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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Thanks Doug. Good stuff as always. The septic is of particular concern because the upland/shoreland area is not especially large so relocating it might be difficult or worse. Anyone have comments or suggestions on this issue?<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Marc Holmes<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Holmes Law Group PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>808 5th Ave N<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Seattle WA 98109<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><a href="http://holmeslawgroup.com/">HolmesLawGroup.com</a><span style='color:#1F497D'><o:p></o:p></span></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a><span style='color:#1F497D'><o:p></o:p></span></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Ofc: 206-357-4224<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Cell: 206-849-0853<o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Wheeler, Doug<br><b>Sent:</b> Thursday, February 23, 2017 10:33 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Cc:</b> 'Kim Holmes'<br><b>Subject:</b> Re: [WSBARP] Waterfront home & Shoreline Management Act question<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'>I have dealt with the SMA in Pierce County on our personal property, so I can offer a few comments (which I assume will be applicable in King County).<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'>The 200 foot setback that you mention probably was adopted after the house and improvements were built. The Department of Ecology made a big push starting in around 2008 to get all Counties to update their local SMA codes to increase setbacks (among other things). Therefore, the existing improvements should be grandfathered under the codes in effect when the improvements were constructed.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'>Any new construction within the shoreline setback would have to comply with current codes (and likely will require approvals/variances/etc. from the State and County (and the Feds if navigable waters). <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'>However, in my experience, existing improvements can be repaired and replaced as long as replacements do not exceed existing footprints. For example, a house with dimensions of 40’ x 50’ could be rebuilt within that 40’ x 50’ footprint, but no larger. I do not believe that there would be any restriction on the height of the new structure, except for height restrictions applicable under the current zoning code (for example, a one-story house could be rebuilt as a two-story house as long as the house does not exceed the current height limitations in that zone). <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'>The dock would be subject similar constraints. It is probably grandfathered, and probably cannot be enlarged, but probably can be maintained without triggering new SMA requirements. If the dock is repaired, the repairs may trigger daylighting requirements (requiring that portions over the water be replaced with a walking surface that lets light reach the water beneath it). However, if the dock is ever demolished, it may be almost impossible to replace. I would rigorously keep it in good repair.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'>If the septic system is within the now applicable shoreline setback, that could create problems if the existing system fails. I have not had to deal with that so I can’t really comment except that I would rigorously maintain it.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'>I am not aware of any restrictions on vegetation due to the SMA.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'><o:p> </o:p></span></p><div><p class=MsoNormal><b><i><span style='font-size:12.0pt;color:black'>Doug Wheeler<o:p></o:p></span></i></b></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Calibri Light","sans-serif";color:black'>General Counsel<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Calibri Light","sans-serif";color:black'>Vacation Internationale, Inc.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Calibri Light","sans-serif";color:black'>(425) 454-3065 (Ext 1208)<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Calibri Light","sans-serif";color:black'>(206) 356-8350 (Cell)<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Calibri Light","sans-serif";color:#1F4E79'><a href="mailto:DWheeler@VIResorts.com"><span style='color:#0563C1'>DWheeler@VIResorts.com</span></a></span><span style='font-size:12.0pt;font-family:"Calibri Light","sans-serif";color:#1F4E79'><o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:12.0pt;color:#1F4E79'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Marc Holmes<br><b>Sent:</b> Thursday, February 23, 2017 9:28 AM<br><b>To:</b> 'WSBA Real Property Listserv'<br><b>Cc:</b> 'Kim Holmes'<br><b>Subject:</b> [WSBARP] Waterfront home & Shoreline Management Act question<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>We have a client who is purchasing a waterfront home on Bainbridge. We are in the early stages of researching how the Shoreline Management Act will effect this property. The house was built in 2006. It is quite close to the water, so the house, dock, and septic system all likely fall within the SMA (200 ft from high water mark). Some of our immediate concerns are whether the house, septic, and dock could be rebuilt if they were destroyed. Smaller, but still important, concerns are how difficult it will be for our clients to make changes to those structures and systems (remodel) and/or the vegetation near the water. We welcome any suggestions on research, additional concerns we should investigate or general advice. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Thanks to all.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Marc Holmes<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Holmes Law Group PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>808 5th Ave N<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Seattle WA 98109<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><a href="http://holmeslawgroup.com/">HolmesLawGroup.com</a><span style='color:#1F497D'><o:p></o:p></span></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a><span style='color:#1F497D'><o:p></o:p></span></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Ofc: 206-357-4224<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Cell: 206-849-0853<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><p>This message (including any attachments) is intended only for the use of the individual or entity to which it is addressed and may contain information that is non-public, proprietary, privileged, confidential, and exempt from disclosure under applicable law or may constitute as attorney work product. If you are not the intended recipient, you are hereby notified that any use, dissemination, distribution, or copying of this communication is strictly prohibited. If you have received this communication in error, notify us immediately by telephone and (i) destroy this message if a facsimile or (ii) delete this message immediately if this is an electronic communication.<o:p></o:p></p></div></body></html>