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Home My WebLink AboutLUA-05-103--- se ~ 0 rt PL--- s~ 9 9 0 0 rt rt 60 PL-- 61 ..A-/"'--'''-, \... -,"'--A,---,'---/\... EXIST'6 JI'IOOD DOCK -! _ _ BULKHEAD _ ~ SET T AGK IN FLASHER ON PROP LINE IN CONGo BULKHEAD 2e'-43/e" RECONNECT NEJI'I REIDENCE TO EXIST'6 55 STUB 2e'-15/16" LINE OF EXIST'6 RESIDENCE LINE OF PROPOSED BLD6 36'-0 15/16" EXIST'6 CARPORT cs t'(/ OIL-I"IATER SEPARATOR CONNECT TO STORMDRAIN SITE PLAN ~ALE : III = 10'-011 SITE ADDRESS 9619 LK I"IA BLVD N RENTON I"IA "Ie056 LEGAL DESC.RIPTION PARCEl. A LOT 5"1 AND THE NORTH 19 FEET OF LOT 60, BLOCK 'A' OF CD. HILLMAN'S LAKE Jl'lA5HINOTON 6ARDEN OF EDEN ADDITION TO SEATTLE NO. 2A'f! " RECORDED IN VOLUME II OF PI,.A:rS, PA6E 64, RECORDS OF KINO ' COUNTY I"IASHINOTON. , \ 08 1 I 8 PARCE!. s" " ' " \ THAT PORTION OF 1'1:;1E:~15HT OF I"IAY OF-l THE NORTHERN PACIFIC, ;RAILJI'IAY ';, I COMPANY FOR ITS "l.lm,,~INGiON ea. T LINE" AS SAME EXIS~ ON ~~:PRIOR/to ~I~:~~ti:~ ~~l~ET Jl'lESTERLY, MEA5l.IRED AT RIGHTANOLES TO THE CENTERLINE OF THE MAIN TRACT OF SAID LAKE I"IASHIN6TON BELT LINE, AND BETYiEEN THE EASTERLY PRODlJC.TION OF THE SOUTHER!,. Y LINE OF THE NORTH 19 FEET OF LOT 60 IN BLOCK "A" AND THE EASTERLY PRODUCTION OF THE NORTHER!,. Y LINE OF LOT 5"1 IN BLOCK "A" OF C.D. HILLMAN'S LAKE Jl'lA5HINOTON 6ARDEN OF EDEN ADDITION TO SEATTLE'S NO.2, ALL SITUATE IN THE COUNTY OF KIN6, STATE OF I"IASHIN5TON. O~NER BRIAN FIFE 4 STEPHANIE DeJON5 9619 LK I"IA BLVD N RENTON, I"IA "IeQ56 PH, 206 9"10 8414 FX. 425 204 6182 LOT C.OVERAGE LOT AREA. 2,"185 S.F. HOlI5E AREA. 1,109 S.F. I .., :> I ill \) (Q Z n ill D () -I (j) ill () Ii « \D -N z () () J N ~ L D I Z ill « 1L --l -lL 1L DaIQN!D BY: OAlE: ..!DooR DRA .. n GA'" CMB "1/t>/e>< ......" .... GA'" LAltRH.. BY: DATE; P4A "1/5/0:. UltRAl ... NUMIIER= 05-261 ~ _JOB ...... -~---- B4 .. 29 T24N R5E W 112 CDR l ..... ~ .... _._. <[ U J:%:l. .....mi____ ~ .. _ .. _ ......... i ----Renton 1lIf;y LImlt.l 'l dfO fgO C4 .:4800 32 T24N R5E W 1/2 . 5431 ZONING MAP BOOK RESIDENTIAL ~ Resource Conservation ~ Residential 1 dulac 8 Residential 4-dulac I R-8 I Residential 8 dulac ~ Residential Manufactured Homes I R-IO I, Residential 10 dulac I R-14 I Residential 14-dulac I RH-F I Residential Multi-Family IRH-T I Residential Multi-Family Traditional I RH-U I Residential Multi-Family Urban Center40 MIXED USE CENTER ~ Center Village luc-Nli Urban Center -North tuc-N21 Urban Center -North 2 @] Center Downtown- ~ Commercial/Office/Residential COMMERCIAL ~ Commercial Arterial- ~ Commercial Office- ~ Commercial Neighborhood INDUSTRIAL 0 Industrial -Heavy 0 Industrial -Medium 0 Industrial -Light (P> Publicly owned -----Renton City Limits ---Adjacent City Limits _ Book Pages Boundary KROLL PAGE • May include Overlay Districts. See Appendix maps. For additional regulations in Overlay Districts. please see RMC 4-3. PAGE# INDEX SECTITOWNIRANGE Printed by Print & Mail Svcs, City of Renton .... ~';I ~~''; \ .. ~~"l: .,.- :.U .~~ UJ -:l) 5e , ..... 1 8 V> t:~" ',.,'"=' ., , --.' .--,-::::;t'" ~ ~ "'-...,-::! c~ -1'-'S. "n ... JJ _~ :l ~:~ -\l\.!' ()'$. .<-~)~ -'<-. 0tl; <. ~ \,' -J- Q rt ~'-''-''-~,-,,-. PL-- 5c:f ~I ~I L -'--'--'-_.,--,--,--,- bO !! 5> ~1 PL---Q bl , ------5> TO I ..... HI\I08OR '"UiE" - ---- - __ t-_____ ~Ii rt o~ JLo~~ ~'-''--'--'--'--'-"- , , " Oi:-~Il?-4bG;.~~~~ ~~c~ J'~ 1~b ., .A.A-'--'-~~ ~GSTORH I DAY' Ll60HT TO ~ . DOG!< !)I ~ SET TACK rN FL.A5HER ON PROP LIN!! IN GONG. 1lUlJ<I<I!,IoD 21>'-49/1>' I<EGCMEGT ta'C REIPENCE TO E!)(15.T'6 55 ST1.e 21>'-"15/16' C,ITF 96'-015/16' PI AN __ 08, , f:I ( IJ $. ~ J ,~ /~ I::::! l/{ /i ~ I....J ~l/ 0" / /-.. . lod lIP I~ % / SITE ADDRESS 9619 LK ~ eLVD N RENTON ~ 1e0es6 LE6AL DESC.RIPTION ~ lOT SCI AND ne NOR'1l4 19 R:eT OF LOT 60. et....cJC.f< 'A' Of" CD. HlUMAH'S LAKe M5H1N6TON 6AROEN OF eDEN ADDtTlOH TO 5eAT1"L.1! NO. :2 I'e . ReGOFtDel> IN vou.o-e " Of' f'LI>,fi\, " p,.tr6e M,~OP·KlN6 ... · .. · .\ GOI.tIT'f I'I'oSHIH6TOH. :.' '. ~ f", . ~ .. '. mo. T f'ORl1OH 01' nE :RIt!IHT. 01' f'V,Y'Qp TIE NORlHEI<H PAGL~,?~:"RAlLI'V<Y. ' ,!;:; GOMP!oN'r' FOR ITS -u.-c,.I'W!tfI~TQH· T ~25~,~J~~ LINe p........u.a, TO AND 1>11;];' re5reRL Y'. ~ ....... T RI AN6l..e5 TO THE! ceNTERLINE OF THe MAIN TRAGT Of" SAlD L..N<e ~INSTON ea. T LINe. AND _ TI£ eA5TE1<1. Y f'R,OOUGllOH or TI£ 9GU1>£Rl-Y LINe 01' TIE NORTH 19 FEeT 01' LOT 60 IN eLOGK ',.,' AND TI£ eA5TeRL. Y' ppoouc:nOH 0" "1l-Ie NORT1£RL Y' LiNe OP LOT !5"f IN eL.OGK -A· OF CoD. HIL.1...MAN'S l.AKe t"V6H1H5TOH 6ARDEN OF I!PEN ,IoDOlllOH TO seAT'TL£!'!1> 110, 2, ALL 91T\JATE IN ne c.olJNT"r' OF KINS. STATe Of'" I'I'oSHIH6TOH. OViNER eRfAH PIFe • SlEPHANlE Do..J0H6 9619 LK f'V, eLVP N ReNTON, I'IA q6096 PH, 206 sqo 1>0114 FX, <425 204 6102 LOT C.OVERA6E I""" ....... ~ ... .,GNIi. CloP GEOTECH CONSULTANTS, INC. (Source: The Thomas Guide, King County, Washington, 1998) VICINITY MAP 3613 Lake Washington Boulevard North Renton, Washington I Job No: I Date: • 05136 April 2005 I I Plate: I CITY OF RENTON PLANNING / BUILDING / PUBLIC WORKS MEMORANDUM Date: February 24, 2006 To: City Clerk's Office From: Stacy Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. o Project Name: '~ LUA (file) Number: . Cross-References: : AKA's: Project Manager: Acceptance Date: Fife/Dejong Front Yard Variance LUA-05-103, SME, V-A Valerie Kinast August 30, 2005 Applicant: Stephanie Dejong 1 , Owner: Stephanie DeJ'ong ~ i Contact: Stephanie Dejong • : PID Number: 3342700300 I! -E-R-C--D-e-c-is-i-o-n-D--a-te-:----------------------------------------------------------1 , ERC Appeal Date: ~ ------------------------------------------------------------------------~" . Administrative Approval: October 14, 2005 ; , Appeal Period Ends: October 28, 2005 Public Hearing Date: ,~ Date Appealed to HEX: '0, By Whom: , HEX Decision: i Date Appealed to Council: : By Whom: Date: ; Council Decision: Date: 1 --------------------------------------------------------------------------. " Mylar Recording Number: Project Description: The applicant is requesting a variance from the front yard setback: requirement of 20 feet for the garage. A carport is proposed in conjunction with construction of a new house. The applicant is requesting a reduced front yard garage setback to 12.5 feet from the :' public right-of-way. The conditions of the lot result in a limited area of buildability. The setback, from Lake Washington is 25 feet and the front of the lot is unusually encumbered by railroad right-:: .. of-way. The applicant is also requesting an exemption from being required to obtain a shoreline \ " substantial development permit for constructing a single family residence within 200 feet of the t .' shoreline of Lake Washington per RMC 4-9-190C. • l Location: 3613 Lake Washington Blvd ~ Comments: i i • , . ~ ~~~ .. Stephanie Dejong PARTIES OF RECORD Fife Yard Variance/Shorel Exem LUA05-103, V-A, SME 3613 Lake Washington Blvd N Renton, WA 98056 AI Provost PO Box 1965 Gig Harbor, WA 98335 tel: 206-755-3452 (party of record) tel: 425-260-4639 (owner / applicant / contact) Updated: 09/07/05 (Page 1 of 1) . ~ . i{athy Ke~lker-Wh~e1er. Mayor November 1 ;2005 . . . .. ' Steph~mieDejong • ;', CITY.RE~T9N . . PIanningIBuildlng/PublicWorks Department ..• . GreggZimmerman, P.E~, Administrator: .·3()13 Lake'Washington Blvd N " ", ;'~enton. \lVA.98056' . "" :1" . . .' , .. SUBJECT: Fife/Dejohg'Set~a~k-Vari~oce;":;,"~:~:;":':!;"'" ',>, ' ... ' ....... ' LUA05-:-103,V-A;sME:"''"'" .,........ . "", ", .. ;~, '.' ):;;;, , .' .' .. -.> :". "f:.."r· ,.!~ " ",:~ .,.' :~\i',. De~r,l\t1s.b~Jon~J: , .' . ,:' . " .. ,' ";%i',·, '. ........ ....:. . ." ',} ·"::";"i.,.~;,,:;.;:~:;::r':f,{.::,:{> ~' >;\t~ •• '.: •.. >,. ' '. . ." ..., ' "., This letter is to· inforiTi.'yQu th~t.:ori'q~tqQ.~r~f3;/~~lO~.· tl1~. app~,atp~riodendedf6r the ... ' Administrative Vari~nGe .ap·pr9y~l. ~iidJ:!t1~;:g§!#ift,~~:\~fExei]1~itiBnftbm: Shorelin~ •. SUl>stantial ';' Develqprnent '" Perrnif:, No' ::~ppe'als'.were: 'file~;;':'·~~n}i~'~decisioni.S-final: and . appli'cation for the " .. ' ... appr9priately:reqUi~edP~rmi\s.;ma~P\0c,~~~·.,?}:t.:···:~}~}~:i',.:·)?: ".·,f, ,~., ............••.•..... ' '. ~. ',' " .'. ' ...• If you,hav~"'aliy' questions.:r~ga.r~in.g ,:'the reportahd'd~dsiqn'ls~oedJor.·this'cOnditioi:lal .. use . . ' permit,.pieasecall rrie~at(425)'4c30q2f39~' . ,. ,i" "'/' "c" ':-: . ,' .•... ", . ," " . "". Sin~r~ly, . .. : ···/;~:i'~tdz~:,··· .:.' .. V~.····'···.,··:······"····"'r'··:;···,···,.,,~:, . ValerieKif1~st . . . . -;" .' , .' •• " '. 't' ", ... ,'.". Associate Planner cc: AI Provost! PartyOes )of .R~corc:J . .: ;", . ,'. ;"" -. " ------1-O-55-So-u-th-G~r-ad-y-W.-a-y---R-e-nt~o-n,-w.-a-Sh-in-g-t-on-9s-0-5-5--,-----'---· ~ .. ® This paper contains 50% recycled materiBt. 30010 post consumer Land Use Action File Number: Project Name: Applicant/Owner: Contact: Project Manager: Proposal: Project Location: Legal Description: Section-Township-Range: Water body / Wetland: October 14, 2005 LUA05-103, SME, V-A Fife / Dejong Shoreline Exemption Stephanie Dejong 3613 Lake Washington Blvd N Renton, WA 98056 same as above Valerie Kinast Construct a new 2021 square foot single-family residence with attached carport to replace an existing one-story 440 square foot single-family residence~ The owner applied for a combination building permit for the new residence on 7/29/2005. 3613 Lake Washington Boulevard North Lot 59 and the north 13 feet of Lot 60, Block "A" of. C.D. Hillman's Lake Washington Garden of Eden addition to Seattle No 2 NE y.. 31-24-5E Lake Washington An exemption from a Shoreline Management SUbstantial Development Permit is hereby granted for construction of a single-family residence in the shoreline area of Lake Washington. This approval does not authorize any work within 25 feet of the Ordinary High Water Mark of Lake Washington. Plans submitted for building permit application must illustrate that no new improvements will be placed in the 25 foot shoreline setback area. The exemption from a Shoreline Management Substantial Development Permit is granted under the following exemption: Shoreline Exemption.doc Construction on shorads by an owner, lessee or contract p.haser of a single- family residence for his/her own use or for the use of his/her family, which residence does not exceed a height of thirty-five (35) feet 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 this chapter. 1. "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 enjoyment of a single-family residence and is located landward of the ordinary high water mark and the perimeter of a wetland. 2. Construction authorized under this exemption shall be located landward of the ordinary high water mark. The proposed development is consistent or inconsistent with: CONSISTENT INCONSISTENT xx. Policies of the Shoreline Management Act. N/A The guidelines of the Department of Ecology where no Master Program has been finally approved or adapted by the Department. . xx. The Master Program. Neil Watts, Director Development Services Division Attachments: Legal Description Vicinity Map Site Plan Building Elevation cc: Owner/Applicant/Contact File Shoreline Exemption.doc Nu I o 10 • SITE ADDRESS LEGAL DESCRIPTION PAB&;B" .At LOT set AND T'HE NORTH 13 FEET OF LOT 60, BLOCK 'A' OF C,D. HlLl.MAN'5 L.AKI: Y'CASH1N6TON 6AROeN OF EDEN AOOInON TO 5EATT\.E NO. 2 A5 ~eo IN VOLIJME II OF PLATS, PA6E 64, REG.OR05 OF KlN6 COUNTY' ~1N6TON. P.tY!GEl. B , THAT PORTION OF T'HE R16HT OF Y'tAY' OF TliE NORniERN PACIFIC AAILY'tAY' COMPANY' FOR ITS "LAKe ~1N6TON BEl..T UNE" A5 SAME EXlSreo ON AND PRIOR TO MARCH 23, 1ce6, Ll1N6 ~TeRLY' OF A LINE PARALLEl. TO AND DISTANT 65 FEeT 1'ES'11:RLY', MEA5lJREO AT RI6HT AN6LES TO THE C,EH'T'ERi..INE OF TliE MAIN TRAC.T OF SAID LAKE t"'IA5HIN6TON BEl.. T LINE, AND eE1'YEEN T'HE EA5~ Y' ~TlON OF' 'THE 5OUTHERl.. Y LINE OF 11£ NOR".. 13 FEeT OF LOT 60 IN BLOGJC: "A" AND THE EAS~ Y' PRODUCTION OF THe NOR'TliERI.. Y' LINE OF LOT 5'=1 IN et.XI< "A" OF CD. ,'.' " HILLMAN'S LAKE AASHIN6TON 6AFWEN, QF ;""_, EDEN ADDInON TO seATTL..e'S N4W2;'::~',}', .:,:-,>: , Sl1lIATl: IN THE COUNT'( OF KI~~~rA1.l;;',OF,<:':/.~~'~': ~IN&TON. . f"!'!: c/·}n~~fi:·.\~:·~}.~~~:·::~~~~'~~·d.\~ OV'tNER., l-t:;:; i I; .. t~;h~:it .. ::~~"-·n ~l) ~ .!1. ..... :_.... 1.,.1.,..... ...... , .1,...-<;:". ~"-1 BRIAN FiFe • STEPHANIE D~~' li:i;".,;,,j,,,-,,:r,i-':; ,,~ l " ::~.tnief1i.lo:n;"I·tO ;-' .. J :} ebl3 LJ< Y'tA BLVD N <.,"f1 ". ""llm .. '",~ .. ;::, ,.' Ct.)j Ran"0N, ~ '10056, ~!'>/:',,~::~,:,:,::,.'-(;:',y" PH. 206 &:fO &414 '. '-:'<' :' ':'~".; ~>, .. ;.iV FXs 425 204 6162 '<'<.\:.~L .• ,i';·'!' LOT COYERAGE TOTAl. AREA. 2,'1es SF. lpen Sr. lpen S.F. • eb.;~ UJ \) Z UJ D \f) lU it \D z () J ~l D UJ lL lL -JDeR -.... GMB _I &,GMI ~ 1----1-----------1'/) C3 l-l--'=-/J;.;:J' ZONING PIBIPW TBCHNICAL SEB.VlCI!S IlJl8I04 CDR - ---Benton Ci~ Umllll 1:4800 C4 32 T24N R5E W 1/2 5432 Pl.---- ~ ~ ~ !!l Pl.---~ r- ~ ~ ~ ~ Q /jj. /...AJj. /../J. ./' . ...-\._~J_ TOINNeR ~!iNe - ---- ~I~ .J •. j _~J. A.AJ . ../. JJ .... ,A ..... l' /jjj, 1!X1!lT'6 "'""''' t>CGK 2B'-4 !lIB' 2B'-, !lII6' GQNt;.. MU.--.-'-J' --I 9' B.9.B.L.. ,/' . R' j!;1 1V ~ -9 ~-~--I \ I ~TI UN/! Of' 1!X1!lT'6 ReIlf>l!H(;e I. etrI!IIDCCAVA11CM""~, 2. nerAU.AT1CIM at' 11m. "'''II "'LD. I. ~"OM Of' tn!!m......e ""'-2. GN'MlTtB. "~~n1f~~Jfl!c.... "MTAU.A1"ICINC1f'~eI..'ePRNNolrdllIt'1BTI!M. . ,~-"",, '.~c.c::Mf.ac.,",*CII'fIOINJA1"ICIN &.. SITE PLAN se;i;U! -, T'.~W-o· ~ NOTE: ,~t, . lO \ l!..~ ~.:D.:' :~ '" ~': THIS SITE PLAN HAS BEEN PROVIDED SO DISTIN6UISHIN6 THE BUILDIN6 AND ROOf LINES IS MUCH EASIER. \~I~it;'i, ~. ii ~ 1--- !l6'-o "116' J !Q /~~ IIJ I:::! i/~ ~ / ";! "'It U II-.. ~;d It? ~/~ / SITE ADDRESS ~I!S L.K ~ eL.VD H ReNTON .... QOO96 LE6AL DESCRIPTION ~ LOT '" ANI:) THe HORn< " FeeT Of' LOT 60, IlI.OGK 'A' Of' CD. HIL.I.MAA'9 ~ M9H1N6TOH &ARDEN Of" EDEN ADDITION TO seATTLe NO, :2 AS R2G0RDeo IN VOUJMe II OP ~T9. p,trr6! H. FteGOR09 OP 1QH6 c:.OUN1Y rvo.&HIN6TOH. ~, THAT PORTION OP ne R16HT OP MY' OP THe NOR'T1ERN PACIPIC RAlL.i'tAY COMPNff f'OR IT!! 'I.AICe rvo.&HlN6TON ea.T LiNe' All S.....e exI!lreo OM ANI:) ..... ",. TO MARCH 25, 1..e6, L YlN6 1'E!IT19<L Y Of' A LiNe PARALLeL TO AND DI9TAHT '" FeeT 1'E!lTeRJ.. Y, MI!A!!UReI:) AT Rl6HT AN6Le!I TO THe C~INe OF 'T'He: MAIN 'fRAC,T Of' !lA1" I..AI<I! rvo.&HlN6TON BeLT LiNe, ANI:) Be"T't"CEeN ne eASTERLY PROOUGT1OH OP· 'THe !lOUT1-II:RL Y LiNe Of' THe NORTH 15 peer OP LOT 60 IN eL.OGK .,... AND ne eA!lTeRJ.. Y f'ROOUCTiON Of' THe NORTI<EIOL Y LiNe Of' LOT '" IN BLOCK '". Of' CD." , ~I~~~~~.~·~::;~:~~.: .. &I'NATe IN THe GOI.INTY OP KlHI9~.45T.ATe'OP_··.~'·:~' .c;;. MSHIH6TON. r ~/~~~u~t~~E~\~~'\ OIi'lNER h::d r;,~:~"~l~-:!:,~ll BRIAN PiPe' STePHANie OoJONts,\ ~!:~~'!i:-J ~.;/j 9619 we ~ eLVD N \.-:",\. :n~!tl''''''lC./it'/,y ~~~q= \<;,E:~:~;:S>; , LOT COVERA6E .-----. L.OT AReA. 2,Qes &P . HOUSe AFU!A. ,,om SP. o 10 20 040 TOTAL ~, l,acn S.P •• 86.19 040:25: r--.. _-~.--.--- "", EAST ELEVATION ~.~ I ~ ~ II I I' .~ i :K'" AVO""'" NORTH ELEVATION ~II&-.- -...,.. r 1 ...... A .. .....,. oev~~~~HG 'AUG23~ RECEIVED e e ,.,.", .. : .. • • z a \-« > ill --l ill "-,, "---------Z i ¢~=="=====, a J 'f====::=== \-\.'1:t#i~~~~~~~j\::U:~4========: ~ ill --l ;!u;:;;;U4Jl-.t~:Jil::::::= ill I \-2 :J: a! \f)! REPORT & DECISION DECISION DATE Project Name Owner: Applicant: File Number Project Description Project Location • • City of Renton Department of Planning / Building / Public Works ADMINISTRATIVE VARIANCE LAND USE ACTION October 14, 2005 Fife / Dejong Setback Variance Stephanie Dejong 3613 Lake Washington Blvd'N Renton, W A 98056 Same as above LUA-05-103, V-A, SME Project Manager Valerie Kinast The applicant is requesting a variance from the front yard setback requirement of 20 feet for the garage. A carport is proposed in conjunction with construction of a new single-family house. The applicant is requesting a reduced front yard garage setback to 12.5 feet from the front lot line to accommodate the carport. The conditions of the lot result in a limited area of buildability. The lot is 2,985 square feet in size and thus much smaller than lots created in the R-8 zone in new· subdivisions. In addition, the shoreline setback from Lake Washington at the rear of the lot is 25 feet and the front of the lot is significantly encumbered by a private access road. The applicant is also requesting an exemption, per RMC 4-9-190C, from being required to obtain a shoreline substantial development permit for constructing a single family residence within 200 feet of the shoreline of Lake Washington. 3613 Lake Washington Boulevard North Proposed Single-2,021 sq. ft. /230 sq. ft. Family Residence with Footprint of.house Footprint oj carport 865 sq. ft. 230 sq. ft. attacned carport Site Area . 2,985 sq. ft. Total Footprint 1,095 sq·. ft. City of Renton PIBIPW Departme. FIFE / DEJONG SETBACK VARIWE " REPORT AND DECISION OF October 14, 2005 A. Type of Land Use Action Conditional Use Site Plan Review Special Permit for Grade & Fill X Administrative Variance B. Exhibits The following exhibits were entered into the record: Admini.ive Variance Staff Report LUA05-103, V-A, SME Page 20(5 Binding Site Plan Shoreline Substantial Development Permit Administrative Code Determination Exhibit 1 : Yellow file containing: application, proof of posting and publication, and other documentation pertinent to this request. Exhibit 2: Site Plan (received October 12, 2005) Exhibit 3: Zoning Map, Sheet C4 West (dated December 28,2004) C. Project Description / Background: The ;applicant, Stephanie Dejong, is requesting approval of an administrative variance from the required front yard setback in the R-8 zone (section 4-2-110A). The subject site is located at 3613 Lake Washington Boulevard North. Lake Washington abuts the lot to the west and Burlington Northern Railroad right-of-way is located to the east. The lots to the north and south of the site are developed with single family homes. The site is 2,985 square feet in area. Approximately 430 square feet of the east end of the lot is encumbered by a private neighborhood access roadway. The site is currently developed with a one-story, 710 square foot house built in 1935. The house does not meet the front yard setback requirements, and it does not meet the shoreline setback requirement from Lake Washington. The existing front yard setback is approximately 13 feet. It is proposed to remove this structure in order to construct a new residence. The development standards of the R-8 zone require a minimum front yard setback of 15 feet for the primary structure and 20 feet for garages. The setback is measured from the property line to the closest point of the structure. The applicant is proposing a reduction of the minimum garage setback from 20 feet to 12.5 feet in order to construct a carport at the front of the home. The variance proposal would meet the required five-foot side yard setback requirement. It would also meet the required 25-foot setback, from the Ordinary High Water Mark (OHWM) of Lake Washington. The house would meet the 15 foot front yard setback for the primary structure, but the applicant is requesting an Administrative Variance to reduce the front yard garage setback from 20 feet to 12.5 feet. This would allow her to construct a 230 square foot attached two-car carport to serve the new house, which would have a footprint of only 865 feet due to the constraints of the lot. The proposal meets all other R-8 development standards including the maximum building height and lot coverage. REPORT AND DECISION OF October 14,2005 FINDINGS, CONCLUSIONS & DECISION Page 30(5 Having reviewed the written record in the matter, the City now makes and enters the following: D. Findings 1) Request: The applicant, Stephanie Dejong, has requested approval of an Administrative Variance from the required 20-foot front yard garage setback in the R-8 zone (section 4-2- 110A) for the property located at 3613 Lake Washington Boulevard N. A 12.5 foot front yard garage setback is being requested for a carport. 2) Administrative Variance: The applicant's administrative variance submittal materials comply with the requirements necessary to process a variance. The applicant's site plan and a zoning map exerpt are entered as exhibits number 2 and 3. 3) Existing Land Use: Land uses surrounding the subject site include: North: single-family residential; South: single-family residential; East: Burlington Northern Railroad right-of-way; and West: Lake Washington. 4) Zoning: The site is located in the Residential - 8 (R-8) dwelling units per acre zone. The development standards for this zone require a I5-foot front yard setback for the primary structure, 20-foot front yard setback for the garage, 20-foot rear yard setback and 5-foot interior side yard setback. Maximum lot coverage for lots under 5000 square feet is 50%. 5) Topography: The site slopes gradually, approximately 10%, downward toward the lake. 6) Lot and Building Size: The site is approximately 2,985 square feet. The proposed single- family residence totals 2,251 square feet with a footprint of approximately 1095 square feet on the ground floor. Building lot covet;age for this site would be approximately 37%, which is typical for this neighborhood. 7) Encroachment: The proposed new single-family structure shows a stairway that appears to be at grade at the south side of the house. If the stairs are not at grade, they must not be over 18 inches above grade or they will be considered an encroachment into the side yard setback. 8) Existing Structure: The existing one-story 710 square foot single-family structure is to be removed in order to construct a new two-story single-family residence with carport. 9) Consistency With Variance Criteria: Section 4-9-250B.5.a. lists four criteria that the Zoning Administrator must consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: The Zoning Administrator 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 undue 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 contends that special circumstances apply to the subject site, which impose limitations on the lot. Specifically, the applicant indicates that the property is constrained by the 25-foot Shoreline Regulation setback from the Ordinary High Water Mark (OHWM) on Lake Washington at the west and a paved access road on the east end of the lot that encumbers approximately 430 square feet of the property. She also indicates that the site REPORT AND DECISION OF October 14, 2005 Page 4 of 5 area is only 2,985 square feet in size, which is much smaller than the minimum lot size of 5,000 feet in the R-8 zone. Therefore, the applicant is requesting to encroach into the front yard setback by 7.5 feet with the carport. In this case, the hardship is the constrained lot depth due to the 25 foot shoreline setback and a paved access road at the east end of the lot, which limits the buildable area of the lot substantially. 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 variances granted for similar projects in the vicinity have not proven detrimental or injurious to property or improvements in the area. Access for neighboring lots via the private access road, which is partially located on the subject lot, would remain unobstructed. The applicant estimates the value of the proposed residence will be $1.2 million. Staff anticipates the proposed new single-family residence would enhance the site by redeveloping the site which is currently valued at $420,000. 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 approval does not constitute a special privilege, because there have been front yard setback variances granted for other properties in the vicinity that are similarly constrained due to the shoreline setback and the private access road. The site is unusually small (2,985 square feet) compared to the standard minimum lot size of 5,000 square feet in the R-8 zone. The reduced front yard setback that is requested is relative to the size of the usable land. Furthermor~, all other pertinent R-8 development standards, including lot coverage and building height would be met with the proposal. d. That the approval as determined by the Zoning Administrator is a minimum variance that will accomplish the desired purpose: The applicant did not address this condition. Given that use of the site is limited to the west by a 25 foot shoreline setback requirement from Lake Washington and to the east by a private access road on the property owner's lot, it appears to staff that the request for a 7.5 reduction to the front yard setback for a garage is the minimum necessary to allow the applicant to include a covered parking area for her proposed moderately sized house. E. Conclusions 1. The subject site is located at 3613 Lake Washington Boulevard North, within the Residential - 8 Dwelling Units per Acre (R-8) zoning designation. 2. The R-8 zone requires a minimum 20-foot front yard setback from the lot line for the garage (section 4-2-110A). The applicant is proposing a 7.5 foot reduction of this requirement to 12.5 feet. 3. The analysis of the proposal according to variance criteria is found in the body of the Staff Report. REPORT AND DECISION OF October 14, 2005 Page Sots F. Decision The Administrative Setback Variance for the Fife / DeJong Front Yard Variance, File No. LUA05- 103, V-A, SME is approved with the following condition: 1. No part of the proposed carport shall be placed on or over the private access street. SIGNATURE: Neil Watts, Development Services Director TRANSMITTED this 14th day of October, 2005 to the applicant and owner: Stephanie Dejong 3613 Lake Washington Boulevard North Renton, W A 98056 TRANSMITTED this 14th day of October, 2005 to the Parties-of-Records: Al Provost P.O. Box 1965 Gig Harbor, WA 98335 TRANSMITTED this 14th day of October, 2005 to thefollowing: Larry Meckling, Building Official Stan Englar, Fire Marshal Neil Watts, PlanninglBuildinglPublic Works, Director Jennifer Henning, Principal Planner Lawrence J. Warren, City Attorney Gregg Zimmerman, PlanninglBuildinglPublic Works, Administrator South County Journal Land Use Action Appeals Date The administrative land use decision will become final if the decision is not appealed within 14 days of the date of approval. An appeal of the decision must be filed within the 14 day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). An appeal to the Hearing Examiner is governed by Title IV, Section 4-8-11.B, which requires that such appeals be filed directly with the Hearing Examiner via the City of Renton City Clerks Office. Appeals must be made in writing on or before 5:00 PM on October 28,2005. Any appeal must be accompanied by a $75.00 fee and other specific requirements. THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. F'l.--- ~ 9 ill F'l.---9 J-. 9 g 9 g ~ ~ -----0-L/..JJ.,:::. 20'-49/0' 20'-1 !l/16' NOTE:. THIS SITE PLAN HAS BEEN PROVIDED SO DISTINGUISHING THE BUILDING AND ROOF LINES IS MUCH EASIER 96'-0 19/16' /../ . ..1.. Jijp ,~~ 't: ~._. ~.~.~ _'no -J, , , _ -< ./JJJ. Ji O!,~~~~_~__ --S;:JehY. >60$+0) HARBOR ~INe -__ .5{._ - ----ex19T'6 I r c "" " , / TC!~_________ ~ ~_ .. ",A~6. _ 5'-0' TO eL09I!9T =~'W'" rr! IQ II /..JJ. .J, .• A~A .. J. ../ . ..J .. j .. ..i A/.-A.-A .. ex19T'6 ~OOOG" I:::! /{j: li, .. I ~ ~ ~%U TOI~~RWNe--'---,I--. ~;d ~ ~I~ m >< :::T _. cr _. ,... N .1..1 ... '. A .... "...)· . ../ r \ t -"i !JI>i&; I ~INe OP exl!lT'6 RE!\IDeNee 1.1I11!~A,",,"NO~. 2. 1teTN.LA11OK Of' tTm. I"I~ .-u.ee. e.~1ICIMCII'\lTe:LI"III'e""c:JrrII'~TI!S. "~n:fm",,"~~ I. MT~noH "".tta!ltll...tle~.,.,,,,.., •. ~""" ...... --'.~~T1OMCII'I"'CMOA"OM Lh t"'-. •• 'SITE PLAN .-----. !lCAU!~ I" '3"-0' o 10 20 'Cf) <f,/~ / SITE ADDRESS ..., 3619 LK .... e~"" N ReNTON ..... &0!16 LEGAL DESCRIPTION ~ ~ ~ AND _ HORn< 19 FeeT OP LOT bO, BL..C)C.IC 'A' Ofl e.o. HIL1.MAN'5 L..AtCe M9H1H6TOH &ARDEH OF EDeN AOOInOH TO 5eATTU! NO . .2 AS ReCORDeD IN VOLJ.JMe II or-PLATS. PA6e 64, FteGO~ OP K1H5 GO\MT'T' _1N6TON. ~. THAT PORTION OF THe R1eSHT OP 11A"f OP TN!! HOR'I'HE!RN I'.-GIPIC AAILl'CAY COMP'AAY FOR IT!! "Li'I<I! ~1N6TON ~T L.INe-A9 5AMe 1!X15TED ON AND P'F'fJO'R TO MARCH 2lI, 1.36, ~ YIN6 >'aSTeR!. Y OP A L.INe PARALLeL TO AND DISTANT 55 Peer I'eTeR!.Y. MeA5URI!C> AT Rl6HT ~ TO THe G~INe OF THe MAIN TRAGT OP SAlt> L.AKe _1N6TON ~T ~INe. AND ee"n"CEeN THe eASTERL."" P'RODIJG.T1QN 0'" TN!! 3OU'I>ERI.Y ~INe OP _ HORn< 19 FeeT OP LOT 60 IN BLOCK _"e AND THe eA9-reRL Y' PROOUCTiOH OP THe HOR"n-IER.L Y ~INe 01' ~ ~ IN e~K 'A' OP C.I> •. ,. '. :'~~I~ T=~ 6~~~.~.~~;;=:~~.: .. ~ =:S~ON~ ~ OP K'r~~~~~.;.~f;{i\ OV'lNER ft:e li, },~~·,'~:~;:U!~r SRlAH Pipe. STEPHANie Oc:t.JONl5~" "t~7:~~~:!~·,: i ~;·d !S619 U( "" 6L YO N \.;':, ... teT"\ll!H"·C / 0 .• 11 ~~.':o q~ \~~:.:;:E:;·'·~;:~.:\~l;}i~' PK. 04::25 2c>(. 61&2 .,-:,~~~",:.J" LOT C.OVERAGE L.DT AReA. .2.ct&5 sp, HOU!!e AREA, 1P'fT liP. TOTAL. AReA. l,ocn 5P .• 96.~ l! C c: I c: <t (" C (" :l 040:25: ZONING P!BIPW 'l'l!CHNICAL Sl!B.VICl!S UIl8I04 CDR --- -Renton dil7 lImIt/I Exhibit 3 C4 32 T24N R5E W Kathy Keoiker-Wheeler. Mayor October 10, 2005 . Stephanie DeJong' 3613 Lake WasingtohBlvd N '. Renton, W A 98056 $ubject: FifelDeJong "arian~e LUA-05~103.,SME, V~A Dear Ms. DeJong: '. CIT~F RENT,ON PlanningIB~_glPublicWorks Department Gregg ZimmermaJiP.E., Administrator W ehave not received the updated plans from YOlJr architect showing thecllrport on the Site plim 'and construction drawings. Theprojectwill be 'o~ holdUIltjl we receive the plans. When: we receive the'plans, we will continuetopr-O.c~ss t~ev:ariahce for your newholise .. Please contact me, at (4i5) 430:-7289;lfyouha,ve any que~tioris. . . . , Sincerely; . • ' ,./!JUv f/J~ Y;y;,~#. {/~'" .' fLI:C-·~t Tf(Y FI' '. :"'t" V ~ieri~ Kitia~t "" ' " ",. 'I .. ASsociate Planrier '. " , cc: Steprumie DeJong jp~es:ofR¢tord;' , Yellow File . ~", . '". '/ ' .. .\." ...,..---'------lO-S-S-s-o-ut-h-G-ra-d-y-W-a-y----R-en-to-n-, =-W~as-:-h-:-in-g-to-n-9:-:8-:-0--55------~ * This paperconlains 50% recyded ~aterial, 30% post consumer AHEAD OF THE CURVE City of Re.n Department of Planning / Building / Public as ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (I£ft"':!r t.Jcl.1fY"\ COMMENTS DUE: SEPTEMBER 12, 2005 ,APPLICATION NO: LUA05-103, SME, V-A DATE CIRCULATED: AUGUST 30,2005 APPLICANT: Stephanie Dejong PROJECT MANAGER: Valerie Kinast PROJECT TITLE: Fife-Dejong Shoreline Exemption & Front Yard Variance PLAN REVIEW: Jan lilian SITE AREA: 2,985 square feet BUILDING AREA (gross): N/A LOCATION: 3613 Lake Washington Blvd. N I WORK ORDER NO: 77470 SUMMARY OF PROPOSAL: The applicant is requesting a variance from the front yard setback requirement of 20 feet for the garage. A carport is proposed in conjunction with construction of a new house. The applicant is requesting a reduced front yard garage setback to 12.5 feet from the public right-of-way. The conditions of the lot result in a limited area of buildability. The setback from Lake Washington is 25 feet and the front of the lot is unusually encumbered by railroad right-of-way. The applicant is also requesting an exemption from being required to obtain a shoreline substantial development permit for constructing a single family residence within 200 feet of the shoreline of Lake Washington per RMC 4-9-190C. A_ ENVIRONMENTAL IMPACT (e_g_ Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public SeNices Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have e.xpirtise and have identified areas of probable impact or areas where dditional information· needed properly assess this proposal . ..... Date • • City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Ptre... SEPT-·· ... _ ..... -, ... COMMENTS DUE: &;;'VI~~f;\, I:tfo.l c,y.u"", r. " = ~ ~~d,dkn~\W lb U 1\11 lb Inl . APPLICATION NO: LUA05-103, SME, V-A DATE CIRCULATED: AUGU \~J APPLICANT: Stephanie Dejong PROJECT MANAGER: Valer(J Ri~Jst III )' PROJECT TITLE: Fife-Deiong Shoreline Exemption & Front Yard Variance PLAN REVIEW: Jan lilian iJ Li I AUG 3 1 2005 l_~ " ..J./ SITE AREA: 2,985 square feet BUILDING AREA (gross): N/A: l LOCATION: 3613 Lake Washington Blvd. N WORK ORDER NO: 77470 Il CI i Y OF REr-HON FII~E DlPAH I W:.NT SUMMARY OF PROPOSAL: The applicant is requesting a variance from the front yard setback requirement of 20 feet for the garage. A carport is proposed in conjunction with construction of a new house. The applicant is requesting a reduced front yard garage setback to 12.5 feet from the public right-of-way. The conditions of the lot result in a limited area of buildability. The setback from Lake Washington is 25 feet and the··frontioMhe:..!ot.is;unusually enciJmbered by railroad right-of-way. The applicant is also'~:":::-'.';-·,-:~ requesting an exemption from being required to obtain a shoreline substantial development permit for constructing a single family residence within 200 feet of the shoreline of Lake Washington per RMC 4-9-190C. . A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Infomiatlon Impacts Impacts Necessary Earth Housing Air Aesthetics Water UghtiGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment fO,OOOFeet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS • • City of Renton Deparlment of Planning / Bui/ding / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: (\:10Jl~,e0 COMMENTS DUE: SEPTEMBER 12, 2005 APPLICATION NO: LUA05-103, SME, V-A DATE CIRCULATED: AUGUST 30,2005 APPLICANT: Stephanie Dejong PROJECT MANAGER: Valerie Kinast PROJECT TITLE: Fife-Dejong Shoreline Exemption & Front Yard Variance PLAN REVIEW: Jan lilian SITE AREA: 2,985 square feet BUILDING AREA (gross): NlA LOCATION: 3613 Lake Washington Blvd. N WORK ORDER NO: 77470 SUMMARY OF PROPOSAL: . The applicant is requesting a variance from the front yard setback requirement of 20 feet for the garage. A carport is proposed in conjunction with construction of a new house. The applicant is requesting a reduced front yard garage setback to 12,5 feet from .the public right-of-way. The conditions of the lot result in a limited area of buildabiJity. The setback .from.:Jl::ake,-Washington·,is 25 feet and the front of the lot is unusually encumberedby·'railroad·;right-of~way;·-The applicant is also requesting an exemption from being required to obtain a shoreline substantial development permit ·for constructing a single family residence within 200 feet of the shoreline of Lake Washington per RMC 4-9-190C. . A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts ·Necessary Environment' Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water UghtlGlare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those area In which we have expertise and have identified areas of probable impact or areas where additional information is needed to property assess this proposal. . Date '~B/C2S--, A Mallter Application haa been flied and accepted with the Development Services Division of the City of Renton. The following brlefty descrIbes the application and the necelsary Public Approvals. PROJECT NAMEINUMBER: Fife-Dejong Shoreline Exemption & Front Yard Variance I lUA05-1 03, SME, V-A PROJECT DESCRIPTION~ The applicant is requesting a variance from the front yard setback requirement of 20 feet for the garage. A carport is proposed In conjunction with construction of a new house. The applicant Is requesting a reduced front yard garage setback to 12.5 feel from the public right-ol-way. The conditions of the lot result in a limited arBa 01 buildability. The setback from Lake Washington is 25 feet and the front of the lot is unusualty encumbered by railroad right-of·way. The applicant Is also requesting an exemption from being required to obtain a shoreline substantia! I development permit for constructing a single family restdeoce within 200 feet of the shoreline of Lake Washington per RMC 4-9-19OC, PROJECT LOCATION: 3613 Lake Washington Blvd, N PUBLIC APPROVALS: Administrative Variance approval APPLICANT/PROJECT CONTACT PERSON: Stephanie Dejong; Tel: (425) 260-4639 Comments on the above application must be submitted in writing to Valerie Kinast, Associate Planner, Development Services Divlslon. 1055 South Grady Way. Renton. WA 98055, by 5:00 PM on September 12, 2005. If you have questions about this proposal. or wish to be made a party of record and recetve additional notHication by man; contact the Project Manager at (425) 430-7289. Anyone who submits written comments will automatically become a party of record and will be notified of any daclskm on this projecl PLEASE INCLUDE THE PROJECT NUMBER WHEN CALUNG FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: NOTICE OF COMPLETE APPUCATlON: DATE OF NOTICE OF APPUCATlON: August 23, 2005 August 30, 2005 August 30, 2005 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. Development Planning. 1055 South Grady Way, Renton, WA 98055. File Name I No.: Fife-Dejong Shoreline Exemption & Front Yard Variance I LUA05-103, SME. V-A NAME: ____________________________________________________________ __ MAtLiNG ADDRESS: __________________________________ _ TelEPHONE NO,: ___________ --:-___ CERTIFICATION \ I, Od'd Jor~Y\ ,hereby certify that '3 copies of ~e above doc':.~""'R~~'2'\\\\ were posted by me in:3 conspicuous places or nearby the descnbed propert~]tt-~.·SSici4i·~ '" /:.. /J _____ ~ cf .. '~\ ~--i::. ~" DATE: ~30-05 SIGNED: Yf}!. ~ {~/~NOTARy;;\~~ (j }. :u _._ m: 'I I :. A f/J:: bl" d ti th S fW hi gt -d' ',;rvo ° USLIC . , ATTEST: Subscribed and sworn before me, a Notary Pu Ie, m an or e tate 0 as n on r~sl mg,r.""..A o. ... ~ ";!i:;£.:!»--:9fO .... ~ ~ ~-IHL WA ,onthe IS daYOfJeprirnb?f' 200f aOVU~ ~~\~~<::- NOTARY PUBLIC SIGNATl.iRE:, ... ' .......... '-- , .. 'f'-':". CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 30th day of August, 2005, I deposited in the mails of the United States, a sealed envelope containing NOA documents. This information was sent to: Surrounding Property Owners See Attached (Signature of Sende J~~~~~J.::-~::::l.!~~=--=-___ --:-______ _ SS COUNTY OF KING I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: ?-{~ ~ ()J ------- Notary (Print): ___ ---'-"'"":""""_"'"":"""" _________ -7-'.;r....;~~~~. My appointment expires: Fife~Dejong Shoreline Exemption & Front Yard Variance LUA05~103, SME, V~A · ,.,- 334270037503 ALTRINGER STEVEN BRENT PO BOX 2903 RENTON WA 98056 322405900505 BURLINGTON NORTHRN SANTA FE ATTN: PROP TAX PO BOX 96189 FORT WORTH TX 76161 334270038006 HAMILTON EDITH M 3714 LAKE WASHINGTON BL N RENTON WA 98056 334270029005 KREICK CONRAD R+JOY A 3619 LAKE WASHINGTON BL N RENTON WA 98056 334270035507 PEATE GARFIELD 3601 LAKE WASHINGTON BL N RENTON WA 98056 334270033007 RICHARDS DARIUS F 3605 LAKE WASHINGTON BL N RENTON WA 98056 334210275908 SHURE CHARLES H III+GAYLE A 903 N 36TH ST RENTON WA 98056 334270036505 BELL DONALD R & NANCY L 3616 LAKE WASHINGTON BL N RENTON WA 98056 334270036000 CONKLIN EMILY S 3608 LAKE WASHINGTON BL N RENTON WA 98056 334210302009 HENSLEY BYRON L & JO ANN 904 N 36TH ST RENTON WA 98056 334270028007 LAW DENIS W+PATRICIA 3625 LAKE WASHINGTON BL N RENTON WA 98056 334270031001 PEHA ROBERT D+DONNA V 3611 LAKE WASHINGTON BL N RENTON WA 98056 334270032009 RILEY TIMOTHY HVIRGINIA L 3607 LAKE WASHINGTON BL N RENTON WA 98056 334270023008 VAN BOGART G CLARK VAN BOGART BARBARA J 3711 LAKE WASHINGTON BL N RENTON WA 98056 334270027009 BROWN JOHN M+PATRICIA D 1266 ALKI AV SW #600 SEATTLE WA 98116 334270030003 DEJONG STEPHANIE C 3613 LK WASH BL N RENTON WA 98056 334210302504 KING CHRISTIAN G 910 N 36TH ST RENTON WA 98056 334210301001 NASAROW ANDREA S 3602 LK WASH BL N RENTON WA 98056 334270026001 PROVOST ALAN E+CYNTHIA M PO BOX 1965 GIG HARBOR WA 98335 334270036901 ROCHELLE SARAH J 3626 LK WASHINGTON BL N RENTON WA 98056 334270024006 WELLS REBECCA L 3713 LK WASHINGTON BL N RENTON WA 98056 • NOTICE OF APPLICATION A Master Application has been flied and accepted with the Development Services Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAME/NUMBER: Fife-Dejong Shoreline Exemption & Front Yard Variance / LUA05-1 03, SME, V-A. PROJECT DESCRIPTION: The applicant is requesting a variance from the front yard setback requirement of 20 feet for the garage. A carport is proposed in conjunction with construction of a new house. The applicant is requesting .. ·.''''~,""a;reduc~d:front,yard:garage setback to 1.2.5 feet Irom the public right-of-way. The conditions of'therloFresultcin a'liriiited"''';;'' area of buildability. The setback from Lake Washington is 25 feet and the front of the lot is unusually encumbered by railroad right-ol-way. The applicant is also requesting an exemption from being required. to obtain a shoreline substantial development permit for constructing a single family residence within 200 feet of the shoreline of Lake Washington per RMC 4-9-190C. PROJECT LOCATION: 3613 Lake Washington Blvd. N PUBLIC APPROVALS: Administrative Variance approval APPLiCANTIPROJECT CONTACT PERSON: Stephanie Dejong; Tel: (425) 260-4639 Comments on the above application must be submitted in writing to Valerie Kinast,Associate Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM .on September 12, 2005. 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) 430-7289. Anyone who submits written comments will automatically become a party 01 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: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPUCATlON: August 23, ·2005 August 30, 2005 August 30, 2005 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, Development Planning, 1055 South Grady Way, Renton, WA 98055. File Name / No.: Fife-Dejong Shoreline Exemption & Front Yard Variance / LUA05-103, SME, V-A NAME: ________________________________ ~ ______________________ ~ ________ __ MAILING ADDRESS: __________________________________________________________ _ TELEPHONE NO.: _____________________ -:-__ _ CITye>F RENTON Kathy keolker~Wheeler. Mayor PlanningIBuildinglPublic Works Department Gregg Zimmerman P.E., Administrator. August 30, 2005 Stephanie Dejong .,_ 3613 Lake Washington Blvd N Renton, WA .98056 Subject: Fife'-Dejong Shoreline Exemption & FrontYard Variance LUA05~103, SME,.V-A . Dear Ms. Dejong: . The Development Planning Section of the-City of R~nton ha~detei"mined. that the subject application' is complete according to submittal requirements and, therefore, is '" accepted for review.' .. "," , . .'. . , •. , You will-be notified' if any aqdition~l.inform.a~ion is requiredtoG()ntinue p'rocessing your application. , ' '. .: ',' .. "Pleasecontact me at (425)430~ 728~lif 'you havearlY questions. . --. '". .~-. Sincerely, ..' . . I., . f/a/~ ~./CwifA .. Valerie Kinast .' Associate Planner ,: i "; t. " -------.:.......:..---lO-S-S-s-ou-t-h~G-ra-d-y-W-ay--R-e-n-to-n-, W-as-h-in.c-.g-to-n-9-8-0S-"'S---:-----· ~ * ThiS paper contains 50% recycled m~terial, 30% post consumer AHEAD OF THE CURVE' 3 City of Renton LAND USE PERMIT MASTER APPLICATION 'AUGt32rXJs PROPERTY OWNER(S) PROJECT INFORMATION NAME:strh,,;~fp~ 0 Pf/Ft';~~:~~~ ADDRESS:..., bOl I. ~L '0 '11 A \ 1 ' ,', :;, w rr l::::J 11'(1 ''I PROJECT/ADDRESS{S)lLOCATION AND ZIP CODE: CITY: ' ,ZIP: ' ' ~(l (.,t'. ~ rsc.Vt> -.J ~·_~-~_-":~-·-"":'";'-:!~-.":~:::7"--:':·~-=~:".-:'7~-':"·-.. *';--"".~--"-~. --.' ,,'._-, , ,:::: ',,', tR(;)~cp,~I:~ ~q:':!.~?~~>;;~~:~F'::"~::~:':', ., .-_ •. _~~,~ ••• _,_., "' ." .•• _.. . -t _ •• -••• ADDRESS: EXISTING COMPREHENSIYE:PLAN MAP DESIGNATION: ~,lnzejJ'fI~ - CITY: ZIP: ,.-:.'",::._··O:-' __ ·~~;:.::,::::-:~·_·:::,:--·~. _', _.-_.~., ._. :-;; PROPoSED'CoMpREHENSiVE 'PiAN 'MAP DESIGNATior.f (if applicable): IJ / A EXISTING ZONING: '12--h, CONTACT PERSON, PR9f>~ED ZONING (if applicable): iJ II- t---"'!"'!"'"""!""-~ ....... -~-, ... ,'-' -'-'-' ....i'..:.;;.-.~'_' _.,._-I t , ••• J.-I-.:..::...'.I----',..!...'..:.,.. ________ -.:...-:::-_---:_--! NAME: .,' '.. . " . ·'~Z:.. ;,' '.' :. SITE AREA (in square feet): 't&C; Sf a~ -'", CITY: ZIP: f '" .. -'; i ," TELEPHONE N BER AND E-MAIL ADDRESS: " . . Q:\WEB\PW\DEVSERV\Forms\Planning\masterapp.doc08I29/03 SQUARE FOOTAGE OF ROADWAyS TO BE DEDiCATED FOR SUBDIVISIONS OR PRIVATE STREETS SERVING THREE LOTS OR MORE (if applicable): • , , tJ/A PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): U 'I- NUMBER OF PROPOSED LOTS (if applicable): U NUMBER OF NEW DWELLING UNITS flf applicable): ECT INFORMATION NUMBER OF ....--........1.--1 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (If applicable): .:)\ • .n:l/"\ni,J::,r::'~r.n;A' OF EXISTING RESIDENTIAL .RE~IN (If applicable): ilIA [J AQUIFER PROTECTION AREA ONE [J AQUIFER PROTECTION AREA TWO AGE OF P~OPOSED NON-RESI ILLlIII .. ~, ... ,(if~ppli~b,le(· [J FLOOD HAZARD AREA ___ sq.ft. SQUARE AGE OF EXISTING NOII,J-RIESII)E~ru [J, GEOLOGIC HAZARD BUILDINGS TO REMAIN (If applicable): ___ sq.ft. NET FLOOR AREA OF NON-RESIDENTIAL DUIL.LI""~~ [J HABITAT CONSERVATION sq. ft. )t SHORELINE STREAMSANDLAKES-_,l,1es ~ sq. ft . . -,~ NUMBER OF EMPLOYEES TO BE EMPLOYED BY NEW PROJECT (if applicable): [J WETLANDS' sq. ft. AFFIDAVIT OF OWNERSHIP I, (Print Name/s) S\-tfh~\ .t V..Q.~ 0'"'2 -, dedare that I am (please check one) V the current owner of the property involved in this application Of __ tli&' authorized representative to act for a corporation (please attach proof ~uU,orization) and that the foregoing __ , ~=~nd:~:~e:n:~inedand~e~:~~S:~7~~~1S~:'that _t _mYkn_~!ean~~~~f~-_____ _ .. ~. ~.. '\ signed this instrument and acknowledged it to be hisi8Jithelr, free and voluntary a for the . . .' _.. \,. uses and purposes mentioned in the instrument . . -o .' - ... ..: , ., •• ".;20 ,', • 'ii;il (Signature of OwnerlRepresentative) . .:;: ••. ~ \\ ~ 'AI # ;.~##_ /7 C) .... ~ •••• , iI··· .. (Signature of OwnerlRepresentative) Q:\WEB\PW\DEVSERWonns\Planning\masterapp.doc08I29/03 _ .... 1 ... .., C 0 Q.I\ '" A :~ ~ .r/' '~~'"\ ~ .~~ -bb-erl-.~I -:tI"W'-'"_w-.-' ~ .... 1'!!I)":"";"-------i-! ~~-l ~\"'i' . ~,\ _ • _ --.!flJ. .. .. : Notary Public in and for the State ofwashinglon\ if!. \. \. ~-=:I JI j ~ 0." "'.,.... • ~, •• .,. I ...... 'ria ••••• I •• t. ,.... ..I "., . .-~~~ ........ ~ ... ,' -. ""It _ .,. r-{\ aA ... & • __ ~"'~;,~.. v ny,,'" ' Notary (Print) ,;.., L . H1\LlJLo¥O~ ................. . My appointment expires: __ \ .... -_q...;;.....:o=CL, ____ _ \ \ ~. --- 58 PL--- 5~ b , 0 N 61 0 , 0 N 0 , 0 N .. ----"-- SITE ADDRESS 3613 LK ~A BLVD N RENTON~A c{8056 --- LEGAL DESCRIPTION PARCEL A LOT 5C\ AND THE NORTH 13 FEET OF LOT 60, BLOCK 'AI OF C.D. HILLMAN'S LAKE ~ASHINGTON GARDEN OF E'DEN ADDITION TO SEATTLE NO.2 AS RECOf<:QJ~:F(~';.I~t~VOLUME II OF PLATS, PAG~:~64}f?l=QORDS OF KING' ·4 "' •• ' ','. '., COUN:fY .~~S.HIN6TON ':. "'\::~; -~,;~,~f~~~",,_~: c:~ . \ 't~;;.",:,_ .. :.-1.. :'. ~.~:}:} cop 7 EXIST'5 ~DOGK euLKHEAD SET TACK IN FLASHER ON LINE IN GONG. £lULKHEAD PARCEL B THAT PORTION OF T THE NORTHERN PACI COMPANY FOR ITS. ~' LlNE" AS SAME EXI MARCH 23, 1c{36, L YI LINE .PARALLEL TO ~ESTERLY,MEASURED THE CENTERLINE OF SAID LAKE ~ASHING BET~EEN THE EASTERL THE SOUTHERLY LINE OF FEET OF LOT 60 IN EASTERLY PRODUCTION LINE OF LOT 5c{ IN BL HILLMAN'S LAKE ~ASHING EDEN ADDITION TO SEA SITUATE IN THE COUNTY ~ASHINGTON. SCALE: .. avELOPMENT SERVICES OMS ION .. WAIVER en: SUBMITTAL REQUIREIVn:NTS FOR LAND USE APPLICATIONS This requirement may be by: 1. Property Services Section PROJECT NAME: 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section DEVElOPMENT CITY ~F AE~~NlNG Q:\WEB\PW\DEVSERv\Forms\Planning\waiver.xls ·AUG 2 3 ·2005 RECEIVED .. DEVELOPMENT SERVICES DlVlSIOa WAI~ OF SUBMITTAL REQUIftEMENTS FOR LAND USE APPLICATIONS Sites 2AND3 Lease Agreement. Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 -------------------- This requirement may be by:- 1. Property Services Section PROJECTNAME: ________________________ ___ 2. Public Works Plan Review Section 3. Building Section DATE: ________________________ ___ 4. Development Planning Section Q:\WEB\PW\DEVSERv\Forms\Planning\waiver.xls " . . ~ '-, FIFE-DEJONG RESIDENCE --3613 LK WA BLVD N VAruANCE--PROJECTNARRATNE Project name, size and location: The proposed FIFE-DEJONG residence is a 2021sf, 2-story plus daylight basement residence with a 2-car carport located at 3613 LK WA Blvd N; Renton, WA. Brief description of proposed work: Demolish existing residence and site improvements. Build new residence and site improvements. No work proposed at existing concrete bulkhead shoreline. Basis for exemption: Construction of a single-family residence for use by the owner. (7) Anticipated dates of work: Start construction: October 2005. Occupancy: May 2006. Other permits required for proposed project: Building permit. Demolition permit. Current and proposed use of site: Current and proposed use --single family residence. Special site features: Lake Washington shoreline . .. Statement addressing soil types and drainage conditions: A soils report was prepared by Geotech Consulb;mts, Inc; 425-747-5618 (#05136). Two borings encountered very d~nse, :silty sands , (bearing soils) at depths of 6 feet" and 11 feet; overlain by loose sand and silt. Groundwater was found at a depth of 6 -feet. Roof and surface drainage is currently collected and conveyed via piped outfall directly to Lake Washington. Total estimated construction cost: $350,000. (2000sf@$175jsf) , Total estimated fair market value of the proposed project: $1,000,000. , ~ Estimated quantities and type of materials involved if any fill or excavation involved: Excavation' , (soil and construction debris): 50 cubic yards. Structural fill under slab(gravel): 50 cubic,yards .. :':: Number, type and size of any trees to be removed: None. Distance from closest area of work to the OHWM: 5 feet (demolition of existing wood deck). , · " 5) Nature of the existing shoreline: Concrete bulkhead with existing dock. ~: Note: The proposal does not exceed 35 feet above the average grade level. Note: The proposal is not located in a flood hazard area. Lowest proposed floor level = 23.15. Lake Washington OHWM@ 19.00 (at bulkhead). Prepared by: Jeffrey deRoulet, Architect (WA #5046) Architects Northwest, Inc ' 18915-142nd AVENE / #100 Woodinville, WA 98072 PH: (425) 485-4900 / FX: (425) 487-6585 e-mail: Jeffrey@architectsnw.com oev~~MENT p~ -r T ,Of=RENTONNlNG AUG 2' 31OO5 RECEIVED ",' FIFE-DEJONG RESIDENCE --3613 LK WA BLVD N JUSTIFICATION FOR VARIANCE REQUEST The variance request is for a reduction in the required front yard setback from 20 feet to 12.5 feet; allowing construction of a 2-car carport attached to the proposed new residence. The City of Renton granted (1/17/05) the applicant's request for a Parking Modification to allow the existing four dimensionally substandard stalls between the proposed residence and the Railroad ROW to remain. TIle r2~s-'foot setoaclristlie minimum------- necessary to allow 2 cars to be covered and not encroach on the existing paved access. 1. The applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to the subject property, including size, shape, topography, and location or surrounding of the subject property; and the strict application of the Building & Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical classification. A: The subject property is exceptionally narrow and shallow. Site area (land) is only 2985sf; including the paved access/Railroad ROW. Creation of covered parking is infeasible without front yard setback relief. The footprint of the new existing residence will be consistent with the existing residence's footprint. Many of the parcels in the immediate vicinity (including house #3619 adjacent to the north) and under identical classification and zone (R-8) have garages or carports within the 20' front yard setback. Strict application of the 20' front .yard setback requirement makes covered parking infeasible. 2. 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. A: Recent approval of similar variance requests in the immediate vicinity have not proven detrimental to the public welfare or injurious to the property or nnprovements in the vicinity. Existing access widths will be maintained. Density will not be increased. 3. 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. A: Special privilege shall not be granted by approval of this request because most of the parcels in the immediate vicinity (on the shoreline along Lk Wa Blvd N) and zone (R-8) have garages or carports within the 20' front yard setback. Prepared by: Jeffrey deRoulet, Architect (WA #5046) Architects Northwest, Inc 18915-142nd AVE NE / #100 Woodinville, WA 98072 PH: (425) 485-4900 / FX: (425) 487-6585 e-mail: Jeffrey@architectsnw.com DEvElOPME C'TY.OF~~~NlNG AUG 23 2005 RECEIVED CITY eF RENTON Planning/BuildinglPublicWorks Department Gregg Zimmerman P.E., Administrator January 17,2005 SUBJECT: REQUEST FOR PARKING MODIFICATION 3613 LAKE WASHINGTON BOULEVARD NORTH Dear Mr. DeRoulet: The City of Renton is in receipt of your letter of December 8; 2004 requesting a modification from parking standards for a property at 3613 Lake Washington Boulevard North. The following summarizes your request, provides project background, staff analysis, and the City's decision. Summary of Request. You have applied on behalf of your ciients (Fife-Dejong) who intend to replace an existing residential dwelling unit at 3613 Lake Washington.Boulevard North, and reconfigure non- conforming parking spaces. The parking for. theexistingsingle family dwelling consists of four (4) off-street parking spaces, configured at an approx.irriate 70-:degre~ angle to an existing access easement. The four parking stalls vary in length from 13 to 28 feet in depth; while the stall width is approximately 8.25 feet wide. You propose to retain the fout off~street parking stalls in generally the same configuration; however, the proposed dwelling would cantilever up to eight feet over the open parking stalls, and the proposed stall depth would range between 16 and 23 feet, while the width would remain at 8.25 feet. Both the current and future encroachment into the front yard set~ack would remain unchanged, ranging from 7·to 9 feet. Renton Municipal Code (RMC) Section 4-10-080.F.8.a. requires a minimum length of 20 feet, and a minimum width of 9 feet for standard surface/private garage/carport spaces. RMC 4.4.080.8.c.i requires that compact stalls be a minimum of 16 feet in length and 8-1/2' in width. RMC 4-4-080.F.I0. allows for modification of these standards provided the proposed modification from the parking standards meets the following criteria (Pursuant to RMC 4-9- 250D2): a. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgement; and b. Will not be injurious to other property(s) in the vicinity; and c. Conform to the intent and purpose of the Code; and d. Can be shown to be justified and required for the use and situation intended; and e. Will not create adverse impacts to other property(ies) in the. vicinity. -------lO-S-S-s-ou-th-G-,ra-d-y-W:....:.a-y-;" R-e-n-to-n-, W:---as-=-h-:-in-g-to-n-9-S-0-SS-----....:...--R E N TON * This paper rontains 50% recycled material, 30% post ronsumer AHEAD OF THE CURVE Fife-Dejong Parking MOdifi.on January 16, 2005 Page 2 Background The subject proposal would result in the reconfiguration of an existing parking area associated with the replacement of a detached single family residence, at 3613 Lake Washington Boulevard --------------_____ North. __ RMCA.::4::.0BDETe.qJJires a minimum of two (2)~f-street parki_~g_sE111sior a single family residence. The allowed minimum parking dimensions are 9' x 20' for standard stalls and 8Y2' by 16' for compact stalls. You proposed four (4) off-street parking stalls, with dimensions varying from 8.25' x 16 to 8.25' x 23'. The existing encroachment into the 20' front yard setback area would remain lWchanged by this proposal. The approval of the parking modification is needed in order to approve the building permit for the proposed single family dwelling. In the event that the parking modification is not approved, the applicant would be required to comply with the parking regulations by either modifying the site plan or by establishing alternative arrangements. The satisfaction of this requirement will be necessary prior to. the issuance of buildingperrriits; 'r"" ,-' . . . . ,.._ .... ';1,'.:.·' . "~"' ., ~·<t:.:,< Analysis .-..; . 0,::"';' 1) Will meet the objectivesandsafety~ function, appearaii'(:e,e~vironmental protection and -maintainability i~telldell by the Code requirem~nts;'~ased;upon sound engineering . __ judgement. . __ -: -J:. _-i~ ",' . ____ ._ _. _. '~~~'::i:;t:;"R~:_~;X{~t; \;, -• -. i --'ii~ . --_ The applicant is propPsing.to!acc~~Q:d~!~:~(94f,;;§J;ti.?standar'd Qff~,str~et parking stalls for the detached residential4welling: Only twQ~.Qff!gtr:~~t parkingstall~'areJequiredby Renton - Municipal Code, how~ver, the,addit.{Q~a:i';§tal1s-hl~in!ain the .status qbo for the site, and provide guest parking'for ~,sitethat doe~'fiot have'N\rail~pre~Bt;st pa~king nearby either on private property or withinth<;right-of-way. _. " .. "." ./ 2) Will not be'injurious to ~t~~r';roper~(S)i~the~ihni:}~ .. ~.d!~; -.~. . ".'", .. ~;, " f:i;/:"~ The proposed parking satisfies cod.efeql!g~mf?I).ts.fotVthe number of required stalls, however, the stails wbuld not meet theIIlinimuin required width of 8 Y2' for compact stalls or 9' for standard stalls. The proposed 8.25' width is li. minor reductiOn, and would not affeCt other property in the vicinity. Therequced width allows the applicant to accoriunodate resident and ~est parking on the subject property. . . . . . . . , The applicant proposes that the length of the proposed stalls be from 16' to 23'. This dimension is within the allowe~ stall length of 16'for compact stalls and 20' for standard stalls. 3) Conform to the intent and purpose of the Code. See discussion under Criteria Nos. 1 and 2 above. 4) Can be shown to be justified and required for the use and situation intended. The applicant proposes to maintain the existing parking situation, by continuing to provide four off-street parking stalls to serve the site. The new structure has been designed to '. cantilever over the parking area, therebyfurthd' accommodating the proposed parking and Fife-DeJong Parking Modifi.on January 16, 2005 Page 3 integrating it into the site design. Because of the limited amount of on-street parking in the vicinity, the request is appropriate for the proposed single family residence. 5) Will not create adverse impacts to other property(ies) in the vicinity. ~----------.----- The proposal will maintain the existing access easement to the siteaYler-other properties; wllr-·-------~----- provide for the minimum required number of parking stalls; will provide additional off-street guest parking not available in the surrounding vicinity; and will not worsen an existing situation. Decision The proposal to retain four 8.25' wide parking stalls for the proposed single family home at 3613 Lake Washington Boulevard North is approved. The proposal will maintain the existing access easement to the site and otherproper1;ies;providefor.tlH~minimum required number of parking stalls; provide additional off-streetgue~t,parkii1g'riot availabl~,in the surrounding vicinity; and will not worsen an existing situation.Thjs appr9val allow~the\'iapplicant to retain four parking stalls on the site, at dimensioIls'varyingfrqm 8~':25'wide x':i6' to i3~jn length as ~hown on the attached exhibittitled: Propbsed Conditions. ~ '.. y" "':< •. ,' , This decision to app~ovelhe ~i5posed r~Yis{<?ri~":~'~'a;Inin9r 1l16dific~~iJ~ IS' subj ect to a fourteen (14) day appeal period fr9m the date ot;tlilsWtter.:,rAny:;~ppeaIS, of the a~ministrative decision must be. filed with the City of.:RerJtonlI?~HU~,:~~~fuj,n:~t:by 5:00 p",m, (j~~January 31, 2005. If you have questions regarding<thisc<;>rresponpen6e';',fed free to~ont~ctJ~nnifer'Henning at (425) 430-7286..; ,~{,~ ~, ,':.~;"<'~,~: ,~??;, ' "~~\\;ra:> ,'~' ~l ~. ~ .' ,'~ F; ,Sincerely,",,' ~fotm~ ~ ~.U , Neil Watts, Director Development Services Division cc: Jennifer Henning Valerie Kin!lst ~ ,~; · ... :.::-:-:-._. __ ., ... "" ......................... . LINE OF EXISTIG RESIDENGE GARlpORT EXISTIG GONG. V'lALL GONe. V'lALK @ 21.00 LINE OF PROPOSED BLDG LINE OF .:3'0_ fVERHANG5 I i ( -== ~_-I---.,..- "I" / --I--+-- EXIST'G GONG BLKHD rr ---GONG; - --, 1---~.., r:..J S -S 6-'---, I I' /-... -~ -;:;';." .1-. --;t--(~ LAV'lN PROPOSED: I.: LI~E OF 7--/ I, JJ M2030A-OIYB ,/ ~ CA~NTIL /.f!) ~.I, UPPER=42.8;B " ;::-=-j-=T3------/1fJ---~-/.'----Q L.._..J MAIN=33.0Q"-· I': {fJ . ql I' ~ L0V'4ER=22."l5.. ", l fJ(1 I :f . . 0 ", . 0'1 l IJ.. ---1'[-----------.----1.. -~ ..J - -J , L ry fJ( 'I " , ' ..... .. - -;,.; II '1"", 25'-0" =XISTIJL~ ~ONG· SeTBACK "iALK I '. 'y ..... '. ~ __ J.,=-=_-_-=--=' ___ --:~--t 0 .' .,. II .. '" " ': GONG / 01 i!!.J " PVMT I.{jl ~ " / f\ ---l / , .... --·C:····· .. '. '., .' ............ "".....-: 2" '-II I' / 22.45 '-,.' -: .... , .. f. ( , ,-' ~ -----L,-----c...----P:!.t--\ I r;, . ..' '.: ......I-:!-r.::--I I ~ r;;, , . : .': :'..' , , \ ' I, 1. v \J / LAV'lN I .:--.. b> .... ~ .. .::: ..' I\:~ ;=, . '. _ 5~ BJS.B.. I ! \ IaN 88f51'14" V'I 85.'14' "-'" > .. :. :".;' ,:',':" .. :.~>::l~1 ~.<.~. :. I I V'lOHI', - - . ,. ",,' J.. .. / J I GONG. V'lALL ~ I N~ GONG/ / --, • ~ I N I '<\1"1 STAIRSt"}IO'/ / I NI N/ Y/ I I [ .. 7 I C.ARPORT LINE OF EXIST'G RESIDENGE PROPOSED CONDITIONS «r. FIFE-DEJONG RESIDENGE. ·':r[fr~~< 3613 LK V'lA BLVD N: RENTON, V'lA ",·:.i;':···':;~""'l"T"E PLAN :< ;:!.: '.' ~~~f~~.f~;"".," Ii II :,(;;;;>'10;l'I~)J II = 10 '_0 "" I ~ ~~ i i / / \ / 1/ ( " I / \ I I I .?' ---........1 l j i t i r .. ~ I t t j t ; 'I: ' . .• I -' GEOTECH CONSULTANTS, INC. Brian Fife P.O. Box 799 Renton, Washington 98057 Subject: Transmittal Letter -Geotechnical Engineering Study Proposed New Fife Residence 3613 Lake Washington Boulevard North Renton, Washington Dear Mr. Fife: 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747-5618 FAX (425) 747-8561 We are pleased to present this geotechnical engineering report for your new residence to be constructed at 3613 Lake Washington Boulevard North in Renton. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design criteria for foundations and retaining walls. This work was authorized by your acceptance of our proposal, P-6656, dated February 2, 2005. . The attached report contains a discussion of the study and our recommendations. Please contact us if there are any questions regarding this report, or for further assistance during the design and construction phases of this project. GDB/MRM: esn Respectfully submitted, GEOTECH CONSULTANTS, INC. Gerry D. Bautista, Jr. Geotechnical Engineer GEOTECH CONSULTANTS, INC. • GEOTECHNICAL ENGINEERING STUDY Proposed New Fife Residence 3613 Lake Washington Boulevard North Renton, Washington This report presents the findings and recommendations of our geotechnical engineering study for the property at 3613 Lake Washington Boulevard North in Renton. You provided us with faxed preliminary site plans and section views of the proposed residence, dated January 26, 2005. We were also provided with a survey ofthe existing property prepared by The Far Company, dated June 28,2002. Based on this information and conversations with you, we understand that the existing residence will be demolished and replaced with a new, two-story residence with a daylight basement. The basement will have an approximate floor elevation of 23 feet. The new residence will be set back at least 5 feet from the northern and southern property lines. Based on the provided topographic information, cuts of up to 6 feet are anticipated to reach the planned excavation bottom. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site. The irregular-shaped lot is located on a private driveway extending from Lake Washington Boulevard North along the eastern shore of Lake Washington in Renton. A one-story, single-family residence with a half-basement is currently situated on the property. This residence has an approximate basement floor elevation of 20 feet, which is several feet below the existing grade in the rear, western yard. We were not able to observe the conditions in the basement at the time of our field work. The eastern portion of the property slopes at a gentle rate from south to north and is covered with concrete driveway. The western portion of the property (rear yard) contains a patio and a concrete pathway leading to the adjacent wood dock extending into Lake Washington. Single-family residences, each apparently containing a daylight basement, border the property to the north and south. The adjacent northern residence (#3619) contains one story over a daylight basement. This residence has an estimated basement elevation of 19 feet and is situated within one foot of the common property line at its closest points. . The adjacent southern residence (#3611) contains two stories over a daylight basement. This residence has an approximate basement elevation of 20 feet and is set approximately 9 feet from the common property line at its closest point. East of the property is a three-tiered retaining wall approximately 6 feet in total height. All three walls exhibit vertical cracking. Railway tracks are located above these walls. Separating the railway tracks from Lake Washington Boulevard North is a 6-foot high moderate slope. GEOTECH CONSULTANTS, INC. Brian Fife May 3,2005 SUBSURFACE IN 05136 Page 2 The subsurface conditions were explored by drilling two borings at the approximate locations shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, anticipated subsurface conditions and those encountered during exploration, and the scope of work outlined in our proposal. The borings were drilled on April 13, 2005, using a trailer-mounted, hollow-stem auger drill (Boring 1) and a portable Acker drill (Boring 2). The Acker drill system utilizes a small, gasoline-powered engine to advance a hollow-stem auger to the sampling depth. Samples were taken at 2.5-and 5- foot intervals with a standard penetration sampler. This split-spoon sampler, which has a 2-inch outside diameter, is driven into the soil with a 140-pound hammer falling 30 inches. The number of blows required to advance the sampler a given distance is an indication of the soil density or consistency. A geotechnical engineer from our staff observed the drilling process, logged the test borings, and obtained representative samples of the soil encountered. The Test Boring Logs are attached as Plates 3 and 4. Soil Conditions Boring 1, drilled in the existing concrete driveway, encountered approximately 6 feet of loose sand and soft to medium-stiff silt overlying very dense, silty sand at a depth of approximately 6 feet below. the existing ground surface. Boring 2, drilled in a small yard area to the southwest of the existing residence, encountered approximately 11 feet of loose sand overlying these very dense soils. The sand encountered in Boring 2 is either fill, or unconsolidated lake deposits. The very dense, silty sand is locally referred to as unweathered glacial till and extended to the maximum explored depth of the two borings. The two borings were explored t() depths of 29 and 13 feet below existing grade,. respectively. Boring 2 could not be explored further than 13 feet because of the increased gravel content of the native soils and the power limitations of the Acker drill. No obstructions were revealed by our explorations. However, debris, buried utilities, and old foundation and slab elements are commonly encountered on sites that have had previous development. Although our explorations did not encounter cobbles or boulders, they are often found in soils that have been deposited by glaciers or fast-moving water. Groundwater Conditions Groundwater seepage was observed at a depth of 5 to 6 feet. This subsurface water was perched above the very dense glacial till in Boring 1. The borings were left open for only a short time period. Therefore, the seepage levels on the logs represent the location of transient water seepage and may not indicate the static groundwater level. Groundwater levels encountered during drilling can be deceptive, because seepage into the boring can be blocked or slowed by the auger itself. It is important to note that groundwater levels vary seasonally with rainfall and other factors. The borings were drilled after an extended period of wet weather in early spring. We anticipate that groundwater could be found in more permeable soil layers, pockets within the till, and at or near the level of nearby Lake Washington. The level of Lake Washington fluctuates seasonally at least 2 feet. GEOTECH CONSULTANTS, INC. Brian Fife May 3, 2005 IN 05136 Page 3 The stratification lines on the logs represent the approximate boundaries between soil types at the exploration locations. The actual transition between soil types may be gradual, and subsurface conditions can vary between exploration locations. The logs provide specific subsurface information only at the locations tested. If a transition in soil type occurred between samples in the borings, the depth of the transition was interpreted. The relative densities and moisture descriptions indicated on the boring logs are interpretive descriptions based on the conditions observed during drilling. CONCLUSIONS AND RECOMMENDATIONS GENERAL THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY MORE SPECIFIC RECOMMENDA TIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY REL YING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The borings conducted for this study encountered very dense, glacial till soils within 6 to 11 feet of existing grade. For the construction of the proposed residence, we recommend either of the following alternatives: 1) conventional foundations bearing on the glacial till or structural fill, or 2) driven pipe piles embedded into the glacial till. If conventional foundations are desired, then overexcavation will be required once the general excavation is completed to remove the loose, near-surface soils and reveal competent bearing soils. The overexcavated holes can then be restored to footing grade with quarry spalls, ballast rock, or recycled concrete. This work will be difficult and relatively messy, as excavation below the water table encountered in the borings will be required. This increases the potential for muddy conditions and silty runoff from the site during construction. Based on the· survey and· your conversation with the adjacent northern property owner, it does not appear that the overexcavation of the northern footings will undermine the adjacent building foundation, which apparently supports a basement. However, this should be visually confirmed. If the proposed overexcavation will possibly undermine this foundation, then deep foundations, such as driven pipe piles, should be used to support the new foundation loads. The presence of near-surface groundwater and loose soils will likely hinder footing excavation. If overexcavation of footings is not desired, then the proposed residence should be supported on a deep foundation such as driven pipe piles. These piles will likely encounter refusal at a shallow depth because of the presence of very dense glacial till soils beneath the looser, near-surface soils. We have included design criteria for both foundation alternatives in later sections of this report. The adjacent houses are likely supported on conventional foundations that may bear at least partially on loose, compressible soils. As a result, it is likely that they have undergone excessive settlement already. There is always some risk associated with demolition and foundation construction near structures such as this. It is imperative that unshored excavations do not extend below a 2: 1 (Horizontal Vertical) imaginary bearing zone sloping downward from existing footings. The depth of the adjacent basements must be verified during the design process. Contractors working on the demolition and construction of your home must be cautioned to avoid strong ground vibrations, which could cause additional settlement in the neighboring foundations. During demolition, strong pounding on the ground with the excavator, which is often used to break up debris and concrete, should not occur. Large equipment and vibratory compactors should not be used close to the south property line. Additionally, in order to protect yourself from GEOTECH CONSULTANTS, INC. Brian Fife May 3,2005 IN 05136 Page 4 unsubstantiated damage claims from the adjacent owners, 1) the existing condition of the foundation should be documented before starting demolition, and 2) the footings should be monitored for vertical movement during the demolition, excavation, and construction process. These are common recommendations for projects located close to existing structures that may bear on loose soil and have already experienced excessive settlement. We can provide additional recommendations for documentation and monitoring of the adjacent structures, if desired. It is likely that some settlement of the ground surrounding the new structure will occur over time. In order to reduce the potential problems associated with this, we recommend the following: • Fill to the desired site grades several months prior to constructing on-grade slabs, walkways, and pavements around the buildings. This allows the underlying soils to undergo some consolidation under the new soil loads before final grading is accomplished. • Construct all entrance walkways as reinforced slabs that are doweled into the grade beam at the door thresholds. This will allow the walkways to ramp down and away from the building as they settle, without causing a downset at the threshold. • Isolate on-grade elements, such as walkways or pavements, from foundations and columns to allow differential movement. The expected floor slab elevation will be near the groundwater seepage elevation encountered in Boring 1. Groundwater seepage may be encountered in the foundation excavation. It will be important that the water in the excavation be prevented from becoming silty, as it would then not be possible to discharge the water to the lake or to a storm sewer. Placing a layer of clean rock in the completed excavation would help to prevent silty ru '! off. Also, we recommend that a permanent underslab drainage system be installed below the basement slab. Typically, underslab drainage should consist of 4-inch-diameter PVC perforated pipes buried in a bed of at least 12 inches of washed gravel. The pipes should be installed with maximum center-to-center spacing of 15 feet. This system would be installed beneath the vapor retarder/barrier underlying the slab. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete curing process. This is particularly true where the foundations and slab will be near the expected groundwater level. Water vapor also results from occupant uses, such as cooking and bathing. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the deSign. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. GEOTECH CONSULTANTS, INC. Brian Fife May 3,2005 IN 05136 Pages We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. SEISMIC CONSIDERA TIONS The site is located within Seismic Zone 3, as illustrated on Figure No. 16-2 of the 1997 Uniform Building Code (UBC). In accordance with Table 16-J of the 1997 UBC, the site soil profile within 100 feet of the ground surface is best represented by Soil Profile Type Sc 0Jery Dense Soil). Under the 2003 International Building Code (IBC) the Soil Class would be C. The very dense glacial till soils are not susceptible to seismic liquefaction. As a result, supporting the foundations on the very dense soil will mitigate the potential for significant damage to the structure due to seismic liquefaction. CONVENTIONAL FOUNDATIONS The proposed structure can be supported on conventional continuous and spread footings bearing on undisturbed, very dense, native soil, or on structural fill consisting of quarry spalls, ballast rock, or recycled concrete placed on this competent soil. We recommend that continuous and individual spread footings have minimum widths of 16 and 24 inches, respectively. Exterior footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface for protection against frost. and erosion. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. Footing subgrades must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand. Overexcavation will be required below the footings to expose competent native soil. Unless lean concrete is used to fill an overexcavated hole, the overexcavation must be at least as wide at the bottom as the sum of the depth of the overexcavation and the footing width. For example, an overexcavation extending 2 feet below the bottom of a 2-foot-wide footing must be at least 4 feet wide at the base of the excavation. If lean concrete is used, the overexcavation need only extend 6 inches beyond the edges of the footing. An allowable bearing pressure of 3,000 pounds per square foot (pst) is appropriate for footings supported on competent native soil. A one-third increase in this design bearing pressure may be used when considering short-term wind or seismic loads. For the above design criteria, it is anticipated that the total post-construction settlement of footings founded on competent native soil will be less than one inch. Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level structural fill. We recommend using the following ultimate values for the foundation's resistance to lateral loading: GEOTECH CONSULTANTS, INC. Brian Fife. May 3, 2005 IN 05136 Page 6 Coefficient of Friction 0.50 Passive Earth Pressure 300 pcf Where: (i) pcf is pounds per cubic foot, and (ii) passive earth pressure is computed using the equivalent fluid density. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate values. PIPE PILES Three-or 4-inch-diameter pipe piles driven with a 650-or aOO-pound hydraulic jackhammer to the following final penetration rates may be assigned the following compressive capacities. ~~ I~I~I (8()O-P~~I·~dll~~II11Ill,"r) I CAP.-\CITY : 4 inches 20 sec/inch 15 sec/inch 10 tons Note: The refusal criteria indicated in the above table are valid only for pipe piles that are installed using a hydraulic impact hammer carried on leads that allow the hammer to sit on the top of the pile during driving. If the piles are installed by alternative methods·, such as a vibratory hammer or a hammer that is hard-mounted to the installation machine, numerous load tests to 200 percent of the design capacity would be necessary to substantiate the allowable pile load. The appropriate number of load tests would need to be determined at the time the contractor and installation method are chosen. As a minimum, Schedule 40 pipe should be used. We recommend that galvanized pipe be used, due to the presence of near-surface groundwater. Based on our test boring information, we recommend a minimum pile length of 15 feet to achieve embedment into very dense, native soils. Our experience with installation of small-diameter pipe piles indicates that it is likely that the piles will be longer than this minimum length. However, we anticipate that the piles will encounter refusal shortly after encountering the very dense glacial till. Pile caps and grade beams should be used to transmit loads to the piles. Isolated pile caps should include a minimum of two piles to reduce the potential for eccentric loads being applied to the piles. Subsequent sections of pipe can be connected with slip or threaded couplers, or they can be welded together. If slip couplers are used, they should fit snugly into the pipe sections. This may require that shims be used or that beads of welding flux be applied to the outside of the coupler. GEOTECH CONSULTANTS, INC. I Brian Fife May 3,2005 IN 05136 Page 7 Lateral loads due to wind or seismic forces may be resisted by passive earth pressure acting on the vertical, embedded portions of the foundation. For this condition, the foundation must be either poured directly against relatively level, undisturbed soil or surrounded by level, structural fill. We recommend using a passive earth pressure of 300 pounds per cubic foot (pct) for this resistance. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate passive value. PERMANENT FOUNDATION AND RETAINING WALLS Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures imposed by the soil they retain. The following recommended parameters are for walls that restrain level backfill: 0.50 140 pcf Where: (i) pcf is pounds per cubic foot, and (i1) active and passive earth pressures are computed using the equivalent fluid pressures. * For a restrained wall that cannot deflect at least 0.002 times itS height, a uniform lateral pressure equal to 10 psf times the height of the wall should be added to the above active equivalent fluid pressure. The values given above are to be used to design permanent foundation and retaining walls only. It is not appropriate to back-calculate soil strength parameters from the earth pressures and soil unit weights presented in the table. The passive pressure given is appropriate for the depth of level structural fill placed in front of a retaining or foundation wall only. The values for friction and passive resistance are ultimate values and do not include a safety factor. We recommend a safety factor of at least 1.5 for overturning and sliding, when using the above values to design the walls. Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from comers or bends in the walls. This is intended to reduce the amount of cracking that can occur where a wall is restrained by a comer. The design values given above do not include the effects of any hydrostatic pressures behind the walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent foundations will be exerted on the walls. If these conditions exist, those pressures should be added to the above lateral soil pressures. Where sloping backfill is desired behind the walls, we will need to be given the wall dimensions and the slope of the backfill in order to provide the appropriate design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid density. GEOTECH CONSULTANTS, INC. Brian Fife May 3, 2005 IN 05136 Page 8 Heavy construction equipment should not be operated behind retaining and foundation walls within a distance equal to the height of a wall, unless the walls are designed for the additional lateral pressures resulting from the equipment. The wall design criteria assume that the backfill will be well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should be accomplished with hand-operated equipment to prevent the walls from being overloaded by the higher soil forces that occur during compaction. Retaining Wall Backfill and Waterproofing Backfill placed behind retaining or foundation walls should be coarse, free-draining structural fill containing no organics. This backfill should contain no more than 5 percent silt or clay particles and have no gravel greater than 4 inches in diameter. The percentage of particles passing the NO.4 sieve should be between 25 and 70 percent. The on-site soils should not be used as wall backfill because of their silty nature. For increased protection, drainage composites should be placed along cut slope faces, and the walls should be backfilled entirely with free-draining soil. The later section entitled Drainage Considerations should also be reviewed for recommendations related to subsurface drainage behind foundation and retaining walls. The purpose of these backfill requirements is to ensure that the design criteria for a retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively impermeable soil or topsoil, or the surface should be paved. The ground surface must also slope away from backfilled walls to reduce the potential for surface water to percolate into the backfill. The section entitled General Earthwork and Structural Fill contains recommendations regarding the placement and compaction of structural fill behind retaining and foundation walls. The above recommendations are not intended to waterproof below-grade walls, or to prevent the formation of mold, mildew or fungi in interior spaces. Over time, the performance of subsurface drainage systems can degrade, subsurface groundwater flow patterns can change, and utilities can break or develop leaks. Therefore, waterproofing should be provided where future seepage through the walls is not acceptable. This typically includes limiting cold-joints and wall penetrations, and using bentonite panels or membranes on the outside of the walls. There are a variety of different waterproofing materials and systems, which should be installed by an experienced contractor familiar with the anticipated construction and subsurface conditions. Applying a thin coat of asphalt emulsion to the outside face of a wall is not considered waterproofing, and will only help to reduce moisture generated from water vapor or capillary action from seeping through the concrete. As with any project, adequate ventilation of basement and crawl space areas is important to prevent a build up of water vapor that is commonly transmitted through concrete walls from the surrounding soil, even when seepage is not present. This is appropriate even when waterproofing is applied to the outside of foundation and retaining walls. We recommend that you contact a specialty consultant if detailed recommendations or specifications related to waterproofing deSign, or minimizing the potential for infestations of mold and mildew are desired. The General, Siabs-On-Grade, and Drainage Considerations sections should be reviewed for additional recommendations related to the control of groundwater and excess water vapor for the anticipated construction. GEOTECH CONSULTANTS, INC. Brian Fife May 3,2005 SLABS-ON-GRADE IN 05136 Page 9 The building floors can be constructed as slabs-on-grade atop existing non-organic soils, or on structural fill. The subgrade soil must be in a firm, non-yielding condition at the time of slab construction or underslab fill placement. Any soft areas encountered should be excavated and replaced with select, imported structural fill. Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. As discussed in the General section, an underdrainage system should be installed beneath the basement slab to collect any high groundwater. All other interior slaqs-on-grade must be underlain by a capillary break or drainage layer consisting of a minimum 4-inch thickness of gravel or crushed rock that has a fines content (percent passing the No. 200 sieve) of less than 3 percent and a sand content (percent passing the No.4 sieve) of no more than 10 percent. This capillary break/drainage layer is not necessary if an underslab drainage system is installed. As noted by the American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below anyon-grade slab that will be covered by tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. ACI also notes that vapor retarders, such as 6-mil plastic sheeting, are typically used. A vapor retarder is defined as a material with a permeance of less than 0.3 US perms per square foot (pst) per hour, as determined by ASTM E 96. It is possible that concrete admixtures may meet this speCification, although the manufacturers of the admixtures should be conSUlted. Where plastic sheeting is used under slabs, jOints should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.00 perms per square foot per hour when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. In the recent past, ACI (Section 4.1.5) recommended that a minimum of 4 inches of well-graded compactable granular material, such as a 5/8 inch minus crushed rock pavement base, should be placed over the vapor retarder or barrier for protection of the retarder or barrier and as a "blotter' to aid in the curing of the concrete slab. Sand was not recommended by ACI for this purpose. However, the use of material over the vapor retarder is controversial as noted in current ACI literature because of the potential that the protection/blotter material can become wet between the time of its placement and the installation of the slab. If the material is wet prior to slab placement, which is always possible in the Puget Sound area, it could cause vapor transmission to occur up through the slab in the future, essentially destroying the purpose of the vapor barrier/retarder. Therefore, if there is a potential that the protection/blotter material will become wet before the slab is installed, ACI now recommends that no protection/blotter material be used. However, ACI then recommends that, because there is a potential for slab cure due to the loss of the blotter material, joint spacing in the slab be reduced, a low. shrinkage concrete mixture be used, and "other measures" (steel reinforcing, etc.) be used. ASTM E-1643-98 "Standard Practice for Installation of Water Vapor Retarders Used in Contact with Earth or Granular Fill Under Concrete Slabs" generally agrees with the recent AClliterature. We recommend that the contractor, the project materials engineer, and the owner discuss these issues and review recent ACI literature and ASTM E-1643 for installation guidelines and guidance on the use of the protection/blotter material. Our opinion is that with impervious surfaces that all means should be undertaken to reduce water vapor transmission. GEOTECH CONSULTANTS, INC. Brian Fife May 3,2005 IN 05136 Page 10 The General, Permanent Foundation and Retaining Walls, and Drainage Considerations sections should be reviewed for additional recommendations related to the control of groundwater and excess water vapor for the anticipated construction. EXCAVA T/ONS AND SLOPES Excavation slopes should not exceed the limits specified in local, state, and national government safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no indications of slope instability. However, vertical cuts should not be made near property boundaries, or existing utilities and structures. Based upon Washington Administrative Code (WAC) 296, Part N, the soil at the subject site would generally be classified as Type B. Therefore, temporary cut slopes greater than 4 feet in height should not be excavated at an inclination steeper than 1:1 (Horizontal:Vertical), extending continuously between the top and the bottom of a cut. Flatter cuts and/or shoring may be needed where an excavation encounters wet soils or caving conditions. The General section should also be reviewed for considerations related to temporary excavations adjacent to existing structures. The above-recommended temporary slope inclination is based on the conditions exposed in our explorations, and on what has been successful at other sites with similar soil conditions. It is possible that variations in soil and groundwater conditions will require modifications to the inclination at which temporary slopes can stand. Temporary cuts are those that will remain unsupported for a relatively short duration to allow for the construction of foundations, retaining walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet weather. It is also important that surface water be directed away from temporary slope cuts. The cut slopes should also be backfilled or retained as soon as possible to reduce the potential for instability. Please note that loose soil can cave suddenly and without warning. Excavation, foundation, and utility contractors should be made especially aware· of this potential danger. These recommendations may need to be modified if the area near the potential cuts has been disturbed in the past by utility installation, or if settlement-sensitive utilities are located nearby. All permanent cuts into native soil should be inclined no steeper than 2.5:1 (H:V). Water should not be allowed to flow uncontrolled over the top of any temporary or permanent slope. All permanently exposed slopes should be seeded with an appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of soil. . DRAINAGE CONSIDERA T/ONS We recommend that foundation drains be used at the base of all foundation and earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock and then wrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is attached to this report as Plate 5. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. GEOTECH CONSULTANTS, INC. Brian Fife May 3,2005 IN 05136 Page 11 Underslab drainage should also be provided if the excavation encounters significant seepage. We can provide recommendations for interior drains, should they become necessary, during excavation and foundation construction. As a minimum, a vapor retarder, as defined in the Slabs-an-Grade section, should be provided in any crawl space area to limit the transmission of water vapor from the underlying soils. Also, an outlet drain is recommended for all crawl spaces to prevent a build up of any water that may bypass the footing drains. Groundwater was observed during our field work. If seepage is encountered in an excavation, it should be drained from the site by directing it through drainage ditches, perforated pipe, or French drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of the excavation. The excavation and site should be graded so that surface water is directed off the site and away from the tops of slopes. Water should not be allowed to stand in any area where foundations, slabs, or'pavements are to be constructed. Final site grading in areas adjacent to a building should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. GENERAL EARTHWORK AND STRUCTURAL FILL All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and other deleterious material. It is important that existing foundations be removed before site 'development. The stripped or removed materials should not be mixed with any materials to be used as structural fill, but they could be used in non-structural areas, such as landscape beds. Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building, behind permanent retaining or foundation walls, or in other areas where the underlying soil needs to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or near, the optimum moisture content. The optimum moisture content is that moisture content that results in the greatest compacted dry density. The moisture content of fill is very important and must be closely controlled during the filling and compaction process. The allowable thickness of the fill lift will depend on the material type selected, the compaction equipment used, and the number of passes made to compact the lift. The loose lift thickness should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the need to remove the fill to achieve the required compaction. The following table presents recommended relative compactions for structural fill: GEOTECH CONSULTANTS, INC, Biian Fife May 3,2005 Where: Minimum Relative Compaction is the ratio, expressed in percentages, of the compacted dry density to the maximum dry density, as detennined in accordance with ASTM Test Designation D 1557-91 (Modified Proctor). IN 05136 Page 12 Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve should be measured from that portion of soil passing the three-quarter-inch sieve. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions, as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the borings are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in borings. Subsurface conditions can also vary between exploration locations. Such unexpected conditions frequently require making additional expenditures to attain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of Brian Fife, and his representatives, for specific application to this project and site. Our recommendations and conclusions are based on observed site materials and selective laboratory testing. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services also do not include assessing or minimizing the potential for biological hazards, such as mold, bacteria, mildew and fungi in either the existing or proposed site development. ADDITIONAL SERVICES In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the GEOTECH CONSULTANTS, INC. Brian Fife May 3, 2005 IN 05136 Page 13 event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services when requested by you or your representatives. Please be aware that we can only document site work we actually observe. It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. The following plates are attached to complete this report: Plate 1 Vicinity Map Plate 2 Site Exploration Plan Plates 3 - 4 Boring Logs Plate 5 Typical Footing Drain Detail We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. Respectfully submitted, GEOTECH CONSULTANTS, INC. ~~. Gerry D. Bautista, Jr. Geotechnical Engineer 51¥", lQ{25/&7~ Marc R. McGinnis, P.E. Principal GDB/MRM: esn GEOTECH CONSULTANTS, INC. ) '.. . ~~------------------~ GEOTECH CONSULTANTS, INC. N. (Source: The Thomas Guide, King County, Washington, 1998) VICINITY MAP 3613 Lake Washington Boulevard North Renton, Washington I Job No: I Date: . 05136 April 2005 I I Plate: Lake Washington r··-··_ .. -.. -.. -.. -.. -.. - B-2 ~ Proposed Residence B-1 ~ ...... ...... ......... ...... ...... .......... ......... j ~~ GEOTECH CONSULTANTS, INC. )~~t~;~~,~~~~~~ SITE EXPLORATION PLAN 3613 Lake Washington Boulevard North Renton, Washington Plate: Job No: Date: 05136 April 2005 No Scale 2 ---I- 5~ ~ ~ I- ~ 10~ ~ I- ~ I- 15~ ~ ~ ~ ~ 20~ ~ ~ ~ ~ 25~ ~ I- ~ ~ 30~ --l- i- 35~ I- ~ I- ~ 40 ..... 7 BORING 1 Description 5" concrete slab over 2" concrete slab /::::H/:) Brown SAND, fine-to medium-grained, very moist to wet, loose l:!sp I) 1 Il:::~:u: Orange/gray, sandy SILT, low plasticity, very moist to wet, soft to medium- ML stiff : ::: Brown/gray, silty SAND, fine-to mecUum-grained, moist, very dense I III I III I III I III I III I III I II I II I II I II I II I II I II I II 50/2" 31 I II becomes gray I II I II I II I II I II I II SM I I 50/2" 41 I I I I I I I I II 50/5.5" 51 53/S" SI ..... ~ ___________________ _ * Test boring was terminated at 29 feet on April 13, 2005. * Groundwater seepage was encountered at 6 feet during drilling. GEOTECH CONSULTANTS, INC. BORING LOG 3613 Lake Washington Boulevard North Renton, Washington Job 05136 1 Date: lLogged by: I Plate: A~. 2005 GDB 3 I- """ """ I- 5 ~ ~ I- """ """ """ 10 ~ """ I- """ I- 15 ~ """ """ """ I- 20 ~ l- I- l- I-. 25 I-- l- I- i- i- 30 I------35 - l- i- l- i- 40 -- BORING 2 Description Grass over Brown SAND, fine-to medium-grained, moist, loose 411 10 2 I _ some gravels -becomes brown/gray, wet, loose to medium-dense 50/2" 3 Ifriri'iii~=------c=---::~=--::;----;-----;-.----.---.----;----;------/I ,~ Gray, silty SAND, fine-to medium-grained, wet, very dense : SM 86/6" 4 1II1l.'Ill.l.IIIll.l.IIIll.l.II~ ____________________ _ * Test boring was terminated at 13 feet on April 13, 2005. * Groundwater seepage was encountered at 5 feet during drilling. GEOTECH CONSULTANTS, INC. BORING LOG 3613 Lake Washington Boulevard North Renton, Washington Job 05136 I Date: I Logged by: IPlate: Apr. 2005 . L GOB 4 Slope backfill away from foundation. Provide surface drains where necessary. 4"min . Backfill (See text for requirements) .L....--~ ..... r".II • Tightline Roof Drain (Do not connect to footing drain) '---4" Perforated Hard PVC Pipe (Invert at least 6 inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) Vapor Retarder/Barrier and Capillary Break/Drainage Layer (Refer to Report text) NOTES: (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. (2) Refer to report text for additional drainage and waterproofing considerations. ~~ GEOTECH CONSULTANTS, INC. ':t.e~~~~'?~~~_~ FOOTING DRAIN DETAIL 3613 Lake Washington Boulevard North Renton, Washington I Job No: I Date: _ 05136 April 2005 I Plate: - &"2 • II I II 11-+-l11--111-111111 EE ~HbHI I IIIII IIIIIIIIII EE I IIII IIi I Will I I I I I f-- ICHili IB3Eal &"2 sq38 RID6E IEHltlJl ~ ~ ~4 IEHltH III ~. ~~~~Liv;~'(/V/) T) lil ~~~ ~D ~~ ~ DO ~ = EB ~ n~ 6RADE ; 6RADE l 7 I IJIJ IF" ;: /~ '-~ r------1 J .. ~ ;" ' : -.•. . . . . . :'" : .... .':: ~~ 5I..A6: : ~.::-.::-.::-.::-.::-.::-.::-.::-.=r+.::-.::-.::-.::-.::-.::-.::-.::-.::-.::-.::-.::-.::-.::-.::-.::-.::-.::-.::-.;L~ r ==: ~ --~---:-~7-~.~-~rF"~ rr--I------T:----------rr---------Itr4~ --ij---------. ----~£/Li::===:;:=======:;:===~~======::.===:=c======:;:===~~ :: I "I I I ,--,.L-r,--i--------:--7...,--I,------t--rL~------~--rr-~ :: I I r--,------',....--....Lfl-L -i' ... -'-r---f1---r-...Ir .J-f.!.-..L------,'-,-Lfl-L---t1--.,.L.f1.Jr -LR-J II ~_Jr----___ -___ -~-l:-----~:---:-:---LA.J---:-:---LR-1..-t:--------1fp-_tT---:t-.J-H-J ~ I I: Lft.L------------fl-fp ------:: :: :: :: :: :: :: :: :: :: :: II II I I I I I I II I I I I II I I II II II I I II II II II II II II II II II II II II II II IIII II II 11 II II II II II II II II II II II 11 II II II II II II II II II II II 11 II II II II II II II II II II II II II IIII It II II II II II II II II " SOUTH ELEVATION COM? ROOFINIS PI.. _ UPPER I +36' RAIL '" , PIc.KET5 SPACED 0 1'50 THAT A 4-" .. SPHEAR SHAll. .. NOT PASS TH!<OU6H ~ 42.&5 =SUB==_..!UPPER::....c==---'I<-Q PI.. _ MAIN 6' CORNER TRIM T'1'P 93.00 ~ =SUB=-=O...:MA:...:...:::..'N=--_->k Q l..Oi"IER PI.. m~"24"4 AV66RADE -----------------:-----=----:-=-=~-= 29.15 U·5I..A6===O..!LO=i"IER=,,--'I<- ~I ---------------------------------~ ~r-'" II I ti.-1.-1f.J I _ II I II II I------+--------~I_r--------------------------------r-.y " 'ft----...JL---------"ft---------------f]---------------LR..J· :: :: :: :: :: :: :: :: :: :: :: I I II I I II II II II II II I. ~EST ELEVATION sc.AL.E, IIfI' • 1'-0' oevaOPMENT PlANNING CrtV OF RENTON 'AUG 232005 RECEIVED .. \l ~ ___ , ___ 0 : ••• :0-...... ' .. ~ ... LOY'!ER FLOOR PLAN SG...u':, V&" • 1'-0" USE DAMP PROFIN6 • INTERIOR • 12"'" SONOTlJBE (2 LOCATIONS) TOP OF PI..A TI"ORM o +11}-AeovE SLAB AJRNAC-EI'IITli &" DIA. FRESH AIR DlJG.T, &-PIA COMB b :T1'i'.I-_-~AIR INTAKE. DAMPER 26 GA. ~'TRAP AROUND KH. TO I'tAl..l. 0 TOP \ 7.i.':L_---• BOTTOM I HAIN FLOOR PLAN SG...u':, 1/&" = 1'-0" GAt:-O UPPER FLOOR PLAN SGALE, V&" • 1'-0" , ____ ....J 1 1 I> I~ :~ I~ I!l! 1:::1 1 2-CAR CARPORT 1 1 1 --I 1 1 1 1 1 1 1 1 1 1 Q 1 1 r:r'-----~~rr ---- ----"--_L~.£F ...<::~~ ~~ ~ -' LINE OF ~~ I (.) (.) LINE OF ROOF BEI..OI"t OEVEloPM Crry O~~~~N/NG AUG 2-3 2005 RECEIVED I~ Ii I 4.12 ,i_i ____________________________ ~_i, 1 I I I I 6RADE II I I I I I I I I I I 27 is II I I I I I -----!-4 --!-~--t ::R:::::::: :::::::::::::::::::: ::fi::: :::::::::: ::~:: ::::::::::t R:: ~L -~ -!--~ -!---:--- I I I I II II 1111 I 1 I I I r I I II I I I I .t~:J:f~=-=~-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-t=I-=-=-=-=-=-=-=-=-=-=-=1=-t=-=7~~i~~i l~L~~T,~~-----~----------rHr----------~~~r~~~~~J II L.l.L~--'-fl-L-----~-------fl--C;"'---------'--mLR~ II II :: :: II :: II it! :111:: :: II II II II II I I I I II II II II II II " II I I I I II I' II EAST ELEVATION w~ ~ I~ If 6RADE 2i.l2. SLD6 .. ;;;: !!! :. ~ 24:14 AV66RADE /H2 NORTH ELEVATION SCALE, 116' = 1'--0' !;q.3e RlD6E .. ~ :. ... on J AV66RADE DEVELOPMENT CITY OF RErrr'-6~N/NG AUG 232005 REceIVED Printed: 08-23-2005 Payment Made: .ITY OF RENTON .1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA05-103 08/23/2005 10:02 AM Receipt Number: Total Payment: 100.00 Payee: Brian Fife Current Payment Made to the Following Items: Trans Account Code Description Amount 5022 000.345.81.00.0019 Variance Fees 100.00 Payments made for this receipt Trans Method Description Amount Payment Credit C VISA Visa Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 100.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 R0504608 58 61 -- -C) 1 C) 01 ~~ --------------- -C) 1 C) 01 -C) 1 C) 01 -C) 1 HARBOR LINE -- j\.~ j\ J~ j,A,J, !,~ -- ~ ~ --~-----I ~"--~~4B~C)~O~-~IN~N~E~R~~~:=~;;~::== -~ ---------- - ---. --------- RECONNECT NEV'l REIDENCE TO EXIST'G SS STUB 28'-43/8" 28'-1 5/16" 36'-0 15/16" - ------ -:R --- SET TACK IN FLASHE ON P IN GRANITE STONE, 1.5 'NOR OF N. SIDE CONC. V'lA L N 88°51'14" V'l OHV'lM @ 1'1.00' @ ~ULKHEAD --EXIST'G If) CONC If) BLKHD r--_ If) ---- ---Ifi- 6"4' PVC STORM DRAI / DAY LIGHT TO LAK V'lA EXIST'G V'lOOD DOCK • OP. LINE EXIST'G CONC. V'lALL 5'-0" TO CLOSEST AREA OF V'lORK CONC (DEMO DECK) V'lALK @ 21.00 -- LINE OF EXIST'G RESIDENCE LINE OF PROPOSED BLDG '13.05' / -- BULKHEAD If) () I CONC. V'lALL I NE CONC // If) N I N I 't I STi,IRS'}~/ -1-r-___ ==_==-.== ____ N,-LI _-.-J\-N-.L1 --~-~--I=:1~==' I'::XIST'G --- SET TACK IN FLASHER ON PROP LINE IN CONC. BULKHEAD ------ ------ LINE OF EXIST'G RESIDENCE CARPORT LINE OF EXIST'G RESIDENCE TO BE DEMOLi SHED LINE OF OVE HANGS 5' B5.B.L. TRENCH-DRAIN @ FND V'lALL ---- CB ,.-,/ OIL-V'lATER SEPARATOR CONNECT TO STORMDRAIN ; / ----' -------- ; / \ / II .1 ---11 ; I I I 1--/ f /jj f.- !{ SITE PLAN\) SCALE: I" = 10'-0" o \ II II 10 20 40 SITE ADDRESS 3613 LK V'lA BLVD N RENTON V'lA '18056 LEGAL DESCRIPTION PARCEL A LOT 5'1 AND THE NORTH 13 FEET OF LOT 60, BLOCK 'A' OF C.D. HILLMAN'S LAKE V'lASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE NO.2 AS RECORDED IN VOLUME II OF PLATS, Pf\GE 64, RECORDS OF KING COUNTY V'lASHINGTON. PARCEL B THAT PORTION OF THE RIGHT OF V'lAY OF THE NORTHERN PACIFIC RAILV'lAY COMPANY FOR ITS "LAKE V'lASHINGTON BELT LINE" AS SAME EXISTED ON AND PRIOR TO Ml,RCH 23, I'1S6, LYING V'lESTERL Y OF A Llt~E PARALLEL TO AND DISTANT 35 FEET V'lE,STERL Y, MEASURED AT RIGHT ANGLES TO THE CENTERLINE OF THE MAIN TRACT OF SAID L.,c"KE V'lASHINGTON BELT LINE, AND BETV'lEEN THE EASTERLY PRODUCTiON OF THE SOUTHERLY LINE OF THE NORTH 13 FEET OF LOT 60 IN BLOCK "N AND THE EASTERLY PRODUCTION OF THE NORTHERLY LINE OF LOT 5'1 IN BLOCK "A" OF C.D. HILLMAN'S LAKE V'lASHINGTON GARDEN OF Er::)EN ADDITION TO SEATTLE'S NO.2, ALL SITUATE IN THE COUNTY OF KING, STATE OF V'lASHINGTON. OV'{NER BRIAN FIFE II STEPHANIE DeJONG S61S LK V'lA BLVD N RENTON, V'lA '18056 PH: 206 3'10 8414 FX: 425 204 6182 DEVELOPMEW CITY OF Flk~~~NING LOT COVERAGE LOT AREA: HOUSE AREA: TOTAL AREA: 2,'185 S~F. 1,103 S.F. I,IOS S.F. AUG 232005 RECEIVED = 36.'15% ill () III z D ill D () -I U) () ill OC « \!) - N z () () J N ~ L D I Z ill « lL -1 ---fL 1L DESIGNED BY: DATE: JOei'<. DRAWN BY: DAlE: CM6 118104 REVISED BY: DATE: LATERAL BY: DATE: P $ A 115105 LATERAL JOB NUMBER: 05-261 o 8 ANW JOB NUMBER: 040252 58 5Cl 60 61 ~--------- - () I () \'l - ---?:: --0- f/t; v:~ -./:]: - --- :R SET TACK IN FLASHE ON P IN GRANITE STONE, 1.5 'NOR OF N. SIDE CONC. V'lA L N 88°51 '14" V'l (f) OHV'lM @ let .00' 28'-43/8" OP.LlNE EXIST'G CONC. V'lALL 5'-0" TO CLOSEST AREA OF V'lORK CONC RECONNECT NEV'l REIDENCE TO EXIST'G SS STUB 28'-1 5/16" ~ -- LINE OF EXIST'G RESIDENCE LINE OF PROPOSED LI NE OF BLDG OVE HANGS 36'-0 15/16" --- EXIST'G CARPORT r--~~----,~/~/Ol .5'0 - ~ -AREA OF NErC---- TO INNER HARBOR LINE ~ @ BULKHEAD PL ----+--"k-' - - ---- ---- -__ ~_"\ .__ _ _ _ __ ..-......~ --~ ... -+--- ----/--EXIST'G I CONC:R :: .' . / I (DEMO DECK) V'lALK @ 21.00 --I - PAVEMENT OLD 50' _ -?a RR. RO.V'l. "15.05' / i ---;- PL-- = () I -() \'l -() I (\) - () I r-- = () I -() \'l ,,--~ - () I () -","*------ -~~ --TO INNER HARBOR LINE -- - ------_. -- BLKHD r----55 .;".~' I 1 --iff~,j),''-.EXIST'G Ii!. :'-I .:" • ...,' 'I-' _. .2 '-0" :-< .. :/ DECK--55 .;: :C.':·. 5H ' '. I TO BE ,.j. " •. EXIST'G 5c RCLINEi';';-' i DEMOLlSHg:D; .. \'E'~" CONC BAO-." '.! T,IO@,i:I. .. '.· ..... : V'lALK I'., I .".r.:" i 25.,,' i ~~ ~ ,;: .' _/ ". (J) ------------"~ ---(J)-- I. :,~ ,::,,: .. <.,---'-,:.--, ~---~-=:--=-__ -~~ ;_{ __ ~' 1 ,,~;. : "-~_,~{ =--~,,_ -----.-.. ~ .. ·.~~.·.'l.r.'. ~ !-:.' ':,' ". .. .. , :0."'" ~: .. :f'": .:-;'~. " -: ;·CONe:-'-·"·:·I "" .'. -, ;'I~" .. " ".j ". '. • • + :1 '", ".' .;.: ... ~,: ... : .. " / ,.,-_ '~_I '" .. i '--------------,1\-----111· / !ri·r-.:(,,· ... ,.. EXIST'G .'.:.:., ;r;,.7-LAV'lN I ". .,,.... '!;-<-'rrh,,-- V'lOOD DOCK <111-----... 0"c? PVC STORM DRAI / DAY LIGHT TO LAK V'lA "·t -:'- ~ BULKHEAD ------. (J) Cl I CONC. V'lALL I NE CONC // ~-----(J) 01 I 011 't I STAIRSr;,.(Q,/ -1-j-___ ~~_~~r_---___ -01~IL--_\_-01.LI--. -f/--1 => In SET TACK IN FLASHER ON PROP LINE IN CONC. BULKHEAD LINE OF EXIST'G RESIDENCE EXIST'G CARPORT LINE OF EXIST'G RESIDENCE TO BE DEMOLISHED TRENCH-DRAIN @ FND V'lALL - --- CB V'l/ OIL-V'lATER SEPARATOR CONNECT TO STORMDRAIN / ! --------------1 ----- ------- ------- (,£:~~--~;;L.JI--LlNE OF I / \ / 1/ -)\ I \ \ I 1---/ f ~ I o CARPORT OVERHANG 40 08/18/015 SITE ADDRESS 3613 LK V'lA BLVD N RENTON V'lA "18050 LEGAL DESCRIPTION PARCEL A LOT 5"1 AND THE NORTH 13 FEET OF LOT 60, BLOCK 'A' OF CD. HILLMAN'S LAKE V'lASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE NO.2 AS RECORDED IN VOLUME II OF PLATS, PAGE 64, RECORDS OF KING COUNTY V'lASHINGTON. PARCEL B THAT PORTION OF THE RIGHT OF V'lAY OF THE NORTHERN PACIFIC RAILV'lAY COMPANY FOR ITS "LAKE V'lASHIN6TON BELT LINE" AS SAME EXISTED ON AND PRIOR TO MARCH 23, I"iS6, LYING IAIESTERL Y OF A LINE PARALLEL TO AND DISTANT 35 FEET V'lESTERL Y, MEASURED AT RIGHT ANGLES TO THE CENTERLINE OF THE MAIN TRACT OF SAID LAKE V'lASHINGTON BELT LINE, AND BETV'lEEN THE EASTERLY PRODUCTION OF THE SOUTHERLY LINE OF THE NORTH 13 FEET OF LOT 00 IN BLOCK "A" AND THE EASTERLY PRODUCTION OF THE NORTHERLY LINE OF LOT 5"1 IN BLOCK liN OF C.D. HILLMAN'S LAKE V'lASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE'S NO.2, ALL SITUATE IN THE COUNTY OF KING, STATE OF V'lASHINGTON. Ov\!NER BRIAN FIFE $ STEPHANIE DeJONG 3015 LK V'lA BLVD N RENTON, V'lA "18056 PH: 206 3"10 8414 FX: 425 204 6182 LOT COVERAGE LOT AREA HOUSE AREA: TOTAL AREA 2,et85 S.F. 1,103 S.F. 1,103 S.F. = 36.'15% ill \) en z D w D () -I U) () ill It « \D -N z () () ) N ~ 2= D I Z w « lL --l -lL lL DESIGNED BY; DATE: JDeR DRAWN BY: DATE: GMI3 1/8/04 REVISED BY: DATE: LATERAL BY: DATE: P $ A 1/5/05 LATERAL JOB NUMBER: 05-261 o 8 ANW JOB NUMBER: 040252