAINST THE UNDISCLOSED SPOUSE.
7. PENDING PROBATE PROCEEDINGS CONCERNING AN INTESTATE'S ESTATE. THE PERSONAL
REPRESENTATIVE IS AUTHORIZED TO ADMINISTER THE ESTATE WITHOUT INTERVENTION OF
COURT AND TO ENCUMBER OR TRANSFER THE DECEDENT'S INTEREST IN THE LAND.
DECEDENT:
PERSONAL REPRESENTATIVE:
CASE FILED:
PROBATE CASE NO.:
ATIORNEY FOR THE ESTATE:
RORY MICHEL CRISPIN
KARL P. CRISPIN
JUNE 3, 2014
14-4-03287-8
JAMES MCELROY RUPP
8. POSSIBLE LIEN AGAINST THE ESTATE OF RORY MICHEL CRISPIN, DECEASED, PURSUANT TO
RCW 43.20B.080 AND WAC 388-527-2730 THROUGH 2790, IN FAVOR OF THE STATE OF
WASHINGTON, DEPARTMENT OF SOCIAL AND HEALTH SERVICES FOR RECOVERY OF COSTS
OF MEDICAL CARE PROVIDED, IF ANY.
9. LIEN OF STATE AND FEDERAL ESTATE TAXES, IF ANY, UPON THE ESTATE OF RORY MICHEL
CRISPIN, DECEASED.
COUNTY OF:
PROBATE CASE NO.:
KING
14-4-03287-8
Page 4
Order No. :00644668
SCHEDULE B -continued
NOTE 1: IN THE PAST 24 MONTHS, THERE HAVE BEEN NO CONVEYANCES OF RECORD FOR THE
PROPERTY DESCRIBED IN SCHEDULE A HEREIN. TITLE WAS ACQUIRED BY VESTEES
HEREIN BY DEED RECORDED ON FEBRUARY 4, 1997, UNDER RECORDING NO.
199702041237.
NOTE 2: ACCORDING TO THE APPLICATION FOR TITLE INSURANCE, THE PROPOSED INSURED IS
14734 NE 10th Street, LLC, a Washington limited liability company. WE FIND NO
PERTINENT MATIERS OF RECORD AGAINST THE NAME(S) OF SAID PARTY(IES).
NOTE 3: WE ARE INFORMED THAT 14734 NE 10TH STREET, LLC IS A LIMITED LIABILITY COMPANY
(LLC). A COPY OF THE DUPLICATE ORIGINAL OF THE FILED LLC CERTIFICATE OF
FORMATION, THE LLC AGREEMENT, AND ALL SUBSEQUENT MODIFICATIONS OR
AMENDMENTS MUST BE SUBMITIED TO THE COMPANY FOR REVIEW.
NOTE 4: ANY CONVEYANCE OR MORTGAGE BY 14734 NE 10TH STREET, LLC, A LIMITED LIABILITY
COMPANY (LLC), MUST BE EXECUTED BY ALL THE MEMBERS, OR EVIDENCE SUBMITIED
THAT CERTAIN DESIGNATED MEMBERS OR MANAGERS HAVE BEEN AUTHORIZED TO ACT
FOR THE LIMITED LIABILITY COMPANY.
NOTE 5: THE COMPANY REQUIRES THE PROPOSED INSURED TO VERIFY THAT THE LAND COVERED
BY THIS COMMITMENT IS THE LAND INTENDED TO BE CONVEYED IN THIS TRANSACTION.
THE DESCRIPTION OF THE LAND MAY BE INCORRECT, IF THE APPLICATION FOR TITLE
INSURANCE CONTAINED INCOMPLETE OR INACCURATE INFORMATION. NOTIFY THE
COMPANY WELL BEFORE CLOSING IF CHANGES ARE NECESSARY. CLOSING
INSTRUCTIONS MUST INDICATE THAT THE LEGAL DESCRIPTION HAS BEEN REVIEWED
AND APPROVED BY ALL PARTIES.
NOTE 6: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE
DOCUMENTS TO BE RECORDED, PER AMENDED RCW 65.04. SAID ABBREVIATED LEGAL
DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WITHIN THE
BODY OF THE DOCUMENT.
PTN NW 1/4 SEC 4, TWN 23N, RGE SE
NOTE 7: WHEN SENDING DOCUMENTS FOR RECORDING, VIA U.S. MAIL OR SPECIAL COURIER
SERVICE, PLEASE SEND TO THE FOLLOWING ADDRESS, UNLESS SPECIFIC
ARRANGEMENTS HAVE BEEN MADE WITH YOUR TITLE UNIT:
WFG NATIONAL TITLE COMPANY
2300 EASTLAKE AVENUE EAST
SUITE 100
SEATILE, WA 98102
ATIN: RECORDING DEPT.
NOTE 8: IN THE EVENT THAT THE COMMITMENT JACKET IS NOT ATIACHED HERETO, ALL OF THE
TERMS, CONDITIONS AND PROVISIONS CONTAINED IN SAID JACKET ARE
INCORPORATED HEREIN. THE COMMITMENT JACKET IS AVAILABLE FOR INSPECTION AT
ANY COMPANY OFFICE.
NOTE 9: THE POLICY(S) OF INSURANCE MAY CONTAIN A CLAUSE PERMITIJNG ARBITRATION OF
CLAIMS AT THE REQUEST OF EITHER THE INSURED OR THE COMPANY. UPON REQUEST,
THE COMPANY WILL PROVIDE A COPY OF THIS CLAUSE AND THE ACCOMPANYING
ARBITRATION RULES PRIOR TO THE CLOSING OF THE TRANSACTION.
Page 5
Order No. :00644668
SCHEDULE B -continued
(END OF EXCEPTIONS)
Investigation should be made to determine if there are any sewer treatment capacity charges or if
there are any service, installation, maintenance, or construction charges for sewer, water or
electricity.
In the event this transaction fails to close, a cancellation fee will be charged for services rendered in
accordance with our rate schedule.
Unless otherwise requested or specified herein, the forms of policy to be issued in connection with this
Commitment will be the ALTA 2010 Homeowner's Policy, the ALTA 2006 Extended Loan Policy, or, in
the case of standard lender's coverage, the ALTA 2006 Standard Loan Policy
The Policy committed for or requested may be examined by inquiry at the office that issued the
Commitment. A specimen copy of the Policy form(s) referred to in this Commitment will be furnished
promptly upon request.
SPB
Enclosures:
Sketch
Vesting Deed
Paragraphs ALL RECORDED MATIERS
Page 6
-
NORTH HIGHLANDS RESIDENCE· AERIAL PHOTO
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KING CO I MAP
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RECEIPT EG00040083
BILLING CONTACT
lossif Rozenblat
14734 NE 1 oth St LLC
5414 NE 2ND CT
RENTON, WA 98059
REFERENCE NUMBER FEE NAME
.. --·····"·"'·"'"""'"'········ .......
LUA 15-000509 PLAN -Variance
Technology Fee
'•-'••• "'
Printed On: 7/1/2015 Prepared By: Kris Sorensen
" .. , .. ·•·
TRANSACTION
TYPE
Fee Payment
Fee Payment
.. , .
of
Transaction Date: July 01, 2015
PAYMENT
METHOD
• .. , .•. •.
Check #1254
Check #1254
SUBTOTAL
TOTAL
AMOUNT PAID
$1,200.00
$36.00
$1,236.00
$1,236.00
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