HomeMy WebLinkAboutReport 1C,
Dean & Sarah Geiger
359 Lyons Avenue NE
Renton, WA 98059
tel: (425) 227-5109
(owner / applicant / contact)
PARTIES OF RECORD
GEIGER SETBACK VARIANCES
LUA06-109, V-A
Charles P. Wittmann
907 N 34th Street
Renton, WA 98056
(party of record)
Updated: 09/27/06 (Page 1 of 1)
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CITY OF RENTON
PLANNING / BUILDING / PUBLIC WORKS
�-MMelM r►1 I10J
Date: November 14, 2006
To: City Clerk's Office
From: Hgraber
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office.
Project Name: Geiger Setback Variances
LUA (file) Number: LUA-06-109, V-A
Cross -References:
AKA`s:
Project Manager: Valerie Kinast
Acceptance Date: September 7, 2006
Applicant: Dean & Sarah Geiger
Owner: Dean & Sarah Geiger
Contact: Dean & Sarah Geiger
PID Number: 334210-0010
ERC Decision Date:
ERC Appeal Date:
Administrative Approval: October 23, 2006
Appeal Period Ends: November 6, 2006
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
Date Appealed to Council:
By Whom:
Council Decision: Date:
Mylar Recording Number:
Project Description: The applicant is requesting variances to reduce the minimum front, side and
rear yard setbacks on a 3,528 sf lot in the R-8 zone in order to have a reasonable amount of
buildable area to construct a new house. Next to the parcel is a section of unimproved N 35th St.
that requires a 15 ft. setback. The variances requested are: Front yard reduced from 15 ft. for the
primary structure and 20 ft for the garage, to 10.5 ft.; side yard along a street reduced from 15 ft.
to 5 ft. • rear yard reduced from 20 ft. to between 8 and 20 ft..
Location: 3415 Burnett Ave N
Comments: The Administrative Setback Variances for the Geiger Setback Variances, are approved,
except for the variance to reduce the front yard setback from 20 feet to 10.5 feet.
Y
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Kathy Keolker, Mayor
November 14, 2006
Dean & Sarah Geiger
359 Lyons Avenue NE
Renton, WA 98059
Subject: Geiger Setback Variances
LUA06--109, V-A
Dear Mr. & Ms. Geiger:
CIT 'OF RENTON
Planning/Building/PublicWorks Department
Gregg Zimmerman P.E., Administrator
This letter is to inform you that the appeal period has ended for the Administrative Variance
approval. No appeals were filed. This decision is final and application for the appropriately
required permits may proceed.
The advisory notes listed in the City of Renton Report and Decision dated October 23, 2006
must be adhered to during construction and prior to final inspection.
If you have any questions regarding the report and decision issued for this conditional use
permit, please call me at (425) 430-7270.
Sincerely,
ll�q GU �/lf
Valerie Kinast
Associate Planner
cc: Wittmann / Party of Record
—FINAL t=FTTER 96 109 _...
1055 South Grady Way - Renton, Washington 98055
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RE NTON
AHEAD OF THE CURVE
REPORT
�c
DECISION
City of Renton
Department of Planning / Building / Public Works
ADMINISTRATIVE VARIANCE
LAND USE ACTION
DECISION DATE October 23, 2006
Project !Name Geiger Setback Variance
OwnerslContact: Dean and Sarah Geiger
359 Lyons Ave. NE
Renton, WA 98059
File Number LUA06-109, V-A Project Manager Valerie Kinast
Project Description The applicants are requesting variances to reduce the minimum front,
side and rear yard setbacks on a 3,528 sq. ft. lot in the R-8 zone in order
to have sufficient buildable area to construct a new house. Next to the
parcel is a section of unimproved N 35th St. that requires a 15 ft. setback.
The variances requested are: Front yard reduced from 15 ft. for the
primary structure and 20 ft for the garage to 10.5 ft.; side yard along a
street reduced from 15 ft. to 5 ft.; rear yard reduced from 20 ft. to between
8 and 20 ft..
Project Location 3415 Burnett Ave. N
Bldg. Area gsf NIA Proposed Residence N/A
Site Area 3,528 sq. ft. Total Building Area NIA
City of Renton P/B/PW Dei lent 'nistraiive Variance Staff Report
GEIGER SETBACK VARIANCE LUA-06-709, V-A
REPORT AND DECISION OF October 23, 2005 Page 2 of 7
A. Type of Land Use Action
Conditional Use
Site Plan Review
Special Permit for Grade & Fill
Administrative Variance
B. Exhibits
Binding Site Plan
Shoreline Substantial Development Permit
Administrative Code Determination
The following exhibits were entered into the record:
Exhibit 1: Yellow file containing: application, proof of posting and
publication, and other documentation pertinent to this
request.
Exhibit 2: Site Plan (dated 08.11.2006)
Exhibit 3: Plan showing buildable area (dated 10.17.06)
Exhibit 4: Photos of property
Exhibit 5: Aerial photo (dated 9/16/2005)
Exhibit 6: Zoning Map
C. Project Description / Background:
The applicants are requesting approval of administrative variances from the front, rear, and
side yard along a street setbacks as follows:
Variance
Code required
Applicant
Reduction of
requested
setback
Front yard setback
15 ft. for primary structure
10.5 ft.
4.5 ft. for primary structure
20 ft. for garage
9.5 ft. for garage
Side yard setback
15 ft.
5 ft.
10 ft.
along a street
Rear yard seback
20 ft.
8 ft. to 19 ft.
12 ft. to 1 ft.
The applicant proposes to build a single family detached home. The lot size is 3,528 sq. ft.
The buildable area of the site, without variances, is approximately 884 sq. ft. The buildable
area with all variances would be 1,720 sq. ft,
The site is currently developed with a 700 sq. ft. home. It is located on the west side of
Burnett Ave. N, south of the Kennydale beach parking lot, which belongs to the City of
Renton. There is an unimproved section of right-of-way between the parking lot and the site.
Renton Property Services section has indicated that they would not likely recommend
approval of a street vacation that would benefit the applicants. They report that it is not likely
the area will be developed as a street because of steep slopes and the street configuration
Variance Report Geiger\
City of Renton PIBIPW Del ent nistrative Variance Staff Report
GEIGER SETBACK VARIANCE LUA-06-109, V-A
REPORT AND DECISION OF October 23, 2005 Page 3 of 7
in the area. But because the public right-of-way is abutting a public use, the beach parking
lot, the land would not generally be given up for a private use.
The parcel is relatively flat, but there is a 16-foot drop at the back of the lot along Lake
Washington Boulevard. The City of Renton recently constructed a two tiered rockery wall
that is approximately four to five feet inside the rear property line of the subject site. A
geotechnical report was completed by Robert M. Pride, LLC stating that the proposed
building pad would be acceptable from a geotechnical standpoint, if specific engineering
measures are taken.
FINDINGS, CONCLUSIONS & DECISION
Having reviewed the written record in the matter, the City now makes and enters the
following:
D. Findings
1) Request: The applicant has requested approval of an administrative variance from
the required front yard setback of 15 feet for the primary structure and 20 feet for the
garage in the R-8 zone for the property located at 3415 Burnett Avenue N. A 10.5-
foot front yard setback is requested. The applicant has also requested approval of a
variance from the required side yard along a street setback of 15 feet at the north lot
line. A 5-foot side yard along a street setback is requested. The applicant has also
requested a third variance, which would decrease the minimum rear yard setback of
20 feet. The request is for a rear yard ranging from 8 feet to 19 feet.
2) Administrative Variance: The applicant's administrative variance submittal materials
comply with the requirements necessary to process a variance. The applicant's site
plan and other project drawings are provided as Exhibits two through six .
3) Existing Land Use: Land uses surrounding the subject site include: North:
Kennydale beach parking lot, R-8; South: single-family residential, R-8; East Burnett
Avenue N and multi -family residence, R-8; and West: Lake Washington Boulevard.
4) Zoning: The site is located in the Residential 8 units per acre (R-8) zone. The zone
allows one residential unit per lot. Maximum lot coverage is 50% for lots under 5,000
square feet. The applicant's proposal will result in approximately 49% lot coverage.
The development standards for this zone require a 15-foot front yard setback for the
primary structure and 20-foot setback for the garage, a 5-foot interior side yard
setback and 15-foot side yard along a street setback, and a 20-foot rear yard setback.
Because the subject property is abutting right-of-way to the north side it is required to
meet the 15-foot side yard along a street to that side, despite the fact that the street is
not built out in this area.
The parking regulations require that space be available on lots with single familiy
residences to park two cars.
4) Topography: The front of the site is generally flat and then drops off, approximately
four to five feet from the rear property line, to Lake Washington Boulevard. An
approximately 16-foot, two tiered rockery wall was recently built here by the City.
Variance Report Geiger%
City of Renton P/B/PW Del ent 'nistrative Variance Staff Report
GEIGER SETBACK VARIANCE LUA-06-109, V-A
REPORT AND DECISION OF October 23, 2005 Page 4 of 7
5) Lot and Building Size. The total site area is approximately 3,528 square feet and is
currently developed with a small house that would be removed. The proposed
footprint of the new house is 1,720 square feet. The applicant has not indicated the
total size of the proposed new home.
CONSISTENCY WITH VARIANCE CRITERIA
Section 4-9-250B.5.a. lists four criteria that the Zoning Administrator must consider, along
with all other relevant information, in making a decision on an Administrative Variance
application. The Zoning Administrator shall have authority to grant an administrative
variance upon making a determination, in writing, that the conditions specified below have
been found to exist:
a. That the applicant suffers undue hardship and the variance is necessary
because of special circumstances applicable to subject property, including
size, shape, topography, location or surroundings of the subject property, and
the strict application of the Zoning Code is found to deprive subject property
owner of rights and privileges enjoyed by other property owners in the vicinity
and under identical zone classification:
The relatively small size of the lot poses an undue hardship for the applicant_ The
lot is merely 3,528 square feet in area, and thus much smaller than the minimum lot
size of 4,500 square feet required for new subdivisions in the R-8 zone. It is also
smaller than almost all lots in the vicinity of the site in Kennydale. The location of
the lot next to an area of unimproved right-of-way to the north further restricts the
buildable area of the lot. A 15-foot setback is required from this "street" despite the
fact that it is not built out as a street. The remaining total buildable area of the
parcel, if all setbacks are met, is approximately 884 square feet, as illustrated in
Exhibit 3. This is significantly smaller than the footprint of the homes in the
Kennydale area and the homes that are being built in the R-8 zone throughout the
City of Renton.
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:
Reducing the front yard setback of the primary structure from 15 feet to 10.5 feet
would not be detrimental to the public welfare, but placing the garage so close to
the front of the lot could be. There are a large number of visitors to Kennydale
beach in the summer who pass by the subject property on foot or to park their cars
in the abutting parking lot. Because the site is directly next to the beach parking
lot, if there were not sufficient room to park cars on -site, the additional cars in the
right-of-way could aggravate the situation. If there were only 10.5 feet in front of
the garages, there would be a risk that cars may project into the right-of-way. The
20-foot garage setback is required in all single-family residential zones to prevent
this type of situation, where pedestrians and cars are not able to pass along the
street without obstruction. Because it could lead to a situation that is detrimental to
the public welfare, staff recommends denying the variance that would reduce the
front yard setback of the garage from 20 feet to 10.5 feet.
Reducing the side -yard -along a street setback would not likely be detrimental to the
public welfare. The area is not developed as a road so the protection a larger
Variance Report Geiger)
City of Renton P/B/PW Dep int ustrative Variance Staff Report
GEIGER SETBACK VARIANCE LUA-06-109, V-A
REPORT AND DECISION OF October 23, 2005 Page 5 of 7
setback would bring for the residents is not necessary in this individual case. A
detrimental impact to the Kennydale beach parking lot area would not be caused by
placing a home five instead of ten feet from the north property line. Although the
house would be closer to the parking lot site, which offers sweeping views of Lake
Washington, the purpose of the greater setback along a street is not to preserve
views or offer greater setbacks from public park uses. It is to ensure that houses
are not placed to close to streets, which would not be the case.
Reducing the rear yard setback would not likely be detrimental or injurious to the
public welfare. The significant change in topography that the new rock wall
provides constitutes a significant separation of Lake Washington Boulevard from
the site where the house would be. Because the site backs on Lake Washington
Boulevard, there are no neighbors behind the house that would be impacted by the
smaller rear yard. People traveling along Lake Washington Boulevard would not be
affected detrimentally by a closer location of the house because of the
topographically removed position of the lot. In order to ensure that there would be
no risk of the house sliding onto Lake Washington Boulevard, a geotechnical report
was completed for the project. The engineer verifies that a home can be safely
placed at the proposed location without compromising safety of the public or the
residents if the recommendations of the report regarding foundation and footings
are followed.
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:
Granting of the variances would not constitute a grant of special privilege. As
described in section a. above, the site is unusually small and is further constricted
by a required increased side yard setback from a street that is not at all developed.
Other property in the vicinity would have a more substantial buildable area than the
subject lot if the setbacks of the R-8 zone were applied. With the variances, the
applicants will have limitations on their lot that are more in keeping with the
surrounding properties.
d. That the approval as determined by the Zoning Administrator is a minimum
variance that will accomplish the desired purpose:
The variances, except for the 10.5 reduced garage setback, are the minimum
necessary to allow a house to be built that is in keeping with other new construction
in the R-8 zone. The building coverage that would be made possible by the
variance would be 40 feet by 43 feet, and a total of 1,720 square feet. Staff
reviewed recent building permits for new houses in the R-8 zone and the proposed
size of building coverage is similar to the most common building coverage size of
new horses in the zone. If one of the three variances were not to be granted, the
building area would have to be reduced to a width or depth that is much smaller
than that of most houses being built in the R-8 zone at this time.
The variance to reduce the front yard garage setback from 20 feet to 10.5 feet is
not the least amount necessary to build a house that is similar in size to other new
houses in the R-8 zone. Meeting the 20-foot garage setback, in order to avoid the
nuisance that could be caused by cars protruding into the right-of-way of Burnett
Avenue N, would not limit the possibility of building a home with a depth of 40 feet.
Variance Report Geiger'.
City of Renton PIB/PW De lent inistrative Variance Staff Report
GEIGER SETBACK VARIAnfCE LUA-06-109, V-A
REPORT AND DECISION OF October 23, 2005 Page 6 of 7
Only the garage would need to be recessed, while the remaining front portion of the
house could be 10.5 feet from the front property line. While this may require a site -
specific house design, it would still allow for a house that is of a size in keeping with
other new houses in the zone. For this reason also, staff recommends denial of the
variance to reduce the front yard garage setback from 20 feet to 10.5 feet.
E. Conclusions
1. The subject site is located at 3415 Burnett Avenue N, within the Residential 8 units
per acre (R-8) zoning designation.
2. The R-8 zone requires a minimum front yard setback of 15 feet for the primary
structure and 20 feet for the garage. Variances are requested to reduce each of
these to 10.5 feet. The R-8 zone also requires a side yard along a street setback of
15 feet where the side yard abuts right-of-way. A variance is requested to reduce
this to 5 feet. The R-8 zone further requires a minimum rear yard setback of 20 feet.
A variance is requested to reduce this to a rear yard ranging from 8 feet to 19 feet.
3. The proposal has been analyzed according to the four variance criteria described
above. The variances requested satisfy the criteria for granting the variances, except
that the variance to reduce the front yard garage setback from 20 feet to 10.5 feet
does not meet the public welfare test or the minimum variance test.
F. Decision
The Administrative Setback Variances for the Geiger Setback Variances, File No. LUA-
06-109, V-A, are approved, except for the variance to reduce the front yard setback
from 20 feet to 10.5 feet.
1. The applicant shall follow the recommendations made in the geotechnical report by
Robert M. Pride, LLC dated July 22, 2006.
2. The applicant shall have the building plans for the new house reviewed and approved
by a licensed geotechnical' engineer prior to submittal to the City of Renton for permit
review.
SIGNATURE:
Neil Watts, Development Services Director
TRANSMITTED this 23' day of October, 2006 to the OwnerlApplicant.
Dean and Sarah Geiger
359 Lyons Ave. NE
Renton, WA 98059
Variance Report Geiger+
Date
City of Renton P/B/PW Dep; nt A istrative Variance Staff Report
GEIGER SETBACK VARIANCE LUA-06-109, V-A
REPORT AND DECISION OF October 13, 2005 Page 6 of 7
Only the garage would need to be recessed, while the remaining front portion of the
house could be 10.5 feet from the front property line. While this may require a site -
specific house design, it would still allow for a house that is of a size in keeping with
other new houses in the zone. For this reason also, staff recommends denial of the
variance to reduce the front yard garage setback from 20 feet to 10.5 feet.
E. Conclusions
1. The subject site is located at 3415 Burnett Avenue N, within the Residential 8 units
per acre (R-8) zoning designation.
2. The R-8 zone requires a minimum front yard setback of 15 feet for the primary
structure and 20 feet for the garage. Variances are requested to reduce each of
these to 10.5 feet. The R-8 zone also requires a side yard along a street setback of
15 feet where the side yard abuts right-of-way. A variance is requested to reduce
this to 5 feet. The R-8 zone further requires a minimum rear yard setback of 20 feet.
A variance is requested to reduce this to a rear yard ranging from 8 feet to 19 feet.
3. The proposal has been analyzed according to the four variance criteria described
above. The variances requested satisfy the criteria for granting the variances, except
that the variance to reduce the front yard garage setback from 20 feet to 10.5 feet
does not meet the public welfare test or the minimum variance test.
F. Decision
The Administrative Setback Variances for the Geiger Setback Variances, File No. LUA-
06-109, V-A, are approved, except for the variance to reduce the front yard setback
from 20 feet to 10.5 feet.
1. The applicant shall follow the recommendations made in the geotechnical report by
Robert M. Pride, LLC dated July 22, 2006.
2. The applicant shall have the building plans for the new house reviewed and approved
by a licensed geotechnical engineer prior to submittal to the City of Renton for permit
review.
SIGNATURE:
Neil Watts, Development Services Director
TRANSMITTED this 20rh day of October, 2006 to the Owner/Applicant:
Dean and Sarah Geiger
359 Lyons Ave. NE
Renton, WA 98059
TRANSMITTED this 20th day of October, 2006 to the following:
Variance Report Geiger\
Date
City of Renton P/B/PW Dep ent r )istrative Variance Staff Report
GEIGER SETBACK VARIANCE LUA-06-109, V A
REPORT AND DECISION OF October 23, 2005 Page 7 of 7
TRANSMITTED this 23d day of October, 2006 to the following:
Larry Meckling, Building Official
Stan Engler, Fire Marshal
Neil Watts, Planning/Building/Public Works, Director
Jennifer Henning, Principal Planner
Gregg Zimmerman, Planning/Building/Public Works, Administrator
King County Journal
Land Use Action Appeals
The administrative land use decision will become final if the decision is not appealed within 14 days of the date of
approval. An appeal of the decision must be filed within the 14 day appeal period (RCW 43.21.C.075(3); WAC
197-11-680)_ An appeal to the Hearing Examiner is governed by Title IV, Section 4-8-11.13, which requires that
such appeals be filed directly with the Hearing Examiner via the City of Renton City Clerks Office. Appeals must
be made in writing on or before 5:00 PM on November 6, 2006. Any appeal must be accompanied by a
$75.00 fee and other specific requirements.
THE APPEARANCE OF FAIRNESS DOCTRINE provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decisioniapproval date must be made in writing
through the Hearing Examiner_ All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
Variance Report Geiger%
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Pnnred by Pdn1 d Mad Services. City of Renton
City r,. _ _enton Department of Planning / Building / Pu, . Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT:
COMMENTS DUE: SEPTEMBER 21, 2006
APPLICATION NO: LUA06-109, V-A
DATE CIRCULATED: S 006
APPLICANT: Dean & Sarah Geiger
PROJECT MANAG : Valerie Kin
PROJECT TITLE: Geiger Setback Variances
PLAN REVIEW: Ja s
SITE AREA: 3,528 square feet
BUILDING AREA (gross): NIA
LOCATION: 3415 Burnett Avenue N
WORK ORDER NO: 77643
SUMMARY OF PROPOSAL: The applicant is requesting variances to reduce the minimum front, side and rear yard setbacks on a
3,528 sf lot in the R-8 zone in order to have a reasonable amount of buildable area to construct a new house. Next to the parcel is a
section of unimproved N 35th St. that requires a 15 ft. setback. The variances requested are: Front yard reduced from 15 ft. for the
primary structure and 20 ft for the garage, to 10.5 ft.; side yard along a street reduced from 15 ft. to 5 ft.; rear yard reduced from 20 ft.
to between 8 and 20 ft.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of die
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Earth
Air
Water
Plants
Land/Shoretine Use
Animals
Environmental Health
Eftrgyf
Natural Resources
B. POLICY -RELATED COMMENTS
C. CODE-RELA TED COMMENTS
Element of the
Environment
Probable
Minor
impacts
Probable
Major
Impacts
More
Information
Necessary
Housing
Aesthetics
Li htlGlare
Recreation
Utilities
Trans anon
Public Services
Histonc/Gtitturat
Preservation
Airport Environment
10, 000 Feet
14.000 Feet
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
(Tah. D I0--n-o(,e"
of Director or Authorized Represe tative Date
City c-.. _enton Department of Planning / Building / P
ENVIRONMENTAL & DEVELOPMENT APPLICA
Works
TION REVIEW SHEET
REVIEWING DEPARTMENT: �. t .,.
COMMENTS DUE: SEPTEMBER 15, 2006
APPLICATION NO. LUA06-108, V-H
DATE CIRCULATED: AUGUST 31, 2006
APPLICANT: Alden Linn
PROJECT MANAGER: Valerie Kinast
PROJECT TITLE: Linn Office Conversion - Landscape Variance
PLAN REVIEW: Ka ren Kittrick
SITE AREA: 4,838 square feet
BUILDING AREA (gross): 2,100 square feet
LOCATION: 337 Park Avenue N
WORK ORDER NO: 77642
SUMMARY OF PROPOSAL: The applicant is converting an existing single family home on a 4,838 sf lot in the Commercial Arterial
(CA) zone to an office use. The applicant is requesting a Hearing Examiner variance to eliminate the requirement for a 15 ft.
landscape strip along the south property line, which is required to buffer the commercial use from the residentially zoned and used
property to the south. Due to the limited width of the lot, it is not possible to provide the required parking and driveway, and also the
landscaping.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
impacts
More
Information
Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS
C. CODE-RELA TED COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Housing_
Aesthetics
Li hf/Glare
Recreation
Utilities
TranspWation
Public Services
Histonc/Cultural
Preservation
Airport Environment
10.000 Feet
14, 000 Feet
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed tq)properly assess this proposal.
Signature of Director or Authorized Representative
— V. e! �i 4
Dale
City _ enton Department of Planning / Building / Pi Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: r ' '
COMMENTS DUE: SEPTEMBER 21
006
APPLICATION NO: LUA06-109, V-A
DATE CIRCULATED: SEPTEMBER 7, 200
IR
APPLICANT: Dean & Sarah Geiger
PROJECT MANAGER: Valerie Kinast
C
PROJECT TITLE: Geiger Setback Variances
PLAN REVIEW: Jan Illian
n I
W
SITE AREA: 3,528 square feet
BUILDING AREA (gross): N/A
rti
LOCATION: 3415 Bumett Avenue N _
WORK ORDER NO: 77643
(7 Z
rr►
SUMMARY OF PROPOSAL: The applicant is requesting variances to reduce the minimum front, side and rear%rd setbacks on a
3,528 sf lot in the R-8 zone in order to have a reasonable amount of buildable area to construct a new house. Next to the parcel is a
section of unimproved N 35th St. that requires a 15 ft. setback. The variances requested are: Front yard reduced from 15 ft. for the
primary structure and 20 ft for the garage, to 10.5 ft.; side yard along a street reduced from 15 ft. to 5 ft.; rear yard reduced from 20 ft.
to between 8 and 20 ft.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Earth
Air
Water
Plants
Landl'Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS
C. CODE -RELATED COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
impacts
More
Information
Necessary
Housing
Aesthetics
Li htlWare
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10,000 Feet
14,000 Feet
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional informa#gn is needed to properly assess this proposal.
Signature of Director or Authorized
211-;A042Dat
Kathy Keolker, Mayor
ptember 21, 2006
Charles P_ Wittmann
907 N 34th St.
Renton, WA 98056
Subject: Geiger Setback Variance
LUA-06-109, V-A
Dear Mr. Wittmann:
CITX aF RENTON
Planning/Building/PublieWorks Department
Gregg Zimmerman P.E., Administrator
The Development Planning Section of the City of Renton received your letter regarding
the above referenced project. Thank you for your comments on this proposal. I have
read your letter and am aware there is a lot of pedestrian and car activity in the area that
needs to be taken into consideration_ it will have a bearing in my recommendations on
the project. A copy of your letter will be included in the project file, which the decision
maker will review when he considers my recommendations and makes a decision.
We have added you to the official party of record list for this land use application, so you
will receive notification via mail of any decisions related to this project. Please feel free
to contact me at 425-430-7270 with additional questions.
Sincerely,
Valerie Kinast
Associate Planner
cc yellow file
1055 South Grady Way - Renton, Washington 98055
MThis papereontains 50% recvcled material, 30% PDMconsumer
RENTON
AHEAD OF THE CURVE
907 N. 34t' St.
Renton, WA 98056
September 18, 2006
Development Services Division
City of Renton
1055 S. Grady Way
Renton, WA 98055
Attn: Valerie Kinast, Associate Planner
Ref: Geiger Setback Variances/LUA06-109, V-A
I am a neighbor to the reference property at 3415 Burnett Avenue. I have no objection to
the requested variances with regard to side and rear yard setbacks, but I am concerned
with the front yard variance request.
There is a great deal of foot traffic as well as vehicular traffic in this immediate area
because of the Kennydale beach park. This is particularly true in the warmer months. I
am concerned that the reduced front yard setback requested will result in very little
driveway associated with this property, The owner's vehicle (or vehicles) will not fit onto
a 10-foot driveway. They will protrude into the walkway area of Burnett Ave. This will
necessitate pedestrians walking around the vehicular obstruction and into oncoming
vehicle traffic. There are no sidewalks in the area so it also seems impractical to request
this property owner to provide a sidewalk. I think the simplest solution is to deny the
front yard variance.
I did visit the property and with my tape measure was able to support my theory. I have
not seen the proposed building plan, but as a general comment, I would hope that the
builder would put the garage on the South end of the lot. This would be the safest place
for vehicle movement.
Very truly yours,
Charles P. Wittmann
City enton Department of Planning/Building/Pc Yorks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: Pla e_V+ f L,,1
COMMENTS DUE: SEPTEMBER 21, 2006
APPLICATION NO: LUA06-109, V-A
DATE CIRCULATED. SEPTEMBER 7, 2006
APPLICANT: Dean & Sarah Geiger
PROJECT MANAGER: Valerie Kinast (;;; v ur
PROJECT TITLE: Geiger Setback Variances
PLAN REVIEW: Jan Illian V E D
SITE AREA: 3,528 square feet
BUILDING AREA (gross): N/A
LOCATION: 3415 Burneft Avenue N
WORK ORDER NO: 77643 Jal in n,K,�
c�►rvv 1 11 vr':) UN
SUMMARY OF PROPOSAL: The applicant is requesting variances to reduce the minimum front, side and rear yard setbacks on a
3,528 sf lot in the R-8 zone in order to have a reasonable amount of buildable area to construct a new house_ Next to the parcel is a
section of unimproved N 35th St. that requires a 15 ft. setback. The variances requested are: Front yard reduced from 15 ft. for the
primary structure and 20 ft for the garage, to 10.5 ft.; side yard along a street reduced from 15 ft. to 5 ft.; rear yard reduced from 20 ft.
to between 8 and 20 ft.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
impacts
Probable
Major
Impacts
More
Information
Necessary
Earth
Air
water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS
C. CODE -RELATED COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Housing
Aesthetics
Li ht/Giare
Recreation
Utilities
Transportation
Public Services
Historic/Guttural
Preservation
Airport Environment
10, 000 Feet
14, 000 Feet
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
Signature of Director or Au
,P�fdzed Representative
Date ��y��
City . enton Department of Planning l Building / Pu Vorks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: rL,n `
COMMENTS DUE: SEPTEMBER 21, 2006
APPLICATION NO: LUA06-109, V-A
DATE CIRCULATED: SEPTEMBER 7, 2006
APPLICANT: Dean & Sarah Geiger
PROJECT MANAGER: Valerie Kinast f
PROJECT TITLE: Geiger Setback Variances
PLAN REVIEW: Jan Illian
SITE AREA: 3,528 square feet
BUILDING AREA (gross): NIA
LOCATION: 3415 Burnett Avenue N
WORK ORDER NO: 77643 ;'i.� �0r:NG DIVi SIOIt
SUMMARY OF PROPOSAL: The applicant is requesting variances to reduce the minimum front, side and rear yard setbacks on a
3,528 sf lot in the R-8 zone in order to have a reasonable amount of buildable area to construct a new house. Next to the parcel is a
section of unimproved N 35th St. that requires a 15 ft. setback. The variances requested are: Front yard reduced from 15 ft. for the
primary structure and 20 ft for the garage, to 10.5 ft.; side yard along a street reduced from 15 ft. to 5 ft.; rear yard reduced from 20 ft.
to between 8 and 20 ft.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Earth
Air
water
Plants
LandlShoreline Use
Animals
Environmentat Health
Energy/
Natural Resources
Al""�I"/
B. ``POLICY -RELATED COMMENTS
rV~
C. CODE -RELATED COMMENTS
6/1f
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
impacts
More
information
Necessary
Hausin
Aesthetics
Li htlGlam
Recreation
Utilities
Trans ation
Public Services
HistonclCull Ural
Preservation
Airport Environment
10, 000 Feet
14.000 Feet
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas where additional information is needed to properly assess this proposal.
1/I Ali i��
Sig tut of Director or Authorized Representative Date
City c.. - -enton Department of Planning I Building / Pu Norks
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
REVIEWING DEPARTMENT: C d
COMMENTS DUE. SEPTEMBER 21, 2006
APPLICATION NO: LUA06-109, V-A
DATE CIRCULATED: SEPTEMBER 7, 2006
APPLICANT: Dean & Sarah Geiger
PROJECT MANAGER: Valerie Kinast
PROJECT TITLE: Geiger Setback Variances
PLAN REVIEW: Jan Illian R E C E I V Ei
SITE AREA: 3,528 square feet
BUILDING AREA (gross): NiA
LOCATION: 3415 Burnett Avenue N
WORK ORDER NO: 77643
BUILDING
SUMMARY OF PROPOSAL: The applicant is reauestina variances to reduce the minimum front. side and rear yard se
QIV Ip
ac s on a
3,528 sf lot in the R-8 zone in order to have a reasonable amount of buildable area to construct a new house. Next to the parcel is a
section of unimproved N 35th St. that requires a 15 ft. setback. The variances requested are: Front yard reduced from 15 ft. for the
primary structure and 20 ft for the garage, to 10.5 ft.; side yard along a street reduced from 15 ft. to 5 ft.; rear yard reduced from 20 ft_
to between 8 and 20 ft.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
impacts
Probable
Major
Impacts
More
Information
Necessary
Earth
Air
Water
Plants
Land/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
B. POLICY -RELATED COMMENTS
A I& V
C. CODE -RELATED COMMENTS
N6M'
Element of the
Environment
Probable
Minor
impacts
Probable
Major
Impacts
More
information
Necessary
Housing
Aesthetics
Li htlGlare
Recreation
utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
10,000 Feet
14, 000 Feet
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or
areas w e additional informa Yon is needed to property assess this proposal.
icinati re f DirecACr or Auth6rized Represents a Date
City . enton Department of Planning / Building / Pi
ENVIRONMENTAL & DEVELOPMENT APPLICA
Works
TION REVIEW SHEET
REVIEWING DEPARTMENT: i
COMMENTS DUE: SEPTEMBER 21, 2006
APPLICATION NO: LUA06-109, V-A
DATE CIRCULATED: SEPTEMBER 7, 2006
APPLICANT: Dean & Sarah Geiger
PROJECT MANAGER: Valerie Kinast
PROJECT TITLE: Geiger Setback Variances
r
PLAN REVIEW: Jan Illien -
SITE AREA: 3,528 square feet
BUILDING AREA (gross), NI --
LOCATION: 3415 Bumett Avenue N
WORK ORDER NO: 77643
l) i - n r
SUMMARY OF PROPOSAL: The applicant is requesting variances to reduce the minimp�tm front, side and r ar i;� 6 setbacks on a
3,528 sf lot in the R-8 zone in order to have a reasonable amount of buildable area to Cof�struct a new house. Next to the parcel is a
section of unimproved N 35th St. that requires a 15 ft. setback. The variances requestedd are: Pro-nt.yard reduced from 1,5 ft. for the
primary structure and 20 ft for the garage, to 10.5 ft.; side yard along a street reduced from 15 ft, to 5 ft,; `rear y*d reduced from 20 ft.
to between 8 and 20 ft.
A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Earth
Air
Water
Plants
LandlShoreline Use
Animals
Environmental Health
Energy/
Natural Resources
N�
B. POLICY -RELATED COMMENTS
C. CODE -RELATED COMMENTS
Element of the
Environment
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Housin
Aesthetics
Light/Glare
Recreation
Uf hies
Transportation
Public Services
Historic/Cuitural
Preservation
Airport Environment
10.000 Feet
14,000 Feet
We have revie ed this applicatio With particular attention to those areas in which we have expertise and have 7z)
areas of probable impact or
areas where a dihonal informati needed to properly assess this proposal.
Signat reoybirector or Authorized Rep sentative Date
(i
NOTICE OF APPLICATION
A Master Application has been filed and accepted with the Development Samiees Division or the City of Renton.
The following bdefiy describes the application and the necessary Public Approval..
PROJECT NAMEINIIMBER: Ce+ger Setback Car anew ! LOACS-109. V-A
PROJECT DESCRIPTION: The arptEart Is rugrest:rg variances to reduce the minimum (rent. side anc rear
yard selbacks an a 3,528 sf lot id the R-n <:+�e n ve a reasonable amount of buildab•e area to consvoct a new
house_ Next to the parcel is a section of —ed N 35tr Stthat requires a 15 ft setback. The variances requested
are. Front yard reduced from 15 R. fct ;ne urirnary sl'u :<<. re antl 20 B for the garage, to 10 5 rl.. side yard along a street
reduced from 15 It. to 5 ft.; rear yard red,ced'rcm 2G ft to uetween 8 and 2C It.
PROJECT LOCATION: 34' 5 Burnet: Aver Lie N
PUBLIC APPROVALS: Acmnis:ra:ve'vanance approval
APPLiCANTfPROJECT CONTACT PERSON Cean 3 Sarah Geiger: Tel r6251 227-511 Ernl- geiger7l @ri com:
Curnmants an the above application must be submitted in writing to Valerie Kinast, Associate Planner,
Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on September 21, 20o8. If
yov have questions about this proposal, or wish tc be Wade a party of record and receive additional not l'i by mail,
contact the Projeci Manager at (425%470 72t0 Aryone xTc sub-ts wrigen comments will arutomahcaly become a party
of record and wi l be noWied of any decision en in s Oro ec:
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: August 14. 2006
NOTICE OF COMPLETE APPLICATION: September 7, 2006
DATE OF NOTICE OF APPLICATION: September 7, 2006
It you would like to be made a party cf record :o Tecei I,rp+er information on this proposed project. complete this form
and return to City of Renton, Ueveloment P'ammr�g, ' 055 Soul:+ Grady Way Renton. WA 96055
File Name I No. Geiger Setback Vanances ! LJACC IC9. V-A
NAME.
MAILING ADDRESS.
TELEPHONE NO.
CERTIFICATION
I, _ _�C-7 fH , hereby certify that 3 copies of the above document
were posted by me in 3 conspicuous places or nearby the described property on
DATE: SIGNED:
ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing in
J f
�"
on the O
�:SIaY of �'� �- i-� �'1,�,� �a-E�1 1�1 !�.ti� `�C., �'_ y
NOTARY PUBLIC SIG T
CITY OF RENTON
CURRENT PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 7" day of September, 2006, 1 deposited in the mails of the United States, a sealed envelope
containing Acceptance Ltr & NOA documents. This information was sent to:
Name
Representing
Dean & Sarah Geiger
Owners]Applicants/Contacts
Surrounding Property Owners - NOA only
See Attached
(Signature of Sender)_
STATE OF WASHINGTON }
} SS
COUNTY OF KING }
I certify that I know or have satisfactory evidence that Stacy Tucker
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the; ,���1d
purposes mentioned in the instrument. �``�YNN
Dated:
LNotary Public in
Notary (Print): P,,N,.
My appointment expires: D-- \r,l
Project Name: Geiger Setback Variances
Project Number: LUA06-109, V-A
d for the State of
r1
334210252006 312405907600 334210300102
ADAMS GINA L BRENNAN GERALD F CORRELL KEVIN L+SUSANA
917 N 30TH ST 3405 LAKE WASH BLVD N 3502 BURNETT AVE N
RENTON WA 98056 RENTON WA 98056 RENTON WA 98056
334210275007
DAO HUNG+LOAN BUI
900 N 34TH ST
RENTON WA 98056
334210276005
GERRING DALE+LINDA L
905 N 36TH ST
RENTON WA 98056
334210252501
METTLER FRANKLIN L
913N35THST
RENTON WA 98056
334210299502
PALKA ADAM & EVA
808 N 33RD ST
RENTON WA 98056
334210275908
SHURE CHARLES H III+GAYLE A
903 N 36TH ST
RENTON WA 98056
334210298504
DURR YOSEF R-+ DARCIE E C
908 N 35TH ST
RENTON WA 98056
334210001502
KRAMER MELISSA
3407 BURNETT AVE N
RENTON WA 98056
334210251008
NICOLI BRUNO I & SARAH C
3404 BURNETT AVE N
RENTON WA 98056
334210002005
POTOSHNIK MIKE ]R
3403 BURNETT AVE N
RENTON WA 98056
334210226000
WITTMANN CHARLES P+WITTMANN
CAROLA E
907 N 34TH ST
RENTON WA 98056
334210003003
FAWCETT JAMES R
3313 BURNETT AVE N
RENTON WA 98056
334210274505
MACCUBBIN LOUIS+KAREN
4049 AMES LAKE -CARNATION RD NE
REDMOND WA 98053
334210273507
OSADA KOICHI B+RHODA M
916 N 34TH ST
RENTON WA 98056
334210274000
QUERIN VERDIE R
23410 160TH AVE SE
KENT WA 98042
C Y
� 4
NOTICE OF APPLICATION
A Master Application has been filed and accepted with the Development Services Division of the City of Renton.
The following briefly describes the application and the necessary Public Approvals.
PROJECT NAMEINUMBER: Geiger Setback Variances 1 LUA06-109, V-A
PROJECT DESCRIPTION: The applicant is requesting variances to reduce the minimum front, side and rear
yard setbacks on a 3,528 sf lot in the R-8 zone in order to have a reasonable amount of buildable area to construct a new
house. Next to the parcel is a section of unimproved N 35th St that requires a 15 ft. setback. The variances requested
are: Front yard reduced from 15 ft. for the primary structure and 20 ft for the garage, to 10.5 ft; side yard along a street
reduced from 15 ft to 5 ft.; rear yard reduced from 2C ft. to between 8 and 20 ft
PROJECT LOCATION: 3415 Burnett Avenue N
PUBLIC APPROVALS: Administrative Variance approval
APPLICANTIPROJECT CONTACT PERSON: Dean & Sarah Geiger; Te[ (425) 227-5109, Eml: geiger7l@msn.com
Comments on the above application must be submitted in writing to Valerie Kinast, Associate Planner,
Development Services Division, 1066 South Grady Way, Renton, WA 98055, by 5:00 PM on September 21, 2006. 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) 430-7270. Anyone who submits written comments will automatically become a party
of record and will be notified of any decision on this prciect.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION:
August 14, 2006
NOTICE OF COMPLETE APPLICATION:
September 7, 2006
DATE OF NOTICE OF APPLICATION:
September 7, 2006
If you would like to be made a party of record to receive further information on this proposed project, complete this form
and return to: City of Renton, Development Planning, 1055 South Grady Way, Renton, WA 98055
File Name I No.: Geiger Setback Variances / LUA05-109, V-A
NAME:
MAILING ADDRESS:
TELEPHONE NO.:
Y
CITY )F RENTON
+ +
Kathy Keolker, Mayor
September 7, 2006
Dean & Sarah Geiger
359 Lyons Avenue NE
Renton, WA 98059
Subject: Geiger Setback Variances
LUA06--109, V-H
Dear Mr. & Ms. Geiger:
PlanningBuilding/PublicWorks Department
Gregg Zimmerman P.E., Administrator
The Development Planning Section of the City of Renton has determined that the
subject application is complete according to submittal requirements and, therefore, is
accepted for review.
You will be notified if any additional information is required to continue processing your
application.
Please contact me at (425) 430-7270 if you have any questions.
Sincerely,
Valerie Kinast
Associate Planner
1055 South Grady Way - Renton, Washington 98055
MThis papmcontains50%recycledmate6i 30%oostconsumer
RENTON
AHEAD OF THE CURVE
u1PTo-164
City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S)
NAME:
b2rlfl. Cyl CW
ADDRESS; �
r '
Cl. t , j ZIPQ IS
TELEPHONE NUMBER:
�7 lc
APPLICANT (if other than owner)
NAME:
COMPANY (if applicable):
ADDRESS:
CITY: ZIP:
TELEPHONE NUMBER
CONTACT PERSON
NAM :
a s
COMPANY (if applicable):
ADDRESS:
CITY: ZIP:
TELEPHONE NUMBER AND E-MAIL ADDRESS:
Q: we Wpw/denserv/ferrnslplanning/masterapp.doc
PROJECT INFORMATION
PROJECTOR DEVELOPMENT NAME:
f firl 0 e_ 11'� cP�J
PROJE6/ADDRESS(S)/L ATION AND ZIP CODE:
Lea
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
EXISTING LAND USE(S):
PROPOSED LAND USE(S):
EXISTI COMPREHENSIV PLAN MAP DESIGNATION:
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable): r Y '-
EXISTING ZONING:eK
PROPOSED ZONING (if applicable):
SITE AREA (in square feet). S
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED:
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
N4
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
ACRE (if applicable):
NUMBER OF PROPOSED LOTS (if applicable):
NUMBER OF NEW DWELLING UNITS (if applicable):
� I
OW 29.'05
1
P1.,,JECT INFORMA
NUMBER OF EXISTING DWELLING UNITS (if applicable):
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable):
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable):r
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable):
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable):
NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if
applicable):i
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if applicable): &2
TION conth cued
PROJECT VALUE:
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE
INCLUDE
SQUARE FOOTAGE (if applicable):
❑ AQUIFER PROTECTION AREA ONE
❑ AQUIFER PROTECTION AREA TWO
❑ FLOOD HAZARD AREA
sq. ft.
• GEOLOGIC HAZARD
sq. ft,
❑ HABITAT CONSERVATION
sq_ ft.
Cl SHORELINE STREAMS AND LAKES
sq, ft.
❑ WETLANDS
sq. ft.
(SQL t7-1-04LEGAL DESCRIPTION OF PROPERTY
(Attach legal descri ,ion on separate sheet with the following information included
SITUATE IN THE _ QUARTER OF SECTION, TOWNSHIP RANGE, IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON.
TYPE OF APPLICATION & FEES
List all land use applications being applied for:
1. va4,itnel_ 16V' 3.
2. C;,_ ; e-r- PgrlM166
`'D 4
Staff will calculate applicable fees and postage: $
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s)U0'1 rat A a17c/ ! pa o .._C0.0% 10'� , declare that I am (please check one) _✓the current owner of the property
involved in this application or the authorized represents a to act for a corporation (please attach prof of authorization) and that the foregoing
statements and answers herein contained and the Information herewith are In all respects true and correct to the best of my knowledge and belief.
certify that I know or have satisfactory evidence that c-C�1- € , Y,6 ti-\ 6LI, j p
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
f uses and purposes mentioned in the instrument
(Signature of Owner/Representative)
(Signature of Owner/Representative)
�rL�t t I�
y�;�NS:1yI+' C
ti r aO'"tfr
Notary Public in and for the State i 4ashington
Notary
My appointment expires:
Q:web/taw/devscrv/forms/ptanning/mastempP•doc 2 01/29/05
DEVELOPMENT SERVICES DIVISI+
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAN[ USE APPLICATIONS
This requirement may be waived by:
1, Property Services Section
2. Public Works Plan Review Section
3. Building Section
4. Development Planning Section
PROJECT NAME: : -,,'C� 164.7tt l(
DATE: ell,I
i?:1V;EB%PV'_IAnFVSFrZV,FnrmclPianninnlwaivvr� vlc 1 ov), "'n"g
DEVELOPMENT SERVICES DIVISIO
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
This requirement may be waived by: i
1. Property Services Section PROJECTNAME:
2. Public Works Plan Review Section f
3. Building Section DATE:
4. Development Planning Section
Q!1WE B1PVADT—�i �'ERV\Forms%planiiing%waivers.xls 2 050-1 120� )k
# 5 Project Narrative and Variance request:
To Whom It May Concern
Geiger Project Square foot of the lot is 3528
Thank you for your time in considering this variance request to build our home.
Goal: To build a new home
Objective 1: Enlarge building footprint
Objective 2: To enhance appearance of neighborhood
Site Location: 3415 Burnett Ave N. Renton WA 98056
We would like to build a two or three story home on this lot that we just purchased. The
lot size is 3528 square feet. We need a variance in order to accomplish this building
project. The lot creates a hardship to build a nice looking home in the Kennydale area
with its current odd size/shape. It is one of the smaller lots in the Kennydale
Neighborhood.
We need to only extend the northwest corner- to have a 8ft set back. And on the
southwest corner we would have a 21 ft set back. On the front we would like to stay with
the existing 10.5 set back that is currently there with the home now. We would like to
have equal footage on all four sides so we can build a comparable home to the
community and its surroundings, without having to build a three-story home. The current
foot print restricts us from being able to do that and having adequate living space.
This variance will not hinder any neighbors because it is on the Lake Washington side.
Therefore it would not be a noise problem that the neighbors would have to contend with.
We want the rights and privileges that are enjoyed by other property owners in the area.
The house next door to the south is over its normal setbacks as are many other homes in
this neighborhood. (see attached photos).
This home would be a wonderful benefit to the Kennydale community. Considering all
the new building and great improvements this neighborhood has seen in the last few years
and will in the future. It has been our dream to live in Kennydale and have a view of the
lake.
Thank you for your consideration.
increly,
�.
can and Sarah Geiger
# 6 Justification for the Variance Request August 11, 2006
My husband and I were looking at buying this lot. We started by doing our homework to
see what the setbacks are with the city of Renton, and to see if this would be a buildable
lot. We came into the city several times to see what the set back were. We were told
several times our set backs were 5 foot set backs on the sides and 15 for structure and 20
for garage in the front and 20 ft in the back. So just go off the setback and you will know
what size home you can build. Also our attorney called and double-checked what the set
back would be. At the time we checked on this we received a noted drawing by the
planning department for our setbacks. 1 have attached the set back markings from the
planner stating what the setbacks are. (See attached document labeled "A" that was
marked on by the planner). This research had been done over several months to current.
Also the original owners of the property received the same set back information on the lot
as we did. So we figured we needed a variance just for the North West Corner of the
property.
So we purchased the lot -July 3, 2006 planning on the information given to us.
Today July 28th, 2006 we bring in our request for variance and are now told we need a
15-foot set back on the North side of the house. Instead of 5 ft. Because it is noted as a
road on the map. No one had given us this information prior and everyone had been
working and drawing the set backs the same map. The road that is not being used is
currently as parking spaces for the beach park. So now we are faced with three variances
instead of one that we were first told. if that is the case there is no room to build at all. So
now I will explain why it is so critical as to why we need this variance.
We fall into many special circumstances and suffer a major hardship because of this lots
size, the shape and the topography and the building and zoning code is found to deprive
us of building a nice looking home. We want the rights and privileges that are enjoyed by
the other property owners in the area. The house next door to the south is over its normal
setbacks and many other homes in this neighborhood are. We want to enjoy a sizable
home with being able to benefit from what others can and have in the Kennydale area.
The granting of the Variance will not be materially detrimental to the public welfare. We
did our research on this as well. We personally hired Robert Pride, PE Principal
Geotechnical Engineer to address the feasibility of the property and building plans that
we wanted to accomplish. I have included a copy of his study. It will be a great addition
and improvement as to what is currently there. We have already been maintaining the
yard and weeds that have over grown and the neighbors to the East and South have come
over and said it is nice that this land is being improved.
Thank you for you consideration
rely,
Dean and Sarah Geiger
Consulting
Robert M. Pride, LLC Engineer
Jul`' 22, 2006
Mr. and Mrs. Dean Geiger
359 Lyons Avenue NE
Renton, WA 98059
Re: Report on Geotechnical Assessment
Proposed Residence
3415 Burnett Avenue North
Renton, Washington
Project No. 06-188-01
Dear Mr. and Mrs. Geiger,
This report presents the results of my site inspection and engineering evaluation of your
residential property located at 3415 Burnett Avenue North in Renton. It is understood
that you are planning to remove the existing one story house and construct a new
residence on this small parcel.
The purpose of my geotechnical evaluation was to document existing site and subsoil
conditions on your property and to determine the feasibility for constructing a two story
residence on this site. A boundary survey recently obtained by you was used as a basis
for locating the existing slope and a potential residence footprint on the upper portion of
this parcel.
Site Conditions
I re`7ewed the geologic conditions on and adjacent to the subject site using the USGS
geologic mapping performed by Waldron in 1962. They have identified the subsoil
deposits as younger sands (Qys) that were exposed in the rear yard slope behind the
existing residence. It is understood that the City of Renton recently constructed a two
tiered rockery wall along the easterly side of Lake Washington Boulevard that extends
onto your property. The attached Site plan on Dra�N4ng No. 1 shows the existing
residence on the property in relation to the rockery wall.
This 16 foot high slope descends from the rear yard down to Lake Washington
Boulevard, and is approximately 4 to 5 feet inside the westerly property line. Minor fill
soils exist in the rear yard behind this rockery and has an estimated maximum depth of
about four feet on the northwest corner of this parcel.
Observations of the existing block wall residence shows signs of minor foundation
settlement on the westerly side of the house. This settlement is most likely the result of
poorly compacted fill adjacent to the top of the rockery wall. A majority of the house
13203 Holmes Pont Drive RF Kirkland, WA. 98034
Phone: 42 5-S 14-3970 Fax: 425-814-56 72
July 22, 2oo6
Mr. and Mrs. Geiger
Page 2
foundation is in excellent condition where it is supported on the native sandy soils.
Along the south side of the property- is a concrete driveway slab and low `gall that was
constructed on your property for the adjoining residence. This slab extends from 4 to 8
feet onto your property, and it is understood that most of this driveway slab will need to
be removed in order to construct your new residence.
Proposed Residence Construction
Your plans for a new tvo story house will require the use of most of the upper flat area
of the property. Five foot setbacks from the north and south property lines are planned
and the front setback from Burnett AN-enue of 10.5 feet will be maintained because of the
current residence location. At the rear of the property you are requesting a variance for
expanding the building pad area at the northwest corner to nine feet in order to create
the 41x43 building pad footprint.
A foundation setback wrill be required for all continuous footings installed adjacent to
the top of the slope. These footings will need to be deepened to extend below the
recommended 3H:2V footing setback line as shown in section on Draining No. 2.
Deeper footings are required because of the rockery wall construction and the potential
influence on settlement and lateral movement of the new residence foundations.
Maximum anticipated footing depths could be on the order of 8 feet at the northwest
corner of the new house.
For preliminary design purposes the continuous bearing wall footings can be supported
on the medium dense to dense, native silty sands that underlie the upper pad area. An
allowable soil bearing value of 1500 psf may be used for these footings that bear on the
native soils. All footing excavations should be inspected prior to pouring concrete to
verify the adequacy of the bearing soils.
Where deeper footings are required to meet the recommended setback restriction, it is
recommended that two inch diameter pipe piles be used for foundation support. These
piles'have a working capacity of 4 kips ti,,-hen they are driven to refusal using a go*
pneumatic hammer. Design of the foundation system should be performed by a
structural engineer experienced in this type of foundation system.
All site drainage and roof water should be collected and discharged to the street at the
front or rear of the property in accordance \%Ith the City of Renton guidelines.
In summary the proposed residence construction is feasible as long as the foundation
design incorporates the above recommendations. The existing slope may fall into the
Protected Slope description, although the original native slope has been modified by the
13203 Holmes Point Drive NE Kirkland, WA 98034
Phone: 425-814-3970 Fax: 425-814-5672
July 22, 2oo6
Mr. and Mrs. Geiger
Page 3
City for installation of the rockery and the original slope cut for Lake Washington
Boulevard. It is recommended that your final plans for the new residence be reviewed to
determine they are in agreement with the recommendations of this report.
Please call me if there are any questions regarding this preliminary submittal for City
review.
Respectfully,
bert M. Pride, . E.
Principal Geotechnical Engineer
dirt: (23 addressee
encl. Drawing No. 1 and 2
rinp: GeigerResi
13203 Holmes Point Cris.. NE Kirkland, WA 98034
Phone- 425-814-3970 Fax: 425-814-5672
Standard Coverage
PACIFIC NORTHWEST TITLE INSURANCE COMPANY, INC.
A.L.T.A. OWNER'S POLICY
SCHEDULE A
Order No.: 628100 Policy No.: 1093-241876
Policy Date: July 3, 2006 Amount. $300,000.00
at 15:35 p.m. Premium: $760.00
1. Name of Insured:
DEAN A. GEIGER and SARAH C. GEIGER, husband and wife
2. The estate or interest in the land described herein and which is
covered by this Policy is:
FEE SIMPLE
3. The estate or interest referred to herein is at date of Policy
vested in:
DEAN A. GEIGER and SARAH C. GEIGER, husband and wife
4. The land referred to in this Policy is described as follows:
Lot 1, Block 2, Hillman's Lake Washington Garden of Eden Addition to
Seattle Number 1, according to the plat thereof recorded in
Volume 11 of Plats, page 63, in King County, Washington.
Standard Coverage
PACIFIC NORTHWEST TITLE INSURANCE COMPANY, INC.
A.L.T.A. OWNER'S POLICY
SCHEDULE B
Policy No.: 1093-241876
This policy does not insure against loss or damage by reason of the
following:
GENERAL EXCEPTIONS:
1. Rights or claims of parties in possession not shown by the public
records.
2. Easements, or claims of easements, not shown by the public record.
3. Encroachments, overlaps, boundary line disputes, or other matters
which would be disclosed by an accurate survey or inspection of the
premises.
4. Any lien, or right to a lien, for services, labor or material
heretofore or hereafter furnished, imposed by law and not shown by
the public records, or liens under the Workmen's Compensation Act
not shown by the public records.
5. Any title or rights asserted by anyone including but not limited to
persons corporations, governments or other entities, to tide lands,
or lands comprising the shores or bottoms of navigable rivers,
lakes, bays, ocean or sound, or lands beyond the line of the harbor
lines as established or changed by the United States Government.
G. (a) Unpatented mining claims; (b) reservations or exceptions in
patents or in Acts authorizing the issuance thereof; (c) water
rights, claims or title to seater.
7. Taxes or special assessments which are not shown as existing liens
by the public records.
8. Any service, installation, connection, maintenance, capacity, or
construction charges for sewer, water, electricity or garbage
removal.
9. Indian tribal codes or regulations, Indian treaty or aboriginal
rights, including, but not limited to, easements or equitable
servitudes.
SPECIAL EXCEPTIONS,
As on Schedule B, attached.
SCHEDULE B
Page 2
SPECIAL EXCEPTIONS:
Policy No.: 1093-241876
1. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1,
IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID:
YEAR: 2006
TAX ACCOUNT NUMBER: 334210-0010-07
LEVY CODE: 2100
CURRENT ASSESSED VALUE: Land: $156,000.00
Improvements: $59,000.00
AMOUNT BILLED
GENERAL TAXES: $2,568.19
SPECIAL DISTRICT: $1.50
$10.00
TOTAL BILLED: $2,579.69 PAID: $1,289.85 TOTAL DUE: $1,289.84
2. DEED OF TRUST TO SECURE AN INDEBTEDNESS:
GRANTOR: Dean A. Geiger and Sarah C. Geiger,
husband and wife
TRUSTEE: Pacific NW Title Unit #6 King County
BENEFICIARY: Mortgage Electronic Registration
Systems, Inc., solely as nominee for
DHI Mortgage Company Ltd.
AMOUNT:
$200,000.0O
DATED:
June 30, 2006
RECORDED:
July 3, 2006
RECORDING NUMBER:
20060703002125
END OF SCHEDULE B
KC/rg
ENDORSEMENT ATTACHED TO AND MADE A PART OF
POLICY OF TITLE INSURANCE
SERIAL NUMBER 1093-241876 ISSUED BY
This endorsement shall be effective only if at Date of Policy there is located on the land described in
the policy a one -to -four family residential structure in which the insured owner resides, either at date
of Policy, or within one year of date of policy, as the insured owner's principal residence. For the
purpose of this endorsement the term "residential structure" is defined as the principal dwelling
structure located on the land, together with a garage or carport used for storage of noncommercial
vehicles. The term "residential -structure" shall not include detached outbuildings (other than a
garage or carport as defined herein), driveways, walkways, boat ramps, docks, recreational facilities
of any kind, subsurface lines, pipes, tanks, septic systems and/or drainfields, plantings of any nature,
perimeter fences or perimeter walls, or any other improvements which are not an integral part of the
residential structure.
2. The Company hereby insures the insured owner against loss or damage which the insured owner
shall sustain by reason of:
a. the existence at Date of Policy of any unrecorded statutory liens for labor or
materials attaching to the estate or interest arising out of any work of improvement
on the land in progress or completed at the Date of the Policy, except those liens
arising out of a work of improvement for which the insured has agreed to be
responsible.
b. the removal of the residential structure or interference with the use thereof for
ordinary residential purposes as the result of a final Court Order or Judgment, based
upon the existence at the Date of Policy of:
(1) any encroachment of the residential structure or any part thereof onto
adjoining lands, or onto any easement shown as a special exception in
Schedule B of the Policy, or onto any unrecorded subsurface easement;
(2) any violation on the land of enforceable covenants, conditions or restrictions
provided that this coverage shall not refer to or include the terms, covenants
and conditions contained in any lease, sub -lease or contract of sale referred
to in this Policy;
(3) any violation of applicable zoning ordinances to the extent that such
ordinances regulate (a) area, width or depth of the land as a building Site for
the residential structure; (b) floor space area of the residential structure; (c)
setback of the residential structure from the property lines of the land; or (d)
height of the residential structure.
C. damage to the residential structure resulting from the exercise of any right to use the
surface of the land for the extraction or development of the minerals shown as an
exception in Schedule B, or excepted from the description of the land.
(Continued)
Homeowners Endorsement (Rev. 1/12195) Page One of Two
For purposes of this endorsement, the words "covenant," "conditions" or "restrictions" shall not be
deemed to refer to or include any covenants, conditions or restrictions relating to environmental protection,
except to the extent that a notice of violation or alleged violation affecting the land has been recorded in the
public records at Date of Policy and is not excepted in Schedule B.
This endorsement is made a part of the policy and is subject to all of the terms and provisions thereof
and of any prior endorsements thereto. Except to the extent expressly stated, it neither modifies any of the
terms and provisions of the policy and any prior endorsements, nor does it extend the effective date of the
policy and any prior endorsements, nor does it increase the face amount thereof.
O'�
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PACIFIC NORTHWEST DTLfi,
Insurance Company. Inc.
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President
Countersigned by:
Authorized Signatory
PACIFIC NORTHWEST TITLE
Seattle. Washington
Homeowners Endorsement (Rev. 1/12195) Page Two of Two
ENDORSEMENT ATTACHED TO AND MADE A PART OF
POLICY OF TITLE INSURANCE
SERIAL NUMBER 1093-241876 ISSUED BY
The Company, recognizing the current effect of inflation on real property valuation and intending to provide
additional monetary protection to the Insured Owner named in said Policy, hereby modifies said Policy, as
follows:
1 . Notwithstanding anything contained in said Policy to the contrary, the amount of insurance
provided by said Policy, as stated in Schedule A thereof, is subject to cumulative annual upward
adjustment in the manner and to the extent hereinafter specified.
2. "Adjustment Date" is defined, for the purpose of this Endorsement, to 12:01 a.m. on the first
January 1 which occurs more than six months after the date of Policy, as shown in Schedule A of
the Policy to which the Endorsement is attached, and on each succeeding January 1.
3. An upward adjustment will be made on each of the Adjustment Dates, as defined above, by
increasing the maximum amount of insurance provided by said policy (as said amount may have
been increased theretofore under the terms of this Endorsement) by the same percentage, if any,
by which the United States Department of Commerce Composite Construction Cost Index (base
period 1967) for the month of September immediately preceding extends such Index for the month
of September one year earlier; provided, however, that the maximum amount of insurance in force
shall never exceed 150% of the amount of insurance stated in Schedule A of said Policy, less the
amount of any claim paid under said Policy which, under the terms of the Conditions and
Stipulations, reduces the amount of insurance in force. There shall be no annual adjustment in the
amount of insurance for years in which there is no increase in said Construction Cost Index.
4. In the settlement of any claim against the Company under said Policy, the amount of insurance in
force shall be deemed to be the amount which is in force as of the date on which the insured
claimant first learned of the assertion or possible assertion of such claim, or as of the date of
receipt by the Company of the first notice of such claim, whichever shall first occur.
PROVIDED, HOWEVER, this Endorsement shall be effective only if one of the following conditions exists at
Date of Policy:
(Continued)
Inflation Endorsement Page One of Two
(a) The land described in this Policy is a parcel on which there is only a one -to -four family
residential structure, including all improvements on the land related to residential use, in which
the Insured Owner resides or intends to reside; or,
(b) The land consists of a residential condominium unit, together with common elements
appurtenant thereto and related to residential use thereof, in which the Insured Owner resides
or intends to reside.
This Endorsement is made a part of the Policy or Commitment and is subject to all the terms and
provisions thereof and of any prior endorsements thereto. Except to the extent expressly stated, it neither
modified any of the terms and provisions of the Policy or Commitment and prior endorsements, if any, nor
does it extend the effective date of the Policy or Commitment and prior endorsements or increase the face
amount thereof.
rak
PACIFIC NORTHWEST TI'1'LL
Insurance Company, Inc.
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4 SEAL
� $�SXIMBI9P
Inflation Endorsement Page Two of Two
President
Countersigned by:
Authorized Signatory
PACIFIC NORTHWEST TITLE
Seattle. Washington
Printed: 08-14-2006
CITY OF RENTON
1055 S. Grady Way
Renton, WA 98055
Land Use Actions
RECEIPT
Permit#: LUA06-109
Payment Made: 08/14/2006 08A3 AM
Total Payment: 200.00
Current Payment Made to the Following Items:
Receipt Number: R0604059
Payee: DEAN & SARAH GEIGER
Trans Account Code Description Amount
5022 000-345.81.00.0019 Variance Fees 200.00
Payments made for this receipt
Trans Method Description Amount
---------- -------- --------------------------- ---------------
Payment Check 2273 200.00
Account Balances
Trans Account Code Description
3021 303.000.00.345.85 Park Mitigation Fee
5006 000.345.81.00.0002 Annexation Fees
5007 000.345.81.00.0003 Appeals/Waivers
5008 000.345.81.00.0004 Binding Site/Short Plat
5009 000.345.81.00.0006 Conditional Use Fees
5010 000.345.81.00.0007 Environmental Review
5011 000.345.81.00.0008 Prelim/Tentative Plat
5012 000.345.81.00.0009 Final Plat
5013 000.345.81.00.0010 PUD
5014 000.345.81.00.0011 Grading & Filling Fees
5015 000.345.81.00.0012 Lot Line Adjustment
5016 000.345.81.00.0013 Mobile Home Parks
5017 000.345.81.00.0014 Rezone
5018 000.345.81.00.0015 Routine Vegetation Mgmt
5019 000.345.81.00.0016 Shoreline Subst Dev
5020 000.345.81.00.0017 Site Plan Approval
5021 000.345.81.00.0018 Temp Use or Fence Review
5022 000.345.81.00.0019 Variance Fees
5024 000.345.81.00.0024 Conditional Approval Fee
5036 000.345.81.00.0005 Comprehensive Plan. Amend
5909 000-341.60.00.0024 Booklets/EIS/Conies
5941 000.241.50.00.0000 Maps (Taxable)
5954 604.237.00.00.0000 Special Deposits
5955 000.05.519.90.42.1 Postage
5998 000.231.70.00.0000 Tax
Balance Due
_00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
.00
_00
.00
.00
.00
.00
_00
.00
.00
00
00
Remaining Balance Due: $0.00