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Home My WebLink AboutD_Bierlein Variance_20170825DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTCITYOF—Renton0A.ADMINISTRATIVEREPORT&DECISIONDECISION:APPROVEDLjAPPROVEDSUBJECTTOCONDITIONSDENIEDREPORTDATE:August28,2017ProjectName:BierleinVarianceOwner/Applicant:RichardBierlein,2106SE21stCt,Renton,WA98055ProjectFileNumber:PR17-000405LandUseFileLUA17-000515Number:ProjectManager:AlexMorganroth,AssociatePlannerProjectSummary:TheapplicantisrequestingapprovalofanAdministrativeVariancefromtheprovisionsoftheRentonMunicipalCode(RMC)regulatingsideandrearyardsetbacksforaprimarysinglefamilyadditiontoanexistingstructureintheResidential-8dwellingunitperacre(R-8)zone(RMC4-2-1OA).Thepurposeofthevarianceistoallowfortheexpansionoftheexistingsinglefamilyresidenceat2106SE21stCt.Theapplicantisproposinga252squarefootadditiononthesouth(tear)sideoftheexistinghome.Theexisting1,170squarefoothomeisproposedtobeincreasedto1,422squarefeet.Thelotis6,968squarefeetinarea.TherequiredrearyardsetbackintheR-8zoneis20feetandtherequiredsideyardsetbackintheR-8zoneis5feet.Theapplicantisrequestingavariancetoallowtheproposedadditiontoencroach0.5feetintothesideyardsetbackattheeastpropertyline(matchingtheexistinghomessetback)and9.3feetintotherearyardsetbackatthesouthpropertyline.VehicularaccesstothepropertyistoremainviaadrivewayoffofSE21stStreet.Amoderatecoalminehazardhasbeenmappedontheproperty.Steepslopeshavebeenmappedwithin50feetoftheprojectsite.Notreeswillberemovedaspartoftheaddition.ProjectLocation:2106SE21stc,Renton,WA98055SiteArea:0.16acres CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBIERLIENVARIANCELUAI7-000515,VARReportof:August23,2017Page2of8B.EXHIBITS:Exhibit1:StaffReportExhibit2:SitePlanExhibit3:PhotosExhibit4:RollingHillsVillage#3C.GENERALINFORMATION:1.Owner(s)ofRecord:RichardBierlein,2106SE21stc,Renton,WA980552.ZoningClassification:Residential8du/ac(R-8)3.ComprehensivePlanLandUseDesignation:ResidentialMediumDensity(MD)4.ExistingSiteUse:Single-familyResidential5.CriticalAreas:Moderatecoalminehazard,steepslope6.NeighborhoodCharacteristics:aNortlvResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;.Residential-8DU/AC(R-8)zonebEastResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;•Residential-8DU/AC(R-8)zonecSouthResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;Residential-8DU/AC(R-8)zonedWestResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;•Residential-8DU/AC(R-8)zone7.SiteArea:0.16acresD.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015Annexation(McBean)N/A187103/08/1961E.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-110:ResidentialDevelopmentStandards2.Chapter9Variances,Waivers,Modifications,andAlternatesa.Section4-9-250:VarianceProceduresK:Projects\2OI7PR17000405_BIERLEINVARIANCELUA17OOO515 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBIERLIENVARIANCELUA7-000515,VARReportof:August23,2017Page3of83.Chapter11DefinitionsF.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:I1.LandUseElementG.FINDINGSOFFACT(FOF):I1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonAugust2,2017anddeterminedtheapplicationcompleteonAugust8,2017.Theprojectcomplieswiththe120-dayreviewperiod.2.TheapplicantisrequestinganadministrativevariancefromRMC4-2-OAinordertoconstructanadditionthatwouldextend0.5feetintothesideyardsetbackand9.3feetintotherearyardsetback.TherequiredrearyardsetbackintheR-8zoningdistrictis20feetandtherequiredsideyardsetbackintheR-8zoningdistrictis5feet.Theproposedadditionwouldbeapproximately240squarefeet.insize.3.Theapplicant’ssubmittalmaterialcomplieswiththerequirementsnecessarytoprocessavariancerequest.Theapplicant’sproposedsiteplanandphotosoftheexistingconditionsareprovidedasExhibit2andExhibit3.4.Theprojectsiteislocatedona0.16acre(6,968squarefeet.)parcelat2106SE21stCtinRenton,Washington(Parcel#7699300350).5.Theprojectsiteiscurrentlydevelopedwithasingle-familyhome.6.Thesubjectparcelissurroundedbyexistingresidentialuses.7.ThepropertyislocatedwithintheResidentialMediumDensity(RMD)ComprehensivePlanlandusedesignation.8.ThesiteislocatedwithintheResidential-8units/acre(R-8)zoningclassification.9.Thesiteismappedwithamoderatecoalminehazard.Asteepslopeismappedwithin50feetoftheprojectsite.10.TheapplicantisproposingtobeginconstructioninSeptemberof2017andendinOctoberof2017.11.Staffdidnotreceiveanypublicoragencycommentletters.12.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Nocommentswerereceived.13.ComprehensivePlanCompliance:ThesiteisdesignatedResidentialMediumDensity(MD)ontheCity’sComprehensivePlanMap.ThepurposeoftheMDdesignationistoallowavarietyofsingle-familyandmulti-familydevelopmenttypes,withcontinuitycreatedthroughtheapplicationofdesignguidelines,theorganizationofroadways,sidewalks,publicspaces,andtheplacementofcommunitygatheringplacesandcivicamenities.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPolicies:ComplianceComprehensivePlanAnalysis,,-GoalHHS-C:Increasethestabilityofneighborhoodsbyfosteringlong-termhomeownership,propertymaintenance,andinvestmentsinexistinghousing.K:Projects2O17’jPR17OOO4O5BIERLEINVAR!ANCELUA17OOO515 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBIERLIENVARIANCELUA17-000515,VARReportof:August23,2017Page4of8,GoalL-P:Minimizeadverseimpactstonaturalsystems,andaddressimpactsofpastpracticewherefeasible,throughleadership,policy,regulation,andregioncoordination.14.CriticalAreas:ProjectsiteswhichcontaincriticalareasarerequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).TheproposalisconsistentwiththeCriticalAreasRegulations.GeologicallyHazardousAreas:Basedupontheresultsofageotechnicalreportand/orindependentreview,conditionsofapprovalfordevelopmentsmayincludebuffersand/orsetbacksfrombuffers.Astandard15-footbuildingsetbackisrequiredforallstructuresfromProtectedSlopeareas.A50-footbufferand15-footbuildingsetbackarerequiredfromVeryHighLandslideComplianceHazardAreas.notyetdemonstratedStaffComment:Amoderatecoalminehazardandsteepslopesweremappedonorwithin50feetoftheprojectsite.Ageotechnicalreportpreparedbyaqualifiedprofessionalisrequiredtobesubmittedatthetimeofbuildingpermitapplicationforalldevelopmentonsiteslocatedwithin50feetofageotechnicalhazard,unlesswaivedbytheBuildingOfficial.Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.15.VarianceAnalysis:Thevariancewouldaflowtheapplicanttoconstructanadditionthatencroachesintotherear-yardandside-yardsetbacks.Theproposaliscompliantwiththefollowingvariancecriteria,pursuanttoRMC4-9-250.Therefore,staffrecommendsapprovaloftherequestedvariance.ComplianceVarianceCriteriaandAnalysisa.Thattheapplicantsufferspracticaldifficultiesandunnecessaryhardshipandthevarianceisnecessarybecauseofspecialcircumstancesapplicabletosubjectproperty,includingsize,shape,topography,locationorsurroundingsofthesubjectproperty,andthestrictapplicationoftheZoningCodeisfoundtodeprivesubjectpropertyownerofrightsandprivilegesenjoyedbyotherpropertyownersinthevicinityandunderidenticalzoneclassification.StaffComment:Thesurroundingneighborhoodcontainsasignificantnumberofirregularlyshaped,legallynon-conforminglots.Duetothelotdimensions,themajorityofhomeswithina300footradiusofthesubjectpropertyarelegallynon-conformingstructuresandoftenencroachintotheR-8front,rear,andsidesetbackstovaryingdegrees.Thenonconformityofthelotscreatesdifficultiesforhomeownerswishingtoconstructadditionsoralterthefootprintoftheirhome.Theapplicantcontendsthatwithoutgrantingthevariance,strictadherencetotherearyardsetbackrequirementwoulddeprivethemofprivilegesenjoyedbyotherpropertyownersinthevicinity.Asignificantnumberofnearbypropertiescontainprimarystructuresthatencroachintotherearyardsetbackarea.Theexistingfootprintoftheapplicant’shomeliesoutsideoftherearyardsetbackandencroachesapproximately0.5feetintotheeastside-yardsetback.Theapplicantmaintainsthatstrictadherencetocurrentsetbackrequirementswouldnotallowexpansionofhishomeintothesetbackareainamannersimilartoneighboringpropertyowners.K:Projects\2O17\PR17000405BIERLE1NVARIANCELUAI7000515 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBIERLIENVARIANCELUAI7-000515,VARReportof:August23,2017Page5of8Staffhasreviewedtheproposedvariancerequestandconcursthatstrictadherencetotherearyardandsideyardsetbackrequirementsmaycauseunnecessaryhardshipbydeprivingtheapplicantoftheabilitytoexpandhishomeduetotheirregularlyshapedlotandsmallbuildableareacreatedbythesetbacks.ThesubjectlotisapartoftheRollingHillsVillageNo.3subdivisionwhichwasapprovedin1967andtheexistinghomeonthesitewasbuiltin1969.The1967zoningstandardsweresignificantlydifferentthanthecurrentdevelopmentstandardsfortheR-8zone.Assuch,whentheexistinglotwascreatedthecurrentsetbackswerenotevaluatedinrelationtolotshape.Thecurvilinearlotshaperesultsinaconstrainedrearyardbecausethehomewasplacedonthelotatanangletotherearlotline.Thisanglehascreatedapracticaldifficultytosuccessfullycompletetheentireadditionwithinthecoderequiredsetbacks.Staffalsoconcursthatmanyotherresidentialpropertyownersinthevicinityhavehomesthatencroachintoallsetbacksandthatthestrictinterpretationofthedevelopmentregulationswoulddeprivetheapplicantofprivilegesenjoyedbythosenearbyowners.b.Thatthegrantingofthevariancewillnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichsubjectpropertyissituated.StaffComment:Theapplicantcontendsthatbygrantingofthevarianceitwouldnotbemateriallydetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichthesubjectpropertyissituatedduetothreefactors.First,thepropertytothenorthoftheproposedadditionwiththemostpotentialtobeimpactedissituatedapproximately12feetlower(elevation)thanthesubjectproperty.Therefore,theadditionwillhaveaminimalvisualimpactontheadjacentproperty,asevidencedbythephotosprovidedbytheapplicanttakenfromtheadjacentpropertyowner’syard(Exhibit3).Second,theproposedadditionwouldnotencroachfurtherintothesideyardsetbackthantheexistingstructureandwouldthereforehaveaminimalimpactontheneighbortotheeast.Third,approximatelyonlyone-thirdoftheproposedadditionwillencroachintothesetbackandthemajorityofthesmalladditionwillbelocatedoutsideofthesetbackarea.Staffhasreviewedtheapplicant’sjustificationsandconcurswiththeiranalysisandfindsthattheproposedadditionwouldnotbedetrimentaltothepublicwelfareorinjurioustothepropertyorimprovementsinthevicinityandzoneinwhichthesubjectpropertyissituatedbasedonthesitecharacteristics.Thegrantingofthevariancewouldnothaveanegativevisualimpactonthesurroundingpropertyownersduetothetopographyofthesite,locationoftheexistingstructureinrelationtotheadjacenthomes,andsizeoftheproposedaddition.c.Thatapprovalshallnotconstituteagrantofspecialprivilegeinconsistentwiththelimitationuponusesofotherpropertiesinthevicinityandzoneinwhichthesubjectpropertyissituated.StaffComment:Theapplicantcontendsthattheapprovalofthevariancewouldnotbeconsideredaspecialprivilegeduetothefactthatadjacentexistingstructuresfrequentlyprojectintothefront,rear,orsideyardsetbacks.TheapplicantmaintainsthattheproposedvariancewouldallowhimtomaximizethevalueofhispropertywhileremainingwithintheaveragerangeofsizesandsetbackencroachmentsforhomesinthesurroundingneighborhoodandR-8zone.Staffhasreviewedtheapplicant’sjustificationsandconcursthatthegrantingofthevariancewouldnotconstituteagrantofspecialprivilegeinconsistentwithother___________propertiesinthevicinityandapartoftheRollingHillsVillage#3subdivisionandthesameK:\Projects2OI7PR17000405_BIERLEINVARIANCE\LUA17000515 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBIERLIENVARIANCELUAI7-000515,VARReportof:August23,2017Page6of8zoningdesignation.Thegrantingofthisvariancewouldbringthe1969homeclosertothesizeanddimensionsofneighboringhomesthathavebeenconstructedwithintodaysR-8setbacks.d.Thattheapprovalistheminimumvariancethatwillaccomplishthedesiredpurpose.StaffComment:Theapplicantcontendsthatthevariancerequestisonlytoallowforapproximatelyathirdofthetotalsizeoftheadditiontoencroachintothesetbacksandthatthedepthoftheaddition(12feet)istheminimumdepthrequiredforafunctionalroom.Inaddition,theapplicantstatesthatduetotheexistinglayoutofthehouseandintendedpurposeoftheaddition,thenortheastcornerofthestructureisthemostappropriatelocationfortheaddition.StaffreviewedthevariancerequestandconcludesthattheproposedsetbackVencroachmentsandsizeoftheadditionwouldbetheminimumrequiredinordertomeetthegoalofhavingafunctionallivingspace.Theapplicant’sdesiredpurposeistoenlargethefamilyroom.Assuch,theadditionwouldberequiredtobelocatedneartheexistingfamilyroomontheeastsideofthehome.A12footdeepadditioncouldbeaccomplishedonthewestsideofthehomeandwouldnotimpactsetbacks,howevertheexistingfloorplanforthehomewouldplacethisadditionnearanexistingbedroomandontheoppositesideofthehomeastheexistinglivingroom.Therefore,fortheapplicanttoexpandtheirlivingroomtoareasonablesizeandnotcompletelychangetheexistingfloorplanofthehome,therequestedsetbackencroachmentswouldbetheminimumnecessaryto___________accomplishthedesiredpurpose.I.CONCLUSIONS:1.Thedevelopmentregulationsrequirethatallstructuresbesetbackacertaindistancefromthepropertylines.TheapplicantisrequestingapprovaltoencroachintothesideandrearyardsetbacksintheR-8zone,seeFOF2.2.ThesubjectsiteislocatedintheResidentialMediumDensity(MD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOF13.3.Thesubjectsiteislocatedat2106SE2;stCt,withintheResidential8du/acfR-8)zoningclassification.4.TheproposedvariancerequestcomplieswiththeCriticalAreasRegulationsprovidedtheapplicantcomplieswithCityCode,seeFOF13.5.TherequestedvariancemeetsthefourcriteriatobeconsideredinmakingadecisiononavariancerequestasspecifiedinRMC4-9-250B.5.TheanalysisoftheproposalaccordingtovariancecriteriaisfoundinthebodyoftheStaffReport,seeFOF15.J.DECISION:ITheAdministrativeVariancefortheBierlienVariance,FileNo.LUA17-000515,asdepictedinExhibit2,isherebyapproved.K:\Projects\2017PRI7000405_BIERLEINVARIANCELUA17OOO515 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionBIERLIENVARIANCELUA17-000515,VARReportof:August23,2017Page7of8DATEOFDECISIONONLANDUSEACTION:SIGNATURE:___________________9-25-/1JenniferHenning,PlanningDirectorDateTRANSMITTEDthis28thdayofAugust,2017totheOwner/Applicant:Owner/Applicant:RichBierlien2106SE21stcRenton,WATRANSMITTEDthis28thdayofAugust,2017tothePartiesofRecord:NoneTRANSMITTEDthis28thdayofAugust,2017tothefollowing:ChipVincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerAmandaAskren,PropertyandTechnicalServicesManagerVanessaDolbee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:ITheadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonSeptember11,2017.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:TheVariancedecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-9-250.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.AllcommunicationsarepublicrecordandthispermitsallinterestedpartiestoK:\Projects\2017\PR17000405B!ERLEINVARIANCELUA170OO515 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeRepart&DecisionBIERLIENVARIANCELUAI7-000515,VARReportof:August23,2017Page8of8knowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.K:\Projects2O17\PRI7000405_BIERLEINVARIANCELUA17000515 PROJECT DATAOwner: BIERLEIN RICHARD LProperty Address: 2106 SE 21 ST CTRENTON WA 98055LOT SIZE: Lot: 6,968 sq ft /0.16 ACRESPARCEL NUMBER: 739930-0350ZONING: R-8LEGAL DESCRIPTION: ROLLING HILLS VILLAGE #3PLat Block: Plat Lot: 35Construction Type: Single FamilyProject Type: ADDITION (252.0 SQFT.)Total Square Footage-Existing : (1,170 SQFT.)GARAGE SQFT. 4705+6'2.#0AS NOTED7/27/17D.CD.CM517ÄSHEET INDEX1 SITE PLAN2 EXISTING & PROPOSED FLOOR PLAN3 FOUNDATION & FLOOR FRAMING DETAILS4 ELEVATIONS & CROSS SECTION PROJECT DATAOwner: BIERLEIN RICHARD LProperty Address: 2106 SE 21 ST CTRENTON WA 98055LOT SIZE: Lot: 6,968 sq ft /0.16 ACRESPARCEL NUMBER: 739930-0350ZONING:R-8LEGAL DESCRIPTION: ROLLING HILLS VILLAGE #3PLat Block: Plat Lot: 35Construction Type: Single FamilyProject Type: ADDITION (252.0 SQFT.)Total Square Footage-Existing : (1,170 SQFT.)GARAGE SQFT. 4705+6'2.#0AS NOTED7/27/17D.CD.CM517ÄSHEET INDEX1A. EROSION CONTROL PLAN5+.6('0%'&'6#+. 24'-4"19'-0"10'-6"':+56+0))#4#)'':+56+0)(#/+.; Ä%'+.+0)(2':+56+0)-+6%*'0':+56+0).+8+0)4/ 8#7.6'&%'+.+0)21'-4"19'-0"':+56+0))#4#)'0'9(#/+.;4/ Ä%'+.+0)':+56+0)-+6%*'0':+56+0).+8+0)4/ 8#7.6'&%'+.+0)12'-0"19'-0"'0)$'#/ÄZ(Ä8).$%'+.+0).+0'*#.(9#..6'-0"0'929&4/20'-0"12'-6"0'9%10%2#6+1%'+.+0).+0'':+56+0)2#6+115'-4"16'-3"10'-6"0'976+./7&411/10'-2"(26'-0"0'9':+56+0)Z2'-6"3'-0"3'-0"24"x 14"UP HIGH2'-6"1'-0"2'-6"4'-4"4'-4" Ä%'+.+0)3'-4"2'-8"9'-1"11'-7"3'-6"6'-6"19'-8"8'-4"3'-0"3'-6"1'-4"door scheduleid type width height noteswindow schedule1/4"=1'4/6/17D.CD.CF2017ÄEXISTING FLOOR PLANSHEET INDEX1 SITE PLAN2 EXISTING & PROPOSED FLOOR PLAN3 FOUNDATION & FLOOR FRAMING DETAILS4 ELEVATIONS & CROSS SECTIONSCALE 14"=1'EXISTING HOUSE SQFT.= 1,170GARAGE SQFT.= 470NORTHPROPOSED FLOOR PLANSCALE 14"=1'EXISTING HOUSE SQFT.= 1,170GARAGE SQFT.= 470NORTHA X/O 40" 40"AA1 DBL 6'-0" 7'-6"A1 ':+56+0)(170&#6+1020'-0"12'-6"24'5574'&64'#6'&.7/$'4#)#+056%10%4'6'8'068'0624'5574'&64'#6'&:$'#/:2156"1%%10%4'6'612(116+0):$.1%-+0)21740'9(170&#6+10#&,#%'0661':+56+0)(170&#6+10&+4'%6.;70&'40'#6*9#..#$18'0'9(170&#6+105*#..57221466*'%#06+.'8'4'&':+56+0),1+5659#..#$18'#0&0'9,1+565'0)$'#/ÄZ(Ä8).$'0)$'#/ÄZ(Ä8).$)#$.''0&)#$.''0&':+56+0)411(+0)':+56+0)411(+0) 8 # . . ' ;%'+.+0),1+56"1%24'Ä'0)64755'51%2'-0"O.H2'-0"O.H%'+.+0),1+56"1%%'+.+0),1+56"1%%'+.+0),1+56"1%8#..';24'-0"12'-6"16'-9"4+&)'4+&)'*&4 Z*&4Z1/4"=1'4/6/17D.CD.CF2017ÄFOUNDATION/FLOOR FRAMING PLANSHEET INDEX1 SITE PLAN2 EXISTING & PROPOSED FLOOR PLAN3 FOUNDATION & FLOOR FRAMING DETAILS4 ELEVATIONS & CROSS SECTIONSCALE 14"=1'EXISTING HOUSE SQFT.= 1,170ADDITION SQFT.=252GARAGE SQFT.= 470ROOF FRAMING PLANSCALE 14"=1'EXISTING HOUSE SQFT.= 1,170ADDITION SQFT.=252GARAGE SQFT.= 470 2'-0"O.H7'-6"14'-4"2'-0"O.H7'-6"14'-4"Z%1/2411(.#25+&+0)%1/2411(%1/2411(*#4&+2.#0-5+&+0)0'9(170&#6+10':+56+0)(170&#6+10)4#&'':+56+0)*175'0'9#&&+6+10':+56+0)(170&#6+1011'-11"2'-0"O.H7'-6"11'-11"Z':+56+0)%1/2411(%1/2411(*#4&+2.#0-5+&+0)':+56+0)(170&#6+10)4#&'':+56+0)*175'0'9#&&+6+10411(8'0614'-4" :*'#&'4.56*&56*&5VTCRÄ6KG*QNFQYPU4+057.#6+10:567&51%:OKP,QKUV4Ä+PUWNCVKQP(NQQT5NCD6 )&'%-+0)Z/WF5KNN0GY(QWPFCVKQP4'$#42'-0"O.H7'-6"11'-11"':+56+0)%1/2411(%1/2411(*#4&+2.#0-5+&+0)0'9(170&#6+10':+56+0)(170&#6+10)4#&'':+56+0)*175'0'9#&&+6+10411(8'0614'-4"1/4"=1'4/6/17D.CD.CF2017ÄREAR ELEVATION-EXISTINGSHEET INDEX1 SITE PLAN2 EXISTING & PROPOSED FLOOR PLAN3 FOUNDATION & FLOOR FRAMING DETAILS4 ELEVATIONS & CROSS SECTIONSCALE 38"=1'REAR ELEVATION-PROPOSEDSCALE 38"=1'LEFT ELEVATION/CROSS SECTION-PROPOSEDSCALE 38"=1'RIGHT ELEVATION-PROPOSEDSCALE 38"=1'