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( (115 \w \ \ 'lg \ ~ '., I r, \', -, \ \" ", '---', \ \, I I " \ \ ""--------\ \ ", \ \ I . ----..'----.... .......... -=----.::.::-:.::-:...:-::.;~:::.::~:.:-;;~ --\ '----') \.,,', \ \ \ \ \ \' I \'} \ ) \ \ \ \ \' \ { \ \\\>1 'I \ \ \ I { \ \ \ \ I I \ \ \ \ I I } \ \ \ I \ I \ \ ~ ) \ I \ \, I I I \ "" I I N l I ~ 1! \!! 2 ·~ -::::~ l;I'...-a.,.'" I~-I , ~p 1--~ " .. 11.0.0' ~, ~ ... _ •• .-aLE'JUa.",r.n.' .... __ .'CL , \ , .. . ".",0' .~ I ......... .....--""'O' .... '!!!!!!I....B,Q,!! I • ! I' e-. w.u.o"';"" _n. M_7' • ,--1 ~flI,_"" I l ",.D .. ~-w ....... ----_.""". J<I'~_~ ~. -- PROPOSED BUILDING SECTION I SITE SECTION AT 3'i01 LAKE WASHINGlON BLVD. NE RECEI\lFD JAN 0 8 2'~ '.s t I~-I --~~ u. ~~ 1--. ~ D..no> _. -~~ _ .• _l.EVC>.a..oe.w ; ; • ••. ».0-~ I 1[1..10.0'._ -' ~ • ~'!!!!!5..!! ! • ,-~ ~i u.q_..c'roto ..... a'l.1· I[lIlS .... G/WII! .... 'W.t_ ___ ~<D_. w __ -- PROPOSED BUILDING SECTION I SITE SECTION AT 3401 LAKE WASHINGTON BLVD. NE ----------_._--------_. _. .. ....-~ .. \O. ""_.0""- I' 1 ~- RcCt:\VED JAN \l S LG15 C./ _. ~ .. ~". F' ::~~ ~~,' ,.::\;0( ':Y,\J ,~'\G: : DEPARTMENT OF COMMNITY AND ECONOMIC DEVELOPMENT -----~'kenton e A. ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DATE: Project Name: Owner: Applicant: File Number: Project Manager: Project Summary: Project Location: Site Area: o APPROVED ~ APPROVED SUBJECT TO CONDITIONS o DENIED March 10, 2016 Atkinson Setback Variance and Shoreline Exemption Michael and Cheryl Atkinson, 25514 NE 67th PI, Redmond, WA 98053 Jim Hanson, 17446 Mallard Cove Ln., Mt. Vernon, WA 98274 LUA16-000007 V-A, SME Angelea Weihs, Assistant Planner The applicant is requesting an Administrative Zoning setback Variance and Shoreline Permit Exemption for a proposed new single family residence located at 3401 Lake Washington Blvd. N. (Parcel no. 3124059076). The project site totals 20,935 square feet in area and is zoned Residential-8 (R-8). The area landward of the ordinary high water mark (OHWM) totals approximately 10,200 square feet. There is an existing single family home, which is proposed to be removed. Access to the site is proposed via an existing private access easement that extends from Lake Washington Blvd. N. The project site has frontage on Lake Washington, a Shoreline of the State, and is within Reach 0 and the Shoreline Residential designation. A 25-foot shoreline setback is required from Lake Washington. The site also contains moderate and high landslide hazards and sensitive slopes. The applicant is requesting approval of a O-foot front yard setback variance from RMC 4-2-110A, where a 20-foot front yard setback is required. 3401 Lake Washington Blvd N 10,200 Square Feet upland area (0.23 acres) Project Location Map Atkinson Variance Report r-City of Renton Department of com."tY & Economic Development ATKINSON SETBACK VARIANCE A ORELINE EXEMPTION • Administrative Report & Decision WA16-000001, V-A, SME Report of March 10, 2016 I B. EXHIBITS: Exhibit 1: Staff Report Exhibit 2: Site Plan Exhibit 3: Variance Justification Exhibit 4: Site Plan Showing Buildable Footprint with 20 Foot Setback Exhibit 5: Neighborhood Detail Map Exhibit 6: Example Floor Plan Exhibit 7: Example Elevations Exhibit 8: King County Parks Comment Letter and City Response Exhibit 9: Plan Review Comments I C. GENERALINFORMATlON: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: Michael and Cheryl Atkinson 25514 NE 67th PI Redmond, WA 98053 Residential-8 (R-8) Residential Medium Density Single Family Residence Page 2 of 7 5. Critical Areas: Sensitive slopes, medium and high landslide hazards, Lake Washington Reach D 6. Neighborhood Characteristics: a. North: Single Family, Residential-B (R-B) b. East: East Rail Corridor (Vacant), Residential-B (R-8) c. South: Single Family, Residential-8 (R-8) d. West: Lake Washington 7. Site Area: 10,200 Square Feet upland area (0.23 acres) I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation I E. PUBLIC SERVICES: Land Use File No. N/A N/A N/A Ordinance No. 5758 5758 1791 Date 06/22/2015 06/22/2015 09/09/1959 1. Existing Utilities: The proposed new single family home will utilized the same water, sewer, and surface water services as the existing single family home. Atkinson Variance Report Q City of Renton Deportment of com.ity & Economic Development ATKINSON SETBACK VARIANCE A HORELINE EXEMPTION Report of March 10, 2016 • Administrative Report & Decision LUA16-000007, V-A, SME Page 3 of7 2. Streets: The lot is accessed via a 20 foot access easement extending from Lake Washington Blvd N. The development does not abut a city street, no street improvements are required. 3. Fire Protection: City of Renton Fire Department F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-090: Shoreline Master Program Regulations 3. Chapter 9 Permits -Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 4. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on January S, 2016, and determined the application complete on January 14, 2016. The project complies with the 120-day review period. 2. The project is located at 3401 Lake Washington Blvd N, Renton WA. 3. The site is located within the Residential-S (R-S) zoning classification. 4. The proposal is to build a new single family residence. 5. Access to the new home would be via an existing 20 foot access easement running along the east property line. Two other homes also access from this easement. 6. Renton Municipal Code, Section 4-2-110A, requires a front yard setback within the R-S zone to be a minimum of 20 feet between the building footprint and the property line and any private access easement or tract. The applicant is requesting a front yard setback variance to allow a 0 foot setback from the access easement serving the property. 7. The project site has frontage on Lake Washington, a Shoreline of the State, and is within Reach D and the Shoreline Residential designation. A 25-foot shoreline setback is required from Lake Washington; the construction will be outside of this area. S. The lot is 20,935 Square feet. About 10,735 square feet is waterward of the OHWM of Lake Washington. A portion of the upland lot is very shallow, about 40 feet, and with the required setback from the lake rendering this area is unbuildable. The upland part of the site that is buildable is about 5,5S0 square feet of which a large part is taken up by the required setback from Lake Washington. 9. The development does not abut a city street, so no street improvements are required. 10. The site drains from east to west to Lake Washington. The existing shoreline is developed as a residential lawn. 11. The proposal will not block any significant views in the area. Atkinson Variance Report ~ ~-----------------------------------------------------. City of Renton Department of com.'tY & Economic Development ATKINSON SETBACK VARIANCE A ORELINE EXEMPTION Report of March 10, 2016 • Administrative Report & Decision WA16-000007, V-A, SME Page 4 of 7 12. The site contains moderate and high landslide hazards and sensitive slopes. No impacts are determined at this time. 13. Variance Analysis: The applicant is requesting a front yard setback variance to allow a 0 foot setback from the access easement serving the property. The proposal is compliant with the following· variance criteria, pursuant to RMC 4-9-250. Therefore, staff recommends approval of the requested Variance. Compliance Variance Criteria and Analysis a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. Staff Comment: The applicant contends that practical difficulties and special circumstances exist on the subject property and that a variance from the front yard setback is needed in order to construct a house of an adequate size to be compatible with other newer homes in the area, and to meet the needs of the owners. The lot is 20,935 Square feet. About 10,735 square feet is waterward of the OHWM of Lake Washington. A portion of the upland lot is very shallow (about 40 feet), and with the required setback from the lake (25 feet), this area is unbuildable. The upland part of the site that is buildable is about 5,580 square feet, of which a large part is taken up by the required setback from Lake Washington on. A 20 foot setback from the access easement would limit the applicant to a building footprint of approximately 1,005 square feet . ./ In order to accommodate a more adequate building footprint, the applicant requests a front yard setback of 0 feet from the access easement, rather than the required 20 feet. Staff has reviewed the variance request and concurs that practical difficulties exist on the project site, which prevent the applicant from constructing an adequately sized home outside of the required front yard setback areas. Staff agrees that a home constructed on the site under existing conditions and setback standards would create a home out of character with the neighborhood. A building footprint of 1,005 square feet is not consistent with the surrounding homes, and would deprive the subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification. If the required 20 foot setback was applied to the new home, measured from the access easement, the structure would be located 40 feet from the front property line (20 foot deep access easement plus 20 foot setback = 40 feet), see Exhibit 2 site plan. In this case the special circumstances that are applicable to the subject property including shape, size, and location would deprive the property owner the rights and privileges enjoyed by other properties in the vicinity. In addition, RMC4-3-090D7a states that variances from the front and side yard standards may be granted administratively if needed to meet the established setback from the ordinary high water mark, provided standard variance criteria are met. 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. Staff Comment: The applicant contends the that proposed variance to the front yard setback requirements would not be materially detrimental to the public welfare of injurious to property or Atkinson Variance Report City of Renton Department of ATKINSON SETBACK Report of March 10, 2016 & Economic Development Administrative Report & Decision Page 5 of 7 improvements in the vicinity as other properties in the vicinity of the project site have been granted variances to the front yard setback requirements for the construction of single family residences, and therefore have less than the required front yard. In addition, the front yard faces an access easement, not a city street, which reduces any potential safety concerns. Staff concurs with the applicant that the proposal would not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone. A a-foot setback from the easement would still maintain a 20 foot setback from the front property line. If the site did not contain an access easement along the front of the property, the zoning code would allow the home to be built at 20 feet from the front property line. As such, approval of a a-foot front yard setback from the existing access easement would maintain the standard setback for the zone if the setback was measured from the front property line. However, in order to ensure adequate vehicular maneuvering area between the garage and the front yard property line, staff recommends as a condition of approval that the garage maintain a distance of at least 4 feet from the edge of the easement, which totals a minimum of 24 feet between the garage and the front yard property line, the standard necessary back out distance for a two car garage. To ensure safe vehicular mobility through the access easement, all projections proposed as a part of the home would be required to comply with the a-foot setback, such as eaves, bay windows etc. to ensure that the access easement is clear of any obstructions. 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. Staff Comment: As previously discussed above, the applicant contends the that proposed variance to the front yard setback requirements would not be a special privilege inconsistent with other properties in the vicinity, as other properties in the vicinity of the project site have been granted variances to the front yard setback requirements for the construction of single family ./' residences. Other properties in the area have less than the required front yard setback. Most other existing houses in the area are under similar conditions of being served by an easement or under sized streets and have much less setback from the access easement than what is required by RMC. Staff concurs that the requested variance would not be a special privilege inconsistent with other properties in the vicinity, as similar improvements have been constructed closer than the required 20-foot front yard setback on neighboring properties. Based on the analysis provided above under a. and b., staff believes that approval of a reduced front yard setback would not constitute a grant of special privilege. d. That the approval is a minimum variance that will accomplish the desired purpose. Staff Comment: The applicant contends that the requested a-foot front yard setback variance is the minimum needed to accomplish the desired purpose. A a-foot front yard setback variance is needed in this area in order to build a home that is compatible with other new homes along Lake Washington and to meet the owner's requirements on a lot with a very small buildable area. Staff has reviewed the request and agrees that the a-foot front yard setback variance would be the minimum variance necessary to allow for the construction of a adequately sized 2-story Atkinson Variance Report -----------------------------;---------------------------, City of Renton Department of com_ty & Economic Development ATKINSON SETBACK VARIANCE A ORELINE EXEMPTION Report of March 10, 2016 • Administrative Report & Decision LUA16-000007, V-A, SME Page 6 of 7 home in this location. While a house with an unconventional smaller footprint which would satisfy the required front yard setback could be built on the subject site, the requested O-foot front yard setback is the minimum variance that would accomplish the applicant's desired purpose of constructing an adequately sized house on this lot and provide for similar rear yard setbacks as what the neighboring properties currently have. Staff concurs with the applicant that a 0 foot setback is the minimum variance to accomplish the applicant's desired purpose and, therefore, supports the variance for a O-foot front yard setback in the R-8 zone. i I. CONCLUSIONS: 1. The subject site is located at 3401 Lake Washington Blvd N. The site is within the Residential - 8 (R-8) zoning classification. 2. The applicant's proposal is to construct a single family residence O-feet from the private access easement. 3. A 20-foot front yard setback is required in the R-8 zone (RMC 4-2-110A). 4. The analysis of the proposal was evaluated according to variance criteria and is found in the body of the Staff Report. The project would comply with all four variance criteria if a O-ft. front yard setback if all conditions are met. I J. DECISION: The Administrative Variance for the Atkinson Setback Variance, File No. LUA16-000007, is hereby approved for a O-foot front yard setback including all projections, subject to the following conditions: 1. The applicant shall submit a property survey with the building permit application. The survey shall identify all onsite easements and utilities and shall be submitted to the Current Planning Project Manager for review and approval prior to the issuance of a building permit. 2. The approval of the subject variance does not constitute an approval to violate any other property encumbrances that may not be known at this time. 3. The garage shall maintain a distance of at least 4 feet from the edge ofthe access easement, for a total of 24 feet between the garage and the front yard property line. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Dired6r TRANSMITTED this 10th day of March, 2016 to the Owner/Applicant/Contact: Michael and Cheryl Atkinson 25514 NE 67th PI Redmond, WA 98053 Jim Hanson 17446 Mallard Cove Ln. Mt. Vernon, WA 98274 TRANSMITTED this 10th day of March, 2016 to the Party of Record: Heather Marlow Atkinson Variance Report March 10, 2016 Date City of Renton Department of com.ity & Economic Development ATKINSON SETBACK VARIANCE A 'HORELINE EXEMPTION Report of March 10, 2016 Real Property Agent King County Parks 201 S. jackson St, Suite 700 Seattle WA 98104 TRANSMITTED this 10th day of March, 2016 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Jan Conklin, Development Services Vanessa Dolbee, Current Planning Manager Fire Marshal • Administrative Report & Decision LUA16-000007, V-A, SME Page 7 of 7 K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRA nON: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. 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 March 24, 2016. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-11O.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The Variance decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Atkinson Variance Report I \ • \ i \0 Z ' . 0 i 0, ... . \ " \ \ Z :;: I \ I I '" .. I ;: I I I I I III " I f , .. I ..J , I I , I I I \ \ \ I , EXHIBIT 2 • • EXHIBIT 3 Atkinson residence, Variance Narrative and Justification The project is located at 3401 Lake Washington Blvd N, Renton W A. A variance from the front yard setback is needed to build a residence of a reasonable size for the location. The zoning of the site and adjoining properties is R-8. Currently a small house occupies the site and will be removed. The lot is 20,935 Square feet. About 10,735 square feet is within Lake Washington. A portion of the upland lot is very shallow, about 40 feet, and with the required setback from the lake this area is not buildable. The upland part of the site that is buildable is about 5,580 square feet of which a large part is taken up by the required setback from Lake Washington. The proposal is to build a single family residence. Access will be via an existing 20 foot access easement. The development does not abut a city street so no street improvements are required. The site drains from east to west to Lake Washington The application is for a 0 front yard setback form the access easement to allow a residence to be built in the future. No cost has been established at this time. The project requires a 25 foot setback from the Lake Washington most of the construction will be outside of that area. The existing shoreline is developed as a residential type lawn. The proposal will not block any significant views in the area. The variance requested are for construction of a residence at 3401 Lake Washington Blvd N, Renton. The zoning code variance is as follows: I. Front yard setback variance. Section 4-2-11 OA requires a front yard setback in an R-8 zone to be 20 feet. The request is to allow a 0 foot setback from the access easement serving the property. Justification for Zoning Code Variance The following address the decision criteria required by Section 4-9-250: Section 4-9-250 5. a. That the applicant suffers practical difficulties and necessary 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: ------------------------ • • 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. 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 property is situated. d. That the approval is a minimum variance that will accomplish the desired purpose. Front yard setback variance, A variance from the front yard setback is needed in order to construct a house of an adequate size to be compatible with other newer houses in the area and to meet the needs of the owners. We are requesting a front yard setback of 0 feet from the access easement serving the property. Other properties in the area have less than the required front yard setback. A variance was granted for a 0 foot front yard setback for the property at 3411 Lake Washington Blvd N recently, only one lot away. The size and shape and location of the subject property require such a variance. In order to meet the needed size of a house in this area on Lake Washington the variance is needed. Special circumstances on this lot are that the side yard on the south side must be 25 feet to meet shoreline regulations rather than the 5 foot yard required by code. This limits the footprint of the building. The shallow south portion of the lot is not buildable because of the required 25 foot setback from Lake Washington. The granting of the variance will not be injurious to other properties in the area. Many properties along this part of Lake Washington now have less than the required front yard. The front yard faces an access easement not a city street. The granting of a variance will not be a special privilege given the other uses in the area. Most other existing houses in the area are under similar conditions of being served by an easement or under sized streets and have much less setback than what is required. The approval is the minimum needed to accomplish the desired purpose. A house of significant size is need in this area to be compatible with other new houses along Lake Washington and to meet the owner's requirements on a lot with a very small buildable area. ~ I ,\,1 I' 1·1' j i! III 'II. I U! i , II I' I dt ' 'PI i ,. I i 1'1 ~'I ~ II Iii i AH~:aO.l I tis II I!! I I ~I! I P I II II I ------------ii' Ii I~!\ I~ • 1111 Ilill \ z 0 l- " Z :;: ., '" ~. W ..: '" ..J lSI"' YM 'HOJ. 'QA,. MOUIMItft'l ~ ~08NJ)t.lY 'iI'f:~~ !:: ,', " w \;~ < < I I \ I \ • , I , \ , 'i I \ I I \ I \ \ \ I I I \ I \ I \ I \ I \ \ , \ \ • I :~I ~'~ i:!i: I jg ~l I ~! 1 ,., \\51,' I 1\ I .\ I I \ I \\ ~I \ • J\ 'I ! EXHIBIT 4 .- ./ -~@ I / \ / / / / -./ ./ '0" SET \ . r~ " ! -/' ---\ tt(JJS£ ,. ... ,...,..r·. " r" l-\ rc:: '", t:. ~-.~ BUILDING SET8A( IlAXlMUM BUILDIt DEUNEATEDBYT ASSOCIATES-MAf ARCHITECT • 20935 1\ .----. EXISTING SINGLE FAMILY RESIDENCE TO BE REMOVED <..?---- 1"~24--...- / / / W!ljf#;rl(;f/~ ~ ( )((.l(.~"l('l(' l( / '--'-' __ .~ ~ ,-./:-.... '\. l( )r' ~ .l( . .ir' .. l(. -26""- ........... 'l('''' . l('6 ... l( .,/.. l( :-:-': ~ ;..>~." l( l(l()( --J-:--l(~l(/;" l(.'l( ~~ :-~/-: ". . . . ;<-l(. l(" . l('lr" 1 ~l( . . l( l( l( .. . . I . . "-. ./ .. l( 'l(' .. >1( 'l(' . fk. l(' .. l(. l( . >r ... ~ . .-<.:' . l( . . . .l(. . , .l(. .' l(. . . . . .Ie' . / .' -- •. . ~ .......... )r ~ ~ ---. . '"" ... ·X· 'Jr:-:-'/'/'--:"'~ • c. c. EXHIBIT 5 5 1/"'1 c -~" 5-' ftr~~ ~I?ir~; c.~ C~J .,,' ~TC' :.J :..> ;.:, '~G> ." 1'.1 '"'. N N '\' ''"\.I ('.j (""J '-,-"1" 908 c: ~lbOo~ 1'01 ~O, .. e;-.' -'1 ',' '''''. ""/ ~T'jr ' . ~~ ,~, . ". "j h ,t"\,., I 'J (\J .""'.,j nVClale ~r) "j3, ,~ \2.~ i u, LJ"1 ~i3 ~ .) 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I 0 ~ r'---- I • ~ I \ I \ \ " [TJ \ r \ N ~ \ a \ ~ 0 \; 11 Z 'i: /\ . \ / \ \/ I \ / Lr--- • • • ti King County Department of Natural Resources and Parks Division of Parks and Recreation Property Management King Street Center Building KSC-NR-0700 201 South Jackson Street Seattle, WA 98104-3855 January 28, 2016 Ms. Angelea Weihs Department ofCommnnity and Economic Development City of Renton 1055 South Grady Way Renton, WA 98057 • EXHIBIT 8 SUBJECT: Atkinson Setback Variance and Shoreline Exemption/LUAI6-00007, SME, V AR Ms. Weihs:' This letter intends to provide comment on the subject application and is submitted on behalf of King County Depaliment of Natural Resources and Parks. King County owns the adjoining property to the east, which is currently developedwitll a rail line that we intend to redevelop into a regional trail (East Rail CorridorlERC) in tile ncar future. After reviewing the site information provided, it has been determined that this variance request pertains to an area that King County may disturb and/or realign in the near term, when tile ERC is redeveloped into a regional trail. The design alternatives for the ERe trail are in a preliminary stage and tile extent of redevelopment for this area has yet to be fully evaluated. • King County Pal'ks will almost certainly have a downslope retaining wall along tile east boundary of tile subject site, and active parts of the trail will be located very near tile edge of the corridor. A fence will likely be installed at the top of tile wall, possibly only a few feet from the ERC property line. It is anticipated that if a variance to a 0 foot front yard setback (where a 20' setback is required) is approved t11ere will be construction coordination issues and probable maintenance access issues for either sharing a common retaining wall structure or having two independent wall systems, one for the trail and one for a proposed new structure, or other improvement associated with the subject redevelopment. Therefore, any new structures and/or retaining walls that may be proposed in the vicinity of the common propeliy line, for access, site redevelopment, or any other construction activity resulting from this project, will need to be constructed, maintained, and operated witllin private property. • • • To retain room on the subject site for construction activity, access/circulation, and maintenance on the east side of a future structure, King County requests a minimum of a 15' front yard setback requirement from the common property line, including fill, eaves, gutters and other protrusions extending past the exterior finish of a structure. Our request for a 15' front yard setback requirement from the common property line allows sufficient room for an alternate site configuration and overlaps steep topography. • Redevelopment of the subject site may cause internal site circulation to change, but may not negatively impact, or otherwise exacerbate, cunent access and confonnancc with trail crossing requirements, including but not limited to grade, width, location, surfacing, sight lines, and maintenance. Thank you in advance for considering these comments. If additional information or discussion is needed please contact me at 206-477-9378. Sin erely, "--/--e~tktlM_ V[/ll~ lL~ Hea 1er Marlow Real Property Agent Denis Law Mayor March 3, 2016 Heather Marlow King County Parks KSC-NR-0700 King Street Center 201 S Jackson St Rm 700 Seattle, WA 98104-3855 • Community' & Economic Development Department C.E. "Chlp"Vincent, Administrator SUBJECT: Response to Agency Comment; RE: LUA16-000007, Atkinson Setback Variance and Shoreline Exemption Dear Ms. Marlow: Thank you for providing comment on the Atkinson Setback Variance and Shoreline Exemption as part of the public comment period. Your letter, dated January 28, 2016, specified concern about the King County property to the east of this project, and the proximity of the proposed single family home in relation to the East Rail Corridor. Per our phone and email correspondence, on February 2, 2016 (enclosed), the applicant's proposed single family home and requested setback of 0 feet will not conflict with the adjacent King County Parks property. It is the city's understanding that based on these conclusions King County Parks has no further concerns related to the subject project. Thank you for providing comments. You were added as an official Party of Record to receive notifications as the project moves through the application process. Please contact me at (425) 430-7312 if you have any questions. ~u~ Angelea Weihs Assistant Planner Enclosure cc: File Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • • From: Sent: Marlow, Heather <Heather.Marlow@kingcounty.gov> Tuesday, February 02, 2016 3:49 PM To: Subject: Follow Up Flag: Flag Status: Hi Angelea, AngeJea Weihs RE: Atkinson Setback Variance and Shoreline Exemption LUA16-07 Comments Follow up Completed Thank you for the site plan, it helps to have it for review! Based on what is being proposed, I do not see a conflict with the adjacent King County Parks property. The current access is not changing, the project does not crowd the property line/track prism, and a 20' setback to the common property line will be maintained. Thank you for the opportunity to comment. Heather Marlow Real Property Agent King County Parks From: Angelea Weihs fmailto:AWeihs@Rentonwa.gov] Sent: Friday, January 29, 2016 10:08 AM To: Marlow, Heather Subject: FW: Atkinson Setback Variance and Shoreline Exemption LUA16-07 Comments Hello Heather, See attached. Have a great day! AngeJea Weihs © Assistant Planner, City of Renton 425.430.7312 ---_._---- From: Vanessa Dolbee Sent: Thursday, January 28, 2016 5: 16 PM To: Angelea Weihs Subject: FW: Atkinson Setback Variance and Shoreline Exemption LUA16-07 Comments Angelea, I don't think this e-mail got to you. Please see King County's comments on the variance. Let's chat about what the next steps should be with the project at our 1:1 next week. 'Vanessa 1Joiliee CEO x 7314 • • ---------------- From: Marlow, Heather [mailto:Heather.Marlow@kingcountv.gov] Sent: Thursday, January 28, 2016 3:05 PM To: a.weihs@rentonwa.gov Cc: Vanessa Dolbee Subject: Atkinson Setback Variance and Shoreline Exemption LUA16-07 Comments Angelea, Please see the attached comments. I am mailing an original hardcopy to you today as well. Feel free to contact me directly for discussion or follow up. Thank you, Heather Marlow King County Parks ADVISORY NOTES TO APP.ANT LUA 16-000007 Application Date: January 08, 2016 Name: Atkinson Setback Variance and Shoreline Exemption PLAN -Planning Review -Land Use Site Address: 3401 Lake Washington Blvd N Renton, WA 98056-1908 Version 1 I February 17, 2016 '/f'.0iJ1i1;\"\';i'.'!f.".".'fi.'.! ,:, .;tii."'.'>._.it.: -J+ ... ",:,,;,.;:,. ;\.i:."t1.'PYii'hli i(:i.if::;;':'.!! i,i:r;il.-m.· •. 1i..:ii:·-;,j.i.AiJ.ri;"R .•. "I':!ffl;;n:'lkiJ1l.";,,::.'i!):tf.;i .... ,---".' :i.::' '.::.,;i.i.· •. :>!J,' _)(._i;j0~:<;. -.·,_~:i.ii.;v.>L-: --.i .•. i.:y;.iil~.-;:.-i';:;it;;",~~./'.-:.;_ . 1:./ ' .. -.' ..•. ;':.' -.JL:J.¢iiJIr.'.".'.' 1 - ; '.' ./l;;f.-" : :JC,",'~. ~>." ".;::,q,-.:L~ ;irech-njpal;se:ryJceSjI~omm~nts-mnffifi!li;ih;i!HjlilUliimiwmlli~ii1 il:;llil-l'i![4In/ii1imll~;Co~tact'~M~-tif~r:tdal!~skr'e_riiU:~25,~4~Qf7:369JI a~~,Kr~n'_@,:~~.l1to6wa.gct~';{j Boundary information and setbacks have been shown on provided plan sheet However, surveyor stamp and company information has been removed. Please provide these items to verify the work has been completed by a licensed surveyor for the location of the boundary and setbacks as shown. q;;f!.jjgf;;;~ lWHI!fl.i!.';::-i.:<1jijLiikiii,';il.li."Atjjjj.j)!1)':'.:ii!fiii!iJi;I.j'J.i;iU\WiilHHiIR\l,.:);'.)h.llilliIiJ;:i.;;!jj!jir.'Wilj.~1'ijl!lii!ii1.;!'llUtl.llf;ii!iil!!ifiii .. !ii;i:.'.';"~r';!0f!W!i!lIiiiilIJJ'.ifji.Wiii,lii:i1F!L.:t.;iiiiLi11 !:/ilml;;;!!i:':,q;;i1If!ii~. 2,1: .:(.".itiiiii<:! '.i)>)ij1lk.:iiY:" ":;/.'.!l,.!\iii .. iJ: >. hLU;Jj;;;f;-: <);;i~;;L.' ;;,Englneermg ;ReYlewICommentS!!i!!,!:i:;.t!i:ijI1mI1!;1'!hi!Hm~!4,,~1:1,fiff!ill!fll!V:j!)11i!!IT(!;G?~! C,ontact~b~lckIJ(j rovetfI1425,~:430~ 7,29,1; I'Vg(over,~ rentonwa1;govL Recommendations: The recommendations in the geotech report dated December 31, 2007 by Geotech Consultants, Inc. should be considered the minim level of effort required for providing a safe foundation for building a new home and associated utilities. !~ci~'rii!~U!~1!~~!;si~'i!gii:,!~\~~i~~ii~~j~!~ijfff~!llii!tll!!tlflllm!!!!!ffl~1rn~llml!llllmllmn,~!~~Wi~~~~W~~IJI~rB~fl'~_~'~'rl~~,~5jM~j~Q!~6iajj§!j:i;!t_a~tl,~cHj~nf~n-f~f{W~~~j~~jJ Recommendations: ENVIRONMENTAL IMPACT COMMENTS: Maintain access to bike lanes along Lake Washington Blvd. as part of the Lake Washington Loop Trail System. Parks Impact fees per Ordinance 5670 applies. Coordinate with King County Parks as access crosses the Eastside Rail Corridor. ~Bj~il.~i~'j,:R-ij~,ijii4ii~~'e~li'ri~i~~i:!c~!~~!i'~ltj~,W!n:i~}~}m§I~!;Wi;~lJli::i!If~~jf!,i!lf!Ci~;ijt,~~f;:,c~~I~~!,aB;~~i~II\;i@~;~~~~b'~~1~~;b'i'r;aQ6~f~:~lilfial-~~n'trii~~~~~~~~ Recommendations: follow recommendations of geotechnical report; submit report with building permit. EXHIBIT 9 Ran: March 09, 2016 Page 1 of2 ADVISORY NOTES TO APpeANT LUA 16-000007 .,'... City of ___ ..... fIIIIIII'",,1" V®WJft©Wl ~@~ PLAN -Planning Review -Land Use Version 2 I March 09, 2016 , p:jjriri;i~'~·;,Re~i~~~C'~~'~~rit·~·j':~,'::~~r>',':l~'~-11~:a~i;:':'f>i~;i\~i£;~;;t}fE~'.i;':t~j a:~i~Th;~i~;~iAh:8'~I~:~1V:ie'jh:~i:rf~~5~'4~9,~'i31 '2:;;r~:Xeih~;*~~nt6f1W~~'g6,~~ Recommendations; This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and lor your U.S. Fish and Wildlife Service permit. Ran; March 09, 2016 Page 2 of 2 • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DIVISION CERTIFICATE OF EXEMPTION FROM SHORELINE SUBSTANTIAL DEVELOPMENT EVALUATION FORM & DECISION DATE: PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: OWNER: APPLICANT: PROJECT LOCATION: PROJECT DESCRIPTION: March 10, 2016 Atkinson Shoreline Exemption LUA16-000007, SME, V-A Angelea Weihs, Assistant Planner Michael and Cheryl Atkinson 25514 NE 67th PI Redmond, WA 98053 Jim Hanson 17446 Mallard Cove Ln Mt. Vernon, WA 98274 3401 LAKE WASHINGTON BLVD N The applicant is requesting approval of a Shoreline Exemption for the proposed 1,855 square foot single family residence located at 3401 Lake Washington Blvd N. Per RMC 4-9-190, construction of single family residences and accessory buildings is exempt from obtaining a Shoreline Substantial Development Permit.The project site has frontage on Lake Washington, a Shoreline of the State, and is within Reach D and the Shoreline Residential designation. Currently a single family home occupies the site and is proposed to be removed. Access to the new home would be via an existing 20 foot access easement running along the east property line. Two other homes also access from this easement.The lot is 20,935 Square feet. About 10,735 square feet is waterward of the OHWM of Lake Washington. A portion of the upland lot is very shallow, about 40 feet, and with the required setback from the lake rendering this area is unbuildable. The upland part of the site that is buildable is approximately 5,580 square feet. A 25-foot shoreline setback is required from Lake Washington; the construction will be outside of this area. The development does not ----------------------~ • • City of Renton Department of Community & Economic Development AtkInson Setback Variance and Shoreline Exemption Certificate of Exemption from Shoreline Substantial Development LUAl6-000007, SME, V-A DATE OF PERMIT: March 10, 2016 lEGAL DESCRIPTION: SEC-TWN-R: WATER BODY: Page 2 of 3 abut a city street, so no street improvements are required. The site drains from east to west to Lake Washington. The existing shoreline is developed as a residential lawn, however, per RMC 4-3-090F.1.c, a 10 foot vegetatation conservation buffer is required. Therefore, city staff recommend as a condition of approval that the applicant submit, with building permit application, a vegetation management plan consistant with RMC 4-3-090F1. The proposal will not block any significant views in the area. The site contains moderate and high landslide hazards and sensitive slopes; no impacts are determined at this time. PCl3 RENTON SP #LUA-10-038 SHPL REC #20101229900002 SD SP BEING POR FORMER R/R R/W PER SURV REC #9901299008 TGW POR SD R/W ALL IN Gl 3 LY ELY OF BlK A HILLMANS LAKE WASHINGTON GARDEN OF EDEN #1 & WlY LAKE WASHINGTON BLVD N & SLY lOT 12 SD BlK A & NlY LOT 24 SD BLK A SE31-24-S Lake Washington An exemption from a Shoreline Management Substantial Development Permit is hereby Approved with Conditions* on the proposed project in accordance with RMC 4.9.190C 'Exemption from Permit System' and for the following reasons: Construction of a single family residence or associated structures for use by the owner or owner's family. The proposed development is: Consistent with the policies of the Shoreline Management Act. Not Applicable to the guidelines of the Department of Ecology where no Master Program has been finally approved or adopted by the Department. Consistent with the City of Renton Shoreline Master Program. CONDITIONS: 1. The applicant shall submit, with building permit application, a vegetation management plan consistant with RMC 4-3-090F1 for review an approval by the Current Planning Project Manger. • • City of Renton Department of Community & Economic Development Atkinson Setback Variance and Shoreline Exemption Certificate of Exemption from Shoreline Substantial Development DATE OF PERMIT: March 10, 2016 DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, A/CP, P/anni Director Department of Community & Economic Development Attachments: cc: Vicinity/Neighborhood Detail Map Site Plan Michael and Cheryl Atkinson· Owner King County Parks Heather Marlow -Party of Record William Hudson -Party of Record Inez Petersen -Party of Record Kristi Weiss -Party of Record Sarah Nicoli -Party of Record LUAl6-000007, SME, V·A Page 3 of 3 March 10, 2016 Date APPEALS: The administrative land use decision will become final if not appealed in writing to the Hearinge Examiner on or before 5:00 p.m. on March 24, 2016. An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the City of Renton Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. City of RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. 3T:t'4-=' . f,V? ,-':81L9' 1.;. l1li' :J ?P.?)5i8~ 81·7 lOll, 61U "'I O:6tlC C) ,~ .~ -nO'6 (,r.t ,-. J ~. I ,. I -i .-.1 ;,"1.1 EXHIBIT 1 '903 0 IJ-, -.~ '-, '1007.-< v1 ~ T~ e' ~t?t, 6:, '. C;, " ,..... . .... ..... C'J :n '''1 (,\1 ....... "\, -, ...... J 35'ch,lr, P28 '9i4~ ~-, i,~Oo.i: ~l'~: 0i'1 • ~ ..,. ~_'" ..... ) U.i 0, "'I , ..... ,J '''''J " . "J r'J 090i .~ lrt tP~f.'3 ~. . 'J r· . ·'l!O'O·l ' ~ _8_ 10' " / ~ -r • II -If) " , -. --' -' "\, "'I "'I " . "'. ,-" ~~q~ C; 916 lr: ~-, ~~r~ -r .' ,j,U ct· 14~' • " " " J J '. "'. i 'J "." '"', "'J ..... "" .::;. 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RI \In Do::..,.n", \AlIl :1 I iii' I ' !' I i! 1111 II·, , :IiI! ,ld:H HHli I !II!'I~ illl! I A~ . J.!108S '1M 'NO~N311 AHdY Ol ~1~~t~N~:;~;)I' lOY!: ' IW'I:!W L 1* ~ ... \ Pi I~ I I I. I , I jl i 1111 hill·· HH I Wi nlll \1 \ " d • ... ----------il!~~:::: Ii z o ... " z ;: (IJ <1: ~ ~ ..J I • I i c-~--·- -I ~-. , J I I I J J I I \ , \ \ \ \ ~-IT- I • z· I ~\'A~ I: I~,i\ \ r • (IJ \\:11 Ii \ I \ I I Ii I lllllil I~ I ~I I '1 I EXHIBIT 2 Heather Marlow King County Parks 201 S Jackson St, 700 Seattle. WA 98104 William Hudson 8058 118 Ave SE Newcastle. WA 980561706 Inez Petersen 3306 Lake Washington Blvd N, #1 Renton. WA 980S6 Michael and Chervl Atkinson 25514 NE 67th PI Redmond. WA 98053 Jim Hanson J. Hanson Consulting LLC 17446 Mallard Cove Ln Mt. Vernon. WA 98274 Sarah Nicoli 3404 Burnett Ave N Renton. WA 98056 • • City of Renton Department of Community & Economic Development Atkinson Setback Variance and Shoreline Exemption Certificate of Exemption from Shoreline Substantial Development WA16-000007,SME, V-A DATE OF PERMIT: March 10, 2016 Page 1 of 3 PLANNING DIVISION CERTIFICATE OF EXEMPTION FROM SHORELINE SUBSTANTIAL DEVELOPMENT EVALUATION FORM & DECISION DATE: PROJECT NAME: PROJECT NUMBER: PROJECT MANAGER: OWNER: APPLICANT: PROJECT LOCATION: PROJECT DESCRIPTION: March 10,2016 Atkinson Shoreline Exemption LUA16-000007, SME, V-A Angelea Weihs, Assistant Planner Michael and Cheryl Atkinson 25514 NE 67th PI Redmond, WA 98053 Jim Hanson 17446 Mallard Cove Ln Mt_ Vernon, WA 98274 3401 LAKE WASHINGTON BLVD N Jennifer T. Henning . I Vanessa Dolbee '~S~'b~'~'na~M~ir-an~te---+~L-~~~~ Jennifer Cisneros Angelea Weihs The applicant is requesting approval of a Shoreline Exemption for the proposed 1,855 square foot single family residence located at 3401 Lake Washington Blvd N. Per RMC 4-9-190, construction of single family residences and accessory buildings is exempt from obtaining a Shoreline Substantial Development Permit.The project site has frontage on Lake Washington, a Shoreline of the State, and is within Reach D and the Shoreline Residential designation_ Currently a single family home occupies the site and is proposed to be removed. Access to the new home would be via an existing 20 foot access easement running along the east property line. Two other homes also access from this easement.The lot is 20,935 Square feet. About 10,735 square feet is waterward of the OHWM of Lake Washington. A portion of the upland lot is very shallow, about 40 feet, and with the required setback from the lake rendering this area is unbuildable. The upland part of the site that is buildable is approximately 5,580 square feet. A 25-foot shoreline setback is required from Lake Washington; the construction will be outside of this area. The development does not DEPARTMENT OF COM.ITY AND ECONOMIC DEVELOPMENT· --,.....-----,.".-!ten ton e A. ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DATE: Project Name: Owner: Applicont: File Number: Project Manager: Project Summary: Project Locotion: Site Areo: o APPROVED [gJ APPROVED SUBJECT TO CONDITIONS o DENIED March 10, 2016 Atkinson Setback Variance and Shoreline Exemption Michael and Cheryl Atkinson, 25514 NE 67th PI, Redmond, WA 98053 Jim Hanson, 17446 Mallard Cove Ln., Mt. Vernon, WA 98274 LUA16-000007 V-A, SME Angelea Weihs, Assistant Planner The applicant is requesting an Administrative Zoning setback Variance and Shoreline Permit Exemption for a proposed new single family residence located at 3401 Lake Washington Blvd. N. (Parcel no. 3124059076). The project site totals 20,935 square feet in area and is zoned Residential-8 (R-8). The area landward of the ordinary high water mark (OHWM) totals approximately 10,200 square feet. There is an existing single family home, which is proposed to be removed. Access to the site is proposed via an existing private access easement that extends from Lake Washington Blvd. N. The project site has frontage on Lake Washington, a Shoreline of the State, and is within Reach D and the Shoreline Residential designation. A 25-foot shoreline setback is required from Lake Washington. The site also contains moderate and high landslide hazards and sensitive slopes. The applicant is requesting approval of a O-foot front yard setback variance from RMC 4-2-110A, where a 20-foot front yard setback is required. 3401 Lake Washington Blvd N 10,200 Square Feet upland area (0.23 acres) Project Locotion Map Atkinson Variance Report ,----------- ------- ---- ~ • '--;:'f"" City of . Leslie Betlach ""~~1t®@ ~:s:.. .", . , Plan Review Routing Slip Plan Number: LUA16-000007 Name: Atkinson Setback Variance and Shoreline Exemption Site Address: 3401 LAKE WASHINGTON BLVD N Description: The applicant is requesting an Administrative Zoning setback Variance and Shoreline Permit Exemption for a proposed new single family residence located at 3401 Lake Washington Blvd. N. (Parcel no. 3124059076). The project site totals 20, square feet in area and is zoned Residential-8 (R-8). There is an existing single family home, which is proposed to be removed. Acce 935 ss age ot to the site is proposed via an existing private access easement that extends from Lake Washington Blvd. N. The project site has front on Lake Washington, a Shoreline of the State, on two sides and is within Reach 0 and the Shoreline Residential designation. A 25-fo shoreline setback is required from Lake Washington. The site also contains moderate and high landslide hazards and sensitive slopes The applicant is requesting approval of a O-foot front yard setback variance from RMC 4-2-110A, where a 20-foot front yard setback is required. Review Type: Community Services Review-Version 1 Date Assigned: 01/14/2016 Date Due: 01/28/2016 Project Manager: Angelea Weihs Environmental Impact Earth Animals Ught/Glare Historic/Cultural Preservation Air Environmental Health Recreation Airport Environmental Water Energy/Natural Resources Utilities 10,000 Feet Plants Housing Tra ns portati on 14,000 Feet Land/Shoreline Use Aestheti cs Public Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation -Comments that impact the project including any of the Enivornmentallmpacts above. Correction -Corrections to the project that need to be made before the review can be completed and lor requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. -Reviewed with comments I have reviewed the project and and I have comments entered In Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. mcwnfzurJ~0 B/~ "J?f. ~ ~\~ 1>I1/t::/a0~r~~ edt/:{ 1c.A~.L,~1z:.., ~ d( ~!cm. ~a/lM Oh?/~ ftlV) LJP'd ~;p'~ 4-$O~qt1tJ~ t1if7'ff7 t ~~ fb;rfQ) C10 ~ ~ fA-c!Os~ I Cadc:X67 Si nature of Director or Authorized Representative . 11---..--- De~~~~ra,: ~. ~ 1 CitY?f l .· . -:......~",.,.~~mJ,~.··.~.~~. ~ • March 3, 2016 .Heather Marlow' King County Parks KSC-NR-0700 . · King Street Center 2m SJackson St Rm 700 · Seattle, WA98104'3855. . Community & EconomicDevelopme'nt Department . . CE.:'Chip"Vincen(Admi~istrator . SUBJECT: . • Response to Agency Comment; RE: LlJA16-000007 ;Atki~sonSetbackVilriance . and Shoreli~e Ex~nipti~n . .. .' . '. . . 'Dear Ms."Marlow: Thank you for provfding comment o~ the Atkinson Setba~kVarianceand Shoreline Exemption as pa'rt of the public comment period .. ' . . , " . . . Your letter,. dated January 28; 20Hi, specified conc~'rn;abouttheKing County property to the " · east of this project', and the proximity'of the proposed,:sirigle family home in relation to the East: .. .Rail Corri,dor~ Per our phone and email correspondence, on February 2, 2016 (enclosed), the: _ " ,",' " ,.,' ,c •• -! · applicant's proposed single family home and requested setback of 0 feet will not conflict with the adjacent KingCounty Parks property. It is the city's understanding:that'based~n these . · conclusions King County 'Parks has no further concerns r~.lated to the subjectproject· · Thank you for providin~ comments, YO~ were added as a~ official Partycif Record 'to rece'ive notifications as the project moves through the application process.PI<i!ase contact me at (425) , 430'7312 if you have any questions, . ~u~ Angelea Weihs Assistant Planner Enclosure cc: File Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 '. rentonwa.gov f ,,-, • • Angelea Weihs From: Sent: Marlow, Heather <Heather.Marlow@kingcounty.gov> Tuesday, February 02, 2016 3:49 PM To: Angelea Weihs Subject: RE: Atkinson Setback Variance and Shoreline Exemption LUA16-07 Comments Follow Up Flag: Flag Status: Hi Angelea, Follow up Flagged Thank you for the site plan, it helps to have it for review! Based on what is being proposed, I do not see a conflict with the adjacent King County Parks property. The current access is not changing, the project does not crowd the property line/track prism, and a 20' setback to the common property line will be maintained. Thank you for the opportunity to comment. Heather Marlow Real Property Agent King County Parks From: Angelea Weihs [mailto:AWeihs@Rentonwa.qov] Sent: Friday, January 29, 2016 10:08 AM To: Marlow, Heather Subject: FW: Atkinson Setback Variance and Shoreline Exemption LUA16-07 Comments Hello Heather, See attached. Have a great day! Angelea Weihs (';) Assistant Planner, City of Renton 425.430.7312 From: Vanessa Dolbee Sent: Thursday, January 28, 2016 5: 16 PM To: Angelea Weihs Subject: FW: Atkinson Setback Variance and Shoreline Exemption LUA16-07 Comments Angelea, I don't think this e-mail got to you. Please see King County's comments on the variance. Let's chat about what the next steps should be with the project at our 1:1 next week. 1 )!anessa 'Do[bee CED x 7314 • From: Marlow, Heather [mailto:Heather.Marlow@kingcountv.gov] Sent: Thursday, January 28, 2016 3:05 PM To: a.weihs@rentonwa.qov Cc: Vanessa Dolbee • Subject: Atkinson Setback Variance and Shoreline Exemption LUA16-07 Comments Angelea, Please see the attached comments. I am mailing an original hardcopy to you today as well. Feel free to contact me directly for discussion or follow up. Thank you, Heather Marlow King County Parks 2 -, • W King County Department of Natural Resources and Parks Division of Parks and Recreation Property Management King Street Center Building KSC-NR-0700 201 South Jackson Street Seattle, WA 98104-3855 January 28, 2016 Ms. Angelea Weihs Department of Community and Economic Development City of Renton lOSS South Grady Way Renton, W A 98057 • SUBJECT: Atkinson Setback Variance and Shoreline ExemptionJLUAI6-00007, SME, VAR Ms. Weihs:· This letter intends to provide comment on the subject application and is submitted on behalf of King County Department of Natural Resources and Parks. King County owns the adjoining property to the east, which is currently developed with a rail line that we intend to redevelop into a regional trail (East Rail Corridor/ERC) in the near future. After reviewing the site information provided, it has been determined that this variance request pertains to an area that King County may disturb and/or realign in the near term, when the ERC is redeveloped into a regional trail. The design alternatives for the ERC trail are in a preliminary stage and the extent of redevelopment for this area has yet to be fully evaluated. • King County Parks will almost certainly have a downslope retaining wall along the east boundary of the subject site, and active,Parts of the trail will be located very near the edge of the corridor. A fence will likely be installed at the top of the wall, possibly only a few feet from the ERC property line. It is anticipated that if a variance to a 0 foot front yard setback (where a 20' setback is required) is approved there will be construction coordination issues and probable maintenance access issues for either sharing a common retaining wall structure or having two independent wall systems, one for the trail and one for a proposed new structure, or other improvement associated with the subject redevelopment. Therefore, any new structures and/or retaining walls that may be proposed in the vicinity of the common propeliy line, for access, site redevelopment, or any other construction activity resulting ti·om this project, will need to be constructed, maintained, and operated within private property: ------------------ FEB 0 1 2015 (;"' .• t'~~~ ~ ... ;;!.r~.{ \" FJ'.:'.'<-:c. ~:, \,1$ . . ~ • • • To retain room on the subject site for construction activity, access/circulation, and maintenance on the east side of a future structure, King County requests a minimum of a 15' front yard setback requirement from the common property line, including fill, eaves, gutters and other protrusions extending past the exterior finish of a structure. Our request for a 15' front yard setback requirement from the common property line allows sufficient room for an alternate site configuration and overlaps steep topography. • Redevelopment of the subject site may cause internal site circulation to change, but may not negatively impact, or otherwise exacerbate, current access and conformance with trail crossing requirements, including but not limited to grade, width, location, surfacing, sight lines, and maintenance. Thank you in advance for considering these comments. If additional information or discussion is needed please contact me at 206-477-9378. Sin erely, ~ .. ,' ~~VJl~l~ Hea er Marlow Real Property Agent Denis Law Mayor. February 17, 2016 • Jim Hanson, Hanson Consulting 17446 Maliard.Cove Lane Mt. Vernon, WA 98274 SUBJECT: "Off Hold" Notice Community & EconomiC Development Department . . C.E."Chip"Vincent, Administrator. Atkinson Setback Variance and Shoreline Exemption I LUA16-000007 Dear Mr. Hanson Thank you for submitting the additional materials requested in the February 8th , '2016 letter from the City. Your project has been. taken off hold and the City will. continue review of the Atkinson Setback Variance and Shoreline Exemption project. If you have any.questions, please . contact me at (425) 430-7312.· Sincerely, Planner Assistant Planner cc: Michael and Cheryl Atkinso"n I O~ners Heather Marlow, William Hudson~ Inez Petersen, Krist! Weiss, and Sarah Nicoli / Part~es of Record Renton City Hall • 1 ass South Grady Way • Renton, ~ashington 98057 .• rentonwa.gov ~---... _------------------------ • • Jim Hanson Contact Michael and Cheryl Atkinson Owner 300's Surrounding Properties See Attached (Signature of Sender): ---A#J..!!...!--'------'..!...!'--~_I_------------- STATE OF WASHINGTON ) SS COUNTY OF KING ) ,,'\\'\\\\\1'1, I certify that I know or have satisfactory evidence that Sabrina Mirante ~:~~,~~~~/'1. signed this instrument and acknowledged it to be his/her/their free and voluntary a.ftg~ IllJIJrdgses mentioned in the instrument. ff tt +01A1f~ ~ .. ~ ~u ~ .' -2 ... :/-(jl ~ lOt/s,-,fI 0 ~ -;'-;. :..A.~1. - Public in and for the State M: 'a--... "" ~ '/ -.:-' , ........ ... 111// 0" WAS~ "'~ Notary (print):, ____ A,---.: '/7!-\'-!PM~t I~L 4----.Jf"'m.u2..!d.!~t.r5'"~ ____ '_1 \ \_"_\\_'~_:l.~_:l. ... _s ___ _ My appointment expires: , '\J vW Olj;;1.0 q Atkinson Setback Variance and Shoreline Exemption LUA16-000007, SME, VAR template -affidavit of service by mailing rillIUi_IBII_lBIIllIIlBIIlIllilllllBllllllill._._~.!IiIl_". Jim Hanson Michael and Chervl Atkinson J. Hanson Consulting LLC 25514 NE 67th PI 17446 Mallard Cove Ln Redmond. WA 98053 Mt. Vernon. WA 98274 3342100071 ANDERSON STEVEN & JULIE 3303 BURNED AVE N RENTON, WA 98056 3342102750 BALLARD JENNIFER C 900 N 34TH ST RENTON, WA 98056 3124059075 BRENNAN GERALD F 3411 LAKE WASH BLVD N RENTON, WA 98056 3342100030 CHENEY BRIAN J+RHONDA G 3319 BURNED AVE N RENTON, WA 98056 3342102510 Current Resident 3404 Burnett Ave N APT B Renton, WA 98056 5707600000 Current Resident 3302 Lake Washington Blvd N APT 3 Renton, WA 98056 8581300000 Current Resident 3308 Lake Washington Blvd N APT 2 Renton, WA 98056 8581310000 Current Resident 3306 Lake Washington Blvd N APT 2 Renton, WA 98056 3342100060 DEVINE DARRELLA+KATHRYN A 3311 BURNED AVE N RENTON, WA 98056 5707600000 HUDSON WILLIAM 8058 118TH AVE 5E NEWCASTLE, WA 98056 • 3342100085 ANWER SHUMAILA 805 N 33RD PL RENTON, WA 98056 8581310000 BERGAN LOUIS+LESLYE 3306 LK WASH BLVD N #2 RENTON, WA 98056 8581300000 BRENNER DARYL 12201162ND PL NE REDMOND, WA 98052 3342102510 Current Resident 3404 Burnett Ave N APT A Renton, WA 98056 5707600000 Current Resident 3302 Lake Washington Blvd N APT 2 Renton, WA 98056 5707600000 Current Resident 3302 Lake Washington Blvd N APT 4 Renton, WA 98056 8581300000 Current Resident 3308 Lake Washington Blvd N APT 1 Renton, WA 98056 8581310000 Current Resident 3306 Lake Washington Blvd N APT 3 Renton, WA 98056 3342100036 HAWES JOSHUA H+DEANA J 3318 LAKE WASHINGTON BLVD N RENTON, WA 98056 3124059004 KING COUNTY-PARKS 500 4TH AVE #830 SEADLE, WA 98104 • 3124059076 ATKINSON MICHAEL H+CHERYL L 3401 LAKE WASHINGTON BLVD N RENTON, WA 98056 3342103705 BOWDEN KIM 7317 134TH AVE SE NEWCASTLE, WA 98059 3342100055 CARLSON BRADLEY T 3310 LAKE WASHINGTON BLVD N RENTON, WA 98056 3342102510 Current Resident 3404 Burnett Ave N APT C Renton, WA 98056 5707600000 Current Resident 3302 Lake Washington Blvd N APT 1 Renton, WA 98056 8581300000 Current Resident 3308 Lake Washington Blvd N APT 3 Renton, WA 98056 8581310000 Current Resident 3306 Lake Washington Blvd N APT 1 Renton, WA 98056 3342103695 DELOOF SUSAN 469 TACOMA AVE NE RENTON, WA 98056 3342100032 HOPKINS DENNIS E+CARLSON SU 3315 BURNED AVE N RENTON, WA 98056 3342103720 KING COUNTY-PROPERTY SVCS 500 4TH AVE SEADLE, WA 98104 3342103745 LAVALLEY TED 18019 SE 121ST PL RENTON, WA 98059 3342100025 LE HOANG+ANH TA+DUY LE+SAN 3401 BURNETI AVE N RENTON, WA 98056 3342103625 LUCK VIRGINIA E ESTATE OF PO BOX 2304 OCEAN SHORES, WA 98569 3342102510 NICOLI BRUNO I & SARAH C 3404 BURNETI AV N RENTON, WA 98056 3342100015 SANDJAY LLC 8024 255TH AVE NE REDMOND, WA 98053 3342100020 TAN HUNG THO+LYNNS SUSAN 16026 SE 24TH ST BELLEVUE, WA 98008 8581300000 WINTER MARLENE M 2731 MOUNTAIN VIEW AVE N RENTON, WA 98056 • 5707600000 LAVALLEY THEODELE 1021 N 35TH ST RENTON, WA 98056 3124059079 LEIGHTON STEVE 102 FRONTAGE RD S PACIFIC, WA 98047 8581300000 MAGNUSON MYLES H+ELlZABETH 11320 SE 76TH PLACE NEWCASTLE, WA 98056 3342100010 NORTON JACQUELYN K PO BOX 800 RENTON, WA 98057 3342100050 SCHEINER EDWARD A 3312 LAKE WASHINGTON BLVD N RENTON, WA 98056 3342100034 TURBULL JENNIFER 3324 LAKE WASHINGTON BLVD N RENTON, WA 98056 3342102260 WITIMANN CHARLES P+WITIMANN 907 N 34TH ST RENTON, WA 98056 ------------- • 3124059077 LAVALLEY-LORD LlSA+LEIGHTON 102 FRONTAGE RD 5 PACIFIC, WA 98047 3342103715 LORD MARK 3307 MTN VIEW AVE N RENTON, WA 98056 5707600000 MCCANN BOB POBOX 2827 RENTON, WA 98056 8581310000 PORT QUENDALL LANDING 3306 3306 LAKE WASH BLVD N #1 RENTON, WA 98056 3342100065 SENS GENE P+HUONG T 3309 BURNETI AVE N RENTON, WA 98056 8581310000 WAISS KRISTINA M 3306 LAKE WASHINGTON BLVD N #3 RENTON, WA 98056 3342100070 WNEK ALEKSANDRA 9515 126TH PL SE RENTON, WA 98056 • FIIINlm~'i~~'~' ~~~=======~:;;;.;;;;;;=======: w.Mlt a .... /§ute/ZlP' M.oJUr.IG",OOR6S: TEl.PffONINO.: CERTIFICATION I, AVl$\ea (;J{il""';; , hereby certify that :3 copies of the above document were posted in ~ conspicuous places or nearby the described property on Date: I !/~/2DI Ce I STATE OF WASHINGTON COUNTY OF KING SS ",\\\\1\1\1 I certify that I know or have satisfactory evidence that A '¥V 1<",-Iup:" ,. . ... :-.''v'< PO~~'/I signed this instrument and acknowledged it to be his/her/tAir free and vOlun~~~~o~!i., ~1f.'I't. uses and purposes mentioned in the instrument. := f.*~OT~ ~1\ \II ~ ;:8 T J. I ~ D d 6 ..... ;; -.... I :::: ate :0 NI,W-""1 I 4/ ~1O 1(;, :; ~ • :: U and for the State of)~'4~j~ !~\1 . ..l ~ j " ..,.. ""1 9~,. ,~--'" '''''0 ii,,,\,,.,," ~..., ~ Notary (Print): II ,-p , "":" WASY.\,.$'" ____ ~tm~\~\d~~~-JU~~~LV~e~r>~------'~I~II~\\~I\~'~'~~~~ My appointment expi res:. __ .....c:.A.l4~ipl~~~t-~~d'-''3'-;-( --';)~O~(!...-:t'--___ _ --------------- Amanda Askren • Plan Review Routing Slip Plan Number: LUA16-000007 Name: Atkinson Setback Variance and Shoreline Exemption Site Address: 3401 LAKE WASHINGTON BLVD N Description: The applicant is requesting an Administrative Zoning setback Variance and Shoreline Permit Exemption for a proposed new single family residence located at 3401 Lake Washington Blvd. N. (Parcel no. 3124059076). The project site totals 20,935 square feet in area and is zoned Residential-8 (R-8). There is an existing single family home, which is proposed to be removed. Access to the site is proposed via an existing private access easement that extends from Lake Washington Blvd. N. The project site has frontage on Lake Washington, a Shoreline of the State, on two sides and is within Reach D and the Shoreline Residential designation. A 25-foot shoreline setback is required from Lake Washington. The site also contains moderate and high landslide hazards and sensitive slopes. The applicant is requesting approval of a O-foot front yard setback variance from RMC 4-2-110A, where a 20-foot front yard setback is required. Review Type: Technical Services-Version 1 Date Assigned: 01/14/2016 Date Due: 01/28/2016 Project Manager: Angelea Weihs Environmental Impact Earth Animals Ught/Gla re Hi stori c/Cul tura I Preservati on Air Environmental Health Recreation Ai rport Envi ron mental Water Energy/Natural Resources Uti liti es 10,000 Feet Plants Housing Tra ns portati on 14,000 Feet land/Shoreline Use Aesthetics Public Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Recommendation -Comments that impact the project including any of the Enivornmentallmpacts above. Correction -Corrections to the project that need to be made before the review can be completed and lor requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. Signature of Director or Authorized Representative Date • ~~~~.r--,.-_ _ ~De~~~=-~raw ____ ----1i1J' ID~a:· '. City OfO' t~' .... [[\ ~~< .'. 11 .~ .~ ... ,/. ~~, r(r1 .. f'1"\.' .... :~~;, .' .', . . I ~~.. . li'N'\:O . , _ _" > _>,' ,_ ," " _ _ -v., ,,_. _ February8,2016 . Jim Hilnson, Hanson COnsulting . 17446' Mallard Cbve lane Mt. Vernon, WA 98274 . Community & Economic Development Department- C.E."Chip':Vincent,Administrator . SUBJECT: .' "Onfiold" Notice. -.' . Atkinson SetbackVari~nce and Shoreline Exemption / LuA16-000007 . Dear Mr .. Hanson: The Plan~ing Division ofthe City of Renton accepted the above master ~pPlication for review on January 14, 2016, During our review, staff has determined that additional information' is necessary in ordertoproceed further ... , ,I... . . . .. The f6110wi~g i~formation will need to be subn',itted before May 8, i01E; so that we may . continue the re~iew of the above sUbje'ct application:. . . • Boundary information arid setbacks have been shown on provided··plan sheet; _-. However, surveyor, stamp and company information has been removed, Please provide theseite~s to verify:the work has been conipletedby a licensed surveyor for the location of the boundary and setbacks as shown, At this time, your project has been placed "on hold"pending receipt of the requested . information, Please contact me at (425) 430-7312 if you have. any questions. Sincerely, Planner Name' Assistant Planner cc: Michael and Cheryl Atkinson I Owner(s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov -----, ADVISORY NOTES TO APPLICA. LUA 16-000007 Application Date: January 08, 2016 Name: Atkinson Setback Variance and Shoreline Exemption PLAN· Planning Review· Land Use Site Address: 3401 Lake Washinglon Blvd N Renton, WA 98056-1908 Version 1 I ~1,;"'1l'.p.if.:::;(,~ ;,. ;:j;~;;1ili r:, :',:;4nv:EY/,i.,;;'_',,:'(-'.sf;'~<::P~tj~flr~Li'):r;,)' "~;'1J:;~}''\' ;-r;,~qik~i;!\);;;((hj1knj;" ~'i,,?~:i>l~!\i 1-: .''0 \,';N;;i i;1£::<tiC?>1tL:!;~ ,:(,,~r" q>i:-:Wh' ':i," ,i;';;('j ,j \:0Ii~ -i" :!::<' 'f!<;, "k;H,_'Tj>~~U,y,: ,:f~ Teclinlcal,Servlces'Comments, "'" J +'t ':',"" ,'l:'l':" ,:,::~~L,",,:,' :',,:1, ",~Contact::'Amanda Askren I 425'430c7369'1 aaskren@rentonwa,gov\ Boundary information and setbacks have been shown on provided plan sheet. However, surveyor stamp and company information has been removed. Please provide these items to verify the work has been completed by a licensed surveyor for the location of the boundary and setbacks as shown. Ran: February 08, 2016 Page 1 of 1 ., ·DenisLaw. • Mayor .. ,. 'Community & Economic Developm'ent D~partm~nt . " C.E,"Chip"Viricent; Aaministrator '. January 14,2016 'Jim Hanson; Hansori,ConslJlting, . 17446 Malla'rd Co~e'Lane ' Mt. VimlOn,WA 98274 . Notfceof Complete Applicati~n .... . .-, : . .' Subject: Atkinson Setback Variance.imd Shoreline ex'ernption ,LUA16-000007, .,' '.' . SMEVAR Dear Mr, Hanson: . .. The Planning Division of the City of Renton hasdete~mined that the subject application is complete according to submittal requireme~ts and,therefore,is accepted. for review, ',' -..,. " . . . " " .' " . Prior to' that review, you 'wi'lI be notified if any additio·nal. information is required to, '. continue processing your a~plic~tion, .... .. . . Please contact me at (425) 430-7312 if y~u have any questions~ . .' -'. ' . Sincerely, AngeleaWeihs Assistant Planner cco Michael and Cheryl Atkinson / Owner!s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa,gov ", .: .. ------------------- NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CEO) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: PROJECT NAME/NUMBER: January 14, 2016 Atkinson Setback Variance and Shoreline Exemption / LUA16-00007, SME, VAR PROJECT DESCRIPTION: The applicant is requesting an Administrative Zoning setback Variance and Shoreline Permit Exemption for a proposed new single family residence located at 3401 Lake Washington Blvd. N. (Parcel no. 3124059076). The project site totals 20,935 square feet in area and is zoned Residential·8 (R-8). There is an existing single family home, which is proposed to be removed. Access to the site is proposed via an existing private access easement that extends from Lake Washington Blvd. N. The project site has frontage on Lake Washington, a Shoreline of the State, on two sides and is within Reach 0 and the Shoreline Residential designation. A 2S-foot shoreline setback is required from Lake Washington. The site also contains moderate and high .landslide hazards and sensitive slopes. The applicant is requesting approval of a O-foot front yard setback variance from RMC 4-2-110A, where a 20-foot front yard setback is required. PROJECT LOCATION: 3401 Lake Washington Blvd N PERMITS/REVIEW REQUESTED: Variance APPUCANT/PROJECT CONTACT PERSON: Jim Hanson, Hanson Consulting, LLC/17446 Mallard Cove Lane/Mt. Vernon, WA 98274/360-840-9519/ jchanson@frontier.com Comments on the above application must be submitted In writing to Angelea Weihs, Associate Planner, Department of Community & Economic Development, 1055 South Grady Way, 'Renton, WA 98057, by 5:00 p.m. on January 28, 2016. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7312. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR'PROPER FILE IDENTIFICATION DATE OF APPLICATION: JANUARY 8, 2016 NOTICE OF COMPLETE APPLICATION: JANUARY 14, 2016 If you would like to be complete this form and return to: City of Renton, CEO, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: Atkinson Setback Variance and Shoreline Exemption / LUA16-00007, VAR NAME: ______________________________________________________________ __ MAILING ADDRESS: ______________________________ City/State/Zip: ___________________ __ TELEPHONE NO.: _________________________ __ ENT OF COMMlAtrv AND ECONOMIC DEVELOPMENT ------~·Renton e Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: Michael and Cheryl Atkinson Atkinson Setback Variance PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: ADDRESS: 25514 NE 67th PI 3401 Lake Washington Blvd CITY: ZIP: RedmondWA 98053 TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 31240590lllt7b APPLICANT (if other than owner) NAME: EXISTING LAND USE{S): Single Family Residence COMPANY (if applicable): PROPOSED LAND USErS): Same EXISTING COMPREHENSNE PLAN MAP DESIGNATION: ADDRESS: Residential PROPOSED COMPREHENSNE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) NA TELEPHONE NUMBER: EXISTING ZONING: R-8 CONTACT PERSON PROPOSED ZONING (if applicable): NA NAME: SITE AREA (in square feet): 20,935 Jim Hanson SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: NA J Hanson Consulting LLC SQUARE FOOTAGE OF PRNATE ACCESS EASEMENTS: ADDRESS: 17446 Mallard Cove Lane 1,794 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) NA MtVemonWA 98274 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 360-840-9519 NA Jchanson@frontier.com NUMBER OF NEW DWELLING UNITS (if applicable): 1 1 RECEIVED Macintosh HD:Users:vicki:Desktop:Atkinson application.doc Rev: 08/2015 JAN 08 2016 CITY Of P't;fIJ1CP" PLANN/N(:; nl\/IC'Ir'''', ~JECT INFORMATION (COnIUed) ~~~ ________ L-__________________ -. NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: 1 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Unknown IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 720 o AQUIFIER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL 0 AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): NA 0 FLOOD HAZARD AREA __ sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA 0 GEOLOGIC HAZARD __ sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if 0 HABITAT CONSERVATION __ sq. ft. applicable): NA ~ SHORELINE STREAMS & LAKES __ sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NA o WETLANDS __ sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following Infonnation included) SITUATE IN THE SE QUARTER OF SECTION 31, TOWNSHIP 24N, RANGE 5E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP c. ,oN 1"1 Ut\eL A~/,JS C,.I-l G'R-"f I, A 'j'tt: ,j'J ::. oN . I, (Print Name/s) __ , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) Mihe current owner of the property involved in this application or 0 the authorized representative to act for a corporation (please attaeh proof of authorization) and that the foregoing statements and answers herein contained and the information herew~h are in all respects true and correct to h bes of my wledge and belief. IZ Signature of Owner/Representative STATE OF WASHINGTON) ) SS COUNTY OF KING ) Signature 0 wnerJRepresentative . i Date I certify that I know or have satisfactory evidence that ~ signed this instrument and acknowledge ~ to be his/herltheir free and voluntary act for the uses and purpose m ntioned in the instrument. Dated I lic in and or the State of Washington -:r-~~D\Y'C-\C ~u.) \ Notary (Print): Macintosh HD:Users:vicki:Desktop:Atkinson application.doc Rev: 08/2015 • • Atkinson residence, Variance Narrative and Justification The project is located at 3401 Lake Washington Blvd N, Renton W A. A variance from the front yard setback is needed to build a residence of a reasonable size for the location. The zoning of the site and adjoining properties is R-8. Currently a small house occupies the site and will be removed. The lot is 20,935 Square feet. About 10,735 square feet is within Lake Washington. A portion ofthe upland lot is very shallow, about 40 feet, and with the required setback from the lake this area is not buildable. The upland part of the site that is buildable is about 5,580 square feet of which a large part is taken up by the required setback from Lake Washington. The proposal is to build a single family residence. Access will be via an existing 20 foot access easement. The development does not abut a city street so no street improvements are required. The site drains from east to west to Lake Washington The application is for a 0 front yard setback form the access easement to allow a residence to be built in the future. No cost has been established at this time. The project requires a 25 foot setback from the Lake Washington most of the construction will be outside ofthat area. The existing shoreline is developed as a residential type lawn. The proposal will not block any significant views in the area. The variance requested are for construction ofa residence at 3401 Lake Washington Blvd N, Renton. The zoning code variance is as follows: 1. Front yard setback variance. Section 4-2-11 OA requires a front yard setback in an R-8 zone to be 20 feet. The request is to allow a 0 foot setback from the access easement serving the property. Justification for Zoning Code Variance The following address the decision criteria required by Section 4-9-250: Section 4-9-250 5. a. That the applicant suffers practical difficulties and necessary 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: RCcr-,·\ I~", ""L :"-~.' :-1 ~ -. , -- JAN 08 2",0 J ,Q C ".,-,;. ' .. "'" . • • 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. 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 property is situated. d. That the approval is a minimum variance that will accomplish the desired purpose. Front yard setback variance, A variance from the front yard setback is needed in order to construct a house of an adequate size to be compatible with other newer houses in the area and to meet the needs of the owners. We are requesting a front yard setback of 0 feet from the access easement serving the property. Other properties in the area have less than the required front yard setback. A variance was granted for a 0 foot front yard setback for the property at 3411 Lake Washington Blvd N recently, only one lot away. The size and shape and location of the subject property require such a variance. In order to meet the needed size of a house in this area on Lake Washington the variance is needed. Special circumstances on this lot are that the side yard on the south side must be 25 feet to meet shoreline regulations rather than the 5 foot yard required by code. This limits the footprint of the building. The shallow south portion of the lot is not buildable because of the required 25 foot setback from Lake Washington. The granting of the variance will not be injurious to other properties in the area. Many properties along this part of Lake Washington now have less than the required front yard. The front yard faces an access easement not a city street. The granting of a variance will not be a special privilege given the other uses in the area. Most other existing houses in the area are under similar conditions of being served by an easement or under sized streets and have much less setback than what is required. The approval is the minimum needed to accomplish the desired purpose. A house of significant size is need in this area to be compatible with other new houses along Lake Washington and to meet the owner's requirements on a lot with a very small buildable area. • • '903 C ' Ln '-, t .-;1007_" "1 t; T-.' ~t~: &;. '. e;, , . , " f\,' '"'J ('I ""1 "". " (./ :t) "\ -.... J ,..!. 1.(', I. ',". "914-u-, 3~1~: t~~ ::"10 (Ii: e; i • ,: Ii' 1"" '-"j ...... ,_" f.). • ...... "I '-'J '-'J -" '-'l '-'I ".:.. '<)01'-' ,.., .10~(j7,-) '-10'1~ I.e, Ii' .1 ~ ..... ' .. .' .' " • \J ' " '-'I '-'I f'-' f'-' '" '~J ~ '~J "'J "J '" ,'oJ " " r<1,-, ... ~: '0 If\ r-. 1'-', C· .:) ,-t9°4 "<)08 .: ~i~ -, ~10r~ ~I"J e;;j_ , ., "J I"\.J "4 ,"~ 3~:-f4-=-' ]:~ C'180 1' 81-7 ' ::1 (c; '-=, W' .:; ,819 LI )..'\' .... -, .~ i '"" ('.>C >oJ () o '=' 1-)" '0"6 , ," -. ,. I --" I 1 r , I , I ~Oi~ If'> ti:~l, e-: ~ ~'r13 •• . .-., I U' ~.:r -: I ,1.'11,,~ :. ~I. -j; . .:,.' --,.., ,.., ... -,; PL' .1', ....... ''-' -i I ... , I ,-, I 1_. , I l . ,-, ( . I ~ I '.'. I .. I -, VICINITY MAP _ S401 1.41('1= W4!'tUINr-TnN AI \In DS::..,..-n", \Al1\ . DEP~RTMENT OF COMMIITY AND ECONOMIC DEVELOPMENT ------e-*Renton ® WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton. WA 98057 n : --a. ov Pho e 425 430 7200 I www rentonw Q LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: Arborist Report 4 At...) Biological Assessment 4 Calculations, Colored Maps for Display 4 frw:J Construction Mitigation Description, AND 4 Deed of Right-of-Way Dedication, Density Worksheet 4 AIAJ Drainage Control Plan, Drainage Report, . Elevations. Architectural'AND' Environmental Checklist. Existing Covenants (Recorded Copy), AND. Existing Easements (Recorded Copy) 'AND' Flood Hazard Data. Ali:) Floor Plans. AND. Geotechnical Report,.ND. Grading Elevations & Plan. Conceptual, rJP:r • Grading Elevations & Plan. Detailed, , ...... Habitat Data Rep0r;t·. AW Provide "';':-study. , Improvement Deferral, Irrigation Plan. PROJECT NAME: Atkinson Variances and Shoreline ExemptiQn DATE: December 14. 2015 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx r Rev:,08/201~ .. .... ,,_. 4 PL,,'·'· {"'~ I·~ -,'. • • LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: King County Assessor's Map Indicating Site. Landscape Plan, Conceptual. Landscape Plan, Detailed. Legal Description. Letter of Understanding of Geological Risk. Map of Existing Site Conditions. Master Application Form. Monument Cards (one per monument) 1 Neighborhood Detail Map. Overall Plat Plan. Parking, Lot Coverage & landscaping Analysis. Plan Reductions (PMTs). Post Office Approval 2 Plat Name Reservation. Plat Plan. Preapplication Meeting Summary • Public Works Approval Letter> Rehabilitation Plan. Screening Detail. Shoreline Tracking Worksheet. Site Plan 2AND. Stream or lfIke Study, Standard. Aw Provide biologist statement of no net 1055 of ecoloRlcal functions and values. Stream or Lake Study, Supplemental. Stream or Lake Mitigation Plan. Street Profiles 2 Title Report or Plat Certificate 1 AND' Topography Map 3 Traffic Study 2 Tree Cutting/Land Clearing Plan. AIJJ Provide 85xll landscape plan that shows trees to be retained and trees to be removed. Urban Design Regulations Analysis, Utilities Plan, Generalized 2 vcr Wetlands Mitigation Plan, Final. v Wetlands Mitigation Plan, Preliminary. 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Plannlng\Walversubmlttalreqs.docx Rev: 08/2015 , >, • LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2AND3 Lease Agreement, Draft 2AND 3 Map of Existing Site Conditions lAND 3 Map of View Area 2AND3 Photosimulations 2 AND 3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: Ali) 3 H:\CED\Data\Forms-Templates\Self-Help HandDuts\Plannlng\Walversubmlttalreqs,docx • COMMENTS: Rev: 08/2015 • • PRE-APPLICATION MEETING COMMENTS FOR ATKINSON VARIANCE PRE 15-000827 '. ; CITY OF RENTON Department of Community & EC6nomic Development Planning Di"ision December 3, 2015 Contact Information: Planner: Angelea Weihs, 425-430-7312 Public Works Plan Reviewer: Vicki Grover, 425-430-7291 Fire. Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers; architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before ""'" making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). Rt:Cr-iV~D JAN 08 2016 PLANN:j~C .;;;. ,;: O,,! • • FIRE & EMERGENCY SERVICES DEPARTMENT -----.. Renton ® DATE:. TO: FROM: SUBJECT: No comments. MEMORANDUM December 3, 2015 Angelea Weihs, Assistant Planner Corey Thomas, Plan Review/Inspector .. Atkinson Variance 3401 Lake Washington Blvd N PRE1S-000827 I , • • DEPARTMENT OF COMMUNITY . AND ECONOMIC DEVELOPMENT -......-...--.. Renton ® DATE: TO: FROM: SUBJECT: M E M 0 RAN 0 U M December 3, 2015 Angelea Weihs, Assistant Planner Vicki Grover, Plan Review Atkinson Variance 3401 Lake Washington Blvd N PRElS,000827 , 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 6n 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 proposallo,cated at parcel 3124059076. The following comments are based on t~e pre-application submittal made to the City of Renton by the applicant." . , Water 1. The City of Renton Water Department has no comments regarding the proposed variances. Sanitary Sewer 1. The City of Renton Wastewater Department has no comments regardin"g the proposed variances. TRANSPORTATION/STREET 1. The City of Renton Transportation Department has no comments regarding the proposed variances. Storm Drainage 1. The City of Renton Surface Water Department has no comments regarding the proposed variances. General 1. Proposed future development needs to be aware of the existing side sewer and existing large diameter storm water outfall locations on the subject property. See attached City of Renton map. " • • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --:-'--,----.... ·--... Itenton ® · DATE:" TO':' FROM: . SUBJECT: . iVJ' E. M'O RAN DUM " December 3, 2015 .... , , Pre~applicationFile.N.o" i5~00082T ' Angelea Weihs,Assistant Planner . ' .' . -,', . , . -~', . --, ' . -,. . ';: " .:.' " ,-:, . '-: :\ General: We have completed a preliminary. review of the pre-appliCation for the above- referenced development proposaL The following comments on development and . p~~mittingissues ar~ based onthepre-application submittals made to the City of· , Re~ton by the applicant and the codes In effect on, the d~~e. ofr~vlew; The,!pplicant is . '-.. .. -\. . ,.' '.. . .,' . cautioned that iriformation contained in this summary may be subjectto,modification · and/or concurrenceby official decision-makers (e',g" Hearing Examiner, Community & · Economic Development Administrator,Public Works Admlnistrator,Planning Director, ", DevelopmentServiCe's Director,and City Council), Review comments may also rieed to be revised based on site planning and other design changes required.by,Citystaffor . made by the applicant; The applicant is encouraged to review all applicable sections of ., . : ".' '. '" ':,' "'..., !' I·" .' the'Renton Municipal Code, The Development Regulations are available for purchase ,for SlOO.OOplustax, from the Finance Divisiori on the firstfloor of City Hall or oriline at ,;. ' -, , www,rentonwa.gov '. ;. Project Proposal: ThE! subject property (Tax Parcel. no, 312fl059076) is located at 3401 Lake Washington Blvd N.. The project site totals 20,935 square feet in area; and is zoned Residential-8(R~8), 'The proposal is to construct one single family home, Access to the site is proposed via an existing private access easement that extends from Lake ' Washington BlvdN.; The project site has frontage on Lake Washington,a Shoreline of the State, on two sides and is within reach D.and the Shoreline Residential designation. The site also contains moderate and high landslide hazards and sensitive slopes, The applicant is requesting a 0 foot front yard setback from the access easement and a three story house with a height of 35 feet, Current Use: The property has an existing single-family residence, which is proposed to be removed. Zoning: The area, including this property, has a Comprehensive Plan land use designation of Residential Medium Density (MD) and is zoned Residential-8 (R-8). Development Standards: The project is subject to RMC 4-2-110A, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-8 standards" herein), h:\ced\planning\current planning\preapps\2015 preapps\15-000827.angelea\pre15·000827· (r·8 front yard setback and building height variancel.doc. • Atkinson Variance, PRE15-000a27 Page 2 of 5 December 3, 2015 • Density -The density range permitted in the R-8 zone is a minimum of 4.0 up to a maximum of 8.0 dwelling units per net acre (dulac). Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. For purposes of calculating net density: All fractions shall be truncated at two numbers past the decimal. Should a ' calculation result in a fraction of a dwelling unit that is 0.50 or greater, the fraction shall be rounded up to the nearest'whol~ number, for example, 4.56 dwelling units becomes 5.0. Should a calculation result in a fraction that is less than 0.50, the fraction shall be rounded down to the nearest whole number, for example, 4.49 dwelling units becomes 4.0 dwelling units~ Not applicable, no subdivision Is proposed. Lot Is existing. ; ,", . -.. --..... . , " " ' LotWidth and Depth A minimum lot width of 50 feet is required for interior lots and 60 feet for, corner lots., A lot depth of 80 feet is requiredi NotappllcalJle, no subdivision Is proposed., The' existing lot 'exceeds the minimum lot width arid depth requirement for the: R-B zone.'," ' , , r ,.'," Setbacks":, Setbacks, are, governed by underlying zoning in chapterA-2 RMCe~cept in cases where specific shoreline performance standardS provide othenAlise The 'requ,ired ' setbacks in the R-8 zone are 20 feet for the front yard; 20 feet for the rear, yard, side ya'rds along-a-street would be 'required to have a 15 foot setback, and interior side yards are required to have a 5 foot setback: ,'" Pursuant to the Shoreline Milster Program (SMP) the rear yard 'setback is amended for an existing residence/lot, ,the following vegetation buffers and building setbacks from the OHWM shall apply without a variance. Lot depth shall be measured from the OHWM " , in a p,erpendicular direction to the ,edge of the contiguously owned parcel or to an easement containing existing physical improvements for road access for two (2) or more lots. Building Vegetated Lot Depth Setback Buffer Less than 100 feet 25 feet 10 feet The setbacks for the new residence would be reviewed at the time of building permit. h:\ced\planning\current plannlng\preapps\2015 preapps\15-000827,angelea\pre15-000827 -(r-8 front yard setback and building height variance).daex , # • • Atkinson Variance, PRE15-000827 Page 3 of 5 December 3, 2015 Building Height -The maximum wall plate ,height is 24, feet and 2 stories. Roofs with a pitch equal to or greater than'4:12, rilayproject an, additional six (6) vertical feet from the maximum wall plate' height; commori, rooftOp featur~s,such aschimneys,may, projectCiriadditional four (4) vertic~1 feet from thero,ofsu,rface.Non~ex~IJ1Ptvertical , projections·(e;g., decks,railings, etc.)~halinotextenda·tioYE!:themaximum waU plate height unless the 'projection is steppe,dbackone-alld:a;haif(L5) horizontal feetfroni eachfa<;ade for each one (1) ~erticalfoCJtabove the inaxi;.nurri wall plate heig~t:.rhe applicant Is requesting a variance from'tlie height requirement fora proposed 35 foot· toll, 3sto/oy hpme. '.. .' .' .' . '. Building Coverage -R-8zone allows a maximum building coverage of 50% of the iot area and an'impervioussurfacecoverage of65%.Buildlngl1nd Impervious surface coverage requlrement~ would be verified at the time o/buildlng permit review. . " . ...• \' ! ' _ .. , ' . . ";" Resill~ntl'al Design and,Ope'ri Space'Standards: Allsingle'fainily residences would be subject to the Residential Design Standards outlined in RMC 4-2 C115. Residential Design Review occurs as part ofthe Building Permit Review.. ..,; .. , . - -." '. .:. Landscaping: The development standards ~equire th~t all pervibus areas within the prope.rty boundar\es. be landscaped. > Therefore, all areas of the site not. covered .. by structure?, requir,ed parking, access,circulation or patios, must be landscaped with native,drought-resistant vegetative cover,Ten feet(10~)ofon-site landscaping is required along all public street frontages,with the exceptioriof areasfor'required walkways and driveways. In addition, two trees are required in the front yard setback areaot each-lot wh'en, there are' no street trees within the street ~ight-of-way as referenced in the landscapereg~l~tions(RMC 4-4-070F). ' . . ' , . Please refer to landscape regulations (RMC 4-4~070) forfurther general and specific landscape requirements. The lot does not hQ~e frontag~ a/~ng a publl~ street, thereforeth,e 10-foot street frontage landscape strip would not be required. However, the lot would be required to provlde'two trees within the front yard setback. A conceptual landscape plan would be required at the time of building permit application showing two trees within the front yard. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30 %) of Significant trees, and indicate how the proposed building footprint would be sited to accommodate preservation of significant trees that would be retained. The· Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30 percent of existing significant trees, the lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. h:\ced\plannlng\current planning\preapps\2015 preapps\15·000827,angelea\pre15-000827 -lr-8 front yard setback and building height varlance),docx • Atkinson Variance, PREls-000a27 Page 4 of 5 December 3, 2015 • SignifiCant trees shall be retained in the following priority order: .' . . Priority One: Landmark trees; significant trees that forma contin'uous canopy; , significant trees on slopes greate~ than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighte'en inches ( 18") caliper. ' PriorityTwo: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or ' cottonwoods are used as part of an approved enhancement project within a critical area or its buffer.' The Administrator may require. independent review of any land ~se application that., involves tree rem\,val and land clearin.g at the City's discretion. Fences/Retaining Walls-Ifthe applicant intends to installiinyfences as part of this . project,the location mustbe deSignated on the landscapeplan.Aferice taller than six feet (6')'requires a building permit. New or existing fencing would need to comply with RMC 4-4-040; Retaining walls shall be composed of brick, rock, textured or patterned concr~te, or . other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights,of~way. Please refer to ret~il1ing wall standards (RMC 4-4- 040) for additional information. Access/Parking: Access to the site is proposed via an existing private access easement that extends from Lake Washington Blvd N. . , Drlveways:The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required. ) Critical Areas: The site is located within 200 feet of Lake Washington, a Shoreline of the State. The shoreline designation at this location is Shoreline Residential and the reach is Lake Washington' Reach D. The site also contains moderate and high landslide hazards and sensitive slopes. A geotechnical report is required due to the presence of sensitive slopes, moderate and high landslide hazard area onsite. The report shall. evaluate the slopes and provide recommendations appropriate for the development for the single family residence on h:\ced\plannlng\current plannlng\preapps\201s preapps\15-000827.angelea\prels~000827 -(r-8 front yard setback and building height varlancel.docx \ , I • • • Atkinson Variance, PRE15-000827 Page 5 of 5 December 3, 2015 the project site, which may include buffers. There may be an existing geotechnical report that was submit1:edwith th'e original short piat.· . EnvlrorimentalReview: The applicant is not proposing to increase the number_of existing lots and as a result would be exempt from Environme~tal Review: Permit Requlrements:Tlie proposal would requiretwoAd~inistrative Variance approvals arid a Shoreline Exemption. The applications wOllld be r~viewed concurrently in an estim~ted ,time frame of6-8 weeks once a complete -application is accepted. The Variance application,fee is $l,200.Ther,eis no fee for the Shoreline Exemption. Land use . permits have an additional 3 percl!nt Technology Surcharge Fee. Detailed information regardingtlie lan'd use application submittal is provided in the attached handouts . . " ..'.. _. . .. Note: Whenthe'formal application .materlals are complete,the appllc~nt Is strongly encouragedt~ have one copy of the applicatlori materials pre~screened at the 6th floor front co~nter prlllr to submitting the ~omplete application package. Please cOritactAngelea Weihs, Assistant Planner at' aweihs@rentonwa.gov for an appointment: .' Expiration: Any variance granted, unless otherwise specified in writing, shall become null and void in the event thatth~ applicant or owner of the subject property for which a variance has been requested lias failed to commence construction or otherwise . implement effectively the variance grant~d within a period of two (2) years after such variance has been issued. For proper cause shown, an applicant may petition for an extension of the two (2) year period during ,the variance application review process, specifying the reasons forthe request. The time may be extended but shall not exceed one additional year in any event. . h:\ced\planning\current plannlng\preapps\2015 preapps\15-000827.angelea\pre15-000827 -(r-8 front yard setback and building height varlance).docx • January 08, 2016 City of Renton Departmrjnt of Community Dovolopmonl PI8nning Division To thO attention 01 plannor, An(JoIOH Weihs, Re: Atkinson Variance ',' • Located Ht 3401 Lake Washington Blvd. N .• Renton, WA Letter of Understanding of Geologic Risk: We, the ownors of the proporly at 3401 LHke Washington Blvd. N., accept tho risk of developing in an unstable area and that we ,yilt ildvise, in writinn. any prospective purchasers of the site, or any prospective purchasers of structures or portions of structures on the site. of the unstable potential of the area as defined and documented in the Geotechnical Engineering Study produced by Geotech Consultants. Inc. and dated December 31. 2007. Any future construction on this site will be done in .3ccordanco with the recommendations put forth in the Geotechnicat Engineering Study produced by Geotech Consultants, Inc. and as dated December 31.2007. This document will be copied to tho architect and structural engineer for use in tile design .3nd co":truction of any proposed structures on this site. /71 /1/)'(7/ R(;~k~~~ Michael Atkinson' '. \3,4 h)\~~-~~ .Cheryl Alkinson , RECEIVFD JAN 08 ZO'S .. ' .. • f ----------------_._------------ • • Altmann Oliver Associates: LLC AOA PO 80x 578 Carnation. WA 98014 Omce (425) 333-4535 fax (425) 333-4509 Environmental January 4, 2016 Jim Hanson jchanson@frontier.com SUBJECT: Lake Reconnaissance for Atkinson Residence 3401 Lake WA Blvd, City of Renton, WA Dear Jim: Planning & Landscape Architecture AOA-5046 On December 23, 2015 I conducted a site reconnaissance on the subject property located on Lake Washington. The project site is currently developed with a single- family residence and associated yard and storage shed. As part of the proposed project, this residence and shed would be removed and a new residence would be constructed outside of a 25-foot lake setback. The purpose of the reconnaissance was to: 1) review the existing ecological functions in the vicinity of the proposed residence and 2) determine if there will be a net loss of ecological functions and values from the project. The proposed development area currently consists almost entirely of the existing residence, existing gravel driveway and parking, and mowed lawn (Photo 1). Based on the site plan provided, it appears that the only vegetation to be removed is located in the southeast corner of the development area. This portion of the property is located between the storage shed and the driveway and includes one big-leaf maple (Acer macrophyJ/um) tree and a clump of laurel, big-leaf maple sprouts, and English ivy (Hedera helix). Since the area of vegetation to be removed is separated from the lake by the existing structures and lawn, it currently provides very limited habitat and protective functions to the shoreline. As part of the project, the existing residence would be removed and the new residence constructed further from the shoreline. It is my recommendation that a restoration plan be prepared for the 25-foot lake setback that includes the area of proposed structure removal currently located within this setback. RI:CEiVED JAN 0 g 2016 C ·'·'! or -: ' ._"" "", ~ .... ,,/~ .~~ .•... "_".\J PL/,~.,\!!~~C O:'!:SlON ... Jim Hanson January 4, 2016 Page 2 Conclusion • • With the implementation of a restoration plan, there should be no net loss of ecological functions and values from the proposed project. The determination is based on: 1) the current primarily developed conditions of the impact area, 2) the new residence constructed further from the shoreline than the existing residence, and 3) the small area of proposed vegetation removal is separated from the lake by existing de'ielc:lQfl~}! of prOIJOsE~d 10leaticln maple tree at upper right. Jim Hanson January 4,2016 Page 3 • • If you have any questions regarding the reconnaissance, please give me a call. Sincerely, ALTMANN OLIVER ASSOCIATES, LLC John Altmann Ecologist • • JAN 08 2016 SITE MAP OF RESIDENCES DIRECTLY NORTH OF KENNYDALE PARK • • -. '.' J .:; . ',.'~ ',: ;" .. . . ''',',' EAST ELEVATION -3601 LAKE WASHINGTON BLVD. • • EAST ELEVATION -3605 LAKE WASHINGTON BLVD. • • EAST ELEVATION -3607 LAKE WASHINGTON BLVD. Tnp _ VII=W NW I=RnM nRIVEWAY BOTTOM -VIEW NORTH FROM DRIVE • • BonOM -VIEW WEST FROM LAKE WASHINGTON BLVD. TOWARD 3401 • • VIEW FROM DRIVEWAY ACROSS LAKE WASHINGTON BLVD. TO WEST ELEVATIONS OF 3401 AND 3403 BURNETT AVENUE N. " ... • GEOTE~.t CONSULTANTS, INC. Jerry Brennan 3405 Lake Washington Boulevard North Renton, Washington 98056 Subject: Geotechnical Engineering Study Proposed New Residence (South Lot) 3401 Lake Washington Boulevard North Renton, Washington Dear Mr. Brennan: • 13256 Northeast 20th Street, Suite 16 Bellevue, Washington 98005 (425) 747·5618 FAX (425) 747·8561 December 31, 2007 JN 07412 RCCiC\\JED "I-"- JAN 0 g 2016 ~, ... '''] 0'~'1 V"~"""I'\" \.J ~ j l " ••• • , PL.\~:t-::~:G DIV;3',ON We are pleased to present this geotechnical engineering report for the new house to replace the eXisting residence at the subject address. The scope of our services consisted of exploring site surface and subsurface conditions, and then developing this report to provide recommendations for general earthwork and design considerations for foundations, retaining walls, subsurface drainage, and temporary excavations, This work was authorized by your acceptance of our proposal, p. 7481, dated November 19, 2007. We were provided with a site plan that illustrated existing features and the proposed house location. Based on 'this information, and our discussions with you, we expect that the existing residence would be removed, and a new, two-story house will be constructed in its place. The new home will be larger, extending farther toward the east than the existing one, A garage will be included in the new structure. A basement floor is not expected, resulting in relatively shallow excavations. The area west of the existing house, which is yard area extending to the shore of Lake Washington, will not be developed as a part of this work. If the scope of the project changes from what we have described above, we should be provided with revised plans in order to determine if modifications to the recommendations and conclusions of this report are warranted. ' SITE CONDITIONS SURFACE The Vicinity Map, Plate 1, illustrates the general location of the site. The subject lot is irregular in shape, extending between the existing railroad right-of-way on the east and the shore of Lake Washington on the west. We understand that the single set bf railroad tracks to the east are to be abandoned, and the right-of-way potentially developed with a bike/pedestrian trail. Immediately to the south is a vacant lot, and a small house (#3405) is situated on the adjoining northern lot. Only a portion of the lot is above the level of Lake Washington. The eastern gravel driveway slopes down toward the lake shore, and appears to represent the shoreline that existed before the lake level was lowered in the early 1900s. Some fill was probably placed to create this driveway, which crosses the railroad tracks to the east of the lot. The "dry" portion of the lot on which the GEOTECH CONSULTANTS, INC. Jerry Brennan December 31, 2007 • • IN 07412 Page 2 existing home is situated slopes gently down toward the west. To the south and west of the house is relatively level yard area surrounded by a rock bulkhead. We understand that this level area was created by filling after the level of Lake Washington was lowered in the early 1900s. SUBSURFACE The subsurface conditions were explored by excavating one test pit at the approximate location shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed construction, site access limitations, and the scope of work outlined in our proposal. The test pit was excavated on December 7, 2007 with a rubber-tracked backhoe. A geotechnical engineer from our staff observed the excavation process, logged the test pit, and obtained representative samples of the soil encountered. "Grab" samples of selected subsurface soil were collected from the backhoe bucket. The Test Pit Log is attached to the end of this report. Soil Conditions The test pit was excavated at the western side of the existing gravel parking area. This exploration found old topsoil imrnediately below the upper layer of crushed rock. Beneath the topsoil, we observed native, silty sand that was loose. This soil appears to be old lake deposits, and we observed a chunk of concrete in the western end of the test pit at this depth that could represent an old bulkhead placed when the level of Lake Washington was lowered. Below a depth of 3.5 feet, we observed very dense, slightly gravelly, silty sand that has been glacially compressed. This soil was similar in consistency to glacial till, and was very difficult to excavate. We found similar glacially-compressed soil in test pits that were excavated on the adjoining northern lots on the same day. As discussed above, the western side of the lot, where the existing house is located, was created by filling above the old lake bottom. The composition of this fill is not evident from the test pit, but we expect that it was placed in a loose condition, without significant compaction. Although our explorations did not encounter cobbles or boulders, they are often found in soils that have been deposited by glaciers. Groundwater Conditions We observed groundwater seepage in the test pit at a depth of approximately 2 feet. This seepage level was close to the level of Lake Washington. We expect that perched groundwater will be encountered above the very dense soils following extended wet weather. The water level in Lake Washington is controlled by the Corps of Engineers and fluctuates approximately 2 feet seasonally. It should be noted that groundwater levels vary seasonally with rainfall and other factors. The stratification lines on the log represent the approximate boundaries between soil types at the exploration location. The actual transition between soil types may be gradual, and subsurface conditions can vary away from the exploration location. The log provides specific subsurface information only at the locations tested. The relative densities and moisture descriptions indicated on the test pit log are interpretive descriptions based on the conditions observed during excavation. GEOTECH CONSULTANTS. INC. Jerry Brennan December 31, 2007 • • -------- IN 07412 Page 3 Compaction of the test pit backfill was not in the scope of our services. Loose soil will therefore be found in the area of the test pit. If this presents a problem, the backfill will need to be removed and replaced with structural fill during construction. CONCLUSIONS AND RECOMMENDATIONS GENERAL THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY REL YING ON THIS REPORT SHOULD READ THE ENTIRE DOCUMENT. The test pit conducted for this study encountered dense, glacially-compressed soil at a relatively shallow depth on the eastern edge of the proposed house footprint. In our professional opinion, this dense to very dense soil is suitable to support the east portion of the house using conventional foundations. It may be necessary to overexcavate below the planned footing depth to reach the dense soils. Where this is necessary, the overexcavation can be backfilled to the foundation elevation using compacted quarry spalls or railroad ballast rock. This rock fill can be placed in wet excavations. Where overexcavation to bearing soils is not feasible, due to access restrictions, caving soils or shallow groundwater, the foundations should be carried on small-diameter pipe piles. These piles can be installed with relatively small equipment, and would be driven to substantial refusal in the underlying dense to very dense soils. Floor slabs, and other settlement-sensitive elements, should not be placed over the existing fill and topsoil. These elements should be carried on the foundations, either as framed floors or structural slabs. It is likely that some settlement of the ground surrounding pile-supported buildings will occur over time. In order to reduce the potential problems associated with this, we recommend the following: • Fill to the desired site grades several months prior to constructing on-grade slabs, walkways, and pavements around the buildings. This allows the underlying soils to undergo some consolidation under the new soil loads before final grading is accomplished. • Connect all in-ground utilities beneath the house to the pile-supported floors or grade beams. This is intended to prevent utilities, such as sewers, from being pulled out of the floor as the underlying soils settle away from the foundations. Hangers or straps can be poured into the floors and grade beams to carry the piping. The spacing of these supporting elements will depend on the distance that the pipe material can span unsupported. • Construct all entrance walkways as reinforced slabs that are doweled into the grade beam at the door thresholds. This will allow the walkways to ramp down and away from the building as they settle, without causing a downset at the threshold. GEOTECH CONSULTANTS, INC. Jerry Brennan December 31, 2007 • • IN 07412 Page 4 • Isolate on-grade elements, such as walkways or pavements, from pile-supported foundations and columns to allow differential movement. The erosion control measures needed during the site development will depend heavily on the weather conditions that are encountered. Given the close proximity of the building site to Lake Washington, erosion control will be substantially easier if earthwork is scheduled during dry, summer weather. As a minimum, we anticipate that a silt fence will be needed around the downslope sides of any cleared areas. We recommend that wire-backed fence strung between metal fence posts be used. The vegetation on the western portion of the property should remain undisturbed. A rocked construction access road should be extended into the site to reduce the amount of soil or mud carried off the property by trucks and equipment. Trucks should not be allowed to drive off of the rock-covered areas. Excavation and soil hauling would likely need to be discontinued during heavy rain, and the entire disturbed portion of the property covered with plastic. The excavation should be sloped inward on itself so that any water collecting in the excavation can be pumped to an appropriate discharge pOint. Silty water may have to be hauled off-site, depending on the reqUirements of the City of Renton. Once the excavation has reached its lowest grade, the base of the excavation should be protected with a thin layer of quarry spalls or ballast rock to reduce the potential for silty runoff. The drainage and/or waterproofing recommendations presented in this report are intended only to prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from the surrounding soil, and can even be transmitted from slabs and foundation walls due to the concrete curing process. Water vapor also results from occupant uses, such as cooking and bathing. Excessive water vapor trapped within structures can result in a variety of undesirable conditions, including, but not limited to, moisture problems with flooring systems, excessively moist air within occupied areas, and the growth of molds, fungi, and other biological organisms that may be harmful to the health of the occupants. The designer or architect must consider the potential vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or mechanical, to prevent a build up of excessive water vapor within the planned structure. Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the recommendations presented in this report are adequately addressed in the design. Such a plan review would be additional work beyond the current scope of work for this study, and it may include revisions to our recommendations to accommodate site, development, and geotechnical constraints that become more evident during the review process. We recommend including this report, in its entirety, in the project contract documents. This report should also be provided to any future property owners so they will be aware of our findings and recommendations. SEISMIC CONSIDERA TIONS In accordance with Table 1613.5.2 of the 2006 International Building Code (IBC), the site soil profile within 100 feet of the ground surface is best represented by Soil Profile Type C (Very Dense Soil and Soft Rock). The soil profile would be the same under the 2003 IBC. The soils that will support the house foundations are not susceptible to seismic liquefaction because of their dense nature. GEOTECH CONSULTANTS, INC. ~------------------------------------------------ Jerry Brennan December 31, 2007 • CONVENTIONAL FOUNDA TlONS • IN 07412 Page 5 Conventional foundations should bear on undisturbed, dense, native soil. We recommend that continuous and individual spread footings have minimum widths of 12 and 16 inches, respectively, Exterior footings should also be bottomed at least 18 inches below the lowest adjacent finish ground surface for protection against frost and erosion. The local building codes should be reviewed to determine if different footing widths or embedment depths are required. Footing subgrades must be cleaned of loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints, this may require removing the disturbed soil by hand. Depending on the final site grades, overexcavation may be required below the footings to expose competent native soil. Where overexcavation is necessary, the foundations could be extended downward to the bearing soils, or the overexcavation could be backfilled to design footing grade using quarry spalls or railroad ballast rock. An allowable bearing pressure of 2,500 pounds per square foot (psf) is appropriate for footings supported on competent native soil. A one-third increase in this design bearing pressure may be used when considering short-term wind or seismic loads. For the above design criteria, it is anticipated that the total post-construction settlement of footings founded on competent native soil will be less than one inch, with differential settlements on the order of one-quarter inch in a distance of 25 feet along a continuous footing with a uniform load. Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the foundation. For the latter condition, the foundation must be either poured directly against relatively level, undisturbed soil or be surrounded by level structural fill. We recommend using the following ultimate values for the foundation's resistance to lateral loading: 300 pcf Where: (i) pef Is pounds per cubic foot. and (II) passive earth pressure Is computed using the equivalent fluid density. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend maintaining a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate values. PIPE PILES Three-or 4-inch-diameter pipe piles driven with a 650-or 800-or 1,1 ~O-pound hydraulic jackhammer to the following final penetration rales may be assigned the following compressive capaCities. GEOTECH CONSULTANTS, INC. Jerry Brennan December 31, 2007 • • IN 07412 Page 6 ~--:J-RIVI IIINAL DRIVING FINAL DRIVING ALLOWABLE TE RATE RATE COMPRESSIVE I I hmn (SUO-pound hamlller) (l,lOO-pUlllid hmmncr) CAPACITY 3 mches 12 sec/mch 10 sec/mch 6 sec/mch 6 tons 4 inches 20 sec/inch 15 sec/inch 10 sec/inch 10 tons Note: The refusal criteria indicated in the above table are valid only for pipe piles that are installed using a hydraulic impact hammer carried on leads that allow the hannner to sit on the top of the pile during driving. If the piles are installed by alternative methods, such as a vibratory hannner or a hannner that is hard-mounted to the installation machine, nmnerous load tests to 200 percent of the design capacity would be necessary to substantiate the allowable pile load. The appropriate number of load tests would need to be determined at the time the contractor and installation method are chosen. As a minimum, Schedule 40 galvanized pipe should be used. Pile caps and grade beams should be used to transmit loads to the piles. Isolated pile caps should include a minimum of two piles to reduce the potential for eccentric loads being applied to the piles. Subsequent sections of pipe can be connected with slip or threaded couplers, or they can be welded together. If slip couplers are used, they should fit snugly into the pipe sections. This may require that shims be used or that beads of welding flux be applied to the outside of the coupler. . Lateral loads due to wind or seismic forces may be resisted by passive earth pressure acting on the vertical, embedded portions of the foundation. For this condition, the foundation must be either poured directly against relatively level, undisturbed soil or surrounded by level structural fill. We recommend using a passive earth pressure of 250 pounds per cubic foot (pcf) for this resistance. If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will not be appropriate. We recommend a safety factor of at least 1.5 for the foundation's resistance to lateral loading, when using the above ultimate passive value. FLOOR SLABS Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through the soil to the new constructed space above it. As noted by the American Concrete Institute (ACI) in the Guides for Concrete Floor and Slab Structures, proper moisture protection is desirable immediately below anyon-grade slab that will be covered by tile, wood, carpet, Impermeable floor coverings, or any moisture-sensitive eqUipment or products. ACI also notes that vapor retarders, such as 6-mil plastic sheeting, are typically used. A vapor retarder is defined as a material with a permeance of less than 0.3 US perms per square foot (psf) per hour, as determined by ASTM E 96. It is possible that concrete admixtures may meet this speCification, although the manufacturers of the admixtures should be consulted. Where plastic sheeting is used under slabs, jOints should overlap by at least 6 inches and be sealed with adhesive tape. The sheeting should extend to the foundation walls for maximum vapor protection. If no potential for vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as defined by ACI, is a product with a water transmission rate of 0.00 perms per square foot per hour when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can meet this requirement. GEOTECH CONSULTANTS, INC. Jerry Brennan December 31, 2007 • DRAINAGE CONSIDERA TlONS • IN 07412 Page 7 Foundation drains should be used where (1) crawl spaces or basements will be below a structure, (2) a slab is below the outside grade, or (3) the outside grade does not slope downward from a building. Drains should also be placed at the base of all earth-retaining walls. These drains should be surrounded by at least 6 inches of 1-inch-minus, washed rock and then wrapped in non-woven, geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a crawl space, and it should be sloped for drainage. All roof and surface water drains must be kept separate from the foundation drain system. A typical drain detail is altached to this report as Plate 3. For the best long-term performance, perforated PVC pipe is recommended for all subsurface drains. As a minimum, a vapor retarder, as defined in the Slabs-On-Grade section, should be provided in any crawl space area to limit the transmission of water vapor from the underlying soils. Also, an outlet drain is recommended for all crawl spaces to prevent a build up of any water that may bypass the footing drains. If the floor or crawl space grade for the house is to be at, or below, the surrounding grade, it would be prudent to install a minimum 6-inch layer of gravel and several perforated pipes below the vapor retarder/barrier to collect any subsurface water that may bypass the perimeter footing drains. Final site grading in areas adjacent to the house should slope away at least 2 percent, except where the area is paved. Surface drains should be provided where necessary to prevent ponding of water behind foundation or retaining walls. LIMITATIONS The conclusions and recommendations contained in this report are based on site conditions as they existed at the time of our exploration and assume that the soil and groundwater conditions encountered in the test pits are representative of subsurface conditions on the site. If the subsurface conditions encountered during construction are significantly different from those observed in our explorations, we should be advised at once so that we can review these conditions and reconsider our recommendations where necessary. Unanticipated soil conditions are commonly encountered on construction sites and cannot be fully anticipated by merely taking soil samples in test pits. Subsurface conditions can also vary away from the exploration location. Such unexpected conditions frequently require making additional expenditures to altain a properly constructed project. It is recommended that the owner consider providing a contingency fund to accommodate such potential extra costs and risks. This is a standard recommendation for all projects. This report has been prepared for the exclusive use of Jenry Brennan, and his representatives, for specific application to this project and site. Our conclusions and recommendations are professional opinions derived in accordance with current standards of practice within the scope of our services and within budget and time constraints. No warranty is expressed or implied. The scope of our services does not include services related to construction safety precautions, and our recommendations are not intended to direct the contractor's methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. Our services GEOTECH CONSULTANTS, INC. Jerry Brennan • December 31, 2007 • IN 07412 Page 8 also do not include assessing or minimizing the potential for biological hazards, such as mold, bacteria, mildew and fungi in either the existing or proposed site development. ADDITIONAL SERVICES Geotech Consultants, Inc. should be retained to provide geotechnical consultation, testing, and observation services during construction. This is to confirm that subsurface conditions are consistent with those indicated by our exploration, to evaluate whether earthwork and foundation construction activities comply with the general intent of the recommendations presented in this report, and to provide suggestions for design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. However, our work would not include the supervision or direction of the actual work of the contractor and its employees or agents. Also, job and site safety, and dimensional measurements, will be the responsibility of the contractor. During the construction phase, we will provide geotechnical observation and testing services when requested by you or your representatives. Please be aware that we can only document site work we actually observe. It is still the responsibility of your contractor or on-site construction team to verify that our recommendations are being followed, whether we are present at the site or not. The following plates are attached to complete this report: Plate 1 Vicinity Map Plate 2 . Site Exploration Plan Plate 3 Typical Footing Drain Detail Test Pit Log We appreciate the opportunity to be of service on this project. If you have any questions, or if we may be of further service, please do not hesitate to contact us. MRM:jyb ,,... Respectfully submitted, GEOTECH CONSULTANTS, INC. Marc R. McGinnis, P.E. PrinCipal GEOTECH CONSULTANTS, INC. -'1 1 + 5 V • • NORTH (Source: Thomas Guide) + GEOTECH CONSULTANTS, INC. VICINITY MAP 3401 Lake Washington Boulevard North Renton, Washington Job No: 07412 Date: Plate: Dec. 2007 Not To Scale 1 • • J ~ ;'!o ~ !I ~ ~ 112.12' 572°11 B'Og "[_ , -0 ! k1 - _____ ..l '-fJ r--=-. ~_ .r .•. ___ ·_·'-· ,,~ --.LU.UU, \-! I I i I I , , " ~ j' I i0'" 11 '" >-- ~ k , i~;;: , « ,--L: ___ -. ...,--. -'-~ .... t-n B 0 -~-!\ 3: ~' '<:j-w T I") \ > ~ " "-~ - I § , I cr:: t-"-a , T -'-, \ , , ~ \ \ I In -I \ -J W , > I' ---/ \ « \ I 0J 8t cr:: I \-,--(') , rL 8> Iii' \ , 1-1- I \. !:}' \ , :-..., ! &~"~~ I \ ........ 0:::: \. ' I--" it) ~ CX) ! ...... ,'" ~ --:--II ~ C'-J ..-.. :r: . C,) a -f::! <:" :r: < "C () G5 a -J ~ North 20.07',,1.<' j /A" -117.23' """ ___ J'- 6£ '~ ."-.. '" 'lIP NotTo Scale • ~" GEOTECH SITE EXPLORATION PLAN CONSULTANTS, INC. 3401 Lake Washington Boulevard North ~ Renton, Washington t » »--I Job No: I Date: I I Plate: 2 I 07412 Dec_ 2007 • Slope backfill away from foundation. Provide surface drains where necessary. • Tightline Roof Drain (Do not connect to looting drain) Backfill (See text for requirements) Nonwoven Geotextile Filter Fabric Washed ROI:k4 .... (7/8" min. size) 6" min. r~W~::~ NOTES: L-_ 4" Perforated Hard PVC Pipe (Invert at least 6 inches below slab or crawl space. Slope to drain to appropriate outfall. Place holes downward.) (1) In crawl spaces, provide an outlet drain to prevent buildup of water that bypasses the perimeter footing drains. Vapor Retarder or Barrier Free-Draining Gravel (if appropriate) (2) Refer to report text for additional drainage and waterproofing considerations. ~il ':a.",~l~~:>-~~-=- GEOTECH CONSULTANTS, INC. TYPICAL FOOTING DRAIN 3401 Lake Washington Boulevard North Renton, Washington Date: Scale: Plate: Dec. 2007 Not to Scale 3 TEST PIT 1 3.5 -6.0 • loose • TESTPITLOG 3401 Lake Washington Boulevard North Renton, Washington very moist, -encountered old chunk of concrete in west end of test pit, from old shoreline bulkhead Grayish-brown, slightly gravelly, silty SAND, fine-grained, very moist, very dense Test Pit was terminated at a depth of 6.0 feet on December 7,2007. Slight groundwater s.eepage was observed at 2 feet in the test pit. GEOTECH CONSULTANTS, INC. -1 ,.~ Fl1'StLerican • First American Title Insurance Company December 11, 2015 Jim Hanson J Hanson Consulting 17446 Mallard Cove IN Mount Vernon, WA 98274 Phone: (360)422-5056 Fax: Title Officer: Phone: Fax No.: E-Mail: Order Number: Escrow Number: Buyer: Owner: Property: 818 Stewart st, Ste 800 Seattle, WA 98101 Pat Fullerton (206)615-3055 (866)904-2177 pfullerton@firstam.com 2569278 2569278 Atkinson 3401 lake Washington Blvd N Renton, Washington 98056 Attached please find the following item(s): Guarantee Thank You for your confidence and support. We at First American Title Insurance Company maintain the fundamental principle: Customer First! (onn 5003353 (7-1-14) Page 1 of 10 Guarantee Number: 2569278 RtCE\VEO jp..\o\ \l S 2\1\6 CLTA #14 Subdivision Guarantee (4-10-75) Washington I Subdivision • [-I ---:--;-;;;;:---;-------~ ~ First American ISSUED BY Guarantee First American Title Insurance Company GUARANlff NUMBER 5003353-2569278 SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE UMITS OF lIABILITY AND THE CONDmONS AND STIPULATIONS OF THIS GUARANTEE, FIRST AMERICAN TlTLE INSURANCE COMPANY a Nebraska corporation, herein called the Company GUARANTEES J Hanson ConsultIng the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule A, which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. First American Title Insurance Company ]).r//f~ Dennis J. Gilmore PAISldent . #fug~~ Jeffrey $. Robinson Seael..., Fonn 5003353 (7-1-14) Page 2 of 10 This jacket was created electronically and constitutes an original document Guarantee Number: 2569278 elTA #14 Subdivision Guarantee (4-10-75) Washington SCHED.F EXCLUSIONS FROM COVERAGE OF .UARANTEE 1. Except to the extent that specific assurances are provided In (a) Defects, liens, encumbrances, adverse claims or other matters Schedule A of this Guarantee, the Company assumes no affecting the title to any property beyond the lines of the land liability for loss or damage by reason of the following: expressly described in the description set forth In Schedule (A), (a) Defects, liens, encumbrances, adverse claims or other (C) or in Part 2 of this Guarantee, or title to streets, roads, matters against the title, whether or not shown by the avenues, lanes, ways or waterways to which such land abuts, public records. or the right to maintain therein vaults, tunnels, ramps or any (b) (1) Taxes or assessments of any taxing authority that structure or Improvements; or any rights or easements therein, levies taxes or assessments on real property; or, (2) unless such property, rights or easements are expressly and Proceedings by a public agency which may result In taxes specifically set forth In said description. or assessments, or notices of such proceedings, whether (b) Defects, liens, encumbrances, adverse claims or other matters, or not the matters excluded under (1) or (2) are shown whether or not shown by the public records; (1) which are by the records of the taxing authority or by the public created, suffered, assumed or agreed to by one or more of the records. Assureds; (2) which result in no loss to the Assured; or (3) (c) (1) Unpatented mining claims; (2) reservations or which do not result In the invalidity or potential Invalidity of exceptions In patents or In Acts authorizing the issuance any judicial or non-judiCial proceeding which Is within the thereof; (3) water rights, claims or title to water, scope and purpose of the assurances provided. whether or not the matters exduded under (1), (2) or (c) The Identity of any party shown or referred to in Schedule A. (3) are shown by the public records. (d) The validity, legal effect or priority of any matter shown or 2. Notwithstanding any specific assurances which are provided referred to In this Guarantee. in Schedule A of this Guarantee, the Company assumes no liability for loss Or damage by reason of the following: GUARANTEE CONDmONS AND mpULATIONS 1. Definition of Terms. The following terms when used in the Guarantee mean: (a) the "Assured": the party or parties named as the Assured In this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to In Schedule (A)(C) or In Part 2, and Improvements affixed thereto which by law constitute real property. The term "land" does not Include any property beyond the lines of the area described or referred to In Schedule (A)(C) or in Part 2, nor any right, title, interest, estate or easement In abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument (d) "public records": records established under state statutes at Date of Guarantee for the purpose of Imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promPtly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which Is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall In no case prejudice the rights of any Assured unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at Its sole option and cost, to Institute and prosecute any action or proceeding, Interpose a defense, as limited In (b), or to do any other act which In Its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not It shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, It shall do so diligently. (b) If the Company elects to exercise Its options as stated In Paragraph 4(a) the Company shall have the right to select counsel of Its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses Incurred by an Assured In the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in Its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and ali appeals therein, and permit the Company to use, at Its option, the name of such Assured for this purpose.· Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company ali Form 5003353 (7-1-14) Page 3 of 10 uarantee Number: 2569278 CLTA #14 Subdivision Guarantee (4-10-75) Washington 1 ! GUA.TEE CONDmONS AND STIPULATIONS .tiRUed) reasonable aid in any action or proceeding, securing Indebtedness secured by said mortgage or said lien for the evidence, obtaining witnesses, prosecuting or defending amount owing thereon, together with any rosts, reasonable the action or lawful act which In the opinion of the attorneys' fees and expenses inwrred by the Assured claimant Company may be necessary or desirable to establish the which were authorized by the Company up to the time of title to the estate or Interest as stated herein, or to purchase. establish the lien rights of the Assured. If the Company Such purchase, payment or tender of payment of the full Is prejudiced by the failure of the Assured to fumlsh the amount of the Guarantee shall terminate all liability of the required cooperation, the Company's obligations to the Company hereunder. In the event after notice of claim has Assured under the Guarantee shall terminate. been given to the Company by the Assured the Company 5. Proof of Loss or Damage. offers to purchase said Indebtedness, the owner of such In addition to and after the notices required under SectIon 2 Indebtedness shall transfer and assign said Indebtedness, of these Conditions and Stipulations have been provided to together with any rollateral security, to the Company upon the Company, a proof of loss or damage signed and swom to payment of the purchase price. by the Assured shall be furnished to the Company within Upon the exercise by the Company of the option provided for ninety (90) days after the Assured shall ascertain the facts In Paragraph (a) the Company's obligation to the Assured giving rise to the loss or damage. The proof of loss or under this Guarantee for the claimed loss or damage, other damage shall describe the matters rovered by this Guarantee than to make the payment required In that paragraph, shall which constitute the basis of loss or damage and shall state, terminate, Including any obligation to continue the defense or to the extent poSSible, the basis of calwlating the amount of prosecution of any litigation for which the Company has the loss or damage. If the Company Is prejudiced by the exercised Its options under Paragraph 4, and the Guarantee failure of the Assured to provide the required proof of loss or shall be surrendered to the Company for cancellation. damage, the Company's obligation to such assured under the (b) To Payor Otherwise Settle With Parties Other Than the Guarantee shall terminate. In addition, the Assured may Assured or With the Assured Claimant. reasonably be required to subm~ to examination under oath To payor otherwise settle with other parties for or In the name by any authorized representative of the Company and shall of an Assured claimant any claim assured against under this produce for examination, Inspection and ropylng, at such Guarantee, together with any costs, attorneys' fees and reasonable times and places as may be designated by any expenses Incurred by the Assured claimant which were authorized representative of the Company, all records, books, authorized by the Company up to the time of payment and ledgers, checks, correspondence and memoranda, whether which the Company is obligated to pay. bearing a date before or after Date of Guarantee, which Upon the exercise by the Company of the option provided for reasonably pertain to the loss or damage. Further, if In Paragraph (b) the Company's obligation to the Assured requested by any authorized representative of the Company, under this Guarantee for the claimed loss or damage, other the Assured shall grant Its permission, in writing, for any than to make the payment required In that paragraph, shall authorized representative of the Company to examine, inspect terminate, Including any obligation to continue the defense or and copy all records, books, ledgers, checks, correspondence prosection of any litigation for which the Company has and memoranda In the custody or rontrol of a third party, exercised its options under Paragraph 4. which reasonably pertain to the loss or damage. All 7. Detennlnation and Extent of Liability. Information designated as ronfidentlal by the Assured This Guarantee Is a rontract of Indemnity against actual monetary provided to the Company pursuant to this SectIon shall not be loss or damage sustained or Inwrred by the Assured claimant who disclosed to others unless, in the reasonable Judgment of the has suffered loss or damage by reason of reliance upon the Company, It Is necessary In the administration of the claim. assurances set forth In this Guarantee and only to the extent herein Failure of the Assured to submit for examination under oath, described, and subject to the Exclusions From Coverage of This produce other reasonably requested Information or grant Guarantee. permission to secure reasonably necessary Information from The liability of the Company under this Guarantee to the Assured third parties as required in the above paragraph, unless shall not exceed the least of: prohibited by law or govemmental regulation, shall terminate (a) the amount of liability stated In Schedule A or in Part 2; any liability of the Company under this Guarantee to the (b) the amount of the unpaid principal indebtedness secured by Assured for that claim. the mortgage of an Assured mortgagee, as limited or provided 6. Options to Payor Otherwise Settle Claims: under Section 6 of these Conditions and Stipulations or as Tennlnatlon of Liability. reduced under SectIon 9 of these Conditions and Stipulations, In case of a claim under this Guarantee, the Company shall at the time the loss or damage assured against by this have the following additional options: Guarantee occurs, together with interest thereon; or (a) To Payor Tender Payment of the Amount of Uability or (c) the difference between the value of the estate or Interest to Purchase the Indebtedness. covered hereby as stated herein and the value of the estate or The Company shall have the option to payor settle or interest subject to any defect, lien or encumbrance assured compromise for or in the name of the Assured any claim against by this Guarantee. which rould result in loss to the Assured within the 8. Limitation of Liability. coverage of this Guarantee, or to pay the full amount of (a) If the Company establishes the title, or removes the alleged this Guarantee or, if this Guarantee Is Issued for the defect, lien or encumbrance, or cures any other matter assured benefit of a holder of a mortgage or a lienholder, the against by this Guarantee In a reasonably diligent manner by Company shall have the option to purchase the ,Form 5003353 (7-1-14) Page 4 of 10 I uarantee Number: 2569278 CLTA #14 Subdivision Guarantee (4-10-75) Washington GU~E CONDmONS AND STIPULATIONS .tlnUed) any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured In settling any claim or suit without the prior written consent of the Company. 9. Reduction of liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made Without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, In which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days theneafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assuned would have had against any person or property In respect to the claim had this Guarantee not been Issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary In order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle In the name of the Assured and to use the name of the Assured in any transaction or litigation Involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assuned after the Assured shall have recovered Its principal, Interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association. Arbitrable matters may Include, but are not limited to, any controversy or claim between the Company and the Assuned arising out of or relating to this Guarantee, any seovice of the Company In connection with its Issuance or the breach of a Guarantee proviSion or other obligation. All arbitrable matters when the Amount of Uability Is $2,000,000 or less shall be arbitrated at the option of either the Company or the Assuned. All arbitrable matters when the amount of liability is In excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may Include attorneys' fees only if the laws of the state In which the land Is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendened by the Arbitrator(s) may be entered In any court having Jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contrad. (a) This Guarantee together with all endorsements, If any, attached hereto by the Company is the entire Guarantee and contract between the Assuned and the Company. In Interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice. President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement In writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at First American T1t1e Insurance COmpany, Attn: Claims National Intake Center, 1 First American Way, Santa Ana, california 92707 Clalms.NIC@firstam.com Phone: 888-632- 1642 Fax: 877-804-7606 First American Title IForm 5003353 (7-1-14) Page 5 of 10 uarantee Number: 2569278 CLTA #14 Subdivision Guarantee (4-10-75) Washington 15" .. III, 4, ~ First AmAan Subdivision Guaran* ISSUED BY Schedule A First American Title Insurance Company GUARANTEE NUMBER 2569278 Order No.: 2569278 Uability: $2,000.00 Name of Assured: J Hanson Consulting Date of Guarantee: December 04, 2015 The assurances referred to on the face page hereof are: 1. TItle is vested in: Michael H. Atkinson and Cheryl L Atkinson, husband and wife Fee: $350.00 Tax: $33.60 2. That, according to the public records relative to the land described in Schedule C attached hereto (including those records maintained and indexed by name), there are no other documents affecting title to said land or any portion thereof, other than those shown under Record Matters in Schedule B. 3. The following matters are excluded from the coverage of this Guarantee A. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. B. Water rights, claims or title to water. C. Tax Deeds to the State of Washington. D. Documents pertaining to mineral estates. 4. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of . any matter shown herein. 5. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for dosing any transaction affecting title to said property. 6. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment, guarantee or policy. It is furnished solely for the purpose of aSSisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. Form 5003353 (7-1-14) .Page 6 of 10 i I uarantee Number: 2569278 Q.TA #14 Subdivision Guarantee (+10·75) Washington 4o' ••• 4. ~ FIrSt Am.can Subdivision Guara1f ISSUED BY Schedule B First American Title Insurance Company GUARANTEE NUMBER 2569278 RECORD MAmBS 1. Reversionary rights, if any, arising from Deeds recorded under Recording Numbers 71370, 83395,287093 and 292817. 2. Covenants, Conditions and/or Restrictions contained in the following instrument: Deed Executed by: . Lake Washington Land Company Recorded: Recording No.: February 3, 1904 287093 3. Exceptions and reservations contained in deed from the State of Washington, whereby said Grantor excepts and reserves all oil, gases, coal, ores, minerals, fossils, etc. and the right of entry for exploring, opening, developing and working the same, provided that no rights shall be exercised until provision has been made for full payment of all damages sustained by reason of such entry; and Right of the State of Washington or any Grantee or Lessee thereof, upon paying reasonable compensation, to acquire right of way for private railroads, skid roads, flumes, canals, water courses or other easements for transportation and moving timber, stone, minerals or other products from the lands, all pursuant to statutes in effect as of the date of conveyance by the state. Recording Information: 388916 4. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the face of the Survey recorded under Recording No. 9901299008. 5. Covenants, Conditions and/or Restrictions contained in the following instrument: Deed Executed by: Recorded: The Burlington Northern and Santa Fe Railway Company June 17, 1999 Recording No.: 19990617000621 6. Easement Agreement and the terms and conditions thereof: Between: The Burlington Northern and Santa Fe Railway Company And: Jerry Brennan, Marilee E. Kamofski, Cynthia B. McMahon, James P. Brennan and Mary T. Brennan Recording Information: 19990628001966 7. Easement Agreement and the terms and conditions thereof: Between: Marilee E. Karnofski, Cynthia B. McMahon, James P. Brennan and Mary T. Brennan And: Jerry Brennan Recording Information: 19990628001967 Form 5003353 (7-1-14) Page 7 of 10 Guarantee Number: 2569276 CLTA #14 Subdivision Guarantee (4-10-75) Washington 8. Easement Agreement and the terms and conditions thereof: . Between: • Marilee E. Karnofski, Cynthia .Mahon, James P. Brennan, Mary T. Brennan and Jerry Brennan And: Jerry Brennan Recording Information: 19990628001968 9. Covenants, Conditions and/or Restrictions contained in the following instrument: 10. Deed Executed by: Recorded: Recording No.: Easement, including terms and Recorded: Recording Information: In Favor Of: For: The Burlington Northern and Santa Fe Railway Company October 30, 2000 20001030000428 provisions contained therein: January 29, 2009 20090129000823 Puget Sound Energy, Inc., a Washington corporation Electric transmission and/or distribution system 11. Easement, including terms and provisions contained therein: Recording Information: 20100219001446 In Favor of: Jerry F. Brennan and Mary E. Brennan For: Waterline easement 12. Any and all offers of dedication, conditions, restrictions, easements, boundary discrepancies or encroachments, notes and/or provisions shown or disclosed by Short Plat No. LUA-1O-038- SHPL recorded under recording number 20101229900002. 13. The terms and provisions contained in the document entitled "Army Corps of Engineers Permit" recorded October 15, 2013 as 20131015001003 of Official Records. Re-recorded under Recording Number 20131016000521. 14. Rights of the State of Washington in and to that portion of said premises, if any, lying in the bed or former bed of Lake Washington, if it is navigable. . 15. Any questions that may arise due to shifting or change of the line of high water of Lake Washington. 16. Any prohibition or limitation on the use, occupancy or improvements of the land resulting from the right 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. 17. Paramount rights and easements in favor of the United States for commerce, navigation, fisheries and the production of power. Informational Notes, if any A. General taxes for the year 2015, which have been paid. Tax Account No.: 312405907600 Code Area: 2100 tarm 5003353 (7-1-14) rage 8 of 10 uarantee Number: 2569278 etTA #14 SubdMslan Guarantee (4-10-75) Washington ---------------------------------------------------------------- Amount: $ Assessed land va. $ Assessed Improvement Value: $ 11,130.01 800,000.00 80,000.00 rrm 5003353 (7-1-14) Page 9 of 10 uarantee Number: 2569278 • CLTA #14 Subdivision Guarantee (4-10-75) Washington Subdivision Guarantee ISSUED BY ~ First American Schedule C First American Title Insurance Company GUARANTEE NUMBER 2569278 The land in the County of King, State of Washington, described as follows: PARCEL 3, CITY OF RENTON SHORT PLAT NUMBER LUA-10-038-SHPL, RECORDED DECEMBER 29,2010 UNDER RECORDING NUMBER 20101229900002, IN KING COUNTI, WASHINGTON. Fonn 5003353 (H-14) Page 10 of 10 I Guarantee Number: 2569278 Q.TA #14 Subdivision Guarantee (4-10-75) Washington --I ----------------------------------------------------------------------------------------------------~ RECEIPT EG00047706 BILLING CONTACT Michael and Cheryl Atkinson 25514 NE 67th PI Redmond, WA 98053 REFERENCE NUMBER FEE NAME • LUA16-000007 PLAN -Variance Technology Fee Printed On: January 08, 2016 Prepared By: Angeles Weihs • ----------·"'Ren ton e 10555 Grady Way, Ranton, WA 98057 Transaction Date: January 08, 2016 TRANSACTION PAYMENT AMOUNT PAID TYPE METHOD Fee Payment Check #4087 $1,200.00 Fee Payment Check #4087 $36.00 SUBTOTAL $1.236.00 TOTAL $1,236.00 Page 1 of 1