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.

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.

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

Thanks for that Ed!

Dwight Martin

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

2/17/09 City Council Study Session Summary

Updated Schedule

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:

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.

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

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

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

Planning Commission Approves New Shoreline Rules

Lakefront residents face greater restrictions

Who is affected?

All property owners within 200’ of Pine Lake, Beaver Lake, and Lake Sammamish.

What new Rules?

The new regulations are called the “City of Sammamish Shoreline Master Plan Update” (SMP). The new SMP contains 73 pages of regulations. This is in addition to the 61 page “Critical Areas Ordinance” (CAO) which already regulates shorelines in the city. All remodeling, home improvements and new construction must comply with the City’s SMP and CAO.

When will the new rules become Law?

The City Council will review these rules at meetings in February, March, and April. The Department of Ecology must approve the final draft. The expectation is that the new rules will become law before the end of 2009.

How could this affect you?

Our lakes are a precious resource and they need to be protected. Shoreline residents also deserve fair treatment and must retain the right to maintain and improve their properties. Recent changes in the CAO made many homes non-conforming with existing codes. The new SMP removes some of the “grandfathered” rights to improve non-conforming structures; shoreline restoration is required of those who are remodeling even just interior spaces. Homes built before January 3, 2006 closer than 50’ to the shoreline will be most affected.

What can you do?

Let the City Council know your thoughts by letter or speaking at their meetings. Read the plan to see how it may affect you. If you would like to build or remodel in the next two years you may want to get a building permit sooner than later. You can find more information on my website: www.BuilderontheLake.com or contact me at 425-868-4217.

Sincerely,

Dwight Martin

Building a house to live happily ever after on the water

 opens a world of possibilities, involves special considerations—

and requires a builder who knows how to turn your vision into reality.

Lakeside living can be dreamlike: the water works its magic day and night, season to season, appealing to each of the senses in extraordinary ways.  Sometimes looking into the lake is akin to gazing into a firepot: hypnotic, ever-changing, transporting.  Every element in nature is enhanced.  The air seems cleaner, the sun is brighter; the clouds more voluminous; the wind, rain and snow are liberated from the snags of hills and buildings.   

You want it, right?

Okay, let’s do it right!  It starts by working with a builder who understands two overarching issues:

·         What you want in a home, and

·         How to fully realize this within the parameters of the lakeside environment.

Step One: Dream a Little

When you envision your lake house, what do you see?  A cottage with a sleeping porch and flower boxes?  A Mediterranean palace?  A Pacific Northwest version of Walden Pond?  If you are drawing a blank, think about a childhood vacation spot that holds special memories.  Dream a little.

Then incorporate reality.  How do you live?  Are you going to be an empty-nester in the near future, or should the home be child-friendly and a place where teens can gather?  What do you love about your current house—and what do you wish you had?   

All of these issues are compounded by the fact that your location is sure to become a destination: you don’t know how many friends you have until you have a lake house.  Consider what kinds of entertaining you might do and how it will impact your kitchen and pantry needs.  Perhaps you want to incorporate a wine cellar and party fridge.  What kind of guest accommodations should you have?  How about an outdoor shower?  Beach access to a bathroom will keep your floors cleaner longer.

Now that you’re getting some ideas together, let’s talk about where your lake home will go.

Step Two: Best use of the Site

Perhaps you are one of the lucky people who already has lakefront property.  But maybe you need to go lot shopping, or have spotted a parcel that looks like it has potential.  Then it is wise to retain a builder who has waterfront expertise—and access to experts who can verify if the land is viable—so that you know what you’re getting into before ground is broken. 

There are a number of special considerations when building on a lake lot, including:

·         They are often narrow, so careful thought has to be given to the size of the rooms and which ones will take the greatest advantage of the view;    

·         The entrance on the shore side is the front door—but there is also a front door that faces the road—so both elevations are treated as portals;

·         Side elevations face your neighbors and should be attractive while giving you privacy.

The house should be sited to take full advantage of the lot size and lake view—and we mean every single inch of it.  So, this might involve a sunken family room that opens to the view and is positioned in front of a dining room, which is not used as often.  Or “view” priority might be given to the master suite rather than a child’s bedroom.

We give especially careful consideration to how you live, and how the structure can be used with maximum efficiency to accommodate your lifestyle.  Lake lots may have footprint constraints, so efficiently designed rooms work twice as hard to handle your household needs.

When the house is well-sited, the exposure will dictate how light plays in the house—a big concern during our rainy season, when daylight is at a premium.  How the house is sited will also necessitate special design features, like opaque shades that automatically lower to soften western sunsets—yet are transparent from the interior. 

There are additional concerns in a lake home’s design and construction.  For instance, the structure needs protection from the weather and be able to stand up to storms; good overhangs, first-rate windows and top-quality paint are essential.

Storage needs on the lake are different, too—do you want to keep your water toys, like air mattresses and rowing shells near the shoreline, or should there be a special area in the garage?

Step Three: Design for Outdoor Living

Lakeside living is a celebration of nature, and how you build can both preserve and enhance the shoreline environment.

When you and your builder look at the trees and plant materials that are growing on the parcel, discuss which should or can be saved.  Think about how you will interface with the water and what kind of water sports are in your future.  Are there rockeries or a bulkhead at the shoreline shoreline; can you install a dock, or should you go with a soft shoreline? 

A landscape plan can help you fully enjoy the natural surroundings of your lakeside environment by creating outdoor “rooms” that extend your living space.  If you have an eastern exposure with afternoon shade, a firepot will make the being outside more comfortable in the afternoon and evening; if you have a western exposure, you’re likely to need shade.  We work with landscape planners who are familiar with local microclimates and indigenous plant needs—in addition to being superbly adept at creating exteriors that are a natural extension of your new home.

Step Four: Estimating Time and Money

Here is the nice surprise: you don’t have to pay top price to build on Lake Sammamish, Lake Washington or any other lake in Metropolitan Seattle.  That’s because “Homecrafting” is a dedication to using cost-effective materials that are of timeless design and made to last—as well as being energy-efficient. 

If you’d like to get a working idea of a budget, let us know and we can help you develop a budget that takes into account what you want in a home, as well as things like design, permits, construction and sales tax.

Whether you are in the dream stage, have your eye on a lot, or are ready to move forward with your wish list in hand, give us a call.  You should have a builder that will create your home on the lake with care and quality at its core.  One that will envelop you in comfortable luxury that is authentic—not ostentatious—and delight you and your family for years to come.