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10012 EDWONDS WAY.pdf■ 4 EXHIBIT 2 CITY OF EDMONDS HEARING EXAMINER APPLICATION FOR VARIANCE FILE# DATE - Ile - 9 Z FEE 7,60 . O-D RE C T �k (t 5 g 5 _ APO' S HEARING DATE: APPLICANT �%�� ��� i ADDRESS_ IS01 Ke.L, CITY & ZIP-�„���%L1J�c G�j� PHONE_ INDICATE TYPE OR DEGREE OF INTEREST IN PROPERTY Age, -..,A jrg*"r rv2 awAj a. - LOCATION OR ADDRESS OF PROPERTY (OD( 2Z- LEGAL DESCRIPTION OF PROPERTY 1.BTS 1 � � t7 � L`i 20' OF: I,Vr 2)BLS 2 FL�"r PA01& ply! 2 Pe9l Von,- n t'A6e 4y t +1 5w)4ow 0 co, e-ka" roa-- trlJ cot-�oW4'gBv 0�f s4t64, pr-f ' e Ale-AyAl& A 00D &l *014 'W:40aQr;, 'o0A. co. VARIANCE REQUESTED: To At,-L J Pe4J CPY,)�TZ17=bra FOR OFFICE USE ONLY: USE ZONE: &) ZONING ORDINANCE REQUIREMENT: /v'SYL66--[' 'e.,G-'Tf6GIG 2� Release/Hold Harmless Agreement The undersigned applicant, his heirs and assigns, in consideration for the City processing the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages and/or claims for damages, including reasonable attorneys' fees, arising from any action or inaction is based in whole or in part upon false, misleading or incomplet, information furnished by the applicant, his agents or employees. Permission to Enter Subject Property The undersigned applicant grants his, her or its permission for public officials and the staff of the City of Edmonds to en t,,er.the subject property for the purpose of inspection and posting attendant ItP tl-�is application. Signature of Applicant, Uwner or Representative DECLARATIONS OF APPLICANT Please answer all questions 1. What are the physical characteristics, (i.e. topography, shape of lot, etc.) which create a hardship for you in regard to development of your property? � r ,� Wr. ' r A a • I Il► � � �� r 2. How does your property differ from other property in the same vicinity? I �,r a &WM -xi 0 NO M 3. Will this variance be detrimental to the public or damaging to other property or improvements in the vicinity? O ' • � is �� G 4. What hardships will result to you if the variance is not granted? Will thes hardships have been caused by your q act�'gn�? t�C�tJ—(.m Q.id�1SN C-� pt!`G'� '`'mil f��.t.0'�`� `t'" SO (00 '012- 1pvll ��a r 1 NreNC��+ct �a l �1 4 ul 'i1" 11�+�N S. Can you make reasonable use of your property without the variance? 0 14;r,�- c-�ft- ,Q. ,�P� -cam P ►� ��» ��� ��- It _ < Ltw.y Ce niter Wish au is-f }active. fun.tlat,4 and ? �. as proposed rIII iorluda:. poles at me< ation of . .Ce Implementation .-I-n of a Tc< wlch the ealativg 2sphssis on Providing r.deonda Nay and 100th if entire parking aces sP.ces as shown :d parking lot lighting nit of both buildings Will a eirtalation betwCan n at Chopsticks entry and :W paint and finish far all ItM gros. building area not �ie project. leaid, don of project .Cap. tole-ing expectations: -Work Ipavinq, site ilgheing. c.,Cr.t. walkways, and -f9ip lemnt.d with ter initial to Building a will bo Part ,n Building A beve vslid b[ tI.. . delay in wildin•] The e.l.ting losses h.vm h can only be modified with. • resust rate adl..t.nts r..... it.. imroveaente t negotiations make the Able. into In Building a Will be tenants are established. obtaining required sign ' jj,am submitted with this i in building A will be liPoaed sign program end as indicated in Item l etuvr. {.elude L.dLatm rnnpl Wuee. it bu required as Part of any l atl.elons. ' oveull ugnaye euy,llance � Aed Process. ; project 3s ..lowed one .ter cban tB ;.fen 1n aces. �•it by S t 5 at ;: and Ls `g:oleet wbmltted. Thl. sign •nurent sign looted at the I sill M altoc.ted to each ft. of sign area tar ...h This ratio la established at to of I sq•ft. of sign the Proposed n nument elfin a mounted to the cedar f abinet- wilt he 10 inches 1 tenant or.. alineation. ks Pe.t.uran0. Chopstick. widish listic idanty and n .new stucco entry the aCCOapsnyrng building ed a Prelisinary eencePt �with the Project wbnitted. or ubtatntng All required �arIi!.rre T1. sal .h.ndingl sign only. ice ty loran Wt I-' a, bloat No. 1, per plat rvemded •i, •and U. racer Js at W+ahington GePerta<ni of and 100th Awn W. and found .r Page 94, auditors file No. "'. N.ibington SITE DATA tunlnq: NN liw i•Ihl+^tv..d Wdnassl Sits Arent 6l.]a5•rq.la. lope..too! . Buildings 11.660 +q.11. oaring 23.660 tool Is,perviwa: i7s ssuting 6 p.... ..d 6 �\ Nrr loos Surber: perimeter r street frontages 0 4135s9•ft. natural area 1 at mrg.in 5710A tt. _ 51101q ft. Totsi parvlW.: 9q. C. .It �I�q. tt. 1L It farktngi ..lstled sit.,. proposal:59 P.C. Slope asslYsl a: TM majority of the alto le vary flat. Tha neat Westerly mac Aln of tom it. hem APPmJautely 5710.q.ft. 01 or.. 9 rlth grade to trees+ of IOt e:ape. This -:la will not he 'Rand in any WAY by this Proposal. S late. it drainage! '• totaling impervious iurtace area Will be reduced as . result dinage In ra \ at this Project. We propose on revisions site drain to existing on and v111 Cv.rI.Y e.lating ssph.lt co Catch Basin rim elvvatlon. Will .it. Latch Basin lontlone. Lim r.la.d .s required to aeceh new peving elewtlons, /.,{ w� —� 7L�r�/�,/f�f�•�l1 outml1 DATA: - Building tonstrwcttett- Fainting building. 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(LLa3�5 - jJtUc Di�Vhl • urns c n.cr ylly- ee tr" v/ n)-,ZV.cc,.>r PWTOI:O- D LA t °weeFE " yalrYA. 1-f • GCAj- (G.UM^Pjr.4? • 4ZP65A / P ,vT oir w' ccca- OJAZ— t 15501 Ib =il-o" ' � • p} __ �k:.i�`"cac: j= ben: - . —Neer °,ftr-c�> jew�t- -GRUNT - t1nl ...j GFSY.K %flu><-t.c. iu�F JoiiO EL&\JATIQ9 yp .tt.p+ (EOMCIAO' WtiYI Vl�i �[G�Jpt-[1G1—� WPM b6LPAy-6q- MFA fV- " M M� 1cV �..•_j�-. . 1 d �5 1 1 l 1 I PL qtJ LIST h Yl :."yet. 8%TANIG4L/COMMON NAME SV�N• "IZd 40':HEN'{7 A:ER z�N:UM `REV ,SOT ;%�REv-��^hET MdPLE V LGAb M/6LL aQ�NaNED JVNIPLCV+ NtRIZCNTAI_1*'BAR HAriWVRI/ JUNIPER A(' 1 SAL. hPAGG Le 31 O.G. !L MA�V4 `-i NOWVRIFT/,K,WvQIFr FLo WdRIN(> .:RA}APPLC 'A" 1�2 aAL Mi6LL BRANGNE'J PINVo G'NTORTA/Aljvgg PINE i Nt OVSITY y.EOD>YS v�A TA.<I FCLN/vo VGN4 FIR 3 vT HT 906N•( a(lrinv>v EN VR>N `GILPINENSEI 'I°I 12•IR roVR Gc��7A G7 cz)RHoDODGNDRON �VNILiUE' 49 IB•21 d�?. GA•iPA�t GCN7,A;-rCR TO VES:FY QQA':T1'fl• IN •ME FIEL J. i I I � la ��i�.�.•s�e arcilttect ' �,II •y.I.y.�L.Y fat��•ibv4.w�VI I I 1' NOR'P1 1-• Zn'-o Plainting Plan EXHIBIT 5 I 2 TSHEET OF 3 SHEETS 1 I CND a CLIENT�2- DATE ISCALE " II — JOB NO. llgi '1 A •5 DESIGNE kLo E�- d fkB I is vz;VqA yYAJ G6 Ili Tul. �-P.�mv lD M,-cH e*q. - qev -�,T. +LT, 5pj4n-Tu2c_ tgjj cco avr% vp la rwpi >r . UM919 ts(F Mo-ya- �w� Pvwl; To rrm ,p r i To ve per sv ? Pulp ozx wl Fi;t ara e`rxwn vcd T—zc rum Fiv r a - V714 a;2c;VN. FUUh?'M FJ Py 2.o PA N.A F4:+.i i LVA-, is llW' TmLarTwisrpq.F3isu scant , r IM -X,WrS' APEA a4�, i Fief F�An rF l 6l�tc m .: X�irLKxA1D �a{�'� 9 ..��:--°'^'�=•'s -:.:cam-.:ct.�•.:.•r—.r-'•.. ,,;..�.._<.;-. �.�..-�-�- —, �-c*.=•.:.�--:�:;...�.8c:..�:�xca SIONS BY DESIGN a 1dANUFACTURING + INSTALLATION QUALITY SIGN SYSTEMS FOR DISTINCTIVE VISUAL COMMUNICATION we u c u w. cn.sw A ul.bi 13190 STONE AVENUE NORTH SEA TTLE. WA 98133• 'M SIGH 2061366-0242 _. —i I SHEET 1wO OF SHEETS I.y ` • e N'l4 ItlSjtJ L I tGr,=j'.;P jf�Sq rAayu :t g h� 27 a.� r� �.rtK:Gcrl.�Ks: +� cTi v ir'W141: lYl i.;If}sif yp n*7:UF] t✓. fIA i PiPi F_ r (V fi Fr"t 1TLrpJN I SSa� F zFG,w"7K.:--Jnjf�i;;rnr-T.,N=ttV'trxR3c crs� DvC- tu�l,NVj2na!f2G! _ -- V= wr.T� TI�•I tt% Grss,;rs NJ , �2w.;.✓'TG nun; cru?�(:;vH � �. v;a cs;`�z �,: ?A?.? .t �� _ , . 1 L7 wl 1YJ "rtk+ rrXjl Y75 T:u:: ct trli %,e A . ir. W .E� .�:k' • r rr �+]i><r°7 r t ] '�' �' 0 6bwVy MNJ,1 tLON. Levi 6:F'lV G1j'1�'-P:� 71ri•i YFL'N� Is rl,il� !Afil{FtE'ti; PUP,,( mg 1.'='41. o� Tt7!1..��F1rJ.'!�'!A�'L? iti7c]l.li��C%Frfh�YLllp!) P(U rnTZl�v. F., i --- - — — - 014;91 ow-elAJd tvil FDgxp-PLC O+Tz r -?we,, �'�'-. g'=D NI G?'!R .�Nrf .w.r::.:• R'Sfi N5R1 7ft;f�Z ail', jD Keo :-A -azlgT - -M;L -3Q FL,. AFi+x+A 3z6T¢ - " Rew 5L4 iel, pjwaIKSyQgo-Y. N'r.+l iF(A V iT G1McF1- .5vti FG4t GN'ttL �IZ� 1 / CLIENT .rs� h41 f DATE n-IR-' SCALE�''� JOB NO. i48i'N SA DESIGNER REVISIONS 8Y ` DESIGN •MANUFACTURING' • INSTALLATION ,Ej_ QUALITY SIGN SYSTEMS FOR DISTINCTIVE VISUAL COMMUNICATION { 13190 STONE AVENUE NORTH SEATTLE. WA 98133 SIGN . 20813550252 &l 0015 - CCZ De 00 ev4 - f-.�O ALG:?C Ifioe4T` LX,- j BOA. a t l o& 10*1 - 002-0 11 - voD&a vJ I �tN.. �i� •A 'LI02C) los Nn hL IV?-Vt0tq,PN0% WA " ADJACENT PROPERTY OWNERS LIST aa�Py, WA. 9$o2Z> w(CI -oat- oil 01 o v ss 01 C1 to .2 h'i'� t'V vJ . ebN-oN,P`2, W A �,�,► � �Qi2� 0' I vO2a 100 2.2 enti+.oao5 why L�oN►�r.� �, uJA, q got a (p (07 -ma-Co -00Oa (ry 2 ► t pa 2kk, 10©2(�'� (C,7Z7 2 �, G-DM�lbNO'�j WAY Lop C--. k-141 A Pam- Cp Not VJA , 160 0 3�2'1n3- I-13�o-'ocx� C �tzv►J U6A- I N 611 `^-I 3cc epAt v ►Joe, WAIF gA ��c�ieco� C3 IG�l�vR- 2�D2�' �fl�•.o��PS W A. `i s�o�v On my oath, I certify that the -names and addresses provided represent all properties located within 80 feet of the subject property. •� 4 w Signature of Applicant or Applicant's Representative Subscribed and sworn to before me... -this/ day of��✓u Notary Publr---the State of Washington Res i d"i n g at`�— David Heinlein 13201 Bel Red Road Bellevue, WA 98005 Alex Shulman 4601 Sixth Ave. S. Seattle, WA 98108 Jack A. Winnem 23029 102nd P1 . W. Edmonds, WA 98020 Harold T. Lundin 23019 102nd P1. W. Edmonds, WA 98020 Gary C. Jones P.O. Box 730 Edmonds, WA 98020 Jerrold Effenberger 23028 100th Ave. W. Edmonds, WA 98020 Dr. Kai H. Eng 4625-84th Ave. S.E. Mercer Island, WA 98040 Chevron USA Inc. P.O. Box 7611 San Francisco, CA 94120 John Bickford 23025 100th Ave. W. Edmonds, WV 98020 V Tenant 22828 100th Ave. W. Edmonds, WA 98020 Tenant 10020 Edmonds Way Edmonds, WA 98020 Tenant 10022 Edmonds Way Edmonds, WA 98020 Tenant 10024 Edmonds Way Edmonds, WA 98020 Tenant 10026 Edmonds Way Edmonds, WA 98020 Tenant 10026a Edmonds Way Edmonds, WA 98020 Tenant 10028 Edmonds Way Edmonds, WA 98020 Tenant 9930 Edmonds Way Edmonds, WA 98020 Tenant 10008 Edmonds Way Edmonds, WA 98020 Tenant 10012 Edmonds Way Edmonds, WA 98020 Tenant 10014 Edmonds Way Edmonds, WA 98020 Tenant 10016A Edmonds Way Edmonds, WA 98020 Tenant 10016B Edmonds Way Edmonds, WA 98020 Tenant 10016C Edmonds Way Edmonds, WA 98020 7' bz �^ e %tit✓ry ,�.,u -e, /ice r7 / / 7 4- r 6 a •-7-7--? 4 � �I S �" -,`c", ce 1 HI IUU14 tUl`9UIVU3 WHT kDly) CODE REQUIRED STREET SETBACK: 20' R E C E f V E O EXISTING STREET SETBACK - EDMONDS;WAY:.• 9.' - - l OOTH AV.' W . 2 Z' JA AfJ U' 1Ju HEARING DATE: FEBRUARY 5, 1987 ENGINEERING PLEASE RESPOND WITH YOUR COMMENTS NO LATER THAN JANUARY 22, 1987. THANKS. 4 CITY OF EDMONDS NOTICE OF PUBLIC HEARING., THE H5Afzlfj& KA o SA WILL HOLD A PUBLIC HEARING { RL)960A-1 a 19 (0?7-, ON THE FOLLOWING APPLICATION: FILE NO. ►� 10� AVE .�-$ PROPERTY ADDRESS AND LOCATION oft ZONE DISTRICT THE HEARING WILL BEGIN AT ' e 0 eM., IN THE PLAZA MEETING ROOM, LIBRARY BUILDING, 650 MAIN STREET, EDMONDS, WASHINGTON. IF YOU WISH TO COMMENT ON THIS PROPOSAL, YOU MAY COME TO THE HEARCONSIDEREDNG AND SPEAK. YOU MAY ALSO WRITE A AT HEARING. PLEASE ADDRESS THELETTER ETT RSTATING CONSID WHICH WILL BE TO THE PLANNING DEPARTMENT AND INCLUDE THE ABOVE FILE NUMBER. IF THE ITEM IS CONTINUED TO ANOTHER HEARING BECAUSE THE AGENDA IS NOT COMPLETED, OR FURTHER INFORMATION IS NEEDED, THE DATE OF THE CONTINUED HEARING WILL BE ANNOUNCED ONLY AT THE MEETING. ADDITIONAL INFORMATION MAY BE OBTAINED AT THE PLANNING DEPARTMENT, 250 FIFTH AVENUE NORTH, EDMONDS (PHONE 771-3202, EXTENSION 252). THE REMOVAL, MUTILATION, DESTRUCTION, OR N' G a OO THE CNCEAHEARINQ ISA OF THIS MISDEMEANOR PUNISHABLE BY FINE AND IMPRISONMENT. 146 - 9 7 THIS M OTIQE MAY BE REMOVED AFTER 2 STATE OF WASHINGTON ) ) ss. COUNTY OF SNOHOMISH ) Duane Bowman and says: FILE NO. V-4-87 APPLICANT David Heinlein AFFIDAVIT OF POSTER being first duly sworn, on oath, deposes That on the 21st day of January , 19 87 , the attached Notice of Public Hearing was posted as prescribed by Ordinance, and in any event, in the Frances Anderson Center and Civic Center, and where applicable on or near the subject property. Signed L t C�/2 Subscribed and sworn to before me this day of - 19_. Notary Public in and for the State of Washington. Residing at MY COMMISSION EXPIRES 6-16-89. 0 AFFIDAVIT OF MAILING STATE OF WASHINGTON ) ss. COUNTY OF SNOHOMISH ) Susan Painter deposes and says: FILE NO. V-4-87 APPLICANT David Heinlein being first duly sworn, on oath That on the 21st day of January ,19 87 , the attached Notice of Public Hearing was mailed as required to adjacent property owners, the names of which were provided by the applicant. Signed " l CLA) Subscribed and sworn to before me this day of 19 Fj�_ Notary Public in and for the State of Washington. Residing atoL, MY COMMISSION EXPIRES 6.16.89, 0 THIS PACKET SENT TO HEARING EXAMINER ON JANUARY 27, 1987 EXHIBIT LIST V-4-87 EXHIBIT 1 - STAFF REPORT EXHIBIT 2 - APPLICATION/DECLARATIONS EXHIBIT 3 - SITE PLAN EXHIBIT 4 - PROPOSED BUILDING ELEVATIONS EXHIBIT 5 - LANDSCAPE PLAN EXHIBIT 1 STAFF REPORT TO THE HEARING EXAMINER FILE: V-4-87 HEARING DATE: February 5, 1987 I. REQUESTED ACTION: Variances to reduce the required 20' street setback to 2 1/2' along 100th Avenue West and 9' along Edmonds Way for proposed remodel of the shopping center at 10016 Edmonds Way, Edmonds. II. APPLICANT/OWNER: Representative: Dave Heinlein 13201 Bel -Red Road Bellevue, WA 98005 III. LEGAL DESCRIPTION: See Exhibit 2 IV. STAFF FINDINGS AND CONCLUSIONS: A. Description of the Subject Property and Surrounding Area The subject property is located on the southwest corner of the intersection of Edmonds Way (SR 104) and 100th Ave. W. The property contains approximately 47,285 sq. ft. of area. There is an existing small shopping center located on the property. Two buildings are located in the center. The northern building is located perpendicular to SR104. The other building runs parallel to the south property line. The Applicant is seeking a variances to the required street setbacks to allow a remodeling of the center. Surrounding development is entirely commercial. B. Official Street Map Proposed R/W Existing R/W North - SR 104 90'-100' 90'-100' East - 100th Ave. W. 80' 80' C. Conformance to Chapter 20.85.010 =I ' Staff Report V-4-87 1. Special Circumstances Page 2 The existing buildings are over twenty-four years old. In addition, the State of Washington condemned a portion of the subject property to expand SR 104. The variances will allow a remodel of the site to bring it into character with the other recently improved properties. 2. Special Privilege The proposed variances do not appear to represent a grant of special privilege. The nonconforming freestanding sign will be brought into compliance with the code. 3. Comprehensive Plan The Comprehensive Policy Plan map designates the subject property as Commercial Business, as are the adjacent properties. The proposed variances do not appear to conflict with the purposes of the Comprehensive Plan. 4. Zoning Ordinance The subject property, as well as the surrounding area, is zoned BN. Further to the west is RS-8 zoning. The proposed variance does not appear to conflict with the purposes of the zoning ordinance or the BN zone district. 5. Not Detrimental The proposed variances do not appear to pose any significant impact to the public or to any near by private property or improvement. 6. Minimum Variance The requested variances do appear to represent a minimum variance requests. V. STAFF RECOMMENDATION: The proposed project will upgrade the appearance of the intersection of SR 104 and 100th Ave. W. and make the shopping center more in character with the surrounding properties. The 0 fa•�.'�a1"+Y!��i: i •2 •. :fShci.a_.EY.4�:1•Le.�C&.::.�±&tel.Lrtrae.'wi+a }xi "=�.••+r+� Page 3 nonconforming freestanding sign will be removed, additional landscaping will be provided, and a more efficient parking layout will be provided as a result of the proposed project. Staff recommends approval of V-4-87, subject to the following conditions: 1. Comply with all Architectural Design Board (ADB) requirements. 2. Remove the existing nonconforming sign. 3. Phased work on the project be allowed. 4. Obtain Building Permits for all work done on the site. 0 •5i � `��� ,_ �......,.`.�..t�}.�f'.e+.�a;uu.'.tEYM+1.YL.di�.'i:,�.'.v.�3�_1w''i•� PLEASE PRINT YOUR NAME AND ADDRESS BELOW IF YOU WISH TO SPEAK ON THIS ITEM AND/OR WISH TO RECEIVE A COPY OF THE HEARING EXAMINER'S FINDINGS OF FACT V--4-87 DAVE HEINLEIN Variance to reduce the street setbacks from 20' to 2' from 100th Ave. W. and 9' from SR 104 to allow remodel of the shopping center at 10016 Edmonds Way NAME l ADDRESS ? -7 1- / / "/, L/,--/ 1_="f� i <<�A s Q,,la rFc ,V CITY OF EDMONDS 250 51h AVE. N. • EDMONDS, WASHINGTON 98020 • (206) 771.3202 HEARING EXAMINER FINDINGS AND DECISION OF THE HEARING EXAMINER OF THE CITY OF EDMONDS LARRY 9J WTLPM(ONDS, MAYOR %fd THE MATTER OF' THE APPLICATION OF FILE: V-4-87 RAVE HEINLEIN FOR APPROVAI, OF A VARIANCE; DECISION- The variance is r,ranted subject to the conditions Listed. INTRODUCTION rave Heinlein, 13201 -- Bel -Red Road, Bellevue, Washington, 98clos, (hereinafter referred to as Applicant) has requested approval of a variance to reduce the street setbacks on 100th Avenue West and Edmonds Way and more particularly on property located at 10016 Edmonds Way, Edmonds, Washington. A hearing on the request was held before the Hearing Examiner of the City of Edmonds, Washington, on February 5, 1987. At the hearing the following presented testimony and evidences Duane Bowman Dave? Heinlein Planning 'Dept. 13201 Bel --Red Road City of Edmonds Bellevue, WA 98005 Edmonds, WA 98020, Howard Winnem 22511 80th West Edmonds, WA 98020 At. the hearing the following exhibits were submitted and. as part: of the official record of this proceeding: Exhibit 1 - Sta.fE Report 2 -. Application/Declarations 3 - Site Plan 4 - Proposed Building Elevation. ' S Landscape plan 6 - Sign Plan 7. -- Photographs, After duce cons ider.atior. of tho. evidence presented t.y the Applicant.; -1- INCORPORATED AUGUST 11, 1 990 r HEARING EXAMINER RE: •4-87 evidence elicited during the public hearing; and, as a result of the personal inspection of the subject property and surrounding areas by the Hearing Examiner, the following Findings of Fact and Conclusions constitute the basis of the decision of the Hearing Examiner. FINDINGS OF FACT 1. The Applicant has requested a variance for the reduction of of street setbacks along 100th Avenue West and along Edmonds Way, in the City of Edmonds, Washington. The subject property for the requested setbacks is located at 10016 Edmonds Way, Edmonds, Washington. (Staff report.) 2, The Applicant's request is for a reduction of the 20-foot setback to a 2-1/2 foot setback along 100th Avenue West, and a reduction of the 20-foot street setback to a 9-foot setback along Edmonds Way. It is the intent of the Applicant to utilize these reduced setbacks for the purpose of remodelling a shopping center that exists on the subject property. (Heinlein testimony.) 3. The subject property is located on the southwest corner of the intersection of Edmonds Way (SR104) and 100th Avenue West. The subject property consists of 47,285 square feet. Located on site is a small shopping center with two buildings. The northern building is located perpendicular to SR104 and the other building runs parallel to the south property line. (Staff report.) 4. It is the intent of the Applicant to remodel the site and enhance the aesthetical quality of the neighborhood. This remodelling will bring the site into character with other recently improved properties in the area. (Bowman testimony.) 5. In order for a variance to be granted within the City of Edmonds the criteria as set forth in ECDC 20.85.010 must be satisfied. These criteria include: A. Because of special circumstances relating to the property, the strict enforcement of the zoning ordinance would deprive the owner of use rights and privileges permitted to other properties in the vicinity with the same zoning. B. The approval of the variance would not be a grant of special privilege to the property in comparison with the limitations upon other properties in the vicinity with the same zoning. C. The approval of the variance will be consistent with the Comprehensive Plan of the City of Edmonds. D. The approval of the variance will be consistent with the purposes of the zoning ordinance and the zone district in which the property is located. E. The variance as approved or conditionally approved will not -2- HEARING EXAMINER RE: ( -4-87 be significantly detrimental to the public health, safety and welfare or injurious to the property or improvements in the vicinity and same zone. F.' The requested variance is the minimum necessary to allow the owner the rights enjoyed,by other properties in the vicinity with the same zoning. (ECDC.) 6. The subject property is zoned BN. The proposed variance will not conflict with the purposes of the zoning ordinances or the zone district in which the subject property is located. (Bowman testimony.) 7. The Comprehensive Policy Plan Map designates the subject pro- perty as Commercial Business. The adjacent properties are also designated as Commercial Business. The requested variance will not be in conflict with the Comprehensive Plan of the City of Edmonds. (Staff report.) 8. The buildings on the subject property are 24 years old. Subse- quent to the building of these structures, the State of Washington condemned a portion of the property for the expansion of State Route 104. As a result, the Applicant has a smaller area to develop the site and to improve it. With the use of the variance a remodel of the site will be permitted. (Bowman testimony.) 9. The requested variance does not appear to pose any significant impact to the public, nor to nearby private properties or improvements. (Staff report.) 10. A representative of the property owner to the southwest of the subject property indicated that there is erosion and slippage of the bank that is behind the subject property. The witness requested that the City take some action to prevent further erosion and slippage of the bank in order to preserve structures that are located on the top of the bank. (Winnem testimony.) 11. The Planning Department of the City of Edmonds recommended approval of the variance subject to the conditions as set forth in the Staff report (Exhibit 1.) CONCLUSIONS 1. The application is for the approval of a variance for the reduction of the required street setbacks on property located on the southwest corner of the intersection of Edmonds Way and 100th Avenue West and more particularly for the property located at 10016 Edmonds Way, Edmonds, Washington. 2. The criteria as set forth in ECDC 20.85.010 have been reviewed and the proposal satisfies these criteria. -3- M HEARING EXAMINER RE:.-4-87 3. Special circumstances exist for the granting of a variance. Because of the nonconforming nature of the building on site and the reduced area of the site due to highway expansion, circumstances exist for the granting of a variance. These circumstances include the reduced area available to upgrade the site. 4. The granting of the variance will not be the grant of a special privilege to the Applicant. 5. The requested variance is consistent with the Comprehensive Plan of the City of Edmonds. The requested variance is consistent with the purposes of the zoning ordinances of the City of Edmonds and in particular the BN zone. 6. The requested variance will not be detrimental to the public nor to nearby private property or improvements. 7. The requested variance is the minimum necessary for the Appli- cant to develop the property in an appropriate manner. nVOTCTnM Based upon the preceding Findings of Fact and Conclusions; the testimony and evidence submitted at the public hearing; and, upon the impressions of the Hearing Examiner at a site view, it is hereby ordered that the requested variance for a reduction in the street setbacks at 10016 Edmonds Way, Edmonds, Washington, is granted subject to the following conditions: 1. The setback of the subject property along 100th Avenue West shall be reduced to 2-1/2 feet. 2. The setback of the subject property along Edmonds Way at 10016 Edmonds Way, Edmonds, Washington, shall be reduced to 9 feet. 3. The Applicant is to comply with all Architectural Design Board (ADB) requirements. 4. The Applicant is to remove the existing nonconforming sign. 5. The Applicant shall be allowed to have phased work on the project. 6. The Applicant is required to obtain all necessary building permits prior to any construction. -4- u Vol �1 .fv C T. ,l