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.... ~ ~ " ~ I / <' {l § '" ;y [J <5 '" J? iO l f;! s ~ 30- f; / -+ -' \ \ --\-\ @ --\ \ UPPER. flOOR; SETBACK INTRUSION ! PER RMC 4-2-1 100.4 \ \ / ( \ , / \ I 14'.31/2' ,\ / I 29'·0" t --'--If , / I .< 589'035<',-,_' _ ~,-,~)<[ / :fIT7ITiRTiffiffC·T'f'4iH ' I I b I' ~/ I ~, I 1, I [,:,1 "--1I-.-~~".L ~ _ j,~",0 / 'i"fl-'C~'1';,rElt; =. ~F-5, '-\,"~~cl~=5Fii-l-\ ~lJffj I U •. _,?ORC'·. / \. , 'I In '" ",' '\ .; "',:,' :3 A'2 I 0-0034. I: , i, \~~ ':~<J V . '-"~r I 81;tj!..----; 1-r: \ " 2;953 ,SF '\ II,: I ;;;1' '~-JI:-' I \ . Sf II" I ~.~ .. '}'.o\ i -" '\ '-f'RDf'05ED 25G8 \ 1 1 -,-~=: ?ti~J(' 'f' , . \.' '"RESIDENCE I: I \ / = ~oPATIO ~'IL ' .'" "\ . \ ,I 1\ ,,-t.:t·'~"\"J~' '. ~ .'A, " "\ --1: I \ \1 ' , '",. -,,.:,,,,I!_ .. \ "'-i MNUF -5072 r-,i~ \ /~~;; '. ~-/;;--_=-1:')-",' \ -' ~ Ii ' '" -",~'" i -'l \. -'..----\ i: \ ~ \ ' .'::~:f>: ... " .. \" " . ,\ \ . \'1 . \ ~I \ ,':;' ... :;. ',., A'" "~ /. j \1 , , ' ,\. l--',:I , 'i .. ."., Z" . , " ... ,' 1--"':;-1'\ ,.,"\" ',' "1"<"'<":'1 \ 0\ .6\/ ','1 -: •• '.f", ,I".ll}.!, ·1.... IGARFF \. "":':""" \ ~I \ ":(','.',"." .,' /.. " ;: L: .j ': ,I.y I " El-:,40\~::r\i'.3,.G' \ Y-\ :;-j:,::>;.:;'.-. ~ I --DRJVE~A~, f/ -f." ':r 1<.... :1' ,-",-,'~ ',,-'\., f·~:'-';~:·R~.U6Bt \ I' \ "'-'/""':"::'>'-:1"-, .. ' I . : I :1" i: ,I , .... ... \i.:::'>''':l' ...... ,c. " .... " 4:'1 " ." / ' j. I I , " , " '"'' .".c.'.: ," \ \ ~ \ /~@;i;j~;~~;!;&'i;{,~jijA"~:: ,\j"i'~~~ J'~ i\ ~ l~~ '\ . I N89"03,4W I -----, \ " \ 1 \ -'-L ----,,,-r , \ \ . I " -·--·------I·E\lOCK 1 \ \ L -; ~WilJ.' .i3'.G'Io' \ \ \ \ E)' P.OO:.E"y \ \ \ No. Date Description !~ E:lc;l~~~ MONSEF construction and design (206) 612·8647 paul@monsefdesign.com www,mon5eId~jJ1I1QPm Donogh Homes 3400 Lake Wa Blvd Variance Request 1 / l 1 ;---2G·.3· /29'., / /-C If . " a n / t::\ b. MOWS!: / ~ I ~ AV EXISTING GRADE MAIN FLOOR"SETBACK _ IOOx4 488+533+583+53+51+ I INTRU5'ON PER RMC 4·2' .. 49.2/G _ 522G Site Plan / I / ~ OONOGH HOMES CONTACT' SCOTT OONOGH Pt10NE: (20b) 730·0 I 14 EMAIL' ,.,.,ott@dOOO<lhhgm<'!~ net T.L. 334210-003(; AV PROPOSED GRADE: LEGAL DESCRIPTION' LOT 3, BLOCK 3, HllLMAN'SlAKl' WA5HINGTON GARDEN Of EDEN NO, I, ACCORDING TO THE PLAT THEREOf RECORDED IN VOLUME I I Of PLATS. PAGE 63. SEE ELEVATIONS ~ IMPERVIOUS COVERAGE: LOT COVERAGE: LOT ARtA 2.953 Sf LOT AJ?£.A: 2,953 Sf IMPERVIOUS ARfA: 2196 Sf FLOOR AREA, 1,094 Sf COVERAGE: 74.4% COVERAGE: 37.4% City of Renttfl'lECTNO 11017 , • • • ISSUE DATE: PROJECO AOD,£;~annlng DlvIS .. ~I'iljli:A:t, ww';;'NByi:, ~------- 3400 LAKE WA BLVD RfNTON, WA fie PARCEU, 33421 O-cXi34 1 1 3 2U'11 A1.1 ~S~C~~E'----------~1~·--~10~"~0·~ ~~Cjgll'¥l~\QJ .;:: l' 8- (0 G)- , , 5 AREA SCHEDULE -j NAME I ARiA I~~ I::!~ I 251Z 5F IW'"T 14~"5' 3026 Sf (0 0) .,.013 ~ ® ~ • 22'.(7' i ;' . 10' ... ' r,- t~ 5'-'; '12" _ 3"."·, !l"_~ '12" _ Z_i;" )'~ I l.1 it .t I I 1<,. . .• j- -II ; ) I Ii !; ; I t . /1 ~ ~II ::T --;--:-I: 'I ===~ 1 -:-. ~ o --'\. -----i ~ --~:;,. I . ~~'-~'::~'->' u~ I ~ J ,0 I . Garage CONCRETE • o , [:::rr= 1==-" F~,;:;r ':I'~:~W ":'~':+':::' _':':~' I I , I I 1 ;< I I ~ , I I Den/Guest Rm. • I I '''''' ----_',,-'\----._-- I i I I ~ j:;jz ~ ~ o§§" *=-0--, ~ -...... - ~ --"'--Jill _ ~ __ ~~ _ l:~ _ _ _ _::!_ -----" \-- "\Jl~~'.~'" Ir.! I ::~ I~.!'~; ":, ;~i --11=H rl " , ' 4,,"_,," ' I -;( f , : ~-CD LOWER FLOOR PLAN Q ~ .,fXJ Q ~ B·10'12" 10-0' _ 21'_71/2_ ,( / 'I 4'_,,:,' ~'-3 1/2" I ",G· ,( 0-\-- / I ~ < r Loft! Optional W'XGO' = Bonus Room IU~'R CARrEl "-=. rrrr:ou Lndrv.. f \....::IL m • Bdrm. #2 Off« o , ~ 0 , , , '~I .%:~i}~:t~ii~:~~~-· ~·l· "·0 'IZ-~"~'I I ltl--"----,f, --f~ Hall (~) CAo:FET 7j1'c··~1 I '----1, : .... '. 1 AI ! I '-..:::;J , I . cc._-C I i --=------..:..=_ o I'--- -~*-~-=~f 8-~ • Mstr. Bdrm. ~"'" I -----=----=------.--::---, 'i.. "'-- • o No. Oale ~~ ~--.- , .. -.-:-.. ". :,--~---~'" ~ MONSEF construction and design 7804 Grant Drive Everett, WA 98203 G)-.,LJ,---1----I,II~ -=~-= _ -~---5g , .'" ".,m'. '-1H'= _~_-~--~ ,I { '~,. ,,~ '}"7 '" ~ ,~--" -~-" -, -(,3' UPPER FLOOR P ." I ;;-" c ' ,( -ROO' (206)612-8647 ,OJ.. CAN r -_ •• - __ -.i-.::. www·mon"""""o.com « Q , I ~~ 8~ "' ~i Office ""'"' 10 I 71 'ni .~~ !il--- ~·6· ® ~:".IN:'L().?R PLAN ~2'-cr Kitchen Nook ""'"' '~'.O" ,OW<> I I I , ill ," , , I I , , II ., ! _.j i-;i . , ;0-' "' w:,;:'_~ Family H!N>1) Deck wr Memb,..." ,~ ~ ~- ~ ~ S z en 0 Q) l- E z LlJ 0 0:: I -0 > .c 00 0 ~ C Q) 0 -'" 0 CIl --' 0 0 '=t C') VARIANCE REQUEST Ot'RAnf ... !:LOOR PLANS ~ROJECT NO ISSUE DATE: OAAWN BY CHEC~D8Y A2.1 SCALE" 11017 Author 1/4"" 1'-0" .!!!llEi 12Xle SETS ME REDUCED~; SCAlE DRAWINGS ACCORDINGLY I I , , II , , II o 'I I I~i' ,~' ii , ' " . 7 111'" nM I , I , I; ~ II ~ Dono h Homes .~ ~ 3400 Lake WA Blvd, RENTON, WA ~ ~ w ---:c~--~ I! 'I I, --@ -0) ·8 '~~=u....J,---() , ~~!1'~~\1~~=lJ :--0 , ~ , ~' g~ !~\ "" 0. L/"'I I' -m -~.1'1 ' -C;'_' __ .·~. ®3D View from NorthEa5t 3~ 0~? View from SouthEa5t '~.' lJ ----= 0~ View from SouthWe5t ~---/ OCT 1 3 . lOll ~{~ - ~ ~ MONSEF construcbon and design 7804 Grant Dnve Everett, WA 98203 (2005)6,2_7 ",,0 mgJIl --~~~ ~ ;i VJ 0 Q) .... E z UJ 0 0:: I ~ J:: iii 0 ~ C ~ 0 ~ Cl • -' 0 0 .. M VARIANCE REQUEST 3d VIEWS ~ A2.3 .1I!1Il;, ..... Ifl>_"""'"""_ ou...E_~' " lIlt;, "~u~~© ~~' M ! I •.. UJ~ ~ it '<1M 'N01N3~ 'PAI8 '<1M .~el OOV!: W~ !I ': V)~ ~ uw ~ ~ " .' ~I ~ zw w ~o 5 N I sawoH L/ ouoa ~:il ~ .« II ~~ II i ~ ~ iO ~ ~ a; + ICJ~ClIU:Jg~.""'ll' / ( /1, KENNYDALE BEACH PARK I Q i ,~ / ____ ' -..J ..., • 1lJ f ! ;:: I '0 ' --.... / J..:.. " I / S2 r~-- '..::::: J ,I J:: I '_ I " C!) /'-' ';' Iff.' /1i.J/ ,"I /"</ ,2 , f::S '----lU I 6) --"N 35TH 5T-- LAKE WA5HINGTON / " '--">, /i j I ~Rinton-: g :_.==-=~N~ 3~TH_5T-.~. I 1 /1"" , I:' I: 2 :' I -~-'-.,.. •.•. "'.'/ I I' '~i " ",:: /--,:-....L_,_~i ~f! i i // II L_ : i : 1 1-'" ///1,1 -~'i I !PROJECT 5'ITE ' /j/-' I' !. ,'~-=-"'-"~" .2'_~.: L. • .I /. • " r -~---'-N i f / " , ' ., 33RD 5T ----. . ,-f / ., ... , • I \ ' '.' ' ---_. --1 / hI /.' ' " / . ,'--' / ;; I .. -=~ .. _' ... -' / ;/ , -I ------II' / -'~-, f ,c~__ : ; ___ ....1-__ _ --'-, -_. 1-- :t--t 'I --,-, 400-0" No. Data Description . '\\ ~~ MONSEF construction a nd design (206) 612·8647 paul@monsefdesign.com www.mons.efdesian.com Donogh Homes 3400 Lake Wa Blvd Variance Request Neighborhood Map PROJECT NO; 11017 ISSUE DATE: BUilDER, DONOGH HOMES LEGAL DESCRIPTION: IMPERVlOU5 COVERAGE: LOT COVERAGE: 'WJfC!~' of RentOff'WN BY, Author a 50'-0' 100-0' CONTA.CT SCOTT DONOGH PHONE: (20G) 730-0 I 14 EMAIl: 5cptt@o:;IOI1oohht?!!J<; •. net LOT 3, BLOCK 3, HILLMAN'S LAKE WAShiNGTON GARDEN Of EDEN NO. I, ACCORDING TO THE PLAT THEREOf RECORDED IN VOLUME I I OF PLATS. PAGE G3, LOT ARiA: 2.953 Sf LOT AREA. 2.953 SF IMPERVIOUS AREA. 2 I 9G Sf flOOR AREA I ,0;.14 SF COVERAGE: ~ COVERAGE: 374'1. 3400 LA"~"''''o.' 0'" A 1 3 RENTON, wA Jdl II ling IVISlon • PARCEll: 334210.0034 OCT 13 lUH SCALE: 1" = 100'·0" [R1~CC~~~~[Q) ~"'tA! 1:;(_-1:::: i___ ",.,,, o 'J ~'..-'~ ,-;, PM EI ~ , ? ... c', ~:1 ~--"'-- :1f , .1 I::: .:' ':~'=T:===::~~'; , , _ I:!:; ··10 I, : , oJ ered Porch DenK',ue-st Rm. ! I '-' 1 '--~-~. -, ~---l~---,----------1 ----".----'>.---. Ii ~ , I • i I' ~ 0--1\ -~!.!.-;~ -I---;;;--n J----~,;----J::t~"-rule IUJ ~~. , .. ~ CD ~~I<~ _~:,.o0R PLAN 9 8 ~ , '''~ .;,--'y '-' -~ 0-""~ n--~ ~ , t::::t "'8: ; 0' &t~- F'i !,lj'n"/" ' " ,b I" .'1' .,-:.;::.""!'-~" ~' j~' ',', ~,;~,,:,,, j ____ }?=~.::;)9 I, ' .. '" ,~ Hall 0 6d~'2 i\1 , ,';';'1:;""'-1', """ '\ 0 ,I' i": ' :', !',.' . , , ':~ ,II' ",' i 'I ! 0)H-l> " _ -Jj'-'I • ~,-, " --I • ~ (0 U----~ -MONSEF 'II '.' __ C.· '{ 'I' i ~'.. construcbOn and design ® ~E,~ :~~OR PLAN "c;:;===::::::: l,::.~ i .,...... .. '. .. ' ® ~_~:'~~~R PLAN , " ' "." _. ''"' Do" ". ,,.., "'.. ill' -~ 1 7B04 G ~_ 1:--'"0-Everett, WA 98203 1.' ,., ~ ,~""-, - ':-~~ ~ L--0 Z ,., -}- nrl "VV, l J LUll 1:2'/j~f~r;=nn ,.. (/J 0 Q) .... E z w 0 0: :r: -0 .<: > a; 0 '" C :;; 0 $ ~ Cl • ~ 0 0 ~ ~ VARIANCE REQUEST A2.1 V'··I'.q' . ..:m. ..... «TS_~""'"""'_.o<:<:<>IDOoOI.> • "=~!£U Wl£,[JJ ::;: 0.. '" N ,:..: o ,:..: ~ o ~ ~ / <' / / ill/ 1/' -+ \ IMPERVIOUS PAVERS \ -----l \ \ \ - \ \ \ \ -\- \ \ \ \ \ \ \ \~ \ \ \ \ \ ~~~r:n=;TITEi'Ti::;:r::r·I= .. ,3, ":" -:-0 ',\-.: ~" -;-' ',-"\ .. ~" ~ l' ~'--' , ~ ~ , , . " , , , .. .... , ' ,', ' 'I' " ,', .. , , , \,' " ,; f /, L.....;..",-,,-_ _. -1 .. -, , , , , , , : '/ /, 1""\,, \ \ @ -\ \ / / ( / I /1 / I / ~ § !zt ;s' 8 6 I.:::. ...• ; / EXISTING /' _;, / !.~_~~ BLOCK WALL ~ Ih=<~ ./ ! ':J 1"",,1// ·',',',','\'·'il l I,""\' ' , , , , , , , 1 V ' ' .. ' , ' " .. r, 1 ,// EXISTING ROCKERY ;; ~ if) % f:! -3 ; / / f / .... ; .. . . .,/ .' .. ... j' PROPOSED 25G8 SF RESIDENCE r- --__ .....I \ I''c',',',',\,'\ \ I, , -, ": \ 1 1 ~, , , , \ .. J , ~, , ", 1 1 ' .. , , , \': I ':""'~' i ···'(·\"'·"'''l: \, ~, , , , ., \ , , \ ' , , \ [ " , , , .. I \' " , \' , , '\ "",." \ ) 0) . '~ ..... ~,-: ' \, '. ' .... ! \ I\~' ::::'Z~ , .. y, ' ,I \ \ 1;' \ \ 1\ \ '\ \ '\ \ \ \ .. " " ~ , .. , 'I, -, ; \ ,,', .", ... , \' , : \ -:DJ'~~ , < -: .. >! \ ~' ,'--'-, ' )', ' ,'j , " \..."" " ' , ; " . -.--'r' - -,,-, , .. , "\ ... '" ~ ~~~'~"'~"'~"'~"I~"'~' "~ai~~~~~~~::~ ... '~'" ' .. ' .. ~ .. ' , 'i\ " \';, -,-~ ~.,J ,/" ~ ~, "\" I 1 \' < '"' • > &)cv < ~ ~ , < 0',_ v .0'. ". 0' .. ~ , , '/' . , , , ,~, , 0,, "C!\ / / I·:-'··..:.·~·'-~·..::.-·:.....·'-'---T--~;·--·"~ \ \ \ / \ -; ~ EXISTING BLOCK WALL~ RHODODENDRON \ \ ---L 1 1 \ / / 77f' / \ o ; / \ DONOGH HOMES / / / / CONTACT.. SCOTT DONOGH PHONE.. (20G) 730-0114 / & G'" 0'0 / LEGAL DESCRIPTION .. EX. HOUSE IMPE:"VIOUS COVERAGE .. LOT AREA .. 2.elS3 SF IMPERVIOUS AREA .. 2 I elG SF / \ LOT COVERAGE .. PROJECT ADDRESS .. LOT AREA .. 2,elS3 SF 3400 LAKE WA BLVD FLOOR AREA, I ,Oel4 SF RENTON, WA \ \ \ \ EMAIL: 5coU@donoghhomes.net LOT 3. BLOCK 3, HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN NO. I, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME I I OF PLATS. PAGE G3, COVERAGE .. 74.4% COVERAGE .. 37.4% PARCELH .. 334210-0034 \ \ \ "- '" \ \ No, Date Description .t?'=~., '-, (~~~, ~=~~ -f,'-"' 'rr ~. ~'-i I!;j -_.--'-, .. - ,l.,,-' -1""'_ -:.-< ~ .' --. MONSEF construction and design (206) 612-8647 paul@monsefdesign.com www.monsefdesian.com Donogh Homes 3400 Lake Wa Blvd Variance Request Landscape Plan City of Renton DI,..., .......... ; .... ,.... ni,t;C";f""\n _ ... ....--..,,,.J PROJECT NO: 11017 ,,"'... ... .., ., .. ~ ISSUE DATE: U~I 1;) (un DRAWN BY"" r.=,r;,r.= nil 170= '= Author ~AfU.2~ SCALE: 1" = 10'-0" • ~. -'""--"'"'--- 0) (~ () TYPICAL BUILDING MATERIALS ROOf CONSTRUCTION City of f' : ~ ton Planning C i. ;~ion i , I RDOI'INS :;UOU>"'G~AI"!~ ASI'l1"'-T5r.IN= ~o. OUlLD<NG P"ptR 5,,~ATHII<G PER 5<1EAAW"'-, %HfOULe rtt. MEAN ROOf HGl ..1-"'2.42 -~ ~~ 1N5Uv<TION OCT13,~' r':> ...... Al<5 ... ,~~tII~ 'N IR-38 VA~l~D) ~m 1/2' RtSA._ I'l\'WOOD ~:~ _ _ » _ L.Q~ --.!VL2 tr' r: --~ T.O. PL -LVL2 $ \,.""''',. "'I I -----i803'--~~ ~~~ -------""! = ],t1i;:O 7863'3l' lR1~~~~'(;;~[Q) F! OOR CONSTRUCTION IWORING flNI5M p~" PlAfl5 ----~~' '.'" i Ilrl=-.. em. :~--ID5Iil . ~~ ~ "wrrew"""oe 00~~~T ELEVATION -----~ ~;;:;jE==\iE~ ~=].~~~ TO. F'L -LVL2 $ ~ 1 ?Mt ---i6.03'- ·I~ ---, 1--=-'17P'~ s: ~I ,--=----::- ~-~~~~~Qf -_. PROf'Oo.ED ~l5nNG 0,~~~~~ ELEVATION (0 8 i ,.---'1 t-----a~~k$ il,it-=--~l \ TO. PL-LVlI D' ,--68.72 ,11 86_~1 89 I I , , , . ~ SlWLOOI'. 31'" "G("-YWOOD.COt\.In.YOl':~aUAll """"'~G ~"-"MG IN5VLAIION R_3D ~Arr SO!'rn 1/2' ~A'NN I'l\'WOOD EXTERIOR WALL CON5IRllerION 5IDL'lC;"-'''E",-,,"- SlIIDI"';Portlt, :;.MfA"""'; r ....... 'HG INSU'ATKJN ,~ 'OM ."~ IWHI1 "0 ~RJC~ MOlD) COf.N~R OOAR!l~ ,~, o I , ~AA.OI~ SlDING (~ORZ" v~n' rAA~U 'S#~G~""'R P!:R.51'",""WALI %H!:!lU,l 2.~ 51L05@ ". oc U ~ 0 ~-21 eAn .. ,~ltGRAl VM'OR """ltRltR '1Z"GW"l ~fAD 2_ .. 3. ~100l5OAAD !AMe· 2.4 SOu 2., .. 3. :;I()()I3OARl) 'N"'D~, 2.2 CU1!>1D1' 2.~. 2~ 2.'2.2",,2d ~ ~ __ ~,I I'I",I!!!U ,illliHli ill!WlIIUJ "I g - -'I': "!T'n", :l' =--I-~ =-: __ ' ,'I1i""iII . -~(:I 2 ,tI"\ -\~~E~ R9Qf.1!GT ~~~ ---~s-~: I~~,-~~~:.~~ .C; ~~~~~ '.~ =,~~, ~--:--~"11i"i'I11 ID \ .9.9S= r"'"1 T.O. PL -Lilli LJ "'A 7? ,I '_W''''''~_l§!' Q~~ijPJ!k I~ •• ~ If. " I " I "" I I --~_-'l ,. " ®,~~~TH ELEVATION • 1-.;"--~-------=-- llilll ~~ ::;sE>?~ ~. \ Ld H~,~--!HI =r:: .1L Jlr If ---T.O, FL f-~'6r-$ ru~~5;;~5~~~ ~ ~ ~~ -=~_~ ~ ~-=--_________ ~~~; $ I..:: III ~ ~ -1-+---=-= ------=---=--=----:--------:-~ ------~l-LVlLLI,,\ 'I - --68,72 ;;::p : I ~ 1!ln~ ~ l.evd I t'I" ~LI"\ 57.{;7 ~ " -, i-1-i L-..L:J =~-~t=-L: ,-1.::, -=l:::--~ _, CM In t=t==+=1 r------:--=1 c--::;.------1 t====1 IIJ } -, --... Gac;oqe~ ==!i=":"'lil~!I::==-'i=-=:I==III-=lll=--l ::I:~ III-ill-<.II! III, _I!! 1,1 1'-' 1!1 III "-' I" ",' 'I' -"'1""'--"1'--'11 1"'1111'1"'1'111 "1'''''-1 '1,48,002::1" I "i' I' I'I~'I' 'II ~ "I -, I 'II ilill 'T 'II I'i II' " il III. I 1,1 [,I ,,' ,'I "I I .,., ~,I I":,, , ,'","~ ":'-i i_I, ij.-!...il' ~-'l~11 ----'----I Ill.!..-I II!..--':' ~Ii IL " ;-lll-llr~lll:-in----!....i -If!I~;I~ill-. -111--=!II-=-1 !--I ----.J" -I!I-I'I~I::-,I!-'---I!I-:!-!!I~-'I!--I!------::'I' -=-: I-I'I--,!I=-[ G)0~ ,~A BLVD (WE5T) ELEVATION ~~-~ \ ',~' . ~ r ~ '-.--'I' --.~--,. , . MONSEF construction and design 7804 Grant Drive Everett, WA 98203 (206) 612-8647 paul@monsefdeSign.com 1tWW, monsefdflsiancom ~ en z 0 Q) l- E z UJ 0 0:: I '0 .c > III 0 ~ C 0 Q) -'" 0 C\J --' 0 0 <;t C") VARIANCE REQUEST ELEVATIONS PROJECT NO 11017 ISSUE DATE' PRAWN6Y: CriECKE06Y_ A2.2 SCALE, As Indicated '~12X18 SETS ARE REDUCEO~: SCALE DRAWINGS ACCOROINGl Y. :2 (l. <D ~ ~ ~ .... ~ o N co N en / ~. ~ ~ '-0 ;y £> cJ K ~ .'2 if) ff f! s "Q/ / I '.~.' /i / / ..... 1/ II ;1 .'./' ./ .. ' ...... . . -.... . . II ----+ . APPROX. ,~~. ,u ., g '" ,.-~~~~Zl;ij '':\: 7LA~ WA5HI!~T~ZN,> ,.,",. ,'. ,,/.:::;'~~~.\.' •• :>~/., [J,:Jj J .. ~ I Ii ~ ~ / ~ \ - \ 1>-' "t-'~ \ L ~89003')5'4"W J _ _ _ / ~"'__ ,'EX. I "-:. -----"t BLOCK / -\ \ \ 29'-0" \ -\-- \ \ \ \ \ 14'-3 1/2" -I-Ii I , , , } :\ , ~,-U~ \ \ 0' 0 ... , \lo \ \ \ \ I \ "-'U' DIl> iii \ \ \ / \ \ -\ @ UPPER FLOOR, SETBACK INTRUSION PER RMC 4-2-1 IODx4 / / ( / / W / / ~ "Y ---- \ \ \ \ \ I \( ~I\ SI \ ~ \ o IDI \ \ II " c5' Cl' \ \ I j / EX ROCKERY \ \ I \ \ \ -\" "1\ <!iJ-T----' I \ -13'-G 1/8" \ I; o I c EX, HOUSE / / I I \ BUILDER, DONOGH HOMES I I I CONTACT, scon DONOGH PHONE, (20G) 730-0 I 14 EMAIL: scott@donoghhomes.net ! / MAl N FLOOR, SETBACK INTRUSION PER RMC 4·2-1 IODx4 AV EXISTING GRADE, I 48.8+53.3+58.3+53+51 + 49.2/G ~ 52.2G ' T.L. 3342 I 0-003(; AV PROPOSED GRADE, , LEGAL DESCRIPTION, LOT 3. BLOCK 3, HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN NO. I, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME I I OF PLATS, PAGE (;3, SEE ELEVATIONS ~ 52.575 I IMPERVIOUS COVERAGE. LOT COVERAGE, LOT AREA, 2.953 SF LOT AREA, 2,953 SF IMPERVIOUS AREA, 2 I 9(; SF FLOOR AREA, I .094 SF COVERAGE, 74.4% COVERAGE, 37.4% PROJECT ADDRESS, 3400 LAKE WA BLVD RENTON, WA PARCEL#, 3342 I 0-0034 No. Date Description ~~\ f¥l!Ji:; 1:-;~iG~ MONSEF construction and design (206) 612-8647 paul@monsefdesign.com www.monsefdesian.com Donogh Homes 3400 Lake Wa Blvd Variance Request cif$iteFRlaliln Planning Division ULt 1 .~ ',n11 PROJECT NO: 11017 ISSUE ff,~Tgt'F:lSmlnfC'= DRAWN BY~ ==u rJ lSlQi A1.1 SCALE: 1" = 10'-0" a .-~------- No. Date -- City of Re:eton Planning Division OCT 1 3 lUll IRf ~ ((; ~llW'~ iQ) ------- ~'" -;--c-\ " t\ ~ • ", " ------=-.-. . . . MONSEF construction and design 7804 Grant Drive Everett, WA 98203 ®~D V lew from NorthEast CDt=.,~cC-.~----,-V-,le=-cw,,--,-fr,--,o,-,-m--,----,W-,--e=-:s=-.:t _____________ _ (206) 612·8647 paul@roonsef(jesign.com www.monsefaesiQn.rom ~ C/) Z 0 CD l-E z LU 0 0:: I "0 ..c > CO 0 ~ C 0 Q) -"" 0 <tl ...J 0 0 ~ C") VARIANCE REQUEST 3d VIEWS PROJECT NO 11017 ISSUE ~~'''. DRAWN BY. Author CHECKEOBY- A2.3 03D View from SouthEast ®,~~ View from SouthWest SCl\LE: • ~ 'ZX1B SETS ARE REDUCED 50%: SCALE DRAWINGS ACCOROINGL Y l ~ " --_ ~~"_-=~:-::;;~;:KJ)lfEfIl b---d I-d be--! (J)~ew from Lake Wa5hlng,--,-,to=-:n~B--,-,lv-=.d,----________ _ (3)~6~~: No. D.u. ~- Ci~y of Remon Planning Division OCT 1 3 iUil ~~CG~UIW'~1Q) '-~ ~.'. ,-~-. 1\" , ""-. ". ! i" ~-"--""",- MONSEF construction and design 7804 Grant Drive Everett, WA 98203 (206) 612-8647 pau!@mon5sfdesign_com www.monsefdesiaD.«Jm « $: (J) Z 0 Q) l- E z w 0 0:: I 1:J ..c > III 0 ~ c: 0 CI) -'" 0 <1l -' 0 0 '<t C') VARIANCE REQUEST 3d VIEWS PROJECT NO' 11017 ISSUE DATE: DAAWNBY. CHECKEDBV: A2.4 ,=, ""- '!fQll. 12X1a SETS ARE REDUCED 50%: SCALE DRAWINGS A,CCOROINGL Y. :;; D- r-- "' 00 '? ~ o S! ~ c; I ! KENNYDALE BEACH / PARK / / /~--JI f if .~ .at ,~ 2 !; .i: '(J) ,~ ~ / ~ LAKE WASHINGTON ;S , 1'1 / / I / jl jl.· ,.1 z ~' « "--- ~ Z ~ ::::l r j 1/ // . PROJECT 51TE J /./ ---r----, )" ;;1/ Ii . /11 . '/ I' . / I / . @ N 35TH 5T " N 34TH 5T N 33RD 5T , ./ +( I' J IC) 2010 KinIJ c,oun.y BUILDER, DONOGH HOMES /l it'! CONTACT, scon DONOGH PHONE, (20G) 730-0 I 14 EMAIL: scott@donoghhomes.net LEGAL DESCRIFTION, LOT 3, BLOCK 3, HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN NO. I. ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME I I OF PLATS, PAGE G3, I -1--1---+ 0" 50'-0" I 00'-0'" IMPERVIOUS COVERAGE, LOT COVERAGE, LOT AREA, 2,953 SF LOT AREA, 2,953 SF IMPERVIOUS AREA, 2 19G SF FLOOR AREA, 1,094 SF COVERAGE, 74,4% COVERAGE, 37,4% PROJECT ADDRESS, 3400 LAKE WA BLVD RENTON, WA PARCEL#, 334210-0034 400'-0" No. Date Description construction and design (206) 612-8647 paul@monsefdesign.com www.monsefdesian.com Donogh Homes 3400 Lake Wa Blvd Variance Request Neighborhood Map City of Renton PI,mnino Division PROJECT NO: , nrT 1 I) '101 11017 U""" I v ...... i ISSUE DATE: DRAW\t~re;-iP" rc: n \\n rc; ~ Author U,Hb 1816 U >:i 6 l!=lI A1.3 SCALE: 1" = 100'-0" / -, I ~. ~ ,,'" '" :5' ,f? 6 '" :; iO U) % / / / EXISTING BLOCK WALL / -+ IMPERVIOUS PAVERS ----l \ \ I I ;\.: 1II/1I;h 11',\1 1 : ~®, "",,,,,,, I~' ... £l'~0:,'" -.~ -- \ --\--- I I I \ I~_ \ \ ~L·-·1 \ . . . .I' .\ . . I. . i I .. . .. 1// · . . . . \ . ... . III I' . .. \ - l \ @ -\ \ / / ( / I I I / -, ···\····M'I' . . . . I L' '. ' '. \ /' (/--EXISTING ROCKfRY 1 ' .' I' j No. D ... Description ~ GeTI:q]~~~ MONSEF construction and design f / / / / / / f'ROf'05ED 25GB Sf RE5IDENCE r- I t· . .. . I" III · I\;' .!, I':; .'. "I'.!~I; i J I . 'I' \. (206) 612-8647 oaul@monsefdesign.com www.monsefdesian.com I; / ___ ---1 \ \. . l .: '. \ '. : h I' 3~ J I,: : : . ~I' :-1 \ ...... ·1 \ .,. , . \ -;\ .... '1 I· . , . -< .... .\' .: • 'DEC . . •. ! r·· .~ . \ .... \.: \ . • . \' , ·1 I \ \ ~ ~ I , \ \ Donogh Homes I; I; / / (} / / -; I,:' . \." .. ~.. ______ -.1' ... , . "'-~_IC~" '_ " . -.----' / .. ~t-'-~~1·_, '-, _,', ;: ___ -.-. ~ ' .... eryCV. , . . . /. . .. 'J'" . . , ./. .--~~ .. ~ .. -.. ,,~.;-' .. '-''--''-'.'':' .. :'''.: . , .. " .. , \ <J\ •• ,<J\. ,,<J\ • '\' • \ • ' <Y\ -.-;-.:",:\,.,1, / / / I / / ~ \\1 ,-'~~ EXISTING BLOCK WALL RHODODENDRON " L _ f I t" c' ~.\-.' / LEGAL DESCRJf'TION, // E"_ "O!J::.E /1 IMPERVIOUS COVERAGE: / LOT COVERAGE, ~ 3400 Lake Wa Blvd \ \' I I " \ , Variance Request 0;:, I \ \\\~ I \ \ \ Landscape Plan PROJECT NO: 11017 City of RentonsSuEDATE PROJECT~ing Division-~O;;;RA;;W=N;;;BY-;C, ------A,-u-,th-o-' BUILDER" DONOGM HOME5 LOT 3, BLOCK 3, MILLMAN'S LAKE WASMINGTON GARDEN Of EDEN NO. I. ACCOR()jNG TO TME PLA.T mfREOf RECORDED IN VOLUME I I OF PLAT5. PAGE G3, LOT AREA 2,953 SF LOT AREA 2,953 Sf 3400 LAKE WA BLVD A1.2 CONTACT, SCOTT DONOGH IMPERVIOUS AREA: 219G Sf FLOOR. AREA: 1,094 SF RENTON. WA f'MONE, (2aG) 730-0114 EMAIL' 5cQtt@donwhi"lomesnet COVERAGE, 74.4% COVERAGE, ~ 'ARCE", 334ilb.bo143 1011 SCALE: 1"= 10'-0" [R{~~~il'W~iQ) Charles P. Wittmann 907 N 34th Street Renton, WA 98056 tel: (425) 228-7012 (party of record) Josh Hawes PARTIES Of RECORD JOSIAH'S VARIANCE LUAll-081, V-A Scott Donogh Donogh Homes 1745 Nile Avenue NE Renton, WA 98059 tel: (206) 730-0114 (owner) Paul Monsef Monsef Construction & Design 5100 65th Drive NE Marysville, WA 98270 (contact) 3318 Lake Washington Blvd N Renton, WA 98056 tel: (425) 890-3697 (party of record) Updated: 11/09/11 (Page 1 of 1) \ CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: January 26, 2012 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office r I Project Name: Josiah's Variances I LUA (file) Number: LUA-11-081, V-A Cross-References: AKA's: II Project Manager: Gerald Wasser II Acceptance Date: October 27, 2011 Applicant: Scott Donogh Owner: Same as applicant Contact: Paul Monsef, Monsef Construction and Design PID Number: 3342100034 II ERC Decision Date: ERC Appeal Date: Administrative Approval: December 29, 2011 Appeal Period Ends: January 13, 2012 Public Hearing Date: Date Appealed to HEX: By Whom: HEX Decision: Date: I Date Appealed to Council: I By Whom: I Council Decision: Date: I Mylar Recording Number: I II Project Description: Application requesting approval of Administrative Variances from RMC 4-2- I 1l0A regulating front yards, rear yards, side yards along a street, and building coverage for I primary and attached accessory structures; and from 4-2-110DA.c regulating the height of uncovered steps in the R-8 zone. 1Ll.,j Location: 34XX Lake Washington Ai..~llue N Comments: City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: a .......... . ~--' JUl'YLI (.; LRv, COMMENTS DUE: NOVEMBER 10, 2011 APPLICATION NO: LUA11-081, V-A DATE CIRCULATED: OCTOBER 27, 2011 APPLICANT: Scott Donogh PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Josiah's Variances PROJECT REVIEWER:.Arfl~.l SITE AREA: 2,953 square feet EXISTING BLDG AREA (gross): N/A v LOCATION: 3400 Lake Washington Blvd N PROPOSED BLDG AREA (gross) 2,568 square feet SUMMARY OF PROPOSAL: The applicant is requesting approval of Administrative Variances from RMC 4-2-110A regulating front yards, rear yards, side yards along a street, and building coverage for primary and attached accessory structures; and from 4-2- 110D.4.c regulating the height of uncovered steps in the R-8 zone. The applicant is proposing to construct a 3-level, 2,568 sq. ft. single-family house on a 2,953 sq. ft. parcel. The variances would be to allow for: 1.) A 9-ft. front yard setback when a minimum IS-ft. front yard setback is required; 2.) A 13.5-ft. rear yard setback when a 20-ft. rear yard setback is required; 3.) A 5-ft. side yard along a street setback where a IS-ft. side yard along a street setback is required; 4.) steps exceeding 18 in. in height within a side yard along a street setback; and 5) building coverage of 37.5% when 35% or 2,500 sq. ft., whichever is greater, is required. Access to the proposed single-family residence would be via a new driveway from Lake Washington Blvd N. A. ENVIRONMENTAL IMPACT (e.g. Nan-Code) COMMENTS Element 0/ the Probable Probable More Environment Minor Major In/ormation Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Mojor Information Impacts Impacts Necessary farth ~ousinq Air Water Plants Land/Shoreline Use ~ ~ Animals Environmental Health Public Services Energy/ Natural Resources ;';' ,i IYIll <p 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional in/ormation is needed to properly assess this proposal. Datl I DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE VARIANCE REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Exist. Bldg. Area SF: Site Area: December 29, 2011 Josiah's Variances Scott Donough Donough Homes 1745 Nile Avenue NE Renton, VVA 98059 Same as above Paul Monsef Monsef Construction & Design 5100 64th Drive NE Marysville, VVA 98270 LUAll-081, V-A Gerald VVasser, Associate Planner CONC~% NAME I,!NITIA1JOATE ~~ IN n;(,by U1 '0 1.";,"17 y-;. ,A:); . /Z. , Lr~ 1111'<, " /" 'J I C1. ~ If, The applicant is requesting approval of four Administrative Variances from RMC 4-2-110A regulating front yards, rear yards, side yards along a street, and building coverage for primary and attached accessory structures; and from 4-2-110D.4.c regulating the height of uncovered steps in the R-8 zone. The applicant is proposing to construct a 3-level, 2,568 sq. ft. single-family house on a 2,953 sq. ft. parcel. The variances would be to allow for: 1) A 9- ft. front yard setback when a minimum 15-ft. front yard setback is required; 2) A 13.5-ft. rear yard setback when a 20-ft. rear yard setback is required; 3) A 5-ft. side yard along a street setback where a 15-ft. side yard along a , street setback is required; and 4) steps exceeding 18 inches in height within a side yard along a street setback. Access to the proposed single-family r~sidence would be via a new driveway from Lake VVashington Blvd North. 3400 Lake VVashington Boulevard North N/A 2,953 sf Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): Total Building Area GSF: 1,094 sf 2,568 sf WAll-OBi, V-A DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE VARIANCE REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: Project Name: Owner: Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Exist. Bldg. Area SF: Site Area: December 29, 2011 Josiah's Variances Scott Donough Donough Homes 1745 Nile Avenue NE Renton,VVA 98059 Same as above Paul Monsef Monsef Construction & Design 5100 64th Drive N E Marysville, VVA 98270 LUAll-081, V-A Gerald VVasser, Associate Planner The applicant is requesting approval of four Administrative Variances from RMC 4-2-110A regulating front yards, rear yards, side yards along a street, and building coverage for primary and attached accessory structures; and from 4-2-110D.4.c regulating the height of uncovered steps in the R-8 zone. The applicant is proposing to' construct a 3-level, 2,568 sq. ft. single-family house on a 2,953 sq. ft. parcel. The variances would be to allow for: 1) A 9- ft. front yard setback when a minimum 15-ft. front yard setback is required; 2) A 13.5-ft. rear yard setback when a 20-ft. rear yard setback is required; 3) A 5-ft. side yard along a street setback where a 15-ft. side yard along a street setback is required; and 4) steps exceeding 18 inches in height within a side yard along a street setback. Access to the proposed single-family residence would be via a new driveway from Lake VVashington Blvd North. 3400 Lake VVashington Boulevard North N/A 2,953 sf Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): Total Building Area GSF: 1,094 sf 2,568 sf WAll-OB1, V-A City of Renton Department of Commw , Economic Development JOSIAH'S VARIANCES Report of December 29, 2011 Project Location Map I B. PROJECT DESCRIPTION/BACKGROUND: 71inistrative Variance Report & Decision WAll-OBI, V-A Page 2 of9 The property located at 3400 Lake Washington Boulevard (APN 33421000340) is a vacant 2,953 square foot lot in the R-8 zone_ The site slopes upward at 24 percent from its frontage along Lake Washington Boulevard. An unimproved right-of-way for North 34 th Street abuts the subject property on the north. In order to make efficient use of this small, sloping residential property for the ultimate construction of a 2,568 square foot single-family house, the applicant is requesting a total of four variances from the requirements for: 1) front yard setback; 2) rear yard setback; 3) side yard along a street setback; and 4) steps exceeding 18 inches in height in a side yard setback along a street. WAll-OBl, V-A City of Renton Department of CommUf, . Economic Development JOSIAH'S VARIANCES Report of December 29, 2011 'TIinistrative Variance Report & Decision WAll-OB1, V-A Page 3 019 Variance request 1 would allow a front yard setback which would be as little as 9 feet where a minimum of 15 feet is required (RMC 4-2-110A). To accommodate the direction of slope of the existing topography and to limit the amount of site grading, the applicant is proposing this smaller than required front yard setback. The smallest (9-foot) front setback would be at the northwestern portion of the property. The submitted site plan indicates that the setback from the front property line to the face of the proposed garage would be approximately 30 feet. Variance request 2 would allow a 13.5-foot rear yard setback where a minimum of 20 feet is required (RMC 4-2-110A). The sloping topography and the small size of the subject property limit usable rear yard space. The submitted elevations indicate that the proposed single-family house would be oriented to the west with views of Lake Washington. The rear elevation of the proposed house would have a deck at the second level at its southeastern corner. The proposed house would have no direct access to the 13.5-foot rear yard. Variance request 3 is for a 5-foot side yard setback along a street where a minimum of 15 feet is required (RMC 4-2-110A). The subject property abuts the unimproved right-of-way for North 34 th Street on the north. While it is unlikely that this right-of-way will be improved, City code requires the minimum 15-foot setback. The upward sloping topography, the small size of the subject property, and the fact that the right-of-way for North 34 th Street in this vicinity will probably not be improved are contributing factors in the applicant's request for a smaller than required side yard setback along a street. Variance request 4 would allow steps exceeding 18 inches in height within a side yard setback along a street (RMC 4-2-11OD.4.c). City code requires that uncovered steps and decks not exceed 18 inches in height within side and rear yard setbacks. Because the applicant desires more than outside doors to the proposed residence, the sloping topography of the site, the small lot size, and the fact each level of the proposed house would "stepped" up the slope, this requested variance would allow uncovered steps that exceed 18 inches in height within the northern side yard setback along a street (unimproved right-of-way of North 34th Street). Staff initially thought another variance for greater than the allowable building coverage was required and public notice included a description of such variance. However, because the building coverage is less than 2,500 square feet (1,094 square feet), the proposed structure is in conformance with the building coverage development standard for the R-B zone. Access to the proposed single-family house would be via a new driveway from Lake Washington Boulevard North. WAll-G8l, V-A City of Renton Department of Commur, JOSIAH'S VARIANCES Report 01 December 29, 2011 I C. EXHIBITS: Economic Development The following exhibits are entered into the record: Exhibit 1: Site Plan (received October 13, 2011) Exhibit 2: Aerial Photo Exhibit 3: Zoning Map, Sheet C4 W Y, Exhibit 4: Elevations (received October 13, 2011) ninistrative Variance Report & Decision WAll·OBI, V·A Page 4 019 Exhibit 5: Letter from Charles P. Wittmann (received November 4, 2011) Exhibit 6: Memo from Joshua and Deanna Hawes (received via email November 10, 2011) I D. FINDINGS: Having reviewed the written record in the matter, the City now makes and enters the following: 1. Request: The applicant requests approval of four administrative variances. The variances would be for less than the required front yard, rear yard, and side yard along a street setback, for steps greater than 18 inches in height within a side yard along a street setback. 2. Administrative Variance: The application materials submitted by the applicant comply with the requirements necessary to process a variance request. The site plan is attached as Exhibit 1. 3. Existing Land Use (Exhibit 2): North -unimproved street right-of-way and single-family residences (R-8); South -single-family residences (R-8); . East -single-family residences (R-8); and West -Lake Washington Boulevard North. 4. Zoning: Residential-8 dwelling units per acre (R-8) zoning (Exhibit 3). 5. Topography: The property slopes upward from southwest to north and northeast at 24 percent. 6. Lots and Building Size: The total area of the lot is 2,953 square feet and the proposed building would be 2,568 square feet in three levels with a footprint of 1,094 square feet. Building coverage would be approximately 37.5 percent. 7. Public Comment: Comment letters were received from two neighboring property owners and those letters are attached as Exhibits 5 and 6. The letters express concerns over conformance with the required Variance criteria, the proposed reduction of required setbacks, drainage issues, the size of the proposed house, lack of investigating other building options, and the impact ofthe project on the surrounding community. WAll·OBl, V·A City of Renton Department of Commun. . Economic Development JOSIAH'S VARIANCES Report of December 29, 2011 i E_ CONSISTENCY WITH VARIANCE CRITERIA: ninistrative Variance Report & Decision WAll-OBI, V-A Page 5 of 9 Section 4-9-2508.5.a lists 4 criteria that the Planning Directar is asked to consider, along with al/ other relevant information, in making a decision on an Administrative Variance application. These include the fol/owing: The Planning Director shall have authority to grant an administrative variance upon making a determination, in writing, that the conditions specified below have been found to exist: a. That the applicant suffers 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 the proposed project site is a very small (2,953 square foot) legal lot in the R-B zone where there is currently a minimum lot size of 4,500 square feet. Because of sloping topography and the size of the subject property, without the requested variances it would be extremely difficult to construct a single-family house which would be an asset to and provide living space commensurate with other developed properties in the neighborhood. Furthermore, the applicant believes that without the requested variances it would not be possible to comply with current design standard regulations. The applicant states that conformance with required setback requirements would necessitate the construction of a 3- story house which would be a trapezoid in shape with the narrowest side being 13 feet wide and with all sides averaging 21 feet in width. The property contains primarily sloping topography with slopes up to 24 percent. The irregular shape of the site and the fact that it abuts public rights-of-way on two sides (lake Washington Boulevard North and North 34 th Street) further constrains the use of the property. Therefore, staff concurs with the applicant that an undue hardship exists because of special circumstances applicable to the subject property for the four requested variances. It should be noted that two neighboring property owners oppose the granting of the variance requests. The concerns of those property owners are contained in Exhibits 5 and 6. Those neighbors cite that deviation from Code specified development standards were adversely affect the surrounding neighborhood; and, that the current owner, because of his experience 'as a builder, is aware of the site's limitations and should not be granted the variances requested. Staff disagrees with these neighbors for the reasons cited in the concurrence paragraph above. b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: The applicant contends that the proposed setbacks and building coverage would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is situated. The applicant states that even though a 9-foot front yard setback is requested for the front of the proposed house, the face of the proposed garage would be approximately 30 feet from the property line at lake Washington WAll-OBl, V-A City of Renton Department 0/ CommUi j Economic Development JOSIAH'S VARIANCES Report of December 29, 2011 'ministrative Variance Report & Decision WAll-OB1, V-A Page 6 of 9 Boulevard North. The applicant believes that the length of the proposed driveway would preclude traffic safety issues associated with the proposed project. Staff has reviewed the submitted site plan (Exhibit 1) indicating that a patio is proposed within the lake Washington Boulevard North right-of-way. With a condition of approval requiring removal of the proposed patio from the right-of-way, the proposed project would not be detrimental to the public welfare. Therefore; staff suggests as a condition of approval that the applicant be required to submit a revised site plan which indicates that there will be no encroachments into public rights-of-way. Additionally, the proposed driveway may interfere with the existing fire hydrant in the public right-of-way at the front property line. Therefore, staff suggests as a condition of approval that the applicant indicate the location of the existing fire hydrant on a revised site plan. The revised site plan must also show that the proposed driveway will not interfere with that hydrant (including the 5-foot clear zone around the hydrant). Staff concurs with the applicant that the granting of the requested variances will not be materially detrimental to the pUblic welfare or injurious to property or improvements in the vicinity and zone in which the subject property is situated. It should be noted that neighboring property owners disagree with the above analysis (Exhibits 5 and 6). Those neighbors state, in part, that their views, privacy, the area between houses, and property values would be compromised by the proposed variance requests. While staff cannot comment on property values, the other factors that the neighboring property owner raises are common in the vicinity of the proposed project as well as other hillside areas with down slope view sheds. The neighbor immediately to the south of the proposed project states views and privacy would be affected by the proposed reduced front yard setback. However, a review of the submitted site plan by staff indicates that the portion of the proposed project closest to the neighbor's property is the portion of the proposed house which contains the garage and is setback from the front property line by approximately 30 feet. Therefore, staff believes that no substantial reduction in that neighbor's views to the north from the front of his house would be experienced. This neighbor also cites excessive lot coverage as a reason for opposing the variance requests. As noted in Section B, Project Description/Background, above, the proposed lot coverage is in conformance with the required standard for lots in the R-8 zone. The neighbor to the south also states opposition to the proposed 13.5-foot rear setback because of perceived privacy issues. The 30-foot allowable height limit would not be exceeded by the proposed project. Staff believes that even if the required 20-foot rear yard setback was adhered to, because of site topography, the potential for views into the neighbor's back yard would still exist. Views into that backyard also exist from other properties upslope and to the east. 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 will 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 located. The applicant cites variances (lUAll-062) which were granted for the property located at 3415 Burnett Avenue North. The approval of lUAll-062 allowed for a reduction of the rear yard setback and uncovered steps greater than 18 inches in the rear yard setback along lake Washington Boulevard north. WAll-OBl, V-A v City of Renton Department of Commul. • Economic Development JOSIAH'S VARIANCES Report of December 29, 2011 71inistrative Variance Report & Decision WAH·OBI, V·A Page 7 of 9 It should be noted that the property owner to the south disagrees with the above analysis. That property owner states the subject property was purchased at a substantial discount because of constraints on development potential created by the City's development regulations. The property owner to the south further states that the applicant did not exhaust all possible alternatives. Staff cannot speculate on the reasons for real estate purchase costs nor whether every possible alternative has been considered by the applicant. Other properties in the same vicinity and zone have received similar setback variance approvals and because the applicant is following appropriate procedures specified in City Code, that the requested approval would not constitute a grant of special privilege. Other properties in the same vicinity and zone would likely be granted similar variances. d. That the approval as determined by the Planning Director is a minimum variance that will accomplish the desired purpose: The applicant contends that the request is the minimum variance that will accomplish the desired purpose. Staff agrees with the applicant and supports the variance requests. The requested variance would accomplish the applicant's goal of constructing a single·family residence on a very small legal lot with amenities commensurate with other properties in the vicinity. Therefore, the requested variance is the minimum that will provide a usable rear yard on a small sloped lot through the use of decks. I F. CONCLUSIONS: 1. Zoning: The proposal would meet the development standards of the R·8 zone with the exception of the front, rear, north side along a street, and steps greater than 18 inches in a side yard along a street. 2. Administrative Variance: The applicant's proposal meets the four criteria to be considered in making a decision on variance requests as specified in RMC 4·9·250B.5: a)The applicant suffers an undue hardship and the variance is necessary because of special circumstances that apply to the property; b)The granting of the variance is not materially detrimental to the public welfare or injurious to the property or improvements in the surrounding area; c) The approval is not a grant of special privilege; and d) The approval is the minimum variance necessary to accomplish the desired purpose. 3. Existing Surrounding Land Uses: The proposal will not result in changes to existing land uses which are single·family residential. 4. Topography: The project will not impact any sensitive slopes or result in extensive grading. 5. Building Proposal: The proposal would result in the construction of a single·family house with an attached garage (Exhibit 4). 6. Recommendation: Staff recommends approval with conditions of the requested variances from RMC 4·2·110 and 4·2·110D to allow front yard, rear yard, side yard along a street setbacks, steps greater than 18-inches within a side yard setback, as well as lot coverage as presented in Exhibit 1. WAll·OBl, V·A City of Renton Department of Commur, . Economic Development JOSIAH'S VARIANCES Report of December 29, 2011 I G_ DECISION: 11inistrative Variance Report & Decision WAll-OB1, V-A Page 8 of 9 The Administrative Variances for Josiah's Variances, File No. LUAU-OS1, V-A, are approved and are subject to the following conditions: 1. The applicant shall submit a revised site plan which indicates that there will be no encroachments into public rights-of-way for review and approval by the Planning Division project manager prior to issuance of building permits. 2. The applicant shall indicate the location of the existing fire hydrant along the front property line on a revised site plan which shall be submitted for review and approval by the Planning Division project manager prior to the issuance of building permits. The revised site plan must also show that the proposed driveway will not interfere with that hydrant (including the 5-foot clear zone around the hydrant). DATE OF DECISION ON LAND USE ACTION: SIGNATURE: C.E. "Chip" Vincent, Planning Director Planning Division TRANSMITTED this 29th day December, 2011 to the Owner/Applicant/Contact: Scott Donough Donough Homes 1745 Nile Avenue NE Renton, WA 98059 Paul Monsef Monsef Construction & Design 5100 64 th Drive NE Marysville, WA 98270 TRANSMITTED this 29th day of December, 2011 to the Party{ies) of Record: Josh Hawes 3318 Lake Washington Boulevard Renton, WA 98056 Charles P. Wittmann 907 North 34 th Street Renton, WA 98056 TRANSMITTED this 29th day of December, 2011 to the follOWing: Neil Wotts, Development Services Director Larry Meckling, Building Official Kayren Kittrick, Development Services Fire Marshal Jennifer Henning, Current Planning Renton Reporter WAll-08l, V-A I z.{ 'Z,tf{ut ( Date City of Renton Department of CommUf, . Economic Development JOSIAH'S VARIANCES Report 01 December 29, 2011 7linistrative Variance Report & Decision WAll-OS1, V-A Page 9 019 H. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION The administrative land use decision will become final if the decision is not appealed within 14 days of the effective date of decision. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on January 13, 2012. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be Dbtained from the Renton City Clerk's office, Renton City Hall- 7th Floor, (425) 430-6510. Appeals must be filed in writing, together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RECONSIDERATION: Within 14 days of the effective date of decision, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. EXPIRATION: The variances approval will expire two (2) years from the date of decision. A variance one (1) year extension may be requested pursuant to RMC 4-9-250B.17. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex 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 ofthe appeal by the Court. WAll-08l, V-A ~ ~ ;;; ~ I / <:' J) s J! ,8 6 '" ); i' l !:? .:r /, .. --+ __ I , \ -+- I ,--\ --I @ I / I I II I , , , I , UPPER FLOOR: SETBACK INTRUSION PfRRMC"'·2_110lli4 / I I . I I /1 29'-0" 14':3 1/2' C'} ;"'~ '\~~ ,~ i'h~~f-~/·c\': --15~~/~-~c{!\~ _-0_ . "-.' ~ \.).., \ 'I 'h'---'-:---,f--'-,'j~-~y 3('\'2 10-up34 ,I- T '2 '%3 SF ' V-I o)',~ ~--'t:+-r 7' \ \ I k : , \ PROf'OSED 25~8 Sf' \ II I \,1 RfSIDENCf \ : l ~ . \ \ I! : \ \'~/M~IN. rf' :.58.72 '?-'--4J \ '~G~~ , ~. ", ".:. / \ ''-~ ..:..... L -l \ Ii \ ' ~ . .',1' -L ,t., ' IIS3,3Ji,Y' IY ", U t:t=-: ........ \-~~ / t '-"-~-=-. ~ 'u. b ~U\ '-ll,&-~ ,.. .,.. 0 "J .... ' _If'I .' 1 __ ~N89 ,'4W' I G875' \U1 11'1\ \ If) '~~_e:~<::>~'P-c~ .,. ... 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I Of PLATS, PAGE 63, IMI'ERVlOU5 COVERAGE: tOT COVERAGE: LOT AA£A: 2,953 51' LOT AR£A 2.953 Sf IMPERVIOUS ARtA, 2 I 96 Sf fLOOR AREA: 1.094 Sf COVERAGE: ~ COVERAGE: ~ 3<OOlNJ'wABlVD A1 1 RENTON, WA ,-<) 'I 1',) nCI 1" U .. PARCELl: 33421 O-Ob34 . SCAlE: 1" = 10'-0" Ii";, bc::.·~' ,-f"" if; \1 'c''1;"!''''' !I \1 .r"'p l_ \'-..;;7 ~, \ \, ..!:.=< l.b!J RENT~ 149.0 City c:J Renton, Washington LUA11-081, V-A Josuah's Variances o 74.51 , , 149.0 Feet = This map is a user generated static output from an Intemet mapping site and Is for reference only . Data layers that appear on this map may or may not be accurate, current, or otherwise reliable, THIS MAP IS NOT TO BE USED FOR NAVIGATION Lakes and Rivers 0 Parcels • Renton Fire Hydrant • Other System Fire Hydrant Street Names Rights of Way Streets Roads Jurisdidions ........ OMY_ '-Kon 0 Kingc-ty Mercw IIIInd m New<a ... >< RENTON ::c SeaT .. 1-4 ...... OJ T ....... 1-4 Aerial (March 2010) -4 • Red: e.w_, N ( 1 • Green: e.w_2 j • Bkw. B.KL3 @l8.S" X 11" o Notes Enter Map Description r I I !R-B i 1 t II ! r iii i I ,R-B! iii I ,-" . I iU I .... :!! : J' i: : "i'T'T':"! ':' i ",!! ~2l')"~ R~81 ')""""/ ... 1... ...... 'N' I ' ! ; I Ii. ! -' r I' ,.' R-B I I, . _ .. - ZONING MAP BOOK D4 -05 T23N R5E W 112 PW TECHNICAL SERVICES PRINTED ON 11/13/09 ll .. ""."'""'~. arapNt ,._ .... ,Ion. 00' --"'......., .... ,"'I< .... ~-.., .... ...,...-... _too .. of' ... doO._ l1"'m.p .. "' .. o ... d""''''IOI'pIoy'"rp .... onl~ .:11,.... .. -"--, ... _."." . ·,·~·~lf?i!iiBlJ;~:I1 ~~ t ) 0 200 400 I L I I Feet 1:4,800 EXHIBIT 3 CL • I r-·---- --j .... I i----- ·······RF.::F ---"";'.- ;r--''-1 (") ""' .... N '"l N ""' 2! I a; I t"J __ L ... t"J R-l .... t:l RC C4 32 1'24N R5E W 112 5432 RESIDENTIAL ~ (RC) Resource Conservation ~ (R-1) Residential 1 dulac ~ (R-4) Resldentla14 dulac ~ (R-8) Residential 8 dulac ~ (RMH) Residential Manufactured Homes ~ (R-lO) Resjdentiall0 dulac B (R-14) Residential 14 dulac I RM-rl (RM-F) Residential Multi-Family IRM-T I (RM-T) Residential Multi-Family Traditional IRM-U I (RM-U) Residential Multi-Family Urban Center MIXED USE CENTERS @J (CV) Center Village luc-NlI (UC-Nl) Urban Center -North 1 IUC-N<!I (UC-N2) Urban Center -North 2 @J (CD) Center Downtown COMMERCIAL §] (COR) Commerctal/Office/Resldentlal @] (CA) Commercial Arterial @] (CO) Commerctal Office ~ (CN) Commercial Neighborhood INDUSTRIAL W (IL) Industrlal-Light [EJ (1M) Industrlal-Medium 00 (IH) Industrial -Heavy _____ Renton City Umils ___ Adjacent City Umih KROll PAGE PAGE# INDEX SfCTITOWN/MNGE 0-- 0- II \1M 'N01N3<l 'PAI8 \1M a~el C w IEXHIBIT 4 II l-------=s=aUJ-,-,-occ-H,---4'"'jLU~,c=;UU-=-----1 I 0--- , , II , , II , , t I I I z z 0 0 ~ ~ frJ > --' ~ lU lU~ :r:, 1-; ~~ ~. 0' lUI zl .. '" 907 N. 34'" St Renton, W A 98056 November 2, 20 II City of Renton CED, Planning Division 1055 S. Grady Way RentOn, WA 98057 Attn: Gerald Wasser, Associate Planner Re: Josiah's Variances! LUAll-081, V-A Dear Mr. Wasser; \EXHIBIT lSi City Of R P1ann· enton tng o· IVisio n Nov -.j ~Ol/ I am strongly opposed to the following requests for deviation for proposed variances @ 3400 Lake Washingtoo Blvd. N. I. A 9 ft. front yard setback when a minimwn 15 ft. front yard setback is required. 9 ft. front yard setback is not acceptable. The raiowater and storm water runoff on to Lake Washington Blvd. is a well known problem A 9 ft. setback will only exacerbate tbe problem by . reducing any front yard permeation effect. In addition, 9 ft. is less than the length of an automobile .. The new driveway from Lake Washington Blvd. N. will not accommodate tbe length of a vehicle. The vehicle will protrude out into tbe designated bike lane and be a hazard to pedestrian, bicycle and vehicular traffic. Incidentally, there is no parking in front of the house because of the fire hydrant location. 2. A 5 ft. side yard along a street setback where 15 ft. side yard along a street is required. I oppose this request for deviation. If it is granted, you can be assured the two building lots to the east, and abutting this property, will also request similar variance. Houses set too close to the property edge impact the whole neighborhood. It affects privacy and visibility. We are a single family residence neighborhood, not a condominimn neighborhood. This variance would send a signal to all that 5 ft. from the line is normal. I would appreciate being informed as this application progresses through your office. Very truly yours, ~f.'W~ Charles P. Wittmann IEXIHIBIT~ To: Gerald C. Wasser, Associate Planner From: Joshua and Deana Hawes Regarding: Response to Application of Variance request • Project # LUAll-081, V-A • Project Name: Josiah's Variances City of Renton Planning Division Address: 3318 Lake Washington Blvd. N., Renton, 98056 -We are the homeowners directly adjacent and to the south of the subject property. We did not receive notice of this land use action in the mail and will be significantly impacted by the proposed action. We built our home beginning July, 2010 and occupied the home in February of 2011. I have provided feedback on each of the decision criteria below and a few additional items below: 5. Decision Criteria: Except for variances from critical areas regulations, the Reviewing Official shall have authority to grant a variance upon making a determination in writing that the conditions specified below have been found to exist: (Amd. Ord. 4835, 3-27-2000) 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 Gode is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; Response: The subject lot was purchased recently (within the last 6 months) at a significant discount to a typical view lot price specifically due to the expected limitations of the home size due to the required setbacks. The purchaser and applicant is an experienced builder, has worked within the City of Renton previously, understood and understands the setback requirements and were aware of the setback limitations and its impact. With a full understanding of the existing limitations the applicant knowingly and deliberately still chose to purchase the lot. Additionally a house of substantial size can be built on this lot without any reduction of the existing code required setbacks. With a clear understanding of the setbacks prior to purchasing the lot and the ability to construct a house of consider size no "undue hardship" has been experienced by this builder and lot owner. 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; Response: In 2010, we purchased the lot directly to the south ofthe subject property, very specifically sited and carefully designed our home after cautiously researching the lot lines, setbacks of the surround parcels and specifically the subject property (directly to the north). We wanted to make sure that we understood the possible future development of this lot in order to understand the possibilities in order to protect our views, privacy, the area between house~ and property values. We even contacted the City Community Development group to confirm our understanding and confirm the required setbacks. • Front yard setback: By reducing the setback in the front yard it would negatively impact our views and privacy to the north and allow another house to be closer in proximity to the street and potentially overlapping our homes setback. With the shape of the subject lot it was expected (after careful analysis and discussions with , the City Community Development group) that all of the living areas would be further back than our homes so as not to impact our views, privacy, potential light pollution and ultimately home value. Our homes outdoor second floor patio was one of the most important design features and our privacy and quite enjoyment ~ill be significantly impacted by this proposed setback reduction. • Neighborhood impact: This house with the setback reductions will be built out of scale for the lot size and too close to the street, and neighboring properties. This will have a significant impact to our home as well as the neighborhood in general. We feel a balance of a lot size and coverage is important in a suburban community and specifically enjoyed the balance the City of Renton has adopted. The requested variance rejects the code requirements and spirit of the code and is not sensitive to the surrounding properties and neighborhood. Building and lot coverage: We built in the City of Renton, recognizing the lot coverage requirements and sized and built our house in compliance with in an effort to not over-improve. We will be impacted by a reduction in this request and an over-improvement beyond the code allotted coverage requirements. The proposed development will be out of scale with the lot size and is directly adjacent to our home. • Rear Yard Setback: We specifically sited, designed and built our house in an effort to align the backyard with our neighbors. We will be negatively impacted by a home that overlaps and "overlooks" our backyard because it was allowed to have a reduced setback. This will impact our privacy, views, and potentially create unnecessary light pollution from outdoor lighting from rooms, decks etc. that overlap the backyard setback. The described will negatively impact our prol'erty, as . well as potential development of the lots adjacent and to the east. 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; Response: As mentioned previously, this lot was purchased recently (within the last 6 months) at a significant discount to a typical view lot price specifically due to the expected limitations of the home size due to the required setbacks. The purchaser and applicant is an experienced builder, has worked within the City of Renton previously understands the setback requirements and was aware of the setback limitations and its impact. With a full understanding of the existing limitations the applicant deliberately still chose to purchase the lot. Additionally a house of substantial size can be built on this lot without any reduction of the existing code required setbacks. This request is undeniably a "special privilege" and will only create a larger house that the builder can sell. There are other available options that have not yet been exhausted (i.e. "vacation" or "taking" of the "paper street") if the builder feels that only a home of this size is the only option for this small property. d. That the approval as determined by the Reviewing Official is a minimum variance that will accomplish the desired purpose. (Amd. Ord. 4835,3-27-2000) Response: The existing setbacks allow for a house of substantial size which the lot purchaser was aware of at the time of purchase. Other items: • Drainage: 4-6-030 DRAINAGE (SURFACE WATER) STANDARDS a We are very concerned with the existing drainage problems in this area specifically from road runoff and surface water coming from the lots and driveway to the east. Over-improvement of the subject lot and creation of an excess of impervious surfaces will create more water run-off from this lot onto ours (it is uphill from our lot) and also likely divert additional water run-off from the lots uphill and to the east. Our home was developed with robust drainage systems to capture much of this water however within this first year we have already seen that our system is inadequate to capture the runoff from the surrounding lots and driveway above. There is frequently standing water between our lot and the subject property throughout the spring and winter and during and after any moderate rain events. There is also storm water running off the driveway into our backyard and running north and onto the subject lot. With the subject property design I expect that this water will be forced back onto our lot (to the south). We request that this drainage issue be addressed before any land use and building permits are approved on the subject property. o House size: o As partially discussed above, we analyzed the surrounding properties and purchase this lot partially because we expected a home of a smaller size (than proposed) on this lot, when developed. With a smaller home, we expected fewer occupants, and potentially less of a need for parking. We an overbuilt home on this lot it will likely increase the occupants, increase the parking need, increase the access (driveway cuts) to a major arterial and decrease the privacy we expected when we purchase our lot and built our home. o . Other options: o Other available options have not been exhausted to expand the size of this lot in order to expand the footprint of the lot and house (if this builder only wants a larger house to sell). A "paper street" of 50' in width exists directly to the north of this lot. I asked this party directly on several occasions (through his broker) if he would utilize the "paper street" and I was told "no" he would get a variance instead. o Community Impact: o We have lived in the Lower Kennydale community of Renton for the past 9+ years and hope to reside in this community and in our current home for many years to come. We enjoy the suburban setting and what the City has done to maintain this setting. We don't want this community to become an urban or condo-type over-improved area where there is little to no spacing and privacy between homes. Allowing the setback reductions in this instance will over- improve a small lot and is not in the spirit of the code. The code was specifically designed and is in-place so that these over-developments did not occur. Summary: We have demonstrated that an undue hardship has not been experienced, that the proposed variances will negatively impact ourselves and the community, that this is an over- improvement ofthis lot which would be a special privilege; there are drainage issues that need to be addressed among other things. We are looking at the long-term impact of ourselves, the residents that will occupy the subject home and the community. It is clear the builder is only concerned with personal financial gain by building the largest home possible on an under-sized lot and will not be living in this area of the community and neighborhood. We have been residents of this Community for 9+ years (and hope to be for the next 50 years) and feel that the proposed variances are not in the spirit of the code, not in the best interest of the abutters and neighborhood and should not be granted. GeraldWasser From: _ Sent: To: JosFlUa Hawes Ohawes@rykaconsulting.comj Thursday, November 10, 2011 11:25 AM Gerald Wasser Subject: RE: LUA11-061, V-A (Josiah's Variances) Attachments: Variance -LUA 11-061, V-A (3316 Lake Wa. Blvd. N. -Hawes).pdf Jerry, I have attached a letter addressing the code criteria and providing additional items for consideration. I would request these materials are submitted for consideration and that we be added to the distribution list. Thanks for your time. Josh Hawes Ryka '. (:')11Suhng 206.523.1941 Office 425.890.3697 Cell 206.260.7930 Fax ihawes@rykaconsulting.com 918 South Horton Street Suite 1002, Seattle, WA 98134 From: Gerald Wasser [mailto:GWasser@Rentonwa,gov] Sent: Wednesday, November 09, 2011 2:20 PM To: Joshua Hawes Subject: RE: LUAll-08l, V-A (Josiah's Variances) Hello Me. Hawes: I apologize for the confusion. You are correct. The decision criteria specified in RMC 4-9-250B.5 are those which apply to this proposed project. Jerry Gerald C. Wasser, Associate Planner Department of Community & Economic Development City of Renton 1055 South Grady Way Renton, WA 98057 (425) 430-7382 FAX (425) 430-7300 gwasser@rentonwa.gov From: Joshua Hawes [mailto:jhawes@rvkaconsulting.com] Sent: Wednesday, November 09, 2011 9:49 AM To: Gerald Wasser Subject: LUA11-08l, V-A (Josiah's Variances) Hi Gerald, 1 Thanks for the information. I do ink .. J to submit materials about this project buc ",ant to make sure I am addressing all of the correct code criteria. I believe you said to address: RMC 4-9-250 (8) 8 (d) however from my review it seems I should be addressing the Decision Criteria in 8(5). Is there something I'm missing? Is this lot considered a "Critical Area"? ;:: ,"t' '(C,;\ _". ','-''(;7::;;1'; <:;:_"!:;~":,:r~,-;-~':' ~-];:r_<:::'~'r_-:Y:~"~t"-:',,:' ;r!, '<':;:1;"'::;:'~\ ,f :;,;'~;;;:;':;~~l::-_~'.:r1';;~:~-r::.-'r ': "~;::<,~_~~~"'" "":', ":2"':;~,.':' ...-;:-'~-~:'---.,--7j'~-:" '," . __ ~ '-~'~--:"'7~~. _: .• , a.'.That the'applicaht'suffers un'due'hardship'and 'th'evarianee is,:necessar{ becauseofcspeCial' circumstances :,'" '-(:':!T/:,: :.;:1'),':\ >";' !,': :c::;, :jJ.L::!"i;:.'~:::::):\::':;:'':::!·,: :,.,.:>,:' ;'_:'-':':,;::::i-:jti:t.! .. ,.;;;::tfi>: >~:~;'::!i: ~:::;:;<!:.~t:!t"~(:i~';;:-;"· ,,' :,;:.,.,',';::::; ';-,'_'k~:" ,'-',,:'»; -, j ",,: :. ~:I~':: .:(;,:-,:' -.~ ,-:,:.'~'/ ,:,,::," ,'.' '., ',:;:" ~":_;': -\:<':'~;": .. ?~>.,.:'~::;~,~ i:ip'pli~pl~tQ~~bjegl?rop~rtY,:itiCllJ9i~gsize:;sh~pe:tqP9graphy:,IQc:atici~.oi·su"rqwld,i!19s';<?fthe:sqbjei:tp'r6,peitY)i : "'/,:. d"'i;·k ,:::,:.;~":~; . ~'I "'.;~ :-'f:';), '-; ::;, .. ~:>: ::',: ··.'il1 :,)1." ,',.: .,;';:-,:., , ,,:~.;,:? ::p:::;.!:I,:," ;"" ':,:; ';(,~:i"l ,0'1;,:/',;',,;, ~!:;: 1'J: "_.L': "': :'"i.'" ' .. ~";:, "_.,.";:,,.1. '" <.";;: '\;' ';:,'-;. ,,,;~,,; .. ',,". ':::<' ,,:,;:'::. j" ,j.: ,.':.i::", ~n9i~h~,~tr!~t~~Pli~~fh}t;the Z~~i~g ,!3Q~~is t?~.nditb. ~~~[j,:,e ~U.l?!7~tpr6R,¥rtY o:"i1;,tbfjj9!l1§!9.!ld J)riv,i!~9~~ e~Jily.e~,tiy .• otlje.r. pr6p~r:tYov'E~fli,·int~~ .• Yici.nity. •. Gir\<l .• ,~rii:l~~id~nti~CI.liQ6~is:las'?ifi~~ticln; Thanks, 206.523.1941 Office 425.890.3697 Cell 206.260.7930 Fax ihstwes@rykaconsult.Lo.9,.,mJI1 .918 South Horton Street Suite 1002, Seattle, WA 98134 2 To: Gerald C. Wasser, Associate Planner From: Joshua and Deana Hawes Regarding: Response to Application of Variance request o Project # LUAll-081, V-A o Project Name: Josiah's Variances Address: 3318 Lake Washington Blvd. N., Renton, 98056 -We are the homeowners directly adjacent and to the south of the subject property. We did not receive notice of this land use action in the mail and will be significantly impacted by the proposed action. We built our home beginning July, 2010 and occupied the home in February of 2011. I have provided feedback on each of the decision criteria below and a few additional items below: 5. Decision Criteria: Except for variances from critical areas regulations, the Reviewing Official shall have authority to grant a variance upon making a determination in writing that the conditions specified below have been found to exist: (Amd. Ord. 4835. 3-27-2000) 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; Response: The subject lot was purchased recently (within the last 6 months) at a significant discount to a typical view lot price specifically due to the expected limitations of the home size due to the required setbacks. The purchaser and applicant is an experienced builder, , has worked within the City of Renton previously, understood and understands the setback requirements and were aware of the setback limitations and its impact. With a full understanding of the existing limitations the applicant knowingly and deliberately still chose to purchase the lot. Additionally a house of substantial size can be built on this lot without any reduction of the existing code required setbacks. With a clear understanding of the setbacks prior to purchasing the lot and the ability to construct a house of consider size no "undue hardship" has been experienced by this builder and lot owner. 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; Response: In 2010, we purchased the lot directly to the south of the subject property, very specifically sited and carefully designed our home after cautiously researching the lot lines, setbacks of the surround parcels and specifically the subject property (directly to the north). We wanted to make sure that we understood the possible future development of this lot in order to understand the possibilities in order to protect our views, privacy, the area between houses and property values. We even contacted the City Community Development group to confirm our understanding and confirm the required setbacks. • Front yard setback: By reducing the setback in the front yard it would negatively impact our views and privacy to the north and allow another house to be closer in proximity to the street and potentially overlapping our homes setback. With the shape of the subject lot it was expected (after careful analysis and discussions with the City Community Development group) that all of the living areas would be further back than our homes so as not to impact our views, privacy, potential light pollution and ultimately home value. Our homes outdoor second floor patio was one of the most important design features and our privacy and quite enjoyment will be Significantly impacted by this proposed setback reduction. • Neighborhood impact: This house with the setback reductions will be built out of scale for the lot size and too close to the street, and neighboring properties. This will have a significant impact to our home as well as the neighborhood in general. We feel a balance of a lot size and coverage is important in a suburban community and specifically enjoyed the balance the City of Renton has adopted. The requested variance rejects the code requirements and spirit ofthe code and is not sensitive to the surrounding properties and neighborhood. Building and lot coverage: We built in the City of Renton, recognizing the lot coverage requirements and sized and built our house in compliance with in an effort to not over.improve. We will be impacted by a reduction in this request and an over·improvement beyond the code allotted coverage requirements. The proposed development will be out of scale with the lot size and is directly adjacent to our home. o Rear Yard Setback: We specifically sited, designed and built our house in an effort to align the backyard with our neighbors. We will be negatively impacted by a home that overlaps and "overlooks" our backyard because it was allowed to have a reduced setback. This will impact our privacy, views, and potentially create unnecessary light pollution from outdoor lighting from rooms, decks etc. that overlap the backyard setback. The described will negatively impact our property, as . well as potential development of the lots adjacent and to the east. 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; Response: As mentioned previously, this lot was purchased recently (within the last 6 months) at a significant discount to a typical view lot price specifically due to the expected limitations of the home size due to the required setbacks. The purchaser and applicant is an experienced builder, has worked within the City of Renton previously understands the setback requirements and was aware ofthe setback limitations and its impact. With a full understanding of the existing limitations the applicant deliberately still chose to purchase the lot. Additionally a house of substantial size can be built on this lot without any reduction of the existing code required setbacks. This request is undeniably a "special privilege" and will only create a larger house that the builder can sell. There are other available options that have not yet been exhausted (i.e. "vacation" or "taking" of the "paper street") if the builder feels that only a home of this size is the only option for this small property. d. That the approval as determined by the Reviewing Official is a minimum variance Ihat will accomplish the desired purpose. (Amd. Ord. 4835,3-27-2000) Response: The existing setbacks allow for a house of substantial size which the lot purchaser was aware of at the time of purchase. Other items: o Drainage: 4-8-030 DRAINAGE (SURFACE WATER) STANDARDS o We are very concemed with the existing drainage problems in this area specifically from road runoff and surface water coming from the lots and driveway to the east. Over-improvement of the subject lot and creation of an excess of impervious surfaces will create more water run-off from this lot onto ours (it is uphill from our lot) and also likely divert additional water run-off from the lots uphill and to the east. Our home was developed with robust drainage systems to capture much of this water however within this first year we have already seen that our system is inadequate to capture the runoff from the surrounding lots and driveway above. There is frequently standing water between our lot and the subject property throughout the spring and winter and during and after any moderate rain events. There is also storm water running off the driveway into our backyard and running north and onto the subject lot. With the subject property design I expect that this water will be forced back onto our lot (to the south). We request that this drainage issue be addressed before any land use and building permits are approved on the subject property. , . o House size: o As partially discussed above, we analyzed the surrounding properties and purchase this lot partially because we expected a home of a smaller size (than proposed) on this lot, when developed. With a smaller home, we expected fewer occupants, and potentially less of a need for parking. We an overbuilt home on this lot it will likely increase the occupants, increase the parking need, increase the access (driveway cuts) to a major arterial and decrease the privacy we expected when we purchase our lot and built our home. o . Other options: o Other available options have not been exhausted to expand the size of this lot in order to expand the footprint of the lot and house (if this builder only wants a larger house to sell). A "paper street" of 50' in width exists directly to the north of this lot. I asked this party directly on several occasions (through his broker) if he would utilize the "paper street" and I was told "no" he would get a variance instead. o Community Impact: o We have lived in the Lower Kennydale community of Renton for the past 9+ years and hope to reside in this community and in our current home for many years to come. We enjoy the suburban setting and what the City has done to maintain this setting. We don't want this community to become an urban or condo-type over-improved area where there is little to no spacing and privacy between homes. Allowing the setback reductions in this instance will over- improve a small lot and is not in the spirit of the code. The code was specifically designed and is in-place so that these over-developments did not occur. Summary: We have demonstrated that an undue hardship has not been experienced, that the proposed variances will negatively impact ourselves and the community, that this is an over- improvement of this lot which would be a special privilege; there are drainage issues that need to be addressed among other things. We are looking at the long-term impact of ourselves, the residents that will occupy the subject. home and the community. It is clear the builder is only concerned with personal financial gain by building the largest home possible on an under-sized lot and will not be living in this area of the community and neighborhood. We have been residents of this Community for 9+ years (and hope to be for the next SO years) and feel that the proposed variances are not in the spirit of the code, not in the best interest of the abutters and neighborhood and should not be granted. City of Renton Deportment of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: RTI.erw ~;(e.'\ COMMENTS DUE: NOVEMBER 10, 2011 APPLICATION NO: LUAll-08l, V-A' V DATE CIRCULATED: OCTOBER 27, 2011 APPLICANT: Scott Donogh PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Josiah's Variances PROJECT REVIEWER: Ar .i SITE AREA: 2,953 square feet EXISTING BLDG AREA (gross): N/A u LOCATION: 3400 Lake Washington Blvd N PROPOSED BLDG AREA (gross) 2,568 square feet SUMMARY OF PROPOSAL: The applicant is requesting approval of Administrative Variances from RMC 4-2-110A regulating front yards, rear yards, side yards along a street, and building coverage for primary and attached accessory structures; and from 4-2- 110D.4.c regulating the height of uncovered steps in the R-8 zone. The applicant is proposing to construct a 3-level, 2,568 sq. ft. single-family house on a 2,953 sq. ft. parcel. The variances would be to allow for: 1.) A 9-ft. front yard setback when a minimum l5-ft. front yard setback is required; 2.) A 13.S-ft. rear yard setback when a 20-ft. rear yard setback is required; 3.) A 5-ft. side yard along a street setback where a lS-ft. side yard along a street setback is required; 4.) steps exceeding 18 in. in height within a side yard along a street setback; and 5) building coverage of 37.5% when 3S% or 2,SOO sq. ft., whichever is greater, is required. Access to the proposed single-family residence would be via a new driveway from Lake Washington Blvd N. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impocts Necessary Element of the Probable Probable More Environment Minor Major In/ormation Impocts Impocts Necessary lous;n, 'ants ~mentoJ :::lth ~;on W . , !'.:'~", , , A:~~%,_<, ;~'00n,. B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed. this D.pP/iCation~. artl ular attention to those areas in which we have expertise a d have identified areas of probable impact or area a ianol in/ormcyron is nee top perly assess this proposal . . -. C 1\ B 20 ~ Date 907 N. 34th St Renton, WA 98056 November 2, 20 II City of Renton CityOfR Planning D.e~.ton IlIlSlon NOV ~ ~ ~Ol/ CED, Planning Division 1055 S. Grady Way Renton, W A 98057 1!i~((:~O~~/Jj) Attn: Gerald Wasser, Associate Planner Re: Josiah's Variances! LUAII-081, V-A Dear Mr. Wasser; I am strongly opposed to the following requests for deviation for proposed variances @ 3400 Lake Washington Blvd. N. I. A 9 ft. front yard setback when a minimum 15 ft. front yard setback is required. 9 ft. front yard setback is not acceptable. The rainwater and storm water runoff on to Lake Washington Blvd. is a well known problem. A 9 ft. setback will only exacerbate the problem by reducing any front yard permeation effect. In addition, 9 ft. is less than the length of an automobile .. The new driveway from Lake Washington Blvd. N. will not accommodate the length of a vehicle. The vehicle will protrude out into the designated bike lane and be a hazard to pedestrian, bicycle and vehicular traffic. Incidentally, there is no parking in front of the house because of the fire bydnmt location. 2. A 5 ft. side yard along a street setback where 15 ft. side yard along a street is required. I oppose this request for deviation. If it is granted, you can be assured the two building lots to the east, and abutting this property, will also request similar variance. Houses set too close to the property edge impact the whole neighborhood. It affects privacy and visibility. We are a single tiunily residence neighborhood, not a condominium neighborhood. This variance would send a signal to all that 5 ft. from the line is normal. I would appreciate being informed as this application progresses through your office. Very truly yours, ~ r. 'WJi::.- Charles P. Wittmann City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: NOVEMBER 2011 APPLICATION NO: V-A DATE CIRCULATED: OCTOBER 2011 APPLICANT: Scott PROJECT MANAGER: PROJECT TITLE: Josiah's Variances SITE AREA: feet LOCATION: 3400 Lake Washi Blvd N SUMMARY OF PROPOSAL: The applicant is requesting approval of Administrative Variances from RMC 4-2-110A regulating front yards, rear yards, side yards along a street, and building coverage for primary and attached accessory structures; and from 4-2- 110D.4.c regulating the height of uncovered steps in the R-8 zone. The applicant is proposing to construct a 3-level, 2,568 sq. ft. single-family house on a 2,953 sq. ft. parcel. The variances would be to allow for: 1.) A 9-ft. front yard setback when a minimum 15-ft. front yard setback is required; 2.) A 13.5-ft. rear yard setback when a 20-ft. rear yard setback is required; 3.) A 5-ft. side yard along a street setback where a 15-ft. side yard along a street setback is required; 4.) steps exceeding 18 in. in height within a side yard along a street setback; and 5) building coverage of 37.5% when 35% or 2,500 sq. ft., whichever is greater, is required. Access to the proposed single-family residence would be via a new driveway from Lake Washington Blvd N. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Mojor Information Impocts Impacts Necessary farth Housin Air Aesthetics Water Lih 'Glare Plants Recreation Land/Shoreline Use Utilities Animals Transoortation Environmental Health Public Services Ener~y!' Natural Resources Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional· ormation is n eded to properly assess this proposal. Signature of Director or Authorized Representative Date DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM November 2, 2011 Jerry Wasser, Planner Arneta Henninger, Plan Review 44 JOSIAH'S VARIANCES 3400 LAKE WASHINGTON BLVD N -Parcel 3342100034 LUA 11-081 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal in Section 31, Township 24N, Range SE. The following comments are based on the application submittal made to the City of Renton by the applicant. Existing Conditions Water The proposed development is within the City of Renton's water service area. There is an existing 8-inch DI water main in N 34th St and in Lake Washington Blvd N (refer to City project plan no. W-3452). The static pressure at the street level in Lake Washington Blvd N is about 117 psi. Domestic meters that exceed 75 psi are required to install pressure reducing valves. Sewer There is an existing 8" sewer main in Lake Washington Blvd and in N 34th St. Storm There are storm drainage facilities in Lake Washington Blvd N. The site is not located in the Aquifer Protection Zone. Requirements: Water 1. The site plan submitted proposes installing a structure over the watermain in the right-of-way of Lake Washington Blvd N. Structures are not allowed to be located over the water main nor in city right-of-way. 2. A review of the preliminary site plans submitted with the variance proposal shows that there may be a conflict with the proposed driveway location and the existing fire hydrant. A minimum 5' clear zone (including landscaping) is required around the fire hydrant. 3. A building permit application will trigger a separate review. Sanitarv Sewer A building permit application will trigger a separate review. Storm Drainage A building permit application will trigger a separate review. H:/CED/Planning/Current Planning/PROJECTS/ll-081.Jerry/Plan Review Comments LUA 1l·081.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET ICES REVIEWING DEPARTMENT: Plo.n fuvi (' ~ D:. '-''-ON COMMENTS DUE: NOVEMBER 10, 2011CITY OF RENT APPLICATION NO: LUA11-081, V-A DATE CIRCULATED: OCTOBER 27, 2011 nn 27 2011 APPLICANT: Scott Donogh PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Josiah's Variances PROJECT REVIEWER: JJ..,.".. ,,l. ~'P .u"f\{\' I~ t=\I,. ~U~~I D SITE AREA: 2,953 square feet EXISTING BLDG AREA (gross): N/A LOCATION: 3400 Lake Washington Blvd N PROPOSED BLDG AREA (gross) 2,568 square feet SUMMARY OF PROPOSAL: The applicant is requesting approval of Administrative Variances from RMC 4-2-110A regulating front yards, rear yards, side yards along a street, and building coverage for primary and attached accessory structures; and from 4-2- 110D.4.c regulating the height of uncovered steps in the R-8 zone. The applicant is proposing to construct a 3-level, 2,568 sq. ft. single-family house on a 2,953 sq. ft. parcel. The variances would be to allow for: 1.) A 9-ft. front yard setback when a minimum 15-ft. front yard setback is required; 2.) A 13.5-ft. rear yard setback when a 20-ft. rear yard setback is required; 3.) A 5-ft. side yard along a street setback where a 15-ft. side yard along a street setback is required; 4.) steps exceeding 18 in. in height within a side yard along a street setback; and 5) building coverage of 37.5% when 35% or 2,500 sq. ft., whichever is greater, is required. Access to the proposed single-family residence would be via a new driveway from Lake Washington Blvd N. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major In/ormation Impacts Impocts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impocts Necessary Earth Air Woter -L ~ Plants Land/Shoreline Use Itilities Animals Environmental Health Energy/ Natural Resources ~ ArfgggE~~~; s. POLICY-RELATED COMMENTS c. roM~'~'m~M~~~ ~ ~~ (MGMO ~1lA;.\) lYJ./I \ -dtm.) We have reviewed this application with p rticular attention to those areas in which we have expertise and have identified areas of probable impact dditional i ormatio is eeded to properly assess this proposal. Date City of Renton Department af Community & Economic Development EN V I RON MEN TAL & D EVE LOP MEN TAP P LIe A T ION REV I E 'ffEMM~NT SERVICES N REVIEWING DEPARTMENT: T COMMENTS DUE: NOVEMBER 10, 2011 APPLICATION NO: LUA11-081, V-A DATE CIRCULATED: OCTOBER 27, 2011 _A~PP~L~IC~A~N~T~:~S~co~t~t~D~o~n~og~h~ ______________________ ~~~~~~~~~~~~~ ________ ~~~~~~~[) PROJECT TITLE: Josiah's Variances PROJECT REVIEWER: SITE AREA: 2,953 square feet EXISTING BLDG'AREA (gross): N/A LOCATION: 3400 Lake Washington Blvd N PROPOSED BLDG AREA (gross) 2,568 square feet SUMMARY OF PROPOSAL: The applicant is requesting approval of Administrative Variances from RMC 4-2-110A regulating front yards, rear yards, side yards along a street, and building coverage for primary and attached accessory structures; and from 4-2- 11OD.4.c regulating the height of uncovered steps in the R-8 zone. The applicant is proposing to construct a 3-level, 2,568 sq. ft. single-family house on a 2,953 sq. ft. parcel. The variances would be to allow for: 1.) A 9-ft. front yard setback when a minimum 15-ft. front yard setback is required; 2.) A 13.5-ft. rear yard setback when a 20-ft. rear yard setback is required; 3.) A 5-ft. side yard along a street setback where a 15-ft. side yard along a street setback is required; 4.) steps exceeding 18 in. in height within a side yard along a street setback; and 5) building coverage of 37.5% when 35% or 2,500 sq. ft., whichever is greater, is required. Access to the proposed single-family residence would be via a new driveway from Lake Washington Blvd N. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impocts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Fnrth Housina Aesthetics Liaht/Glare Piants Recreation U<P' Utilities = Transoortation ~ , Public Services Historic/Cultural Preservation . Airport Environment 10,000 Feet 14 (X)() Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date c City of Renton Department of Community & Economic Development ~, EN V I RON MEN TAL & D EVE LOP MEN TAP P LIe A T ION REV lEW 5 H E E T ~~ 0 7. C") APPLICATION NO: LUA11-081, V-A APPLICANT: Scott Donogh PROJECT TITLE: Josiah's Variances SITE AREA: 2,953 square feet LOCATION: 3400 Lake Washington Blvd N DATE CIRCULATED: OCTOBER 27, 2011 PROJECT MANAGER: Jerry Wasser PROJECT REVIEWER: P«'f'I e lr... . WI\(\ i EXISTING BLDG AREA (gross): N/A PROPOSED BLDG AREA (gross) 2,S68 square feet u (') .' m en SUMMARY OF PROPOSAL: The applicant is requesting approval of Administrative Variances from RMC 4-2-110A regulating front yards, rear yards, side yards along a street, and building coverage for primary and attached accessory structures; and from 4-2- 110D.4.c regulating the height of uncovered steps in the R-8 zone. The applicant is proposing to construct a 3-level, 2,568 sq. ft. single-family house on a 2,953 sq. ft. parcel. The variances would be to allow for: 1.) A 9-ft. front yard setback when a minimum 15-ft. front yard setback is required; 2.) A 13.5-ft. rear yard setback when a 20-ft. rear yard setback is required; 3.) A 5-ft. side yard along a street setback where a 15-ft. side yard along a street setback is required; 4.) steps exceeding 18 in. in height within a side yard along a street setback; and 5) building coverage of 37.5% when 3S% or 2,500 sq. ft., whichever is greater, is required. Access to the proposed single-family residence would be via a new driveway from Lake Washington Blvd N. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS Element of the Environment Probable Minor Impacts Probable Major Impacts More Information Necessary We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact . n is needed to properly assess this proposal. 1/-/-;/ Date , IT C- IT < IT C City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Fire.... COMMENTS DUE: NOVEMBER 10, 2011 APPLICATION NO: LUAll-081, V-A DATE CIRCULATED: OCTOBER 27, 2011 APPLICANT: Scott Donogh PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Josiah's Variances PROJECT REVIEWER: .Amt".k SITE AREA: 2,953 square feet EXISTING BLDG AREA (gross): N/A u LOCATION: 3400 Lake Washington Blvd N PROPOSED BLDG AREA (gross) 2,568 square feet SUMMARY OF PROPOSAL: The applicant is requesting approval of Administrative Variances from RMC 4-2-110A regulating front yards, rear yards, side yards along a street, and building coverage for primary and attached accessory structures; and from 4-2- 1l0D.4.c regulating the height of uncovered steps in the R-8 zone. The applicant is proposing to construct a 3-level, 2,568 sq. ft. single-family house on a 2,953 sq. ft. parcel. The variances would be to allow for: 1.) A 9-ft. front yard setback when a minimum 15-ft. front yard setback is required; 2.) A 13.5-ft. rear yard setback when a 20-ft. rear yard setback is reqUired; 3.) A 5-ft. side yard along a street setback where a 15-ft. Side yard along a street setback is required; 4.) steps exceeding 18 in. in height within a side yard along a street setback; and 5) building coverage of 37.5% when 35% or 2,500 sq. ft., whichever is greater, is required. Access to the proposed single-family residence would be via a new driveway from Lake Washington Blvd N. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor MoJor In/ormation Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/ShoreJine Use !tiNties Animals Environmental Health Energy/ Natural Resources ~services M~F;'lIl Fppt ,,,. """ CD B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additionol information is needed to properly oss 5 this proposal. la ~// / Signature of Director or Authorized Representative Date I I DilTE Df ,..Ol1Q Of IlI'I'lJQ.TION: PlEASE INClUO DilTE Of ,.PPUCATIO/ll, " h:)rmondmu"'!<J: Octobo, J1, Z011 )0'10"" V.,loncl./lUilU.(l31. V·il Octob •• H. ZOU , Pllnnl", O"~lon. lOSS $oulh I'll "'0"'./ "'0.: Jo,llh·.varllnc .. {l.Uilll-O!1. V·il ..... , MAIU"'G~ru5; n~£~o,..~/fO.:. CERTIFICATION 1,<#7 ..... ~~~erebyCertify that_~ were postedi~ conspicuous places or nearby the ~rC#1'b Date: /0 k£o // Signed:A~~~~~~..k~-b.q.~?d~g,~--. STAT~ OFWASHn:JGTON ') ) 55 COUNTY OF KING ) c. Notary (print):_--,-,I-+~, ""A--.J.<G"'-rttb=eu..r _______ _ 4"0 161 , . .... CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT -PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 27th day of October, 2011, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter and Notice of Application documents. This information was sent to: Name 300' Surrounding Property Owners -NOA only See attached Scott Donogh Owner/Applicant Paul Monsef Contact ''',"'',re ,f "'"',,', ~?n -.::fad""", STATE OF WASHINGTON ) SS COUNTY OF KING ) Dated: 000'0« a '1-1 .aD\! Representing Notary (Print): ___ --'tiCl.·...!A""-;...;C-:::.!.;ra.""b"":d"'-___________ _ My appointment expires: A "'.jl<.s-l ;;1 q I (J..O l3 Project Name: : Josiah's Variances - Ilroject Numl>~r.;.: LUA11-084, V-A · \ , 334210373000 ANDERSON JOSEPH C PO BOX 78654 SEATTLE WA 98178 312405900407 BNSF PO BOX 961089 FORT WORTH TX 76161 334210363506 BRENNAN JERRY 3405 LK WASH BLVD N RENTON WA 98056 334210275007 DAO HUNG+LOAN BUI 900 N 34TH ST RENTON WA 98056 334210249507 DIEDERICHS USA ANNE 908 N 33RD PL RENTON WA 98056 312405907600 KARNOFSKI MARILEE 960 5TH AVE S UNIT 306 EDMONDS WA 98020 334210249606 MILUTIN MARICH 1910 CANYON CLOSE RD PASADENA CA 91107 334210274000 QUERIN VERDIE R 23410 160TH AVE SE KENT WA 98042 334210006501 SENS GENE P+HUONG T 3309 BURNETT AVE N RENTON WA 98056 334210249705 WIBMER KURT+SARA 3310 BURNETT AVE N RENTON WA 98056 334210007103 ANDERSON STEVEN & JUUE 3303 BURNETT AVE N RENTON WA 98056 334210370501 BOWDEN KIM 2727 MOUNTAIN VIEW AVE N RENTON WA 98056 334210365709 BRENNAN JERRY 3405 LAKE WASHINGTON BLVD N RENTON WA 98056 334210369503 DELOOF SUSAN 469 TACOMA AVE NE RENTON WA 98056 334210003607 FAWCETT JAMES RESTATE JANET MILES EX PO BOX 454 OCEAN SHORES WA 98569 334210371509 LORD MARK LORD LISA 3307 MTN VIEW AVE N RENTON WA 98056 334210251008 NICOLI BRUNO I & SARAH C 3404 BURNETT AVE N RENTON WA 98056 334210001502 SANDJAY LLC 4957 LAKEMONT BLVD SE #C428 BELLEVUE WA 98006 334210008507 STEVENS PATRICIA A 805 N 33RD PL RENTON WA 98056 334210226109 WITTMANN CHARLES P+WITTMANN CAROLA E 907 N 34TH ST RENTON WA 98056 334210201003 BLOSS MARTA 3302 BURNETT AVE N RENTON WA 98056 334210365600 BRENNAN GERALD F+MARY E 3405 LAKE WASH BLVD N RENTON WA 98056 334210005503 CARLSON BRADLEY T 3310 LAKE WASHINGTON BLVD N RENTON WA 98056 334210006006 DEVINE DARRELL A+KATHRYN A 1300 N 27TH PL RENTON WA 98056 334210001007 GEIGER DEAN A+SARAH C 3415 BURNETT AVE N RENTON WA 98056 334210274505 MACCUBBIN LOUIS+KAREN 4049 AMES LAKECARNATION RD NE REDMOND WA 98053 334210002005 POTOSHNIK MIKE JR 3403 BURNETT AVE N RENTON WA 98056 334210005008 SCHEINER EDWARD A 3312 LAKE WASHINGTON BLVD N RENTON WA 98056 312405907709 VALLEYLORD USA LA 3307 MOUNTAIN VIEW AVE N RENTON WA 98056 334210007004 WNEK ANDRZEJ 3305 BURNET AVE N RENTON WA 98056 A Master Application has been filed and accepted with the Department of ~ommunity & Economic Development {CEO} -Planning Division of the City of Renton. The foliowing briefly describes the application and the necesSary Public Approvals. DATE OF NOTICE OF APPLICATION: October 27, 2011 PROJECT NAME/NUMBER: Josiah's Variances / LUAll-081, V-A PROJECT DESCRIPTlON:The applicant is requesting approval of Administrative Variances from RMC 4-2-110A regulating front yards, rear yards, side yards along a street, and building coverage for primary and attached accessory structures; and from 4-2-11 OD.4.c regulating the height of uncovered steps in the R-S zone. The applicant is'proposing to construct a 3-level, 2,568 sq. ft. single-family house on a 2,953 sq. ft. parcel. The variances would be to allow for: 1.) A 9-ft. front yard setback when a minimum 15-ft. front yard setback is required; 2.) A 13.5-ft. rear yard setback when a 20-ft. rear yard setback is required; 3.) A S-ft. side yard along a street setback where a 15-ft. side yard along a street setback is required; 4.) steps exceeding 18 in. in height within a side yard along a street setback; and 5) building coverage of 37.5% when 35% or 2,500 sq. ft., whichever is greater, is required. Access to the proposed single-family residence would be via a new driveway from lake Washington Blvd N. PROJECT LOCATION: 3400 lake Washington Blvd N PUBLIC APPROVALS: Administrative Variance approval APPLICANT/PROJECT CONTACT PERSON: Paul Manset, Monsef Construction & Design; 5100 64t1'1 Drive NE; Marysville, WA 98270 PUBLIC HEARING: N/A Comments on the above application must be submitted in writing to Gerald Wasser, Associate Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on November 10, 2011. if you have questions about this proposal, or wish to be made a party ot record and receive additional notification by mail, contact the Project Manager at (425) 430-7382. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: October 13, 2011 NOTICE OF COMPLETE APPLICATION: October 27, 2011 7;;;lJSi~2j:1r:cW~N If you would like to be made a party of record to receive further information on this proposed project, this form and return to: City of Renton, CEO, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: Josiah's Variances / LUAll-081, V-A NAME: ____________________ ~ ________________________________________ _ MAILING ADDRESS: __________________________________________________________ __ TElEPHONE NO.: __________________________ _ Denis law Mayor October 27, 2011· · Paul Monsef · Monsef ConstructiOn & Design 5100 64th Drive NE .. . Marysville, WA98270 . Department of Community ancj Economic Development . Alex Pietsch,Administrator Subject: Notice of C~mpleteApplication Josiah's Variances"LUAll-081, V-A 'Dear Mr, Monsef:· The Planning Division of the, City of Renton has'determined that the subject application · is complete according to submittal requirements and, therefore, is accepted for review, , , ,. ',' . · You will be notified if any additional informationis required to continue processing your application,. Please contact me at (425)430-7382 if you have any questions, '.' '" .' . . . ~ .. '~~.' GeraldC Wasser ~ Associate Planner cc: Scott Oonogh / Owner(s) Renton City'Hall 0 1055 'South Grady Wa"y. 0 Renton, Washington 98057· 0 rent~nwa.gov ! -" / /1 .... 0 Coity o~ ~Sl11lftOI11l City Of A lfo\~ [D) (lJJ ~ ~ ~ ~ [~J~u ~lJ Planning Denton IlilSio n OCT [MUfo\~lJ~~ ~[P)~l~CCfo\ 1r~(Q)~~= 13 Z01/ . \v/I£;;,~ PROPERTY OWNER(S) I PROJECT INFORI\IlATIOi\lt9' I Donogh Homes: Scott Donogh PROJECT OR DEVELOPMFNT NAME:-9499 1:AKE! iVA NAME: ..Jo.:;;' (t:>... H s V~ (~ 1745 Nile Ave NE PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 34xx Lake WA BLVD Renton ZIP: CITY: 98059 206.730.0114 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): TELEPHONE NUMBER: 334210-0034 I APPLICANT (if other than owner) I EXISTING LAND USE(S): NAME: undeveloped lot PROPOSED LAND USE(S): COMPANY (if applicable): single family home EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: PROPOSED COMPREHENSIVE PLAN MAP CITY: ZIP: DESIGNATION (if applicable) N/A EXISTING ZONING: R8 TELEPHONE NUMBER: I I PROPOSED ZONING (if applicable): CONTACT PERSON N/A Paul Monsel SITE AREA (in square feet): NAME: 2,953 sa FT Monsel Constnuction & Design SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: N/A \ ADDRESS: 5100 64th DR NE SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: N/A Marysville ZIP: PROPOSED RESID!=NTIAL PENSITY IN UNITS PER NET CITY: 98270 ACRE (if applicable) \ 14.8 \ :\U sers\Joy\AppData\Local\Tcmp\masterapp--I.doc \ -I -03111 / I I CO~ 101 ~.lell1l~101l1l City Of A Planning Denton IVISion lA [A!] [Q) UJJ ~ [E [p) [E ~M ~ lJ MA~lJ~~ ffi\[f»[f»l~C~ lJ~(Q) . OCT 1 3 201/ PROPERTY OWNER(S) Donogh Homes: Scott Donogh NAME: 1745 Nile Ave NE ADDRESS: Renton ZIP: CITY: 98059 206.730.0114 TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER: CONTACT PERSON Paul Monsef NAME: Monsef Construction & Design COMPANY (if applicable): 5100 64th DR NE I I :::::::J If:?} PROJECT INFORMATION PROJECT OR DEVELOPMJ=NT NAME: SlOg I:AltE ViA ~(t>...H S V~IMKE. PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 34xx Lake WA BLVD KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 334210..0034 EXISTING LAND USErS): undeveloped lot PROPOSED LAND USErS): single fsmily home EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) N/A EXISTING ZONING: R8 PROPOSED ZONING (if applicable): N/A SITE AREA (in square feet): 2,953 SQFT SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: N/A \ ADDRESS: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: N/A Marysville ZIP: CITY: 98270 \ \ . \sersVOYIAPPDataILoCalITemplmasterappol.dOC ~ 0 I 0 PROPOSED RESIDENTIAl. DENSITY IN ur·ms PER NET ACRE (if applicable) 14.8 03/11 .------------.. TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) N/A 206.612.8647 PAUl@MONSEFDESIGN.COM NUMBER OF NEW DWELLING UNITS (if applicable): ONE ·2· 03111 \ I PROJECT INFORMATION (continued) r=~~~~~~L-------------------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): N/A PROJECT VALUE: $400,000 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL N/A IS THE SITE LOCATED IN ANY TYPE OF BUILDINGS (if applicable): ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): N/A SQUARE FOOTAGE OF EXISTING RESIDENTIAL N/A BUILDINGS TO REMAIN (if applapplicable 0 AQUIFIER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL N/A 0 AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): 0 FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL N/A BUILDINGS TO REMAIN (if applicable): 0 GEOLOGIC HAZARD sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if N/A 0 HABITAT CONSERVATION sq. ft. applicable): 0 SHORELINE STREAMS & LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW NlA PROJECT (if applicable): 0 WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal descrij)tion on separate sheet with the following information included) ··see site plan AFFIDAVIT OF OWNERSHIP I'" I, (Print Name/s) -jwrr t;j)N[]d;Jj-i , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) Z the current owner of the property involved in this application or ___ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowtedge and belief. ~ 1/-26-/( Signa~ Date Signature of OwnerlRepresentative STATE OF WASHINGTON) ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that ~wrr t::fJ'I\JOGI-I signed this instrument and acknowledge tt to be hislherltheir free and voluntary act for the uses and purpose mentioned in the instrument. Date /1_ '? I ~-I (:o."'''''\\\lI" '~ ~ ___ V'-,-I_~--==---____ --;:;.';:"';"'" ~ I" 7(. ~ Dated I ~ ~f!i .... ~ ~ Notary (Print): k1 (/A (3£E. LY I-.. SItf2ff5 9J T :: $'fl ~11 ) ~ :;-~ • #lltu .... ~ ~ ~~ DuO"" .... v e ~ I / ~I ';:"///" f~·'\~:~vl~intmenteXPires: 1-S -J.D J 2., I, )-A ,.~\,\"" ... ~ .... t{J' -.-"~ "'r':-C:\Use"'\JoylAppData\Local\Templmastera~~!I,d~ Of ~, ",~ -3- .11"\\\\\\\,, 03111 \ , PLANNING DIVISION • WAIVEl< OF SUBMITTAL REQUIm:MENTS FOR LAND USE APPLICATIONS ------- This requirement may be waived by: 1. Property Services PROJECT NAME: ___ J_Q_S/_8_fl_'_II._81-1 __ Bn_C-,C=--_ 2. Public Works Plan Review 3. Building DATE: __ ----=cA::...c:...'c--f:..:....,...· -,I_Q...!I--,-Z.:...~:.:!I ___ _ 4. Planning , H.\CED\Oata\Forms-Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs.xls 06/09 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND i Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services PROJECT NAME: __ J_tJ_.;,/_a_rh_·s_V_<h7 __ ~_c._( __ 2. Public Works Plan Review 3. Building DATE: __ ..:,.(}_vr..:..-...:.t..:,.tJ:..,.f _"Z.=---:..OI.LL ___ _ 4. Planning H:\CED\Data\Forms-TempJates\SelfwHelp Handouts\Plannlng\walverofsubmlttalreqs.xls 06/09 Lot Owner: Scott Donogh Horr,~" Company Address: 1745 Nile Ave NE Renton WA, 98059 Phone # 206 730 0114 Project Location: Kennydale, Renton Project Name: 3400 Lake Wa Blvd To Whom It May Concern, -yRo0f-cT rJ-A ~~f\ Tl{t Of l=Iel1~ flrliflg D' . <011 IVISiofl OCl 13lVIl /PJ~((;~IJ~ We are requesting a variance on a lot (Parcel#334210-0034) located in the Kennydale 'It!/j) area around the 3400 block of Lake Washington Blvd. The fore mentioned lot is a very small, non conforming, 2,953 sq. ft. parcel within in an R8 zone (which requires a min. 4,500 sq. ft. lot size) and with the current requirements it would be next to impossible to provide a desirable home, meeting the City of Renton's current design guidelines for new residential projects. Building a garage within the existing R-8 requirements of a 15' front/20' rear building setbacks would mean that at the narrowest point our garage depth would be 15'; not allowing enough room to part a full size Honda Accord. The topography on this small site also provides a challenge, with a 24%slope to the north/east corner of the lot. Along with the lot slope and size, the shape also provides it's challenges. Building within the current regulations and matching the surrounding developments would mean a three story trapezoidal shaped home, the narrow side being only 13' wide (21' average). We would like to approval for the following land use code deviations in order to construct a three story (garage under), 2,568 sq. ft., 3/4 Bedroom, 3.5 bath home to complement the surrounding residences: o 9 feet setback in the front yard o 13.5 feet setback in the back yard o 37.5% lot coverage Please find enclosed the: D Plat Certificate or Title Report, D Land Use Permit Master Application Form, D Project Narrative (This Letter), D Justification Letter (This Letter), IRI Density Worksheet, D Site Plan, D Architectural Elevations, D Floor Plans, D Utilities Plan, D Geotechnical Report, D Grading Plan, D Photographs of Property, D Colored Maps for Display We are also asking for waiver(s) from providing the following documents: D Plan Reductions, D Standard Stream/Lake Study, D Habitat Data report, D Flood Hazard Data and D Wetland Assessment as we do not feel they are pertinent to our particular project. Thank you for your consideration. Scott Donogh City of Renton Planning Division Paul Monsef ~~~~~~~c---------aCL-l--3-lli11------ consulting and design 5100 64 th Ave NE Marysville, WA 98270 (206) 612-8647 lot Owner: Scott Donogh Homes Company Address: 1745 Nile Ave NE Renton WA, 98059 Phone # 206 730 0114 Parcel # 334210-0034 Project Name: Josiah's Variance To Whom It May Concern, We are requesting variances for setback & lot coverage on a lot (Parcel#334210-0034) located in the Kennydale area around the 3400 block of Lake Washington Blvd. 1. 2. 3. 4. . . -.- • The applicant suffers undue hardship and the variance is necessary because oj special circumstances applicable to subject property, including size, shape, topography, and location or surroundings of the. subject property; and the strict application of the Building & Zoning Code is found to deprive subject property owner of right~ anq privilege.~ ~njoyed by other proper!Y own~rs in the vicinity and. under igegpc.a/ rlassift£q~~o!, a. The fore mentioned lot is a very small, non conforming, 2,953 sq. ft. parcel within in an RB zone (which requires a min. 4,500 sq. ft. lot size) and with the current requirements it would be next to impossible to provide a desirable home, meeting the Oty of Renton's current design guidelines for new residential projects. b. Building a garage within the existing R-8 requirements of a 15' front/20' rear building setbacks would mean that at the narrowest pOint our garage depth would be 15'; not allowing enough room to part a full size Honda Accord. c. The topography on this small site also provides a challenge, with a 24% slope to the north/east corner of the lot. d. Along with the lot slope and size, the shape also provides it's challenges. Building within the current regulations and matching the surrounding developments would mean a three story .trapezoidal.shaped home, the narrow sid.e being c:n1y 13' wide (~1' average). • The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or i,,!pro'!.e,!,enjs in the vicinity and zone in which subje..ct. prpf!erty is situated a. while we are asking for a 9' front yard setback, our proposed garage is still more than 20' off Lake Washington BLVD allowing ample room for guest parking. This request in no way proposes risk to the public. ,. Approval sh"alfnot Constitute a grant of special privilege inconsistent with the 'limitation upon ~sesof ~.t~e.r Ptyp~Iries:!n. ~~e, .v(cinity and zone in. :~h~ch t~e s~bjectP[l?p~rty is"s!.rua~~!1 ..' . a. Similar situations have already been approved among the surrounding parcels; 3415 Burnett Ave N for example. """"I""U" .• " •• "" ., ':-" ",~, , '''''~.-:'''.''''." ... "'" ,. """"",-' ~~ ~'" ......., • The,approval, as"determfned by the Reviewing Official, is the minimum variance thatwiltaccomplish the d~sJ!ec!pu'-pps~" "" .. , -"'~" . -.. ', .... , ,.'''' ..... --, a. which, to our knowledge, is what we have submitted. Thank you for your consideration. Scott Donogh Monsef Consulting and Design I = DENSITY WORKSHEET City of Renton Development SelVices Division 1055 South Grady Way-Renton. WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 Gross area of property: 1. 2935_1 square feet Deductions: Certain areas are excluded from density calculations. These include: Public streets" Private access easements" Critical Areas' Total excluded area: Subtract line 2 from line 1 for net area: Divide line 3 by 43,560 for net acreage: _-_N/A_, square feet _ N/A _: square feet _ N/A _ square feel 2. __ N/A _' _: square feet 3. __ 2935 -' square feet 4. __ 0.0674~ acres Number of dwelling units or lots planned: 5. 1 : units/lots Divide line 5 by line 4 for net density: 6. 14.8 I'" dwelling units/acre 'Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded . •• Alleys (public or private) do not have to be excluded. City of Renton Planning Division OCT 1 3 Nil Locally Owned Rainier Title King/Snohomish Direct: (888) 929-1999 King/Snohomish Fax: (206) 230-7779 or (425) 339-2491 Pierce Direct: (253) 671-1120 Pierce Fax: (253) 476-3700 Email: TheTitleTeam@RainierTitie.com 1501 41h Avenue, Suite 300, Seattle, WA 98101 AGENT REVIEW FOR PROPERTY LOCATED AT: City of Rento Planning DiviSion n 3400 Lake Washington Boulevard S., Renton, WA 98056 This Agent Review is provided as a courtesy to: Listing Agent: Kyle Miller Selling Agent: Not Yet Disclosed Order Number: 624156 Property Address: 3400 Lake Washington Boulevard S., Renton, WA 98056 OCT 1 3 LlJiI This Agent Review has been created as a tool to assist you in identifying issues reflected in the Commitment for Title Insurance that will require additional follow-up, documentation or information prior to closing. VESTING: Title is vested in Scott Donogh Homes, Inc., a Washington Corporation. Prior to closing, please submit documentation establishing that the vested entity is properly created and active, and identifying and establishing the authority of the individuals who will be signing documents on its behalf. LEGAL DESCRIPTION: The legal shown on the attached Commitment matches the address submitted with the application for title insurance. However, all parties should review and confirm that no property intended to a part of this transaction was omitted. TAXES/ASSESSMENTS: Taxes are current and there is no local improvement assessment currently owing against the subject property. EXCEPTIONS: The matters shown at Paragraph(s) 6 relate to the Vesting remarks shown above. If any of the above matters require the furnishing of additional information or documentation, Rainier Title reserves the right to make further requirements or exceptions upon review of the Agent Review Sheet Order Number: 624156 ___ ~&iJrdel"TItlle 100% Locally Owned and Operated Rainier Title King/::;nohomish Direct: (888) 929-1999 King/Snohomish Fax: (206) 230-7779 or (425) 339-2491 Pierce Direct: (253) 671-1120 Pierce Fax: (253) 476-3700 Email: TheTitleTeam@RainierTitie.com 1501 4th Avenue, Suite 300, Seattle, WA 98101 SCHEDULE A City of Renton Planning Division 1. Effective Date: September 22, 2011 at 8:00 A.M. 2. Policy or Policies to be issued: ALTA Standard Coverage Owner's Policy (06/2006) ST, Owner's Standard Rate Proposed Insured: To Be Determined ALTA Extended Coverage Loan Policy (06/2006) ST, Lender's Extended Simultaneous Issue Rate (Purchase) Proposed Insured: To Be Determined OCT 13 1011 Amount: Premium: Sales Tax: Amount: Premium: Sales Tax: Order Number: 624156 To Be Determined To Be Determined To Be Determined To Be Determined To Be Determined To Be Determined 3. The estate or interest in the land described or referred to in this commitment is: FEE SIMPLE 4. Title to the FEE SIMPLE estate or interest in the land is at the Effective Date vested in: Scott Donogh Homes, Inc., a Washington Corporation 5. The land referred to in this Commitment is described in Exhibit A. Rainier Title, Agent for Stewart Title Guaranty Company James R. Hoagland, Unit Manager n ___ .. EXHIBIT A Lot 3, Block 3, Hillman's Lake Washington Garden of Eden No.1, according to the Plat recorded in Volume 11 of Plats at page 63. Situate in the County of King, State of Washington. End of Schedule A n ___ '" . SCHEDULE B PART I I. The following are the requirements to be complied with: A. Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. B. Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record. NOTE: Effective January 1, 1997, and pursuant to amendment of Washington state statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. FORMAT: o Margins to be 3" on top of first page, 1" on sides and bottom, 1" on top, sides and bottom of each succeeding page. o Font size of 8 points or larger and paper size of no more than 8 y," by 14". o No attachments on pages such as stapled or taped notary seals, pressure seals must be smudged. INFORMATION WHICH MUST APPEAR ON THE FIRST PAGE: o Title or titles of document. If assignment or reconveyance, reference to auditor's file number or subject deed of trust. o Names of grantor(s) and grantee(s) with reference to additional names on following page(s), if any. o Abbreviated legal description (lot, block, plat name or section, township, range and quarter section for unplatted). o Assessor's tax parcel number(s). o Return address which may appear in the upper left hand 3" top rnargin. II. Schedule B of the policy or pOlicies to be issued will contain exceptions to the following matters unless the same are disposed of the satisfaction of the Company: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this commitment. B. Any policy issued pursuant hereto will contain the Exclusions From Coverage and, under Schedule B, the standard exceptions as set forth and identified as to the type of policy on the attached Schedules of Exclusions and Exceptions. End of Schedule B Part I Special Exceptions: SCHEDULE B PART II Order Number: 624156 1. Payment of real estate excise tax, if required, pursuant to the authority of RCW Chapter 82.45, and subsequent amendments thereto. The property described herein is situated within the boundaries of local taxing authority of Renton. As of the effective date herein, the real estate excise tax rate is 1.78%. 2. General taxes and charges for the year 2011, which have been paid. Amount: $2,784.59 Tax Account No.: 334210-0034-09 Levy code: Assessed value of land: Assessed value of improvements: 2100 $227,000.00 $-0- 3. Matters relating to the questions of survey, rights of parties in possession, and unrecorded lien rights for labor and material, if any, the disposition of which will be furnished by supplemental report. 4. The legal description in this commitment is based upon information provided with the application for title insurance and the public records as defined in the policy to issue. The parties to the forthcoming transaction must notify the title insurance company, prior to closing, if the description does not conform to their expectations. 5. To help you avoid delays at closing, we would like to make you aware of our final recording run times: King County: Snohomish County: 1 :00 pm Friday Pierce County: 2:30 pm 1 :30 pm Monday through Thursday 2:45 pm IMPORTANT CHANGE FOR KING COUNTY DOCUMENTS! King County recordings are now processed out of our Seattle office at 1501 4th Avenue, Suite 300. Snohomish County recordings are processed out of our Everett office at 2722 Colby Avenue, Suite 125. Pierce County recordings are processed out of our University Place office at 3560 Bridgeport Way W., Suite 2E. 6. Evidence should be submitted which shows that Scott Donogh Homes, Inc., a Washington Corporation is a duly authorized entity (e.g., a corporation, a partnership or a joint venture), together with evidence of the identity and authority of the parties who will execute the forthcoming instruments for the named entity. 7. We find no pertinent matters of record against the name(s) of the vested owners. 8. The following conveyances were recorded within the last 24 months: Quit Claim Deed recorded under Recording No. 20100308000810; n ___ .. Quit Claim Deed recor~ "under Recording No. 2010040100039~, Statutory Warranty Deed recorded under Recording No, 20110819001279; 9. Title will be vested in parties yet to be disclosed. When title is vested, their title will be subject to matters of record against their names, 10. All covenants, conditions, restrictions, reservations, easements or other servitudes, if any, but omitting restrictions, if any, based upon race, color, creed or national origin, disclosed by the recorded plat of Hillman's Lake Washington Garden of Eden No.1. Rights or benefits, if any, which may be disclosed by the recorded document(s) above affecting land outside the boundary described in Schedule A. End of Schedule B Part II n ___ c Additional Notes: A. Abbreviated Legal Description: Lt. 3, Blk. 3, Hillman's Lake Wa. Garden of Eden No.1 B. Property Address: 3400 Lake Washington Boulevard S., Renton, WA 98056 C. Investigation should be made to determine if there are any service, installation, maintenance or construction charges for sewer, water, telephone, gas, electricity or garbage and refuse collection. D. In the event this transaction fails to close, a cancellation fee will be charged for services rendered in accordance with our rate schedule. E. Unless otherwise requested, the forms of policy to be issued in connection with this commitment will be ALTA 2006 policies, or in the case of standard lender's coverage, the CL TA Standard Coverage Policy -2006. The Owner's policy will automatically include the Additional Coverage Endorsement, when applicable, at no additional charge. The Policy committed for or requested may be examined by inquiry at the office which issued the commitment. A specimen copy of the policy form(s) referred to in this commitment will be furnished promptly upon request. F. In the event that the commitment jacket is not attached hereto, all of the terms, conditions and provisions contained in said jacket are incorporated herein. The commitment jacket is available for inspection at any company office. G. The policy(s) of insurance may contain a clause permitting arbitration of claims at the request of either the insured or the company. Upon request, the company will provide a copy of this clause and the accompanying arbitration rules prior to the closing of the transaction. ~~~~~'lLitJIe 100% locally Owned and Operated STG Privacy Notice 2 (Rev 01/26/09) Independent Agencies and Unaffiliated Escrow Agents WHAT DO/DOES THE RAINIER TITLE LLC AND STEWART TITLE GUARANTY COMPANY DO WITH YOUR PERSONAL INFORMATION? Federal and applicable state law and regulations give consumers the right to limit some but not all sharing. Federal and applicable state law regulations also require us to tell you how we collect, share, and protect your personal information. Please read this notice carefully to understand how we use your personal information. This privacy notice is distributed on behalf of Rainier Title LLC and Stewart title Guaranty Company and its affiliates (the Stewart Title Companies), pursuant to Title V of the Gramm-Leach-Bliley Act (GLBA). The types of personal information we collect and share depend on the product or service that you have sought through us. This information can include social security numbers and driver's license number. All financial companies, such as Rainier Title LLC and Stewart Title Guaranty Company, need to share customers' personal information to run their everyday business-to process transactions and maintain customer accounts. In the section below, we list the reasons that we can share customers' personal information; the reasons that we choose to share; and whether you can limit this sharing. Reasons we can share your personal information Do we share? Can you limit this sharing? For our everyday business purposes-to process your transactions and maintain your account. This may include running the business and managing customer accounts, such as processing transactions, mailing, Yes No and auditing services, and responding to court orders and legal investigations. For our marketing purposes-to offer our products and services to Yes No you. For joint marketing with other financial companies No We don't share For our affiliates' everyday business purposes-information about your transactions and experiences. Affiliates are companies related by Yes No common ownership or control. They can be financial and nonfinancial companies. For our affiliates' everyday business purposes-information about No We don't share your creditworthiness. For our affiliates to market to you Yes No For nonaffiliates to market to you. Nonaffiliates are companies not related by common ownership or control. They can be financial and No We don't share nonfinancial companies. We may disclose your personal information to our affiliates or to nonaffiliates as permitted by law. If you request a transaction with a nonaffiliate, such as a third party insurance company, we will disclose your personal information to that nonaffiliate. We do not control their subsequent use of information, and suggest you refer to their privacy notices. Sharing practices How often do/does Rainier Title LLC We must notify you about our sharing practices when you request a and Stewart Title Guaranty Company transaction. notify me about their practices? How do/does Rainier Title LLC and To protect your personal information from unauthorized access and use, Stewart Title Guaranty Company we use security measures that comply with federal and state law. These protect my personal information? measures include computer, file, and building safeguards. How do/does Rainier Title LLC and We collect your personal information, for example, when you Stewart Title Guaranty Company • request insurance-related services collect my personal information? • provide such information to us We also collect your personal information from others, such as the real estate agent or lender involved in your transaction, credit reporting aqencies, affiliates or other companies. What sharing can I limit? Although federal and state law give you the right to limit sharing (e.g., opt out) in certain instances, we do not share your personal information in those instances. Contact Us If you have any questions about this privacy notice, please contact us at: Stewart Title L-_______ --'-..::G~u"'ae.:ra:::n,,'ty,_'=_C_"o"_'mJlan}', 1980 Post Oak Blvd., Privacy Officer, Houston, Texas 77056 1"'1 ___ n ~jJrnjerttJle 100% Locally Owned and Operated Order No. 624156 16 16 17 ""..., 2 3 ••• ~U~ -loeoo. 54001 _~L_ 50 "''" •• '" ... 5'00t 2750 .. , , .,' ."l.,'fJ.1 • : N " , , , , 2510 49 """ "" 50100' 2745 2520 ~~UP ." 46 &400 SF : i : :3 ~~,~ ,,.. , 1 aUla s uoo IJl'f 2250 : 25 ______ ..1. __ _ ~_L~~ __ .-Oio--~--------------..... ... !I 'l:U' "". .< 50 - fii4DQ •• ~ 48 "1AfTl !If 00 S ~'DO SF 1'i06 2495 t N , '5 I , I , 4 I i ~.~I~ "'ll~, ~I 'J.'4~ , , iIOO. , , , , 2525 J 2~ 2,1 --------'----_ •• .L. -------'T-------, , , I ~~ , 46 47 , , ! lDBOD S : 2135 r 2 I 4 : .... 1 ,~ : 111100 s~ 2280 : 25 ------_ ..... _-- --------._- , , : e; : ~'" .~ I j B1 .2~ [ 2 ••• .J.._ ... . ;Jo"']lg I=.w -.... 47 48 5400 Sf 5000 • 2_ 2485 1It-.. --~. ---. -------. -----. _. _. _____ ._ 50 , , ~ft1 : 2 ! 3 : 4 5 , -~ W .... ~,,~ ... "" , , "" .. , , 51001 "Iol , j glSQQ sr ", nn 10' 1'01 n This sketch is provided without charge, for your information. It is not intended to show all matters related to the property including, but not limited to: area, dimensions, easements, encroachments or location of boundaries. It is not a part of, nor does it modify, the commitment/policy to which it is attached. The Company assumes NO LIABILITY for any matter related to this sketch. Reference should be made to an accurate survey for further information. n. __ n COMM~TMENT FOR T~TlE ~NSURANCE Issued By ~ . Dler ~ ---.~---.. -------------.. ---~ .. -------_ ------.. ---.::1 Stewart Title Guaranty Company Form 1004-2510 (Rev. 06/2006) ORIGINAL n ___ "'0 Stewart Title Guaranty Company, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest covered hereby in the land described or referred to in Schedule A, upon payment of the premiums and charges therefor; all subject to the exceptions and conditions and stipulations shown herein, the Exclusions from Coverage, the Schedule B exceptions, and the conditions and stipulations of the policy or policies requested. (See reverse side of this cover and inside of back cover for printed Exclusions from Coverage and Schedule B exceptions contained in various policy forms.) This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement and is subject to the Conditions and Stipulations on the back of this cover. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate 180 days after the effective date hereof or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. Stewart Title Guaranty Company NOTE: THE POLICY COMMITTED FOR MAY BE EXAMINED BY INQUIRY AT THE OFFICE OF RAINIER TITLE AND A SPECIMEN COPY OF THE POLICY FORM (OR FORMS) REFERRED TO IN THIS COMMITMENT WILL BE FURNISHED PROMPTLY UPON REQUEST, RAINIER TITLE IS AN ISSUING AGENT FOR Stewart Title Guaranty Company COMMITMENT CONDITIONS AND STIPULATIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed insured has or acquires aclual knowledge of any defect, lien. encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule 8 hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extenllhe Company is prejudiced by failure to so disclose such knowledge. If the proposed insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company al its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed insured and such parties included under the definition of insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith, (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject 10 the insuring provisions, the Conditions and Stipulations, and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. Any action or actions or rights of action that the proposed insured may have or may bring against the Company arising out of the status of the tille to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. SCHEDULE OF EXCLUSIONS FROM COVERAGE The matters listed below each policy fonn are expressly excluded from the coverage of that policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason thereof. AMERICAN LAND TITLE ASSOCIATION LOA~ _OLlCY (10117192) 1. (a) Any law, ordinance or governmental regulation (including but nol limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (1) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of Ihese laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or aUeged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violalion or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy (except to the extent that this policy insures the priority of the lien of the insured mortgage over any statutory lien for services, labor or material); or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth-in-Iending law. 6. Any statutory lien for services, labor or materials (or the claim of priority of any statutory lien for services, labor or materials over the lien of the insured mortgage) arising from an improvement or work related to the land which is contracted for and commenced subsequent to Date of Policy and is not financed in whole or in part by proceeds of the indebtedness secured by the insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. 7. Any claim, which arises out of the transaction creating the interest of the mortgage insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (a) the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or (b) the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination; or (c) the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (i) to timely record the instrument of transfer; or (ii) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. AMERICAN LAND TITLE ASSOCIATION lOAN POLICY (6117106) 1. (a) Any law, ordinance, permit, or governmental regulatlon (including those relating to building and zoning) restricting, regulating, prohibition, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not mOdify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1 (b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of emil Jomain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, ~ 14t or (d) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to compty with applicable doing- business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-Iending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11 (b). ClTA STANDARD COVERAGE lOAN POLICY 1990 1. (a) Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, prohibiting regulating, or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Dale of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date Ihe insured claimant became an insured under this policy. (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would nol have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with the applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceabilily of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth-in-Iending law. 6. Any claim, which arises out of the transaction vesting in the insured the estate or interest insured by this policy or the transaction creating the interest of the insured lender, by reas~ the operation of federal bankruptcy, state insolvency or similar creditors' rights laws. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (10117192) 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the affect of any violation of these laws, ordinances of govemmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect. lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) aHaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 4. Any claim, which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (a) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (b) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (i) to timely record the instrument of transfer; or (ii) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (6/17106) 1. (a) Any law, ordinance, permit. or governmental regulation (including Ihose relating to building and zoning) restricting, regulating, prohibiting, or relaling to (i) the occupancy, use or enjoyment of the Land; (ii) the character, dimensions, or localion of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1 (a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 6. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed 10 by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in wriling to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claiman!; (d) attaching or created subsequent to Date of Poticy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10; or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is (b) a fraudu. ..onveyance or fraudulent transfer; or (c) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessmenls imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or olher instrument of transfer in the Public Records that vests Title as shown in Sclledule A. AMERICAN LAND TITLE ASSOCIATION HOMEOWNER'S POLICY OF TITLE INSURANCE FOR A ONE-TO-FOUR FAMilY RESIDENCE (01101108) In addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: (d) building; (e) zoning; (f) land use; (g) improvements on the Land; (h) land division; and (i) environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 19,20,23 or 27. 2. The failUre of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: (a) that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; (b) that are Known to You at the Policy Dale, but not to Us, unless they are recorded in the Public Records at the Policy Date; (c) that result in no loss to You; or (d) that first occur after the Policy Date -this does not limit the coverage described in Covered Risk 7, 8.e, 25, 26, 27 or 28. 5. Failure to pay value for Your Title. 6. Lack of a right: (a) to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and (b) in streets, alleys, or waterways that touch the Land. This Exclusion does not limit the coverage described in Covered Risk 11 or 21. SCHEDULE B GENERAL EXCEPTIONS The matters listed below each policy form are expressly excepted from the coverage of that policy and that policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason thereof. SCHEDULE B EXCEPTtONS APPEARtNG IN ALTA OWNER'S POLICY - STANDARD COVERAGE AND CLTA STANDARD COVERAGE LOAN POLICY 1. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, interests or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession, or claiming to be in possession thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land, and that is not shown by the Public Records. 5. Any lien, or right to a lien, for labor, material, services or equipment, or for contributions to employee benefit plans, or liens under workmen's compensation acts, not disclosed by the public records. 6. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes; or, (d) water rights, claims or title to water, whether or not the matters excepted under (a), (b), (c) or (d) are shown by the public records. 7. Right of use, control or regulation by the United States of America in the exercise of powers over navigation; any prohibition or limitation on the use, occupancy or improvement of the land resulting from the rights of the public or riparian owners to use any waters which may cover the land or to use any portion of the land which is now or may formerly have been covered by water. 8. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage collection or disposal, or other utilities unless disclosed as al .5ting lien by the public records. SCHEDULE B EXCEPTIONS APPEARING IN ALTA OWNER'S POLICY - EXTENDED COVERAGE 1. Taxes or assessments which are not now payable or which are not shown as existing liens by the records of any taxing authority thai levies taxes or assessments on real property or by the public records; proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Underground easements, servitudes or installations which are not disclosed by the public records. 3. (a) Unpatented mining claims; (b) reservations or exceptions in palents or in Acts authorizing the issuance thereof; (c) Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes; or, (d) water rights, claims or title to water, whether or not the matters excepted under (a), (b), (c) or (d) are shown by the public records. 4. Right of use, control or regulation by the United States of America in the exercise of powers over navigation; any prohibition or limitation on the use, occupancy or improvement of the land resulting from the rights of the public or riparian owners to use any waters which may cover the land or to use any portion of the land which is now or may formerly have been covered by water. 5. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity, or garbage collection or disposal, or other utilities unless disclosed as an existing tien by the public records. SCHEDULE B EXCEPTIONS APPEARING IN ALTA LOAN POLICY (10117{92) and ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE (10122103) No general exceptions appear in these policy forms. B~a,,"h :L YK,User :LK23 KING,WA Document: OED WAR 2011.0819001279 Order: 624156 Title Officer: TT Comment: WHEN RECORDED RETURN TO, Name: Secn Donogh Homes, Inc. Address! 1745 Nile Ave NE Renton, WA 98059 Station Id :JABE ~ Ii § § C;tY~fR P/annin anton 9 DIvISion OCT 1 3 lUll "'<.::E,,=,aw N=umbo~" .=2172;';-:1 -r;:---....,....-______ 1ffI ~ rt;;~O'rf~!f5' Filed for Record at Requeal 01: Reln/er mi., LL.C ll::P RECORDED BY '3I~'STATUTORY WARRANTY DEED RAINIER nn.E THE GRANTOR(S). Kathryn Ann Fawcett. who acquIred tille as Jill Monroe, a married person as a separate estate and Rita M. Fawcett. an unmarried person, for and In consideration of Ten dollars and Zero cenls ($10.00) and other good and valuable consideration In hand paid, conveys, and warrants to Scott Donogh Homes, Inc., a Washington corporation the following described real estate, sflllsted In the County of King, Stale of Washington: Lot 3, Block 3, Hillman's Lake Wash1ngton Garden of Eden No. I, accordIng to the Plat recorded In Volume 11 of Plats at page 63. Subject to: See attached Exhibit A. which Is mode. part hereof by this reference. Abbreviated Legal: Lot 3. Block 3. Hillman', Lak.Wlshlngton Gardin of Eden No.1 Tax Parcel Number(s): 334210-0034-09 Dated; 8111/11 ;i:6/;!!!/~cfu. lclJ!j- signature on page 2 Rita M. Fawcett by Janet Miles as anorney In fact STATE OF Washington COUNTY OF King .S. I cenny that I know or have SatiSf~ctory evidence that Kalh~n F8wc~.:Ie the person(s) who appeared before me, an~s per10n acknowledged that h ~ /they Sign~ 'instrument and ~knowledged il to be hi ~ /'their free and voluntary act fo e uses and purposes mentioned in this Instrument. ' Dated: PAGIi-eIiU OF eltl Page 1 of3 Printed on 9/27120119:04:21 AM Branch :L YK,User :LK23 KlNG,WA Document: DED WAR 2011.0819001279 Order: 624156 Title Officer: TT Comment: WHEN RECORDED RETURN TO: Name: Scott Donogh Homes, Inc. AddlBSs: 1745 Nile Ave NE Renton. WA 98059 e.c:row Number: 621127 Filed for Record ot Roqua8t ot: R.lnl.,. nu.. u.c STATUTORY WARRANTY DEED THE GRANTOR(S), Kathryn Ann Fawcett, who acquired title 88 Jill Monroe. a married parson as a separate setate and Rita M, Fawcett, an unmarried person for and In conalderallon of Tendo/lars and Zero cents (S10.00) end other good and valuable consideration In hand paid, convey&. and warrants to Scott Oonogh Home., Inc., a Washington corporation the fOllowing described reat 8state. situated In the County of King, State of Washington: . Lot 3, Block 3, Hillman's Lake Washington Garden of Eden No.1, according (0 the Plat recorded In Volume 11 of Plata at page 63, Abbreviated Legal: Lo13, B1ocII3. HUlman'. Lake Washington GarG.n of edlln No. I Subject to: See attached Exhibit A, whIch Is made 0 port hfH'M)f by this reference. Tax Pattel Number(s): 334210-0034-09 Dated: 8/11/11 si8nBcure on pa8e STATE OF Washington COUNTY OF KIng ... I certify that I know or have satisfactory evidence that Janel Mlle~e) the person(s) wtlo appeared before me, and said persona (.) acknowledgecllhal (h~hey) "i19n8d Ihls Instrument and acknowledge II a8 the attorney In fad of Rita M. Fawceti"lO"ba the free and voluntary act of such party(les) for the uses and purposes mentioned In this Inslrument. LPB 10-05 (r ... ) Station Id :lABE Page 2 of3 Printed on 9/27/20 II 9:04:21 AM " r f , , . Br411ch :L YK,User :LK23 KING,WA Document: DED WAR 2011.0819001279 Order: 624156 Title Officer: IT Comment: Exhibit A 1. All covenants, conditions, restrictions, reservations, easements or other servitudes. If any, but omitting restrictions, If any, based upon race, color. creed or nallonal origin, disclosed by the recorded pial of Hillman's lake WashIngton Garden of Eden No.1. Rights or benefits, If any, which may be dlaclo&ed by the rec;orded document(s} above affecting land outSide the boundarydosaibed In Schedule A. lPB 10-05 (1·1) Station ld :lABE Page 3 of3 Printed on 9127/2011 9:04:22 AM ~ . @!E©~[P!E©~ Y{(JJ]UMJ ©©fNJ~(JJ]f1L1'MfNJu~~ OfNJ©" I I Geotechnical Engineering and Earth Sciences August 19, 2011 Mr. Scott Donogh Scott Donogh Homes 1745 Nile Avenue NE Renton, WA 98059 SUBJECT: GEOTECHNICAL EVALUATION Proposed Residence Dear Scott, 34XX Lake Washington Boulevard North Renton, Washington Project No. 11-115-01 City of P., ... Pia . .. ~fll;.on nnmg Oivision DCi 1 3 lun This report presents the results of our geotechnical evaluation for the site of your proposed new residence on the subject property (Parcel #334210-0034). The purpose of our work was to provide geotechnical engineering evaluations of the site and geotechnical recommendations for the residential development including design of foundations, retaining walls, erosion control and site drainage and grading. Our work was performed in accordance with the scope and conditions of our proposal dated August 5, 2011. A site topographic map (see Figure 2) and preliminary building plan and section were provided to us and was used as a reference for our field work and evaluations. Based on our review of the plan and section provided, we understand that the development will include a two-story wood-frame residence over daylight basement/garage. The basement level will have slab-on-grade floors. The proposed residence is to be located in the central area of the lot with 20 foot backyard and 5 foot sideyard setbacks as approximately shown on Figure 2. Based on our experience, we have assumed that bearing wall loads will be in the range of about 2 to 3 kif and maximum column loads to be in the range of about 10 to 20 kips. If actual structural loads exceed the above values by more than 25%, this office should be notified. Review of the Renton online Sensitive Areas Maps indicates that the property is within a moderate landslide hazard area, however the property is not indicated to be within a erosion hazard, seismic hazard or coal mine hazard area. P.O. Box 276, Issaquah, WA 98027-0276 0 Phone: (425) 397-4228 Fax: (425) 397-4228 Scott Donogh Homes August 19, 2011 SCOPE OF WORK Our geotechnical evaluation included review of geologic mapping, site explorations, engineering analyses and evaluations and the preparation of this report. The scope of work included the following specific tasks: o Review of published geologic mapping and soils mapping of the site ~cln~ . o Performed a reconnaissance of the building site area. o Observed and logged three test pit explorations on the site (see Figure 2) to depths up to 9 feet below existing ground. Logs of the test pits and results of field and laboratory testing are presented in the Test Pit summaries of Appendix A. o Performed geotechnical engineering evaluations of the proposed site development and developed our geotechnical recommendations for foundation design, retaining wall design and site grading. o Prepared this geotechnical report summarizing our findings and recommendations. OBSERVED SITE CONDITIONS The property is bordered on the west by Lake Washington Boulevard North, on the north by the undeveloped North 34 th Street ROWand along the east and south sides by residential property. At the time of our field investigation the property was undeveloped. Topography within the property is a moderately inclined southwest facing slope. The topographic mapping included on the site plan of Figure 2 indicates the onsite slope has average gradients ranging from about 11 percent up to about 33+ percent. Maximum elevation difference across the property is indicated to be on the order of about 18 feet from southwest to northeast. We did not observe any evidence of instability on the slope. We noted that the neighboring lot to the east includes a rockery that ranges in height up to about 4 to 5 feet as approximately shown on Figure 2. In addition there is a modular masonry retaining wall ranging up to about 10 feet in height within the Lake Washington Boulevard North ROW at the northwest side of the property as shown on Figure 2. Vegetation on the property consisted primarily of grass with some blackberry growth along the eastern property line. Project No. 11-115-01 Page 2 Scott Donogh Homes August 19, 2011 We did not observe any seeps or springs on the site and we did not observe any evidence of current or past erosion on the site. Subsoils Our evaluation of the subsurface conditions was based on our observations of three exploratory test pits within the lot plus review of published geologic mapping. Approximate locations of our previous test pits are shown on Figure 2. Logs of our test pits are presented in Appendix A. Subsoils encountered in our test pits were found to be natural glacially consolidated soils and a thin layer of fill soils within the lower area of the site. The natural soils encountered were generally mixtures of silt, sand and gravel in varying porportions. Natural subsoils at the highest area of the site down to about elevation 54 were classified as silt with sand and the lower natural soils below elevation 54 were classified as silty fine sand with gravel and were very dense/hard and cemented at depths within about 1.5 to 2.5 feet of the natural ground surface. The natural soils below elevation 54 are considered to be glacial till. Ground Water No seeps or springs were observed on the property and no ground water was observed in any of our test pits. The upper soils were generally classified as slightly moist to moist and the deeper soils were classified as moist. The measured moisture contents of the soils ranged from about 7 to 25 percent with the deeper soils generally having the lower moisture content. Subsurface Variations Based on our experience, it is our opinion that some variation in the continuity and depth of subsoil deposits and ground water levels should be anticipated due to natural deposition variations and previous onsite structures and grading. Due to seasonal moisture changes, ground water conditions should be expected to change with time. Care should be exercised when interpolating or extrapolating subsurface soils and ground water conditions between or beyond our test pits. Project No. 11-115-01 Page 3 Scott Donogh Homes August 19, 2011 SITE EVALUATIONS General The referenced geologic map of Figure 1 indicates the site vicinity to be at a boundary between surface exposures of glacial till (at) soils in the lake shore bluff to the south and recessional outwash (ays) soils in the . The at glacial till soils are highly consolidated, heterogeneous mixtures of sand, silt, clay and gravel soils deposited during the advance of the Vashon glaciation, the last glacial advance into the Puget Sound area, approximately 13,000 to 16,000 years ago. The ays are younger sand deposits considered to be recessional outwash stream deposits from the recession of the glacial ice and typically consist mainly of stratified sand and gravel. Based on the soils observed on the site and review of the referenced map, it is our opinion that the natural subsoils underlying the property and the proposed building site area are glacial till deposits. Based on the results of our field investigations combined with our own experience and judgment, it is our opinion that the geotechnical site conditions are suitable for the proposed development provided our recommendations are fOllowed. Landslide Hazard Assessment The geologic map of Figure 1 indicates no mapped large landslides within the site vicinity and our site observations indicate the site slopes to be stable in their existing condition. However the sloping surface of the site includes gradients ranging up to 33+ percent and therefore the site is classified as a Medium Landslide Hazard site per the definition of Renton Critical Area Regulations Section 4-3-050.J.1.b. which was confirmed by our review of the online Renton Sensitive Areas Maps. We have performed analyses of the stability of the site for 1) existing conditions, 2) construction excavation conditions and 3) static and seismic permanent development conditions assuming that all site grading and retaining wall design and construction will be performed in accordance with our recommendations presented in this report. Results of our analyses indicate deep seated slope failure safety factors exceeding 2.0 for the existing conditions, the static construction excavation conditions and the static permanent development conditions. Our analyses also indicated a safety factor exceeding 1.5 for the seismic permanent development condition considering the 0.38g horizontal ground acceleration criteria from the 2009 IBC (see Seismic Considerations). in our opinion the proposed development will have adequate gross stability provided that the proposed basement excavation is supported with properly constructed retaining walls designed in accordance with our recommendations and provided that the City's existing modular masonry wall within the Lake Washington Boulevard North ROW was properly designed and constructed. Project No. 11-115-01 Page 4 Scott Donogh Homes August 19, 2011 Considering the gentle to moderate inclination of the onsite slopes, it is our opinion that the potential for future shallow failures on these slopes is low, however as with all hillside development, the owner must be' aware of and accept the risk that future shallow slope failures could occur and may result in damage to the subject property and/or neighboring property. The risk of shallow slope failures will be highest during periods of heavy rainfall and also during strong earthquake ground shaking To help maintain shallow slope stability, surface storm water runoff should be collected and discharged to the storm drain system and disturbance of the existing slopes should be minimized and vegetation maintained. We noted that a rockery ranging in height up to about 4 to 5 feet exists on the neighboring property to the east as approximately shown in Figure 2. We recommend that care be taken during site grading to maintain a 5 foot minimum setback away from the existing rockery for all construction excavations. Care should also be taken not to disturb soils adjacent to the existing wall within the Lake Washington Boulevard North ROW nor place any surcharge within 10 feet of the wall. In accordance with the requirements of Section 4-3-050.J.2.b of the Renton regulations and assuming that all site grading and retaining wall design and construction will be performed in accordance with our recommendations presented in this report, our stability evaluations indicate the following: i. The proposed residential development will not increase the threat of landslide hazard to adjacent properties beyond pre-development conditions. ii The proposed residential development will not adversely impact other critical areas. iii The proposed residential development can safely be accommodated on this site. Structure Support Considerations In our opinion the dense to· very dense natural glacial till soils encountered in our explorations should provide good support for the proposed residence foundations and basement walls. Conventional spread footings are considered appropriate for support of the proposed structures at this site. Foundations should penetrate through any existing fill, topsoil and loose/medium dense soils to bear on undisturbed dense to very dense natural soils. Bearing soils are expected to be encountered at depths ranging from about 1.5 to 2.5 feet below the natural soil surface (below any fill soils). Project No. 11-115-01 Page 5 Scott Donogh Homes August 19, 2011 Seismic Considerations Although the site is not indicated to be within a seismic hazard area, the Puget Sound region is a seismically active area. About 17+ moderate to large earthquakes (M5 to M7+) have occurred in the Puget Sound and northwestern Cascades region since 1872 (139 years) including the 2/28/01 M6.8 Nisqually earthquake and it is our opinion that the proposed structure will very likely experience significant ground shaking during its useful life. Based on a recently published study the site lies less than 1 mile south of the southern mapped location of the Seattle fault and about 18 miles southwest of the estimated trace of the South Whidbey-Lake Alice fault both of which have postulated maximum credible magnitudes of 7.0 to 7.5. Another recent study of the Vashon-Tacoma area presents evidence for the east-west trending Tacoma Fault which is indicated to pass through the south end of Vashon and the middle of Maury Island about 12 miles southwest of the site. The study suggests that the Tacoma Fault and the Seattle fault may be linked by a master thrust fault at depth. The Seattle fault has been documented to have moved at its west end (Bainbridge Island) about 1000 to 1100 years ago and evidence of movement at the east end has also recently been documented. Some experts feel that the recurrence interval between large events on the Seattle Fault may be on the order of several thousands of years but our calculations indicate it may be on the order of 1200 to 1400 years. The activity of the documented Tacoma fault is considered to be on the same order as the Seattle fault. The recurrence of a maximum credible event on the South Whidbey fault is not known but some experts have assigned a recurrence of about 3000 years, however smaller events will occur more frequently as evidenced by the 5.3 event on May 2, 1996 which was attributed to that fault. In addition to Puget Sound seismic sources, a great earthquake event (M8 to M9+) has been postulated for the Cascadia Subduction Zone (CSZ) along the northwest Pacific coast of Oregon, Washington and Canada. The current risk of a future CSZ event is not known at this time. Published reports have indicated recurrence intervals for a CSZ event to range from as little as 100-200 years to as long as 1000+ years and the time of the last event is reported to have been about 311 years ago. The 2009 International Building Code (IBC) adopted by the City of Renton requires consideration of a spectral acceleration level with probability of exceedance of 2 percent in 50 years for seismic structural design. This corresponds to about a 2475- year recurrence interval earthquake ground motion. Based on the short period spectral response accelerations presented in Figure 1613.5(1) of the 2009 IBC, adjusted as per equations 16-36, 16-38 and factored as per section 1803.5.12(2), we estimate the IBC peak ground acceleration for soils and foundation design at this site to be about 0.389. Therefore our seismic stability analyses considered a magnitude 7+ earthquake with a peak horizontal ground acceleration of 0.38g. Please note that the 0.38g peak ground acceleration includes the additional reduction factor of section 1803.5.12(2) and is not Project No. 11-115-01 Page 6 Scott Donogh Homes August 19, 2011 intended for structural analyses. This site is considered a Site Class C for structural design. Secondary seismic hazards due to earthquake ground shaking include induced slope failure, liquefaction, lateral spreading and ground settlement. Considering the general lack of ground water seepage encountered in our test pits and the dense/very dense/cemented nature of the soils recommended for bearing at the site, it is our evaluation that the potential for damage to the structures due to liquefaction, lateral spreading and settlement is low. The onsite slope is considered to have a low to moderate potential for seismically induced shallow failures depending on the earthquake magnitude and shallow ground' water conditions at the time of the earthquake. Erosion Potential Review of the online Renton Sensitive Areas Maps indicates that the property is not within an erosion hazard area. Our observations of the property confirm that it is well vegetated and we observed no indication of any seepage or concentrated water flow or current or past erosion on the site. Based on our site observations and explorations it is our opinion that there is no unusual erosion risk at this site and any potential erosion potential resulting from development will be mitigated by our recommended grading procedures and drainage/erosion control measures and by final re- vegetation/landscaping incorporated into the proposed development plans. RECOMMENDATIONS The following subsections present our recommendations for design of foundations; retaining walls, site grading, drainage control and erosion control. Also included are recommendations for plan review and observations and testing during construction. Spread Footing Foundations Conventional spread footings founded on undisturbed dense to very dense natural glacial till soils should provide good support for the proposed structures. Bearing soils are expected to be encountered at depths ranging from about 1.5 to 2.5 feet below the natural soil surface (below any fill soils). All footings should be founded at least 18 inches below the lowest adjacent final grade. Where the natural bearing soils slope, the footing excavation should be stepped to maintain a horizontal bearing surface. Continuous wall footings should be at least 18 inches wide. Square footings for column support should be at least 24 inches wide. Footings supported on undisturbed dense to Project No. 11-115-01 Page 7 Scott Donogh Homes August 19, 2011 very dense natural soils may be designed based on an allowable bearing pressure of 2000 psf. The estimated settlement of a 18-inch wide continuous footing carrying a load of 3 kips per foot is on the order of 1/4 to 1/2 inch. Our settlement estimates assume that foundations are supported on undisturbed dense to very dense natural bearing soils and that all fill and loose/disturbed material is removed from the bearing surface prior to concrete pour. Maximum differential settlement within the proposed residence is expected to be 1/2 inch or less. Settlements are expected to occur primarily during construction. Resistance to lateral loads can be assumed to be provided by friction acting at the base of foundations and by passive earth pressure. A coefficient of friction of 0.45 may be assumed with the dead load forces in contact with on-site soils. An allowable static passive earth pressure of 250 psf per foot of depth may be used for the sides of footings poured against undisturbed dense natural soils or properly compacted structural fill. The vertical and lateral bearing values indicated above are for the total dead load plus frequently applied live loads. For short duration dynamic loading caused by seismic or wind forces, the vertical bearing values may be increased by 50 percent and allowable lateral passive pressures may be increased by 33 percent. Retaining Walls Cantilevered retaining walls as referred to in this report are walls which yield or move outward during and after backfilling. Actual wall movements will depend on the wall design and method of backfilling and can range from 0.1 % to 0.3% of the wall height. Design pressures for cantilevered walls given below assume that the top of the wall will deflect at least 0.2% of the wall height. Walls which limit deflections to less than 0.2% of wall height should be designed in accordance with recommendations for braced walls. Static design of permanent cantilevered retaining walls which support a horizontal surface of properly compacted clean free-draining granular material may be based on an equivalent fluid density of 40 pcf. This pressure assumes that there is no water pressure behind the wall. A uniform lateral pressure due to backfill surcharge should be computed using a coefficient of 0.25 times the uniform vertical surcharge load. Static design of walls structurally braced against movement should be based on an equivalent fluid density ot 60 pct. This pressure assumes that the wall supports a horizontal backfill of properly compacted free-draining granular material and that there is no water pressure behind the wall. Uniform lateral pressure due to a uniform vertical surcharge behind a braced wall should be computed using a coefficient of 0.45 times the uniform vertical surcharge load. Project No. 11-115-01 Page 8 Scott Donogh Homes August 19, 2011 Seismic design of retaining walls should include a dynamic soil loading based on.a 0.38g 2475-year recurrence IBC ground motion level. Dynamic soil pressure should be assumed to have an inverted triangular distribution. The dynamic soil pressure at the top of the wall should be at least 25H (psf) where H is the height of the wall above the footing base. The dynamic soil pressure should diminish linearly to zero at the base of the wall. Combined static plus dynamic soil pressure should be used for seismic design of the walls. Care should be exercised in compacting backfill against retaining walls. Heavy equipment should not approach retaining walls close enough to intrude within a 1: 1 line drawn upward from the bottom of the wall. Backfill close to walls should be placed and compacted with hand-operated equipment. Recommendations for placement and compaction of structural fill are presented under "Site Grading". Design wall pressures given above assume no water pressure behind the walls. We recommend that a drainage zone be provided behind all retaining walls and a adequate drain system be provided at the base of all retaining walls. As a minimum, the drainage zone should extend the full height of the wall with a horizontal width equal to at least2 feet or 1/2 the wall height, whichever is less. Backfill within the drainage zone should be a clean sand/gravel mixture with less than 5 percent fines based on the sand fraction. A membrane of Mirafi 140 filter fabric or equivalent should be provided between the drainage zone material and onsite silty soil backfill. As an alternative to a sand drainage zone described above, a Miradrain drainage mat may be attached to the wall surface for the full height and embedded into the drain gravel at the base of the wall. Wall drains should consist of a four-inch diameter perforated PVC drain pipe placed in at least one cubic foot of drain gravel per lineal foot along the base of the wall. Drain gravel should be washed material with particle sizes in the range of 3/4 to 1-1/2 inches. The drainage zone backfill should be capped with 12 inches of silty soils to reduce surface water infiltration. Conventional spread footing foundations founded on undisturbed dense to very dense natural soils may be used for support of retaining walls. Design of wall foundations should be in accordance with the recommendations presented under "Spread Footing Foundations" Site Grading Site grading is expected to consist primarily of excavation for the proposed basement and general footing areas, backfill of the basement retaining walls, subgrade preparation for slab and pavement areas and utility trenches. Onsite granular soils cleaned of debris and organics are considered suitable for use in general compacted fills but are not suitable for retaining wall drainage zones. In our experience the onsite glacial till soils will be moisture sensitive with regard to grading and compaction characteristics. Grading should be scheduled for the late summer months if possible. Project No. 11-115-01 Page 9 Scott Donogh Homes August 19, 2011 Wet weather grading may require the use of imported clean granular fill soils which are more easily compacted at higher moisture levels. Recommendations for site preparation, temporary excavations, structural fill, subgrade preparation, site drainage and trench backfill are presented below. Site Preparation: Existing vegetation, debris, fill soils, and loose or organic natural soils should be stripped from the areas that are to be graded. During rough grading, excess soils may be stockpiled for later use. Stripping in subgrade areas is expected to average about 1 to 2 feet. Soils containing more than 1 % by weight of organics may be used in planter areas, but should not be used for structural fill. Stumps, debris and trash, plus rocks and rubble over 6 inches in size, should be removed from the site. Subsoil conditions on the site may vary from those encountered in our test pits. Therefore, our office should observe the prepared areas prior to placement of any new fills. Temporarv Excavations: Sloped temporary construction excavations may be used where planned excavation limits will not undermine eXisting structures or interfere with other construction. Where there is not enough room for sloped excavations, shoring should be provided. Based on the subsurface conditions encountered in the test pits, it is our opinion that sloped temporary excavations may be made vertically to depths of 4 feet or less. Excavations up to 10 feet in depth should be sloped no steeper than 1: 1 within the upper weathered soils and no steeper than 0/.0: 1 (horizontal:vertical) within the un- weathered, very dense/cemented natural glacial till soils. It should be noted that the contractor is responsible for safety and maintenance of construction slopes. We recommend that cuts over 4 feet in depth be covered with visqueen tarp to help control ravelling and sloughing. Surface drainage should be directed away from the top edge of cut slopes. Surcharge loads should not be allowed within 5 feet of the top of the slope or within a 1:1 (horizontal:vertical) plane extending up from the toe of excavation, whichever is greater. Structural Fill: Provided that soil moisture can be reduced and maintained near optimum, excavated onsite soils cleaned of organics and debris may be used for general structural fill but are not adequately free-draining for retaining wall drainage zone fill. In addition the onsite soils are expected to be moisture sensitive and during the rainy season the soils may become too wet for practical compaction. Therefore imported granular fill soils should be used if moisture conditions cannot be adequately controlled. . Loose soils, formwork and debris should be removed prior to placing fill or backfill. Imported free-draining granular soils should be used for backfill of drained retaining walls, and should be capped with pavement or 12 inches of onsite silty soils to reduce surface water infiltration. Structural fill should be placed in horizontal lifts not exceeding Project No. 11-115-01 Page 10 Scott Donogh Homes August 19, 2011 8 inches in loose thickness and compacted to at least 90 percent of the maximum dry density as determined by the ASTM 01557 test method. Imported granular fill should consist of clean, well-graded sand and gravel materials free of organic debris and other deleterious material. Imported material for wall drainage zone backfill should be a clean sand/gravel mixture with less than 5 percent fines based on the sand fraction. Slab/Pavement Support: Siabs-on-grade and pavement should be supported on undisturbed dense natural soils or on properly compacted structural fill over medium dense to dense natural soils. Where unsuitable soils exist at subgrade level (existing fill, loose and organic soils), subgrade preparation should include excavation of the unsuitable soils to expose medium dense natural soils and placement of structural fill to final subgrade elevation. Subgrade fill should be placed in accordance with the recommendations for structural fill except that the top 6 inches of the subgrade fill should be compacted to at least 95 percent of the ASTM 01557 maximum dry density. It should be noted that where the proposed slabs cross a fill/natural contact line, there will be a high risk of cracking. Risk of cracking can be reduced by placing construction joints at the contact and by proper steel reinforcement of the slab. Interior concrete slabs should be underlain by a capillary break consisting of a polyethylene vapor barrier of at least 6 mil thickness. Utility Trenches: Buried utility conduits should be bedded and backfilled around the conduit in accordance with the project specifications. Bedding material should extend from six inches below the pipe to six inches above the pipe. Where conduit underlies pavement or slabs-on-grade, the remaining backfill above the pipe should be placed and compacted in accordance with the recommendations for structural fill. If imported granular fill is used for trench backfill it should be capped with 12 inches of onsite soils. Drainage Control Surface drainage from the adjoining upslope areas should be controlled and diverted around the development area in a non-erosive manner. Adequate positive drainage should be provided away from the structures and on the site in general to prevent water from ponding and to reduce percolation of water into subsoils. Granular backfill should be capped with paving or 6 inches of onsite silty soils. A desirable slope for surface drainage is 2% in landscaped areas and 1% in paved areas. Roof drains should be tightlined into the storm drain system (no discharge on the ground surface). A permanent perimeter drain, independent of the roof drain system, should be placed adjacent to the base of the continuous exterior foundations. The drain should consist of a four-inch diameter perforated PVC drain pipe placed in at least one cubic foot of washed drain gravel per lineal foot along the base of the foundations. The drain gravel zone around the pipe should be encapsulated with a membrane of Project No. 11-115-01 Page 11 Scott Donogh Homes August 19. 2011 Mirafi 140 filter fabric or equivalent between the drainage zone material and onsite silty soils. Erosion Control Although we observed no evidence of erosion. onsite soils are expected to be erodible when disturbed and exposed to concentrated water flows. Siltation fences or other detention devices should be provided around the downslope side of the disturbed site area and soil stockpile areas during construction to control the transport of eroded material. The lower edge of the silt fence fabric should have "J" shaped embedment in a trench extending at least 12 inches below the ground surface. Surface water flow should be collected in area drains and tightlined to the storm water system. no water should be discharged on the site. Exposed final graded soil areas should be planted immediately with grass and deep rooted plants to help reduce erosion potential. Plan Review This report has been prepared to aid in the evaluation of this site and to assist the architect. structural and civil engineers in the design and construction of the project. It is recommended that this office be provided the opportunity to review the final design drawings and specifications to determine if the recommendations of this report have been properly implemented and to make any supplemental design recommendations which may be required. Observations and Testing During Construction Recommendations presented in this report are based on the assumption that soil conditions exposed during construction will be observed by our office so that any necessary design changes or supplements may be made. Foundation and basement excavations should be observed to verify that they expose undisturbed bearing soils and that excavations are free of loose and disturbed materials. All structural fill and subgrade areas should be observed by a representative of this office after stripping and prior to placing fill. Drainage control systems should be observed by our office to verify proper construction. Proper fill placement and compaction should be verified with field and laboratory density testing by a qualified testing laboratory. Project No. 11-115-01 Page 12 Scott Donogh Homes August 19, 2011 CLOSURE This report was prepared for specific application to the subject site and for the exclusive use of Scott Donogh Homes and their representatives. The findings and conclusions of this report were prepared with the skill and care ordinarily exercised by local members of the geotechnical profession practicing under similar conditions in the same locality. We make no other warranty, either express or implied. Variations may exist in site conditions between those described in this report and actual conditions encountered during construction. Unanticipated subsurface conditions commonly occur and cannot be prevented by merely making explorations and performing reconnaissance. Such unexpected conditions frequently require additional expenditures to achieve a properly constructed project. If conditions encountered during construction appear to be different from those indicated in this report, our office should be notifi~d. Respectfully submitted, GEOSPECTRUM CONSULTANTS, INC. James A. Doolittl Principal Engineer Encl: Figures 1 and 2 Appendix A Dist: 2/Addressee Project No. 11-115-01 Page 13 Kennydale Point ref: Preliminary Geologic Map of Seattle and Vicinty, Washington, by Waldron, Liesch, Mullineaux and Crandell, USGS Map 1-354, 1962, enlarged scale: 1"=1000' SITE VICINITY GEOLOGIC MAP Proposed Residence 34XX Lake Washington Boulevard North Renton, Washington Proj. No.ll-ll Date 8/11 Figure 1 · .. " 2:-===_-:Fl :::='::7' 56 ~ TP-2 .. ~ SITE PLAN GEOSPECTRUM CONSULTANTS, INC. Proposed Residence 34XX Lake Washington Boulevard North Renton, Washington Proj. NO.11-11 Date 8/11 Figure 2 • t'l • APPENDIX A PREVIOUS FIELD EXPLORATION Our previous field exploration included a site reconnaissance and test pit explorations. During the site reconnaissance, the surface site conditions were noted, and the locations of the test pits were approximately determined. The test pits were approximately located using the pre-existing structures as a guide. The approximate locations of the test pits are shown on Figure 2. Test Pit elevations were estimated based on the topographic mapping shown on Figure 2. . Test pits were advanced using a trackhoe excavator. Soils were continuously logged and classified in the field by visual examination, in accordance with the ASTM Soil Classification system. Logs of the test pits are presented on the test pit summary sheets A-1 through A-2. The test pit summaries include descriptions of the soils and pertinent field data. Soil consistency and moisture conditions indicated on the logs are interpretations based on the conditions observed in the field. Boundaries between soil strata indicated on the logs are approximate and actual transitions between strata may be gradual. · " TEST PIT NO.1 Logged by JAD Date: 8/10/11 Elevation: 58' Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments 0 ML Silt with sand & trace clay stiff moist ~9ht -own 2-....... ..... ........ . ......... I···· .. ········ velr. stiff brown 24.8 -to ard PP=4+ 4-........ .... -~SP Silt and fine Sand, thin interbeds ~~Ws: ... 18.4 PP=4+ 6--_ .......... ... -SM Silly fine Sand, cemented hard gra~ ro n 8-12.4 PP=4+ - 10- Maximum depth 9+ feet. - 12-No ground water encountered. PP= Pocket Penetrometer Shear pu ""!,j'" (ksf] - 14- - TEST PIT NO.2 Logged by JAD Date: 3/4/11 Elevation:53' Depth Blows Class. Soil Description Consistency Moisture Color W(%) Comments 0 -ISM Silly fine Sand a~R~~ to moist brown 1 -with occ. gravel to 4" to .................. ....... .............. slightly -cemented ve~ 2-~~r:fel moist -7.4 PP=4+ 3- - 4- - 5- -Maximum depth 3.5 ft. 6-No ground water encountered. -PP= Pocket Penetrometer Shear "'''''!,jU' (ksf] 7- - f~;~S~:g~~~M.J >~~ if!iI Residence ro' 34XX Lake Washington Boulevard North and Earth Rb,itull, Washin~lton Proj. No. 11-115 Date 8/11 I Figure A·1 · '. TEST PIT NO.3 Logged by JAD Date: 3/1/11 Elevation 48' Depth Blows Class. Soli Description Consistency Moisture Color W(%) Comments 0 -SM Gravelly Silly fine Sand/Sandy c::a. Inn~o moist brown FILL 1-'I'/wood and re-bar debris medium ense -14.8· 2- - 3-SM Silty fine Sand w/gravel & roots to %" gark rown - 4-"~~~1~ ................... -.............. ... ···m.dellse -!oere-rise 10.7 5-................... ' . . ....... _--.... hard . ... cemented gra~ ro n - 6- -Maximum depth 5.5 feet. 7-1 No ground water encountered . ..; GEOSPECTRUM CON~ Proposed Residence I:;·'·'·c;,t~.... L i . ~ I"'" 34XX Lake Washington Boulevard North I and Earth . Renton, vva",hin~lton Proj. No.11-115 Oate8/11 I Figure A-2 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 __________________________________ C~itYOfAenton Planning Division Printed: 10-13-2011 Land Use Actions RIECIE~PT OCT I 3 lOll Permit#: LUA 11-081 Payment Made: 10/13/2011 01 :57 PM Receipt Number: Total Payment: 2,472.00 Payee: VISA 9219 . Current Payment Made to the Following Items: Trans Account Code Description 3080 503.000000.004.322 Technology Fee 5022 000.000000.007.345 Variance Fees Payments made for this receipt Amount 72.00 2,400.00 Trans Method Description Amount Payment Credit C VI SA Account Balances Trans Account Code Description 3021 303.000000.020.345 Park Mitigation Fee 3080 503.000000.004.322 Technology Fee 3954 650.000000.000.237 Special Deposits 5006 000.000000.007.345 Annexation Fees 5007 000.000000.011.345 Appeals/Waivers 5008 000.000000.007.345 Binding Site/Short Plat 5009 000.000000.007.345 Conditional Use Fees 5010 000.000000.007.345 Environmental Review 5011 000.000000.007.345 Prelim/Tentative Plat 5012 000.000000.007.345 Final Plat 5013 000.000000.007.345 PUD 5014 000.000000.007.345 Grading & Filling Fees 5015 000.000000.007.345 Lot Line Adjustment 5016 000.000000.007.345 Mobile Home Parks 5017 000.000000.007.345 Rezone 5018 000.000000.007.345 Routine Vegetation Mgmt 5019 000.000000.007.345 Shoreline Subst Dev 5020 000.000000.007.345 Site Plan Approval 5021 000.000000.007.345 Temp Use, Hobbyk, Fence 5022 000.000000.007.345 Variance Fees 5024 000.000000,007.345 Conditional Approval Fee 5036 000.000000.007.345 Comprehensive Plan Amend 5909 000.000000.002.341 Booklets/EIS/Copies 5941 000.000000.007.341 Maps (Taxable) 5998 000.000000.000.231 Tax 2,472.00 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 R1104094