Posted By Dwight on February 3, 2010

Shoreline Master Plan updates are just getting underway in Medina, and nearing completion on Mercer Island.  Here’s the latest information:

Last fall, Medina sent postcards to residents that asked for their input to the new plan.  Robert Grumbach, Medina’s Director of Development Services, said that the city hopes to hold its first public meeting on the new SMP in the spring, and complete the updated plan by July 2012.  The current plan can be viewed by clicking on www.medina-wa.gov

On Mercer Island, SMP workshops are being conducted and Planner Travis Sauders said that a revised plan will be submitted to the City Council for review this spring; it will then go on to the State Department of Ecology for its approval.  For the most up-to-date information on Mercer Island’s plan, click on www.mercergov.org/smp

As I learn more information I’ll be sure to keep you posted.

Dwight

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Posted By Dwight on December 17, 2009

First, a little background on what stirred these breezes up in the first place.

Over six years ago, the State of Washington initiated a new generation of shoreline management guidelines, requiring each municipality to create a plan that balances shoreline development with ecological preservation.

As a resident of Lake Sammamish and Builder on the Lake, I have been actively involved in the City of Sammamish’s Shoreline Master Plan (SMP), and have kept my eye on the plans being developed by surrounding cities.

If you have a home on a lake, the SMPs will hit you where you live—especially if you are thinking of building a new house or remodeling your existing structure.

Each SMP has its own set of complexities that make a thorough discussion here impossible. Instead, here’s a roundup of where our local cities stand on revising their regulations; click on the links for each city to find out more detailed information.

And if you would like to discuss anything in particular with me, please call 425-868-4217 or send me an e-mail via the link above. I will update this information as developments emerge.

The City of Bellevue’s SMP will impact Lake Washington, Lake Sammamish, Phantom Lake, Kelsey Creek and Mercer Slough. Throughout the first half of 2010, the city will complete its Shoreline Environment Designation, Policy and Regulation Development, and a Cumulative Impacts Analysis and Restoration Plan, and then submit the new SMP to the State Department of Ecology next summer. For more information click here.

Issaquah is continuing public hearings on its SMP, and will hold the next one on January 14, 2010. Shorelines in Issaquah’s jurisdiction are Lake Sammamish, the main stem of Issaquah Creek, and East Fork Issaquah Creek. For more information click here.

On December 1 Kirkland’s City Council formally adopted its new SMP for submission to the State Department of Ecology for approval. To find out what is in the plan click here.

The City of Redmond’s SMP was put into effect in August and impacts parts of Lake Sammamish, the Sammamish River, Bear Creek and Evans Creek. You can read the plan in its entirety here.

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Posted By Dwight on November 11, 2009

I have been a member of Builder 20-a group of top homebuilders from around the country for 11 years, and every time we meet I learn something new.  Often it’s about the industry; one of our objectives is to review best practices and share the latest advances in design and construction.

But sometimes I learn something new about myself.

Last month I hosted the group here on Lake Sammamish, and we spent the first day in a workshop called the “20 minute business plan.”  The first step was to identify what personal values are important to us, and then build a plan around those values.

The moderator handed us a list of 77 characteristics that included things like commitment, accountability, honesty and growth.  Each of us was supposed to circle our top ten values.

I circled 39.  I mean, how could I not circle attributes like “internal harmony,” “ethical practice” and “ecological awareness”?  Those are important to me, but I had to limit it to ten and then rank the top five.  So here they are:

1. Quality relationships
2. Personal development
3. Excellence/competence
4. Nature
5. Financial gain

What surprised me was that I value quality relationships over everything else.

This made me stop and think, and suddenly I realized that when my clients are happy, I’m happy.  It drives what I do.  I want to build a house that makes their life better.  I enjoy collaborating with customers and discovering how they are going to use their home, and then building a place that meets their needs, desires and budget.

In the earliest stages of construction I like to imagine my customer, sitting in his or her new kitchen, enjoying a cup of coffee.  I try to picture what they see, and how I can create a beautiful frame for their view of the world.

I want the homes I build for my clients to be comfortable, durable and beautiful.

Comfort is paramount-it is the definition of “home.”

A beautiful home is a source of pleasure and pride-a place that lifts the spirits and defines their world from the inside out.

A durable home adds lasting value to their lives.

Whenever I meet these criteria, I have a happy customer.

And that is what I value most.

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Posted By Dwight on June 3, 2009

City of Sammamish Shoreline setbacks

I am often asked a simple question, how close can I build to the lake? Like many simple questions, the answer is fairly complex. I will try to reduce it to the basics in this post. These comments are primarily about properties within the City of Sammamish. As the City is currently rewriting its Shoreline Master Plan (SMP), these comments will include some of the proposed changes which are being considered. The new rules may be in force by the end of 2009.

Lake Sammamish

There are two overlapping regulations on the Lake Sammamish Shoreline. Current shoreline rules allow for a 20’ setback in most cases, however the City’s Critical Areas Ordinance has a setback requirement of 50’ with reductions allowed to a minimum of 20’. I won’t go into why there are two sets of overlapping regulations in this post, suffice it to say current practice in the City is to use the most restrictive version for new permit applications.
I have created a worksheet for calculating the variable setback for Lake Sammamish. The idea is, if you do good things for the Lake, you may build closer to it:

Standard Buffer Requirement 45’
Additional Building Setback +5’

Total Setback Requirement 50’

Possible Setback Reductions:

A. Limit Lawns to 20% of Lot Area -5’
B. Limit use of Hebrides and Fertilizers1 -5’
C. Preserve or Enhance vegetation in the near shore area (below OWHM) 2 -5’
D. Preserve or Restore 75% of the Lakefront area (vegetation landward of OHWM) 3 -10’

The above options allow for a maximum Setback Reduction of 25’, which would make for a total setback of 25’ from the Ordinary High Water Mark.

E. Preserve or Restore the natural shoreline condition (removal of concrete bulkheads)4 -15’

The following option is proposed for the new SMP, but not yet approved:

F. Restore shoreline water ward of existing bulkheads with gravels and vegetation5 -10’

Any combination of the above setback reductions may be used, but the minimum setback allowed for new construction or additions is 20’ from the OHWM. If you want to build closer to Lake Sammamish you would need a Shoreline Variance. It is highly unlikely that a variance would be approved.

Pine and Beaver Lakes

Lots on Pine and Beaver Lake are much deeper than those along East Lake Sammamish Parkway. The required setback for Pine Lake and Beaver Lake is currently 50’ from the OHWM. There are no requirements for planting native vegetation along the shoreline at this time. The City Council is discussion this option, but there is no suggestion at that the 50’ setback should be changed.

I hope this brief discussion of Shoreline setbacks in the City of Sammamish is helpful to you. This is not a comprehensive analysis for any specific property. If you have questions about a specific location you should ask for a meeting with a City Planner and discuss your concerns. If you would like a feasibility study for your property I would be glad to help you with it.

All my best,
Dwight K. Martin
www.builderonthelake.com
425-868-4217

1 Through a vegetation management plan.
2 For 5’ below the Ordinary High Water Mark (OHWM), i.e. emergent vegetation in the water part time.
3 Re-vegetate or preserve existing vegetation, up to 25% non-native plants and 75% native varieties.
4 Includes restoration of topography (bulkhead removal), soil composition, and vegetation.
5 This option provides for improved shorelines without the loss of a bulkhead. In some cases bulkheads should remain in place to protect property from erosion. Green Shorelines approved option.

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Posted By Dwight on March 22, 2009

The Sammamish Home Owners Group is working with the City to create a fair and effective Shoreline Master Program. We are recruiting members and drafting amendments to the proposed code. The Draft Plan, as it stands, is excessively restrictive and does not allow for some of the best practices in shoreline management.  This effort has been a lot of work, but has its’ own rewards. I have very much enjoyed getting to know some great neighbors, the City Council, and City Staff.

One of our members has created a great website; http://sites.google.com/site/lakesammhomeowners/Home

Thanks for that Ed!

Dwight Martin

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Posted By Dwight on February 20, 2009

PROPOSED ORDINANCES FROM THE CITY OF SAMMAMISH WILL AFFECT YOUR PROPERTY RIGHTS AND PROPERTY VALUES!

IT’S NOT TOO LATE!!  JOIN YOUR NEIGHBORS IN STANDING UP AND SPEAKING OUT AGAINST UNREASONABLE RESTRICTIONS ON

• Building or re-building your dream house on the lake
• Building or repairing your dock or bulkhead
• Adding a garage, a greenhouse or addition to your home
• Landscaping, lighting, and much more…

The City of Sammamish is updating its Shoreline Master Plan which will affect anyone with property within 200 feet of the shorelines of Lake Sammamish, Beaver Lake and Pine Lake.  The new plan — currently under consideration — imposes significant restrictions on our homes and properties.  Once adopted, these rules will be very difficult to change.  Now is the time to take action and ensure the changes not only preserve and enhance our lakes as important natural resources but also preserve the rights of property owners along their shores.

Many of your neighbors have joined together as the Sammamish Homeowners in an effort to understand the proposed changes and work together to protect our rights.  We are making a concerted effort to contact Sammamish City Council members and voice our concerns through writing letters, meeting with Council members and the Mayor, and attending Council meetings.  Time is short however — we have only a few months for us to make a difference.  We need help from all of you along the lake…and now!!

If you too are concerned, please contact us via email at sammamishhomeowners@gmail.com to be added to our contact list.  Talk to your neighbors about the City’s plan, become familiar with the changes that could soon affect all of us, and join us at our next meeting!

UPCOMING MEETINGS:

Sammamish Homeowners: Saturday, February 14, 10:00 am, Fire Station 83, 3425 Issaquah Pine Lake Rd. SE, Sammamish, WA  98075 (http://www.eastsidefire-rescue.org/sta83.htm).

City Council Study Session: Tuesday, February 17, 6:30 pm, Sammamish City Hall, 801 228th Ave SE, Sammamish, WA 98075.

Sammamish Homeowners: Saturday, February 21, 10:00 am, Fire Station 83, 3425 Issaquah Pine Lake Rd. SE, Sammamish, WA  98075 (http://www.eastsidefire-rescue.org/sta83.htm).

SAMMAMISH HOMEOWNERS
sammamishhomeowners@gmail.com

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Posted By Dwight on February 20, 2009

One of THE most critical phases for the group is shortly upon us. Preparing draft alternative text that projects a more user friendly tone and incorporates the input the group wishes to have considered by the council. We have asked for a clearer unambiguous draft. We will now have to get specific and put our suggestions to ink. If you have this talent please shout it out! If the task is divided enough we may be able to cover every issue, which is our goal. Please consider this!

2/17/09 City Council Study Session Summary

Updated Schedule

2/10	Study Session #1	Nonconformance
2/17	Study Session #3	Docks, Bulkheads, Buffers
3/17	Public Hearing #1	Proposed Amendments will be available prior to Public Hearing
3/23-3/27	Staff Outreach	Dialog Tables with Residents & Stakeholders
4/7	Study Session #3	Subdivision, Public Access
4/14	Study Session #4	Impervious Surfaces, LID
5/5	Study Session #1	Proposed Amendments will be available prior to Public Hearing

Process and Calendar

City Manager, Ben Yazici reviewed the proposed calendar with council and there was discussion regarding providing the public sufficient time to review the proposed amendments and prepare their public comment for each public hearing.  The current proposal is to publish amendments regarding the topics covered in the first two study sessions in advance of the first public hearing.

Based on this schedule we should submit our proposed amendments to the Council for the sections regulating nonconformance, docks, bulkheads, and buffers early next week.

General Discussion

After last week’s Study Session, the council requested staff draft amendments to the nonconformance section but they did not discuss the specifics of these amendments.  The council also discussed some of the input we provided regarding the WAC requirements for nonconformance and appears to be considering eliminating the 75% criteria.  There were also general requests for more clarity and less overreaching language, and a “simple English” version of the regulation to make it easier for council, staff, and citizens to understand.

Study Session Topics

ESA Adolfsen presented information regarding the three study session topics.  The presentation followed the same format for all three topics, state guidelines and existing SMP, additional information, and then proposed SMP with examples. The presentation is available on the City’s website: http://www.ci.sammamish.wa.us/files/document/5377.pdf

Docks

The current restriction of a minimum 200 ft spacing between docks in Urban Conservancy areas is proposed to remain.  There was discussion regarding whether this would prevent a parcel from being allowed a dock (we believe in some cases this would be true) and whether that was something the Council intended.  Discussion regarding whether the regulations for docks should be the same for Sammamish vs. Pine and Beaver, including whether the 8 ft depth is appropriate for Pine/Beaver given the type of watercraft allowed on those lakes and whether any dock regulations in support of salmonids were relevant to Pine/Beaver.  One council member stated she felt the regulations regarding repair versus replace were “draconian”.  The standard for replacement is very low (anything above 10% requires conversion of the replaced area to new materials).

Buffers

The big change with buffers is the building setback on Pine/Beaver is proposed to change to a buffer (buffers and setbacks have different allowed uses and regulations).  There was a suggestion to allow the same active use area within the buffers regardless of lake (the proposed draft has a smaller active use area defined for Pine/Beaver), and to make the size of the water-oriented accessory structure allowed in the buffer (150 s.f.) consistent with the accessory structure dimensions in the general Sammamish development code (which is 200 s.f.).

Shoreline Armoring (Bulkheads)

There was comparatively little information presented or discussed on this topic prior to the public comment session.  Adolfsen reviewed the State guidelines and stated that the existing regulations are generally consistent with State guidelines.

Public Comment

Nearly 20 Sammamish Homeowners participants attended this week’s Study Session and many spoke during the Public Comment portion of the study session.  Jim Creevey masterfully painted a picture of how critical docks are to lakeowners’    enjoyment of their property and the lake and his comment about requiring neighbors to share a dock is like requiring neighbors to share a driveway drove home one of his many important points.  Collectively, we covered many of the most challenging regulations related to nonconformance, docks and overwater structures, impervious surface, and shoreline armoring.

Schedule Changes:

Tue	3/17/09	6:30 pm	CoS Hall	Public Hearing SMP #1 Amendments
Sat	3/14/09	10-noon	Station 83	SHO Meeting (public hearing issues)
Tue	3/10/09	6:30 pm	CoS Hall	Study Session
Sat	3/7/09	10-noon	Station 83	SHO Meeting (impervious)
Thu	3/5/09			email amendments to CC
Tue	3/3/09	6:30 pm	CoS Hall	Regular Meeting
Sat	2/28/09	10-noon	Station 83	SHO Meeting (nonconforming docks)
Wed	2/25/09	5 pm	CoS Hall	Waterfront to Council?
Sat	2/21/09	10-noon	Station 83	SHO Meeting (definitions, bulkheads)
Next	Date	Time	Where	What http://www.ci.sammamish.wa.us/CityCouncil.aspx

All meet with all CoS Council members (starting 2-25-09 office hours Wednesday’s 5 to 6:30p)
affiliate with other HOA’s
letters to CoS Council

Beginning 2-25-09 Sammamish City Council is hoping to see you during their Office hours 5 to 6:30p every Wednesday

Today we received the text version of the current draft Samm SMP, soon maybe other Cities’?

Tasks to do prior to next council meeting:

• draft proposed language
• All meet with all CoS Council members
• affiliate with other HOA’s
• letters to CoS Council
• letter to potential new members is on Dwight’s blog

We are staring to spend money. If we find some, we will not have to sell candy bars at the soccer game! I hope! Oh yeah we also need someone who does not like money, to watch it.

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Posted By Dwight on February 17, 2009

The pdf below is a report that was created by the Sammamish Homeowners group. We are a group of individuals with the common goal of a better reasoned, more equitable, and more effective Sammamish Shoreline Management Program. This first report covers existing homes with in 50′ of the shoreline in the City of Sammamish. The residents who live and own property in the shoreline jurisdiction we have hundreds of years of accumulated knowledge and experience with the shorelines and lakes in the City of Sammamish.  Thank you for considering our views and recommendations.

Sammamish_Homeowners_Group_Report.pdf

Here are links to other pertinent documents:

• City of Redmond Shoreline Master Program Update (Ord. 2410) (pdf)
  
• City of Sammamish Shoreline Master Program
• City of Sammamish Critical Areas Ordinance
• City of Issaquah Shoreline Master Program
• City of Bellevue Shoreline Master Program

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Posted By Dwight on January 24, 2009

I love the look of old fashioned paneled columns but rain, wind, and sun can cause wooden panels to shrink and crack. Water gets under the paint and it starts to peal. No one wants the maintenance that comes with that.

We are in the middle of a project that has a gorgeous view, and a direct South West exposure to the elements. We decided to make our paint grade columns out of a plastic wood called Azek.

Here is a picture of my shop with the plastic lumber ready to go. Yes, it is a small shop! I have to be thoughtful about how I sequence the work.

Half of the columns will be less than 8′ tall, so I start by trimming the panels to length with a cut off jig and a circular saw.

Then I rip all of the panels to width.

Next I cut the styles for the recess panel frames to length. One reason I like working in the shop is that I have my stationary tools connected to a dust collection system. Routing the edges of the style and rail more than filled a metal garbage can.

Here is a picture of a face with the style and rail.

After gluing up the panels we miter the corners and add a spline. The spine helps align the joint and provides more glue surface. I over cut the miter so the outside edge is tight, so there is a small gap on the inside of the joint. The spline makes up for some of the lost glue surface. I find when I spline a corner I do not need to pin nail it. If I need pins at all I will use 18 gauge stainless steel nails. In this case tape was all we needed.

 

Here are some box columns ready to be delivered to the site.

These sloped caps go on top of the crown mold, under the box beams.

 

These columns are looking great! 

Next it is off to the site for installation and the final trim.

All for now,

Dwight

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Posted By Dwight on January 21, 2009

Yesterday City Staff posted the Shoreline Master Plan as recommended to the City Council. There was a meeting on January 6 where this document changed hands from the Planning Commission to the Council. You can see the plan and other documents relating to the SMP at this location: http://www.ci.sammamish.wa.us/SMP.aspx

It is also noted that DOE requires the new rules go into effect by December of this year. The City is supposed to be done writing the rules in June and then they go to DOE for approval, so they could become law well before December.

Many shoreline owners are upset about the additional restrictions that these rules place on them. If you would like to know more about what you can do or how you can be involved, please give me a call or send me an email. Now is the time to speak up and let the City Council know what you think.

Dwight K. Martin

425-868-4217

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