The offering
Land, design and permitting, sold together.
Lots C and D sit at the head of a quiet, wooded ravine at the west end of NW 194th St, a private lane off 11th Ave NW. Both are undeveloped, and the owner has carried them through a complete design and permitting effort rather than selling raw ground. The building permits (SFR25-0719 for Lot C and SFR25-0721 for Lot D) have cleared building, structural, energy, mechanical, plumbing, civil, wastewater and fire review. What remains is a zoning close-out: a vegetation management plan reconciled with the arborist's tree counts, a recorded access easement, and a short set of geotechnical peer-review responses.
Both lots use the same house. A builder prices one framing package, one window schedule, one foundation system and one finish set, and builds it twice. The plan is a three-level contemporary with the garage and entry at street grade, an open main level, a primary suite with two walk-in closets, an upper rec room, and a lower level with its own bedroom, bath, rec room, wet bar and covered deck facing the trees.
The consultant team is in place and current: Yen Design Inc. for architecture, CG Engineering for civil and structural, Nelson Geotechnical Associates for geotechnical, and Tree Solutions for the arborist work. Everything they have produced is catalogued below and available to qualified buyers through Adam Cobb.
Every technical review is approved. Zoning is the last desk.
| Architectural sets | Lot C Rev 2 · 09.29.26 Lot D Rev 1 · 05.12.26 |
| Structural drawings & calcs, stamped | CG Engineering · 05.12.26 |
| Civil set (13 sheets) & ROW set | CG Engineering · 05.12.26 |
| Drainage report (173 pp) | CG Engineering · 05.11.26 |
| Geotechnical report & addenda | NGA #1281221 · 2021–2026 |
| Third-party geotechnical review | WSP · 08.31.26 |
| Arborist report (76 trees) | Tree Solutions · 04.22.26 |
| Stormwater covenants (drafted) | Both permits |
| City correction notice #2 | Revised 07.09.26 |
The homes
One plan, built twice. Pale siding, black steel windows, brick and cedar, set into the firs.
| Space | sq ft |
|---|---|
| Upper level | 2,071 |
| Main level | 1,551 |
| Lower level | 579 |
| Conditioned total | 4,201 |
| Attached garage, 2-car, EV-ready | 611 |
| Covered deck | 343 |
| Front porch | 42 |
| Crawl space | 1,331 |
| Gross area | 6,528 |
| Main street level | Foyer, living room with gas fireplace, dining, island kitchen with walk-in pantry, guest bedroom with walk-in closet, office, full bath, mud room, garage |
| Upper | Primary bedroom with soaking tub, walk-in shower, dual vanity and two walk-in closets; bedrooms 2, 3 and 4 with two more full baths; rec room; laundry |
| Lower | Bedroom with walk-in closet and full bath, rec room with wet bar, covered deck (not a separate dwelling unit) |
From the plan set
- Three-level contemporary, 70' × 38' footprint; horizontal and vertical siding with brick accents
- Six bedrooms plus office; five full baths, four with tubs
- Garage and entry at street grade; living levels step down the slope to a covered deck
- Pre-fab direct-vent gas fireplaces on the main and lower levels
- Air-source heat pump, concealed indoor unit; whole-house ventilation per IRC M1505
- EV-ready 208/240 V, 40 A garage circuit
- NFPA 13D fire sprinklers, required by the jurisdiction
- 2021 IRC and 2021 Washington State Energy Code: R-21 walls, R-60 ceiling, R-30 floor, U-0.30 glazing
- Pin-pile foundation: 4" steel pipe piles, 8-ton allowable, with grade beams; stem walls raised 3' above grade on slope faces as debris protection
- Design loads 40 psf floors, 60 psf decks, 25 psf snow, 97 mph wind, Seismic Design Category D
- Height limit 30' over average grade plus 5' for pitched roofs; the design uses the full envelope
- Two on-site infiltration vaults and a dispersion trench; no frontage improvements required
Site & zoning
Two parcels in a wooded ravine, both well inside coverage and hardscape limits.
| Item | Lot C | Lot D | Notes |
|---|---|---|---|
| Address | 19339 11th Ave NW | 19335 11th Ave NW | Frontage on NW 194th St, a private lane |
| Parcel | 152700-0030 | 152700-0040 | Charnley Addition, Tracts C and D, with undivided interest in Tract G |
| Building permit | SFR25-0719 | SFR25-0721 | Wastewater WWU25-0720 / WWU25-0722 |
| Lot area | 14,561 sf | 12,460 sf | Per arborist and drainage reports; 26,726 sf combined |
| Max lot coverage (35%) | 5,095 sf | 4,258 sf | 2,212 sf proposed on each |
| Max hardscape (50%) | 7,279 sf | 6,084 sf | 2,819 sf (C) · 4,969 sf (D) proposed |
| Setbacks | 15' F · 5' S · 0' R | 15' F · 5' S · 0' R | Rear yard not applicable on these irregular lots |
| Average grade | 340.20' | 354.25' | Four-corner midpoint method |
| Main floor elevation | 351.94' | 364.06' | Garage and entry at street grade |
| Height limit | 370.2' / 375.2' | 384.25' / 389.25' | 30' + 5' pitched-roof allowance |
| Access | Via Lot D | Direct | Access easement over Lot D drafted; recording required before permit issuance |
| Stormwater | Vault 28' × 20' × 10' | Vault 24' × 20' × 7' | Infiltration vaults; 10' vault easement on D, 10' storm easement on C |
| Earthwork | 65 cy cut · 60 cy fill · 7,059 sf new hard surface | Grading quantities per civil sheet C3.1 | |
Entitlements
Every technical review is approved. Zoning is the last desk.
From the City of Shoreline correction notice revised 9 July 2026 and the WSP geotechnical peer review of 31 August 2026.
Approved
Approved
Approved
Approved
Responses due
Open
Timeline
- Geotechnical evaluation, NGA #1281221; pin-pile foundations recommended
- Updated geotechnical report and addendum
- Structural permit submittal
- City correction notice #1; Comment Response #1 issued 07.29.25
- Tree tag survey, David Evans Associates
- Arborist report, Tree Solutions: 76 trees inventoried, 39.7% retention proposed
- NGA geotechnical addendum, 3rd cycle: hazard designations and 15' buffers set out
- Revised civil, ROW, structural and architectural sets; drainage report 05.11.26
- Correction notice #2: all technical reviews approved; zoning items remain
- WSP third-party geotechnical review: report thorough, buffer reduction consistent with code, four comments
- Lot C architectural Rev 2 and updated site plan
- Resubmittal: consistent site, civil and construction sets; vegetation management plan; correction response memo
What is left, and what it costs to price
Tree plan consistency
The arborist report and civil sheets disagree on 15 tagged trees. One coordinated retention plan across arborist, civil and architectural sets closes the city's main comment.
Vegetation management plan
The city invites a planting and restoration plan in lieu of replacement trees. Without it, replacement is by count (the arborist figures 83; staff up to 101) or a fee in lieu of $3,325 per tree. Large-tree removal fees are separately estimated at up to $26,275.
Geotechnical responses
WSP asks NGA to add a global-stability check for the Lot C driveway walls, address temporary shoring for the 13' vault excavation, align hazard-area limits between the plans and the addendum, and clarify the 3' stem-wall note. WSP took no exception to the 50'-to-15' buffer reduction.
Paper items
Record the Lot C access and maintenance easement over Lot D before issuance; add critical-area boundary signs to the plans; supply a geotechnical addendum confirming the planting plan.
Site conditions
Landslide hazard areas
Ravine slopes on both sides are mapped moderate-to-high risk, with very-high-risk bands on Lot C. NGA proposes reclassifying the north edge of Lot C and reducing buffers to 15'; the peer reviewer concurred.
Ground
Loose, uncontrolled fill at the building pads drives the pin-pile design. Special inspection during pile driving; 65 cy cut and 60 cy fill overall.
Trees
Native alder, cedar, fir and bigleaf maple. 29 of 73 on-site significant trees retained; the 36.9" Douglas-fir in the lane (tree 1703) stays as a neighborhood landmark.
Water
Upstream runoff crosses the site today; the civil design routes it around the homes to a dispersion trench and fully infiltrates roof and driveway runoff on-site. No frontage improvements are required.
Drawings
Sheets from the current sets.
Click any sheet to enlarge. Architectural sheets are from the Lot C Rev 2 set; Lot D is the same house on its own site plan.
Documents
The complete file, available on request.
Every plan set, report and city letter listed below is in hand and current. Contact Adam Cobb for access to the document room.
Architectural & site
- Lot C architectural set, Rev 2Yen Design · 12 sheets · 09.29.26
- Lot D architectural set, Rev 1Yen Design · 12 sheets · 05.12.26
- Lot C site plan & land-use calculations, Rev 2Sheets C1.1–C1.2 · 09.23.26
- Lot D site plan & land-use calculationsSheets C1.1–C1.3 · job 24-0050
Structural & civil
- Structural drawings, revised & stampedCG Engineering · 14 sheets · 05.12.26
- Structural calculations, revisedCG Engineering · 88 pp · 05.12.26
- Civil drawingsCG Engineering · 13 sheets C1.1–C4.2 · 05.12.26
- Civil right-of-way drawingsCG Engineering · 4 sheets · 05.12.26
- Drainage reportCG Engineering · 173 pp · 05.11.26
Geotechnical, arborist & city review
- Geotechnical evaluation, updatedNelson Geotechnical · #1281221 · 90 pp
- Geotechnical addendum, 3rd cycleNGA · critical areas plan · 05.07.26
- Third-party geotechnical reviewWSP for City of Shoreline · 08.31.26
- Arborist reportTree Solutions · 21 pp · 04.22.26
- City correction notices #1 and #2SFR25-0719 / 0721 · 07.23.25, revised 07.09.26
- Stormwater covenants, Lots C and DDeclarations of covenant · both permits
Contact
Walk the site. Read the file.
Adam Cobb
Windermere Real Estate GH LLC
Site walks and access to the full document file are arranged through Adam.
- Architecture & site planning
- Yen Design Inc. · (206) 432-1111 · yendes.com
- Civil & structural engineering
- CG Engineering · 250 4th Ave S, Suite 200, Edmonds · (425) 778-8500
- Geotechnical
- Nelson Geotechnical Associates, Inc.
- Arborist
- Tree Solutions Inc., Seattle · ISA certified
- Third-party geotechnical review
- WSP USA, for the City of Shoreline
- City of Shoreline project manager
- Dennis Chivers, AIA · Planning & Community Development