1450 OLYMPIC AVE (4).pdffi.s t 1 g 9"
CITY OF EDMONDS BAO FAHEY
bea YOR
250 5TH AVENUE NORTH • EDMONDS, WA 98020 • (206) 771-0220 • FAX (206) 771-0221 'j1V#
HEARING EXAMINER 1;f'
Z
FINDINGSt CONCLUSIONS -AND DECISION
OF THE HEARING EXAMINER
CITY OF EDMONDS
APPLICANT: JoAnn and Joe Kennard
CASE NO.: V-96-58
LOCATION: 1450 Olympic Avenue
APPLICATION: A variance to reduce the required 25 foot street setback on the
north property line to 15 feet and to reduce the required 10 foot
side setback on the east property line to 6 feet (see Exhibit A,
Attachment 2).
REVIEW PROCESS: Variance; Hearing Examiner conducts public hearing and makes
final decision.
MAJOR ISSUES:
a) Compliance with Edmonds Community Development Code (ECDC)
Section 16.20.030 (SINGLE-FAMILY RESIDENTIAL - Site
Development Standards).
b) Compliance with Edmonds Community Development Code (ECDC)
Chapter 20.85 (VARIANCES).
SUMMARY OF RECOMMENDATION AND DECISION:
Staff Recommendation:
Hearing Examiner Decision:
PUBLIC HEARING:
Partial approval with conditions
Partial approval with conditions
After reviewing the official file which included the Planning Division Staff Advisory Report; and
after visiting the site, the Hearing Examiner conducted a public hearing on the Kennard
application. The hearing on the application was opened at 9:00 a.m., June 6, 1996, in the Plaza.
Room, Edmonds Library, Edmonds, Washington, and closed at 9:09 a.m. Participants at the
public hearing and the exhibits offered and entered are listed in this report. A verbatim recording
of the hearing is available in the Planning Division.
• Incorporated August 11, 1890 0'
Sister Cities International — Hekinan, Japan
- Hearing Examiner Decision
Case No. V-96-58
Page 2
HEARING COMMENTS:
The fallowing is a summary of the continents offered at the public hearing.
From the City:
Stephen Bullock, Project Planner, reviewed the staff report and recommended partial
approval of the application, with conditions.
From the Applicant:
Joe Kennard, Applicant, explained he had no flexibility for the breakfast nook, but could
move the shop to meet the setback requirements. He said he was willing to go with the
staff recommendation.
From the Community:
No one from the community spoke at the hearings
(DESCRIPTION OF PROPOSALi
The applicant is proposing to construct two minor additions which would encroach setbacks
to their home. One, a breakfast nook will encroach into the north street setback 10 feet. The
other, a storage area will encroach the north street setback 10 feet and the east side setback 4
feet. The existing house was built in 1933 in its current location,15 feet from Forest Dell Dr.
prior to its annexation into the City of Edmonds in 1963 and prior to the establishment of the
RS-12 zone with its setback requirements. Also, according to the applicant's declarations, the
nature of the improvements, a breakfast nook and storage area, guides where they logically
should be located in relationship to the existing house. The breakfast nook should be located
near the kitchen, and the storage area in an unobtrusive location on the lot. This has led to the
proposal which includes the breakfast nook on the north side of the house, adjacent to the
kitchen on top of the existing non -conforming garage. The storage area is proposed to be on s
the east side of the house where it's visual impact to the subject property and surrounding
properties will be minimized by surrounding vegetation and topography.
i
FINDINGS OF FACT AND CONCLUSIONS
A. SITE DESCRIPTION
1. Site (Development And Zoning:
a. Facts:
(1) Size: The subject property is approximately 19,000 square feet in area,
and is roughly rectangular in shape with 100-feet of street frontage
along Olympic Ave to the west and 190-feet of street frontage along
Forest Dell Drive to the north (see Exhibit A, Attachment 4).
(2) Land Use: The subject property is currently developed with a single.
family house.
Hearing Examiner Decision
Case No. V-96-58
Page 3
(3) Zoning : The zoning of the subject property is Residential Single
Family - 12,000 sq. ft. lots (RS-12) (see Exhibit A, Attachment 1).
Single -Family homes are a permitted primary use in this zone.
{
.
(4) Terrain and Vet=.etation: The subject property slope gently up
towards the east with ornamental vegetation.
20 Neighboring Development And Zoningr
a. Fes: The adjacent properties on all sides are currently zoned under the
same RS-12 zone (see Exhibit A, Attachments 1). These properties are
also developed with single-family homes.
D. EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC) COMPLIANCE
1. Critical Areas Compliance
a. Eas:
_et
(1) This proposal is subject to review under ECDC Chapter 20.153
(Critical Areas Ordinance).:
(2) The applicant has submitted a Critical Areas Checklist, and the city has.
issued a Waiver from the requirement to prepare a Critical Areas.
b. Conclusion: The applicant has complied with the requirements of the
t�
City's Critical Areas Ordinance.
2. Compliance with RS-12 Zoning Standards
a. Facts:
(1) The fundamental site development standards pertaining to Residential
.
development in the RS-12 zone are set forth in Chapter 16.20.030.
These include the following for creating a lot:
°^
a) Minimum Lot size: 12,000 square feet
b) Minimum Lot width: 80 feet
and the following for locating structures:
a) Street Setback: 25 feet
b) Rear Setback: 25 feet (5 feet for detached structures)
c) Side Setbacks: 10 feet
d) Maximum Height: 25 feet
e) Lot Coverage: 35%
(2) As a corner lot, the subject property must provide a street setback from
the north and the west property lines. All other setbacks will be side
setbacks.
Hearing Examiner Decision
Case No. V-96-58
Page 4
2. Compliance with requirement for a Variance
ECDC Chapter 20.15B. 180.A, states an applicant may request a variance from
the standards of this Chapter pursuant to the procedures set forth in ECDC
Chapter 20.85 (Variances). Chapter 20.85 of the ECDC sets forth the
mechanism whereby a provision of the Code may be varied on a case -by -case
basis if the application of the provision would result in an unusual and
unreasonable hardship (see Exhibit A, Attachments 3).
a. Facts:
(1) ECDC Section 20.85.010 establishes the decisional criteria with which
a variance request must comply in order to be granted by the Hearing
Examiner. These criteria include: a Special Circumstance must exist;
no Special Privilege is granted; the proposal is consistent with the
Comprehensive Plan; the proposal is consistent with the Zoning Code.
(2) The applicant has submitted declarations with their submittal which
address the decisional criteria as follows (see Exhibit A, Attachment 3):
Special Circumstances - The house was built in 1933 in its current
location, 15 feet from Forest Dell Dn prior to its annexation into
the City of Edmonds in 1963 and prior to the establishment of the
RS-12 zone with its setback requirements. Also, the nature of the
improvements, a breakfast nook and storage area, guides where
they logically should be located in relationship to the existing
house. The breakfast nook should be located near the kitchen, and
the storage area in an unobtrusive location on the lot. This has led
to the proposal which includes the breakfast nook on the north side
of the house, adjacent to the kitchen on top of the existing non-
conforming garage. The storage area is proposed to be on the east
side of the house where its visual impact to the subject property and
surrounding properties will be minimized by surrounding vegetation
and topography.
Special Privilege - Granting of the variance would merely allow the
applicant to make improvements to their home consistent with
those in the general vicinity.
® Comprehensive Plan - The proposal is consistent with the
Comprehensive Plan in that it does not create a greater density or
change the residential character of the neighborhood.
e Zoning Ordinance - The proposal is consistent with the Zoning
Ordinance in that it does not create a greater density or ask for any
increase in lot coverage or additional height. Also, the proposed
encroachment into the north setback will not encroach any more
then the existing building already does.
• Not Detrimental - The granting of the variance will not be
significantly detrimental to the public health, safety and welfare or
Hearing Examiner Decision
Case No. V-96-58
Page 5
injurious to the property or improvements in the vicinity and same
zone.
• Minimum Variance - The granting of this variance is the minimum
necessary to grant the applicants the rights enjoyed by the other
properties in the vicinity with the same zoning.
b. Conclusions:
(1) Special circumstances exist on this property in that the house was built
in 1933 in its current location,15 feet from Forest Dell Dr. prior to its
annexation into the City of Edmonds in 1963 and prior to the
establishment of the RS-12 zone with its setback requirements (see
Exhibit A, Attachment 3).
(2) No special privilege will be demonstrated in granting this variance in
that it would merely allow the applicant to make improvements to their
home consistent with those in the general vicinity.(see Exhibit A,
Attachment 3).
(3) Approval of the proposed variance would allow for the continued
development of the site in a manner consistent with the intent of the
Zoning Code and the Comprehensive Plan designation of the site.
(4) Approval of the variance would not be detrimental to the public health,
safety or welfare.
(5) Approval of the requested variance appears to be the minimum required
to allow for the breakfast nook. It does not appear to be the minimum
necessary for the installation of the storage / shop area because the
applicant has not submitted any arguments for why that addition needs
project into the north street setback area
(see Exhibit A, Attachment 3).
(6) As conditioned, the requested variance would be consistent with these
review criteria.
C. TECHNICAL COMMITTEE
1. Review by City Departments
a) Fact: No comments were made by other City departments.
b) Conclusion; Other City departments have no initial concerns.
D. COMPREHENSIVE PLAN (ECDC)
1. Comprehensive Plan Designation
a. Fact: The Comprehensive Plan designates the subject property as Low
Density Residential.
b. Conclusion: The proposed project is consistent with the Low Density
Residential designation in the Comprehensive Plan.
Hearing Examiner Decisaon
Case No. V-96-58
Page 6
DECISION
Based on statements of Fact and Conclusions, this application is partially approved, subject to the
following conditions;
1. The addition for the breakfast nook is approved as proposed. The addition for the storage
area shall be moved to the south so it conforms to the required street setback, but would
be allowed to encroach the side setback 4 feet as proposed. As an alternative, it may be
relocated on the site so it meets all setback requirements.
2.. This application is subject to the applicable requirements contained in the Edmonds
Community Development Code. It is the responsibility of the applicant to ensure
compliance with the various provisions contained in these ordinances.
3. The applicant must obtain a building permit prior to any construction.
4. The permit is transferable.
Entered. this IP day June of, 1996, pursuant to the authority granted the Hearings Examiner
under Chapter 20.100 of the Community Development Code of the City of Edmonds.
E 0�
a 94-49���
Ron McConnell
Hearing Examiner
RECONSIDERATION AND APPEALS:
The following is a summary of the deadlines and procedures for filing reconsiderations and
appeals. Any person wishing to file or respond to a recommendation or appeal should contact the
Planning Department for further procedural information.
A. REQUEST FOR RECONSIDERATION:
Section 20.100.010.E allows for the Hearing Examiner to reconsider his decision or
recommendation if a written request is filed within ten (10) working days of the date of the initial
decision by any person who attends the public hearing and signs the attendance register and/or
presents testimony, or by any person holding an ownership interest in a tract of land which is the
subject of such decision or recommendation. The reconsideration request must cite specific
references to the findings and/or the criteria contained in the ordinances governing the type of
application being reviewed.
Hearing Examiner Decision
Case No V-96=58
Page ?.
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Section 20.105 020.A 'B des;nbe: how, appeals '°of a Hearing EuarYiiner • decision � or
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reconriairaendaton .shalt be made. The , appeal shall be minade writing; .and :shall include the. '
r
h
de+con being appealed along the name. of theproject and the date' of the decision, the naixie of
the iiidivww or, group appealing the decision, their interest in`tlie matter, and reasons why the
appellant Wljeves the decision to wrong.: wmng, The appeal must be fled with the Community
Development Director within ten (10) working days after the date of the decision being appealed.
E)CMI :
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T� following exhibit was offtred and entered into the record.
A Planning Division, Advisory Report, with four attachments
E. --
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PAR°Y'M OF REWRD:
r'
Kathi 3t.xPeter JoAnn & Jae Kennard
8122 206th 3t SW 1450 Olympic Ave.,
Edmonds, WA 9802 F.dinonds, WA 980M
Planiing Division
En 9 m=9 Division
Fire.Mpai tment
Parks'Departinent
r
Public Works.Department�
,DUNE 6:'i996
m ettt'ocimi ,crinu .v.vni 16"MARAR ennRi:SQ T!P ('.nnO` Amwpi nmF NUMBER
,
CIT iit OF EDM:ONDS BARBARAFAHEY:
,.
MAYOR
r 260 STH AVENUE NORTH e'. EDMONUS, WA 98020 •' .1206) 771.0220 • : FAX (206) 77,1-0221
COMMUNITY SERVICES DEPARTMENT'.
Public .Works Planning • Parks and Recreation •Engineering.
�7
L:eti ev t f Tra�sr>r a a!
CIa#e
� May 31,1996 '
To
JoAnn & Joe Kennard
712 Waltham C #
ElPaso:TX79922
~Sub#ecE:
V 96-58
7ransmitting:
Agenda and Staff Report
Far Your Information: XX
As you requested:
For your file:
Comment:
Note attachments: .
Sincerely,
Diane M. Cunningham, Planning Secretary
cc: Kathi St. Peter
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o• Inc6r06rr6ted August 11, 1806,0
Sister Gttes international Hekmam Japan ,
ED O �/�S HEARING EXAMINER
MEE egY ING t�l2rENDA
JUNE 6,1996 AT 9:00 A.M.
SPECIAL MEETING LOG4 TI®N
Community Services Conference Room - Community Services Building
250 5th Avenue North
iVD,
1. Call to Order
2. Public Hearings
a. WITHDRAWN - NOTICE TO BE PROVIDED WHEN NEW HEARING DATE
ESTABLISHED
FILE NO. V 96-43; Application by Linda Schoener and Andy Dulin for a Critical Areas Variance to
eliminate the required 50-1oot wide critical area buffer and 15-foot wide building setback and encroach
into the steep slope critical area approximately 8 feet. The subject property is located at 7212 164th
Street Southwest and is zoned RS 20/RS-12.
b. FILE NO. V-96-58; Application by JoAnn & Joe Kennard for a Variance to reduce the required 25-
foot street setback from the north property line to 15 feet and to reduce the required side setback from
the east property line from 10 fret to 6 feet, to allow the construction of proposed breakfast room/nook
addition on the north side and a proposed shop addition on the north and cast side of an existing single-
family residence. The subject property is located at 1450 Olympic Avenue and is zoned RS-12.
C. WITHDRAWN - NOTICE TO BE PROVIDED WHEN NEW HEARING DATE
ESTABLISHED
FILE NO. V-9641; Application by Diana Clay and Michael Kerr for a Critical Areas Variance to
reduce the required 50-foot wide critical area buffer to zero (0) feet reducing the required 15-foot wide
building setback from the critical area to zero (0) feet. The proposed home would intrude into the
Critical Area slope by 17-feet and cover an areaa of approximately 630 square feet. This application
has been filed with a concurrent proposal under File No. V-9642 for a variance to reduce the required
street setback.
d. WITHDRAWN - NOTICE TO BE PROVIDED WHEN NEW HEARING DATE
ESTABLISHED
FILE NO. V-9642; Application by Diana Clay and Michael Kerr for a Variance to reduce the
required 25 foot street setback to a minimum of 5 feet to allow the construction of a new single-family
residence. The subject property will be located at 7316 164th Street Southwest and is zoned RS-
20/RS-12. This application has been filed with a concurrent proposal under File No. V-96-41 for a
Variance to reduce the required Critical Auras buffer and building setback.
PARKING AND MEETING ROOMS ARE ACCESSIBLE FOR PERSONS WITH DISABILITIES
(Contact the City Clerk at 771-0245 with 24 hours advance notice for special accommodations)
CITY OF EDMONDS
250 STH AVENUE NORTH, EDMONDS, WA 98020
PLANNING NING DIVISION
ADVISORY REPORT
FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS
TO: Ron Connell, H ng Ex iner
From:
Ste en F. Bu hock
Project Planner
Date: MAY 31,1996
File: V-96-58
Hearing Date, Time, And Place: June 6. 1996: At 9:00 AM,
Plaza Room - Edmonds Library
650 Main Street
TABLE OF CONTENTS
Section Page
I. INTRODUCTION..................................................................................................................
1
A. Application .................................... ............................. .....: ... ... ......
1
..... .... ......... .....
B. Description of Proposal ..................................................... .. ... . ......... .. ..
2
C. Recommendations............................................................................................................ ..................
2
U. FINDINGS OF FACT AND CONCLUSIONS ......................................... ..........................
2
A. Site Description.................................................................................... .................. ............... ...2
B. Edmonds Community Development Code (ECDC) Compliance ......... ......... ......... ......... ........3
C. Technical Committee......................................................................................... ......... ........... .......5
D. Comprehensive Plan (ECDC)................................................. ......... ......................: ......... .........5
III. RECONSIDERATION'S AND APPEALS...............................................................................
5
A. Request for Reconsideration....................................................................................::.................................5
B. Appeals....................................................................................................................................... ..........5
IV. LAPSE OF APPROVAL..........................................................................................................
5
V. APPENDICES............................................................................................................................6
VI. PARTIES OF RECORD..................................................................:........................................
6
I. INTRODUCTION
A. Application
1. Applicant; JoAnn & Joe Kennard (see Attachment 2).
2. Site Location; 1450 Olympic Avenue (see Attachment I).
\. ±` Joe & JoAnn Kennard
File No. V-96-58
Page 2 of 6
I
3. Request: A variance to reduce the required 25 foot street setback an the north property
line to 15 feet and to reduce the required 10 foot side setback on the east property line to 6
feet (see Attachment 2).
4. Review Process: Variance; Hearing Examiner conducts public hearing and makes final'"
decision.
5. Major Issues:
a. Compliance with Edmonds Community Development Code (ECDC) Section 16.20.030
(SINGLE-FAMILY RESIDENTIAL Site Development Standards).
b. Compliance with Edmonds Community Development Code (ECDC) Chapter 20.85
(VARIANCES).
B. Description of Proposal
The applicant is proposing to construct two minor additions which would encroach setbacks to
their home. One, a breakfast nook will encroach into the north street setback 10 feet. The other, a
storage area will encroach the north street setback 10 feet and the east side setback 4 feet. The
existing house was built in 1933 in its current location, 15 feet from Forest Dell Dr. prior to its
annexation into the City of Edmonds in 1963 and prior to the establishment of the RS-12 zone with
its setback requirements. Also, according to the applicant's declarations, the nature of the
improvements, a breakfast nook and storage area, guides where they logically should be located in
relationship to the existing house. The breakfast nook should be located near the kitchen, and the
storage area in an unobtrusive location on the lot. This has led to the proposal which includes the
breakfast nook on the north side of the house, adjacent to the kitchen on top of the existing non-
conforming garage. The storage area is proposed to be on the east side of the house where it's
visual impact to the subject property and surrounding properties will be minimized by surrounding
vegetation and topography.
C. Recommendations
Based on statements of Fact, Conclusions, and Attachments in this report we recommend a partial
approval of this application subject to the following conditions:
1. The addition for the breakfast nook should be approved as proposed. The addition for the
storage area should be moved to the south so it conforms to the required street setback but
would be allowed to encroach the side setback 4 feet as proposed.
2. This application is subject to the applicable requirements contained in the Edmonds
Community Development Code. It is the responsibility of the applicant to ensure compliance
with the various provisions contained in these ordinances.
3. The applicant must obtain a building permit prior to any construction.
4. The permit should be transferable.
II. FINDINGS OF FACT AND CONCLUSIONS
A. Site Description
1. Site Development And Zoning:
a) Facts:
(1) Size: The subject property is approximately 19,000 square feet in area, and is
roughly rectangular in shape with 100-feet of street frontage along Olympic Ave to
the west and 190-feet of street frontage along Forest Dell Drive to the north (see
Attachment 4).
V96_058.DOC! May 31, 1996! Staff Report
Joe & JoAnn Kennard
File No. V-96-58
Page 3 of 6
(2) 'Land Use: The subject property is currently developed with a single family house.
(3) Zonin The zoning of the subject property, is Residential Single -Family - 12,000 sq.
ft. lots (RS-12) (see Attachment 1). Single -Family homes are a permitted primary
use in this zone.
(4) 'Terrain and Veeetation: The subject property slope gently up towards the east with
ornamental vegetation.
2. Neighboring Development And Zoning.
a) Fact: The adjacent properties on all sides are currently zoned under the same RS-12
zone (see Attachments 1). These properties are also developed with single-family homes.
B. Edmonds Community Development Code (ECDC) Compliance
1. 'Critical Areas Compliance
a) Facts:•
(1) This proposal is subject to review under `ECDC' Chapter 20.153 (Critical Areas
Ordinance).
(2) The applicant has submitted a Critical Areas Checklist, and the city has issued a
Waiver from the requirement to prepare a Critical Areas.
b) Conclusion: The applicant has complied with the requirements of the City's Critical
_Areas Ordinance.
2. Compliance with RS-12 Zoning Standards
a) Facts:
(1) The fundamental site development standards pertaining to Residential development
in the RS-12 zone are set forth in Chapter 16.20.030. These include the following for
creating a lot:
a) Minimum Lot size: 12,000 square feet
b) Minimum Lot width: 80 feet
and the following for locating structures:
a) Street Setback: 25 feet
b) Rear Setback: 25 feet (5 feet for detached structures)
c) Side Setbacks: 10 feet
d) Maximum Height: 25 feet
e) Lot Coverage: 35%
(2) As a corner lot, the subject property must provide a street setback from the north and
the west property lines. All other setbacks will be side setbacks.
3. Compliance with requirement for a Variance
ECDC Chapter 20.15B.180.A, states an applicant may request a variance from the standards
of this Chapter pursuant to the procedures set forth in ECDC Chapter 20.85 (Variances).
Chapter 20.85 of the ECDC sets forth the mechanism whereby a provision of the Code may be
varied on a case -by -case basis if the application of the provision would result in an unusual
and unreasonable hardship (see Attachments 3).
a) Facts•
V96_058.DOC 1 May 3 1, 1996 t Staff Report
i
} Joe & JoAnn Kennard
Fite No. V-96-58
Page 4 of 6
(1) ECDC Section 20.85.010 establishes the decisional criteria with which a variance
request must comply in order to be granted by the Hearing Examiner. These criteria
include: a Special Circumstance must exist; no Special Privilege is granted; the
proposal is consistent with the Comprehensive Plan; the proposal is consistent with
the Zoning Code.
(2) The applicant has submitted declarations with their submittal which address the
decisional criteria as follows (see Attachment 3):
• Special Circumstances - The house was built in 1933 in its current location, 15
feet from Forest Dell Dr. prior to its annexation into the City of Edmonds in
1963 and prior to the establishment of the RS-12 zone with its setback
requirements. Also, the nature of the improvements, a breakfast nook and
storage area, guides where they logically should be located in relationship to the
existing house. The breakfast nook should be located near the kitchen, and the
storage area in an unobtrusive location on the tot. This has led to the proposal
which includes the breakfast nook on the north side of the house, adjacent to the
kitchen on top of the existing non -conforming garage. The storage area is
proposed to be on the east side of the house where its visual impact to the subject
property and surrounding properties will be minimized by surrounding
vegetation and topography.
• Special Privilege - Granting of the variance would merely allow the applicant to
make improvements to their home consistent with those in the general vicinity.
• Comprehensive Plan - The proposal is consistent with the Comprehensive Plan
in that it does not create a greater density or change the residential character of
the neighborhood.
• Zoning Ordinance - The proposal is consistent with the Zoning Ordinance in that
it does not create a greater density or ask for any increase in lot coverage or
additional height. Also, the proposed encroachment into the north setback will
not encroach any more then the existing building already does.
• Not Detrimental - The granting of the variance will not be significantly
detrimental to the public health, safety and welfare or injurious to the property or
improvements in the vicinity and same zone.
• Minimum Variance - The granting of this variance is the minimum necessary to
grant the applicants the rights enjoyed by the other properties in the vicinity with
the same zoning.
b) Conclusions:
(1) Special circumstances exist on this property in that the house was built in 1933 in its
current location,15 feet from Forest Dell Dr. prior to its annexation into the City of
Edmonds in 1963 and prior to the establishment of the RS-12 zone with its setback
requirements (see Attachment 3).
(2) No special privilege will be demonstrated in granting this variance in that it would
merely allow the applicant to make improvements to their home consistent with those
in the general vicinity.(see Attachment 3).
(3) Approval of the proposed variance would allow for the continued development of the
site in a manner consistent with the intent of the Zoning Code and the Comprehensive
Plan designation of the site.
(4) Approval of the variance would not be detrimental to the public health, safety or
welfare.
V96_058.DOC 1. May 31,1996 / Staff Report,
. i Joe & JoAnn Kennard
File No. V-96-58
Page 5 of 6
(5) Approval of the requested variance appears to be the minimum required to allow for
the breakfast nook. It does not appear to be the minimum necessary for the
installation of the storage / shop area because the applicant has not submitted any
arguements for why that addition needs project into the north street setback area
(see Attachment 3).
(6) As conditioned, the requested variance would be consistent with these review criteria.
C. Technical Committee
1. Review by City Departments
a) Fact: No comments were made by other City departments.
b) Conclusion: Other City departments have no initial concerns.
D. Comprehensive Plan (ECDC)
1. Comprehensive Plan Designation
a) Fact: The Comprehensive Plan designates the subject property as Low Density
Residential.
b) Conclusion: The proposed project is consistent with the Low Density Residential
designation in the Comprehensive Plan.
III. RECONSIDERATION'S AND APPEALS
The following is a summary of the deadlines and procedures for filing reconsideration's and appeals. Any
person wishing to file or respond to a recommendation or appeal should contact the Planning Department
for further procedural information.
A. Request for Reconsideration
Section 20.100.010.E allows for the Hearing Examiner to reconsider his decision or
recommendation if a written request is filed within ten (10) working days of the date of the initial
decision by any person who attends the public hearing and signs the attendance register and/or
presents testimony or by any person holding an ownership interest in a tract of land which is the
subject of such decision or recommendation. The reconsideration request must cite specific
references to the findings and/or the criteria contained in the ordinances governing the type of
application being reviewed.
B. Appeals
Section 20.105.020.A & B describe how appeals of a Hearing Examiner decision or
recommendation shall be made. The appeal shall be made in writing, and shall include the
decision being appealed along with the name of the project and the date of the decision, the name
of the individual or group appealing the decision, their interest in the matter, and reasons why the
appellant believes the decision to be wrong. The appeal must be filed with the Community
Development Director within ten (10) working days after the date of the decision being appealed.
IV. LAPSE OF APPROVAL
Section 20.05.020.0 states'Unless the owner obtains a building permit, or if no building is required,
substantially commences the use allowed within one year from the date of approval, the conditional use
permit shall expire and be null and void, unless the owner files an application for an extension of the time
before the expiration date.
V46_058.DOC i May 31, 19961 Staff Report
city of onds
L land use application
® ARCHITECTURAL DESIGN BOARD
13 COMP PLAN AMENDMENT
E3 CONDITIONAL USE PERMIT
Q HOME OCCUPATION
U FORMAL SUBDIVISION
0 SHORT SUBDIVISION
E3 LOT LINE ADJUSTMENT
CI PLANNED RESIDENTIAL DEVELOPMENT
D OFFICIAL STREET MAP AMENDMENT I
STREET VACATION
0 REZONE
L3 SHORELINE PERMIT
VARIANCE / REASONABLE USE
EXCEPTION
0 OTHER
P A-,�-
k-� .3- 2-orj
FILE # VqC-6q ZONE - I -I-
DATE 71f REC'D BY 3A
FEE RECEIPT# Z 70
HEARING DATE
HE Q STAFF Q PB 0 ADB 0 CC
ACTION TAKEN:
Applicant joAnn and Joe Kennard Phone _(91 Sj r ,gil-ciggg
Address 713 Waltham (1. 1, E-1 Paso, TX 79972 or (206) 771-6224
Property Address or Location 1450 Olympic Ave. Edmonds
Property Owner JbAm and Joe Kennard —Phone - (915) 584-9989
Address 712 Waltham El Paso, TX 79922 or (206) 771-6224
Agent
hone
Address
S40 Ae,0Ai(QAA2.-2 ', &A, !Uig-ZiG
Tax Acc #- 434s-non-mg-ol nq Sec. - Twp. Rng.
Legal Description Trac!t 88 Lq-Semjed trscts. accordma to the i2lat therenf
recorded in Vol 3 of Plats, page 76, records of Snohomish county washingtm,
L--Xnept ++)L- Stmi-h 12, i-b#nr-1!Nnf ane? 4-hiti Zqpp 14n' thpi-pnf
Details of Project or Proposed Use Enclose a Rgrt�ion of patio above existing garage
tom USP-d as eatlaq a= adjar=,miF ex-tsting kitchen, and constnict anew eboDl—
storeroan off the rear entrance extending to the side even with existing garage
both to within 151 of the side 2E222K!X line. (see attached drawings for details
of the proposed construction and addendum in support of this application)
The undersigned applicant, and his/ her/ its heirs, and assigns, in consideration of the processing of the
application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all
damages, including reasonable attorney's fees, arising from any action or infraction based in whole or in part upon
false, misleading, inaccurate or incomplete information furnished by the applicant, his/ her/ its agents or
employees.
The undersigned applicant grants his/ her/ its permission for public officials and the staff of the City of Edmonds to
enter the subject property for the purpose of inspection and postirjqRftqndant to#_a"pplication. _ of
SIGNATURE OF APPLICANT/ OWNER/ AG
/ ADDENDUM TO APPLICATION
FORVARIANCEY_.�
andJMSEKEJO ANN ONNARo
4%,
1'
The following is being submitted in support of the application for a variance: ,4
1. Special Circumstances Criteria: This home was constructed with its current footprint on the °
lot in 1933 (see Snohomish County Assessor's data marked Exhibit "A"). The City of Edmonds
annexed the property in 1963 and the current zoning (RS12) was imposed in the 1970's. Thus,
the current improvements are not a condition that was self-imposed by the owners.
The home does not have a breakfast room or eating area off the kitchen nor a storeroom/shop
area. The proposed improvements are to construct a breakfast room adjacent to the kitchen by
enclosing a portion of the deck area directly above the existing attached garage and to construct
an attached storeroom/shop to the rear with the same side setback as the existing structure
(garage/study). The existing garage is built 15 feet from the side setback. There is no other
location adjacent to the kitchen to construct an eating area. The storage/shop is designed to
follow the same architectural lines of the house (15 feet from the side setback) and in a location
that would be least imposing to the surrounding properties (practically hidden from view due to
the topography and natural vegetation to the northeast of the site).
The property is in an RS12 zoning district that requires a 10 foot side setback or 25 feet if a
comer lot. While this property is located on a comer, the home is uniquely situated to the rear of
the lot (approximately 100 feet front the front property line) as to provide sufficient open space at
the comer to satisfy the spirit of the zoning ordinance as it applies to comer lots.
Failure to grant the variance to construct these additions would present an unnecessary
hardship to us as we would not have an eating area adjacent to the kitchen or adequate
storage/shop facilities as other similar properties have that are located in the general vicinity and
within this zoning district.
2. Special privilege: The granting of this variance would not grant us a special privilege but
would merely allow us to make improvements to our home consistent with those in the general
vicinity and within the same zoning. Failure to grant the variance would impose greater
limitations on our property than those imposed on our neighbors.
3. Comprehensive Plan: The approval of the variance will be consistent with the
Comprehensive Plan in that it does not create a greater density, does not change the residential
nature of the area, and it does not create any greater encroachment to the side setback than
already exists on this property.
4. Zoning Ordinance: The approval of the variance will be consistent with the purposes of the
zoning ordinance and this zoning district in that it does not create a greater density, it does not
create a greater building envelope than a typical RS12 lot, and it does not create a greater
encroachment into the side setback than already exists on this property that was constructed
prior to the creating of the zoning ordinance. Also, it doe's allow sufficient open space at the
comer to be in keeping with the purpose of the zoning.
5. Not Detrimental: The granting of the variance will not be significantly detrimental to the
public health, safety and welfare or injurious to the property or improvements in the vicinity and
same zone. In fact, the proposed improvements will be an enhancement to the property and to
the neighborhood.
6. Minimum Variance: The granting of this variance is the minimum necessary to grant us the
rights enjoyed by other properties in the vicinity with the same zoning.
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1450 OLYMPIC AVB
EDHONDS, WASHINGTON"
LEOALI
Track 90 Edmonds Seaviev tracts, according:to the
•
plat thereof recorded is Vol 3 of Plats,page 76}`,
record_of Snohomish County Washington, except
the South 171".thereof and except the Sast 140•
thereof.
PARCEL,44346-000-000-0109
CITY. OF ELJMONDS 13AR13ARA FAHEY
ar►t Avo4va NaeaTN r aoMONOe. WA. Beano r taof1 771.0420 r' PAX Moe) 771.0221
�•� 1 0 q 4
- COMMUNITY SURVIC130 pSPARTM®NT
Publla wades . Rtannino • Parks and Raareatlon • enOMaarino
imtrsocipinia =c2,VI1R PAIMS
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(Including ocver Page)
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(2.3 mina.): caroup III
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during transmIsslon or
do ournenu are received
tncam Zeta. please call
'I-0:2^.�0 and ask
CC2{113)
(or �+E
Sander's'ralleccpler Number: (208) 771-0221
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TRANSMISSION REPORT
THIS DOCUMENT (REDUCED SAMPLE ABOVE)
WAS SENT
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# 2
>kk>t< SEND >kiklk
NO
REMOTE STATION I.D.
START TIME
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#PAGES
COMMENT
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2063393049
5-22-96 12:51PM
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TOTAL 0:01'21" 2
XEROX TELECOPIER 7020
Notice of Development Application & Public Hearin
Date of Notice: May 23, 1996
File# V-96-58 , I
Name of Applicant: ................
*
JoAnn & Joe Kennard
Date of Application: ...............
*
4/24/96
Date application Complete:....
*
5/21/96
Project Location: ....................
*
1450 Olympic Avenue.
Project Description: ...............
:D
Variance to reduce the required ' 25-
foot street setback from north
property line to 15-feet & to reduce
side setback from the east property
line from 1 0-feet to 6-feet.
Public Comments due by:......
*
June 6, 1996
City Contact for project:........
*
Steve Bullock
NIMBI
Requested Permits * Variance and Building Permits
andApprovals: ...................
Other Required Permits not * Unknown
yet applied for (if known):.
Required Studies related * None
to the project: ......................
Related Environmental Critical Areas Checklist
Documents: ........................
AIMNI
Date: June 6, 1996 Time: 9:00 AM Place: Community Services Conference Room, 250 5th
Ave. N., Edmonds
The removal, mutilation, destruction, or concealment This notice may be removed
of this notice before the hearing date is a
Warninid 0 misdemeanor punishable by fine and imprisonment after: June 6, 1996
*�t*, METROSCAN LABELS **
Date: '04/24/96
Report: Laser 3 Across Labels
Sort: Parcel Number
Count: 30
Fredrick Graham
Jeretta Graham David & Olga Tuttle Davi the
19316 Olympic View Dr 19516 94th Pl W 1951 94th Pl W
Edmonds, WA 98020-2561 Edmonds, WA 98020-2554 Edmo , WA 98020-2554
D W T le
Peter Musland
Edna Brumback
19516, th P1 W
1430 Olympic Ave
19301 Olympic View Dr
Edmon , WA 98020-2554
Edmonds, WA 98020-2596
Edmonds, WA 98020-2561
Randy & Katie Previs
W S Wallace
William & Molly Nance
19305 Olympia View Dr
19303 Olympic View Dr
19309 Olympic View Dr
Edmonds, WA 98020-2561
Edmonds, WA 98020-2561
Edmonds, WA 98020-2561
Steve Chia Wang
David & Melinda Grout
Grant & Caroline Bush
19311 Olympic View Dr
9531 Forest Dell Dr
19315 Olympic View Dr
Edmonds, WA 98020-2561
Edmonds, WA 98020-2556
Edmonds, WA 98020-2561
Thesle Jones
Jo Ann Kennard
Rita Bennett
9525 Forest Dell Dr
712 Waltham Ct
1428 Olympic View Dr
Edmonds, WA 98020-2556
El Paso, TIC 79922-2128
Edmonds, WA 98020-2690
Dorothy Dodd
Peter & Targjerd Musland
Donald & Lynne Jangard
1420 Olympic Ave
1430 Olympic Ave
1109 Excelsior Pl
Edmonds, WA 98020-2596
Edmonds, WA 98020-2596
Edmonds, WA 98020-2555
Thomas Prentice Jr,
Roger Decamp
Patricia Prentice Jr.
Shelly Louise mutton
1416 Olympic View Dr
1412 Olympic Ave
1116 Excelsior P1
Edmonds, WA 98020-2690
Edmonds, WA 98020-2594
Edmonds, WA 98020-2555
Georgia Johnson
James Combley
Rob r-
1410 Olympic Ave
1112 Excelsior P1
14 1
Edmonds, WA 98020-2594
Edmonds, WA 98020-2555
E ds, 98020-2594
Carol Jean Wieltschnig
Edward Taylor
Bruce Reid
4150 32nd Ave SW
9515 Forest Dell Dr.
9513 Forest Dell Dr
Seattle, WA 98126-2661
"k
Edmonds, WA 98020-2556
Edmonds, WA 98020-2556.
*** METROSCAN LXBELS ***
Date: 04/24/96
Report: 'Laser 3 Across Labels
Sort:3Parcel Number
Counts 18
Herbert Shippen
Arvid Ronning
Jack &Anne"Spivey
Natalie Shippen
Constance Ronning
1428 10th Pl N
1022 Euclid Ave -
4431 268th St NW
Edmonds, WA 98020-2629
Edmonds, WA 98020-2633
Stanwood, WA 98292-9431
Garret oldsmith
Edwin Haskell
Paul Malkasian
Olympi View Dr
1439 Euclid Ave
1036 Euclid Ave
Edmon s WA 98020
Edmonds, WA 98.020
Edmonds, WA_ 98020-2633
Thomas Goodwill
Thomas & Patricia Murphy
Walt Lester
1030 Euclid Ave
1030 Euclid Ave
.1047 Puget Dr
Edmonds, WA, 98020-2633
Edmonds, WA 98020-2633
Edmonds, WA 98020-2642
Harold Huycke
Lloyd Needs
Marguerite Huycke
1735 New York Ave NW
Richard Tuttle
18223 84th P1 W
#500
1440 Olympic View Dr
Edmonds, WA 98026-5334
Washington, DC
Edmonds, WA 98020-2690
20006-5209
John Rasmussen
1417 Olympic Ave
Edmonds, WA 98020•-2557
GrWgo ega14Dr
EdW 98020-2690
Kathi St. Peter
8122 206th SW
Edmonds, WA 98026
Thomas & Mary Mathews
1432 Olympic View Dr
Edmonds, WA 98020-2690
Joseph Lawrence
1441 Olympic View Dr
Edmonds, WA 98020-2689
Martha Gremmert
1428 Olympic View Dr
Edmonds, WA 98020-2690
Christopher Keuss
Judith Keuss
1041 9th Ave S
Edmonds, WA 98020-3909
y�
Owner. ]0ANN $c ]OF KENNARD
Property Address 1450 OLYMPIC AVE
2 Date of Application 4/24/96
d Type VARIANCE TO REDUCE SETBACKS
Hearing Required:Yes—X_ No Date of Hearing (if known)
X Application Site Plan for Short Subdivision (8.5 x 11)
X Fee X Site Plan (11 x 17)
X APO list Legals (Existing & Proposed)
Title Report Environmental Assessment
Vicinity Map Proof of 2-Year Occupancy (ADU)
Elevations X Declarations (Variance & C. U. P.)
Petition (Official Street Map) Environmental Checklist
93-200 Critical Areas Determination
777
ENGINEERING
ROUTED T0: RETURNED`
ARM tt / 514b Engineerin
,tf?
Fire 4t25i96 ` Fire -
Public Works V25198 Public `Works fs�
Parks ex Rec. 4/25/96 Parks 8 Rec.
m Property Address 1450 OLYMPIC AVE
o Date of Application 4124/96
Type VARIANCE TOREDUCE SETBACKS
Hearing Required:Yes_.L-__ No Date of Hearing (if known)
X Application
X Fee
X APO fist
Title Report
Vicinity Map
Elevations
Petition (Official Street Map)
93-200 Critical Areas Determination
Site Plan for Short Subdivision (8.5 x 11)
X Site Plan (11 x 17)
I.egals (Existing & Proposed)
Environmental Assessment
Proof of 2-Year Occupancy (ADU)
X Declarations (Variance & C. U. P.)
Environmental Checklist
X _Application
X Fee
X APO List
Title Report
Vicinity Map
Elevations
Petition (Official Street Map)
93-200 Critical Areas Determination
OTHER COMMENTS
Site Plan for Short Subdivision (8.5 x 11)
X_Site Plan (I I x 17)
Legals (Existing & Proposed)
Environmental Assessment
Proof of 2-Year Occupancy (ADU)
X Declarations (Variance & C. U. P.)
Environmental Checklist
7777777777
ON 1996
�
ROUTED TO-
RETURNED
4p�2 ZbJBUG
WORKS DFpr
Engineering 4/25/96
Englneerin
61
Eire `4125/96
Eire
vY
Public Works
Parks st Rec. gt2519� "
Parks a Rec.
Staff Comments:
tP-" 2Ge-
*Additional Information Required for Complete Application
*Additional Studies Required to Complete Review
o Owner_ jOANe JOE KENNARD
Property Address 1450 OLYMPIC AVE
Date of Application 4/24/98
Type VARIANCE TO REDUCE SETBACKS
• Hearing Required.Yes X No
Date of Hearing
(if known)
X Application
_XFee
X APO List
Title Report
Vicinity Map
Elevations
;Petition (Official Street Map)
Site Plan for Short Subdivision (8.5 x 11)
X Site Plan (11 x 17)
Legals (E)isting & Proposed)
Environmental Assessment
Proof of 2-Year Occupancy (ADU)
X Declarations (Variance & C. U. P.)
Environmental Checklist
city of e&nonds
land use application
13 ARCHITECTURAL DESIGN BOARD
0 COMP PLAN AMENDMENT
L3 CONDITIONAL USE PERMIT
0 HOME OCCUPATION
L3 FORMAL SUBDIVISION
L3 SHORT SUBDIVISION
(3 LOT LINE ADJUSTMENT
0 PLANNED RESIDENTIAL DEVELOPMENT
Q OFFICIAL STREET MAP AMENDMENT
STREET VACATION
0 REZONE
0 SHORELINE PERMIT
VARIANCE / REASONABLE USE
EXCEPTION
13 OTHER
P A-,q3-
k"rx
FILE #— \%�� 5q�.ZONE
DATE 4-Lq- 7d REC'D BY
FEE � 13 ?- RECEIPT# 2 1
HEARING DATE
9 HE Q STAFF 0 PB E3 ADB L3 CC
TAKEN:
0 APPROVED L] DENIED E3 APPEALED
Applicant JoAnn and Joe xennard Phone 19151 584-qqRq
Address :732 wal:Lbm CL-, yj Paws, Tx 7g977 or (206) 771-6224
Property Address or Location 1450 Olympic Ave. Edmonds
Property Owner JoAnn and Joe Kennard Phone (915) 584-9989
Address 712 Waltham El Paso, TX 79922 or (206) 771-6224
Agent
Address
Tax Acc # 4--mrona-mg-ni nq Sec. Twp. Rng.
Legal Description
recorded in Vol 3 of Plats, page 76, records of Snohamish County Washington,
e=ept 1-11im -qcvi!Fb 171 4-h---f and exceInt J-hn Enqp 14ni i--bP-rPnf-
Details of Project or Proposed Use Enclose a portion of patio above existing garage
-to he used as =tj= a= adjacent tQ existina kitcben, onstruct a new shm/
storeroom off the rear entrance extending to the side even with existing garage
both to within 151 of the side property line. (see attached drawings for details
of the Droposed construction and addendum in support of this application)
The undersigned applicant, and his/ her/ its heirs, and assigns, in consideration of the processing of the
application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all
damages, including reasonable attorney's fees, arising from any action or infraction based in whole or in part upon
false, misleading, inaccurate or incomplete information furnished by the applicant, his/ her/ its agents or
employees.
The undersigned applicant grants his/ her/ its permission for public officials and the staff of the City of Edmonds to
enter the subject property for the purpose of inspection and postirjq Attgadant to implication. el
SIGNATURE OF APPLICANT/ OWNER/ AGENT
ADDENDUM TO APPLICATION
FOR VARIANCE
1450 OLYMPIC AVE.
JO ANN and JOSE KENNARD 4P,?
The following is being submitted in support of the application for a variance: 'd1gr 16
1. Special Circumstances Criteria: This home was constructed with its current footprint on the
lot in 1933 (see Snohomish County Assessor's data marked Exhibit "A"). The City of Edmonds
annexed the property in 1963 and the current zoning (RS12) was imposed in the 1979s. Thus,
the current improvements are not a condition that was self-imposed by the owners.
The home does not have a breakfast room or eating area off the kitchen nor a storeroom/shop
area. The proposed iimprovements are to construct a breakfast room adjacent to the kitchen by
enclosing a portion of the deck area directly above the existing attached garage and to construct
an attached storeroom/shop to the rear with the same side setback as the existing structure
(garage/study). The existing garage is built 15 feet from the side setback. There is no other
location adjacent to the kitchen to construct an eating area. The storage/shop is designed to
follow the same architectural lines of the house (15 feet from the side setback) and in a location
that would be least imposing to the surrounding properties (practically hidden from view due to
the topography and natural vegetation to the northeast of the site).
The property is in an RS12 zoning district that requires a 10 foot side setback or 25 feet if a
corner lot. While this property is located on a comer, the home is uniquely situated to the rear of
the lot (approximately 100 feet front the front property line) as to provide sufficient open space at
the comer to satisfy the spirit of the zoning ordinance as it applies to comer lots.
Failure to grant the variance to construct these additions would present an unnecessary
hardship to us as we would not have an eating area adjacent to the kitchen or adequate
storagelshop facilities as other similar properties have that are located in the general vicinity and
within this zoning district.
2. Special privilege: The granting of this variance would not grant us a special privilege but
would merely allow us to make improvements to our home consistent with those in the general
vicinity and within the same zoning. Failure to grant the variance would impose greater
limitations on our property than those imposed on our neighbors.
3. Comprehensive Plan: The approval of the variance will be consistent with the
Comprehensive Plan in that it does not create a greater density, does not change the residential
nature of the area, and it does not create any greater encroachment to the side setback than
already exists on this property.
4. Zoning Ordinance: The approval of the variance will be consistent with the purposes of the
zoning ordinance and this zoning district in that it does not create a greater density, it does not
create a greater building envelope than a typical RS12 lot, and it does not create a greater
encroachment into the side setback than already exists on this property that was constructed
prior to the creating of the zoning ordinance. Also, it does allow sufficient open space at the
corner to be in keeping with the purpose of the zoning.
5. Not Detrimental: The granting of the variance will not be significantly detrimental to the
public health, safety and welfare or injurious to the property or improvements in the vicinity and
same zone. In fact, the proposed improvements will be an enhancement to the property and to
the neighborhood.
6. Minimum Variance: The granting of this variance is the minimum necessary to grant us the
rights enjoyed by other properties in the vicinity with the same zoning.
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EOHONDS,"WASHINGWOH
LEGALt
Track 88 admonds seaview tracts, according to the
plat" thereof ,zecorded.in'vol 3 of -Plate, page 76, .'
records of"onohomiah countyWashington,'.except
:the South 171.thereof and excepC-the $aat.140*
thereof.
PARCEL".#4346-000-088-0109
METROSCAN'LABELS *fir
Date: 04 f 2 4/9 6
Report: Laser 3'Across Labels
Sort: Parcel Number
Count: 30
Fredrick Graham:
Jeretta Graham
David & Olga Tuttle
DaV* the
19316 Olympic View Dr
19516 94th Pl W
1951 94th P1 W
Edmonds, WA 98020-2561
Edmonds, WA 98020-2554
Edmo , WA 98020--2554
D W le
Peter Musland
Edna Brumback
19516 th Pi W
1430 Olympic Ave
19301 Olympic View Dr
Edmon , WA 98020-2554
Edmonds, WA.98020-2596
Edmonds, WA 98020-2561
Randy & Katie Previs
W S Wallace
William & Molly Nance.
19305 Olympic View Dr
19303 Olympic View Dr
19309 Olympic View Dr
Edmonds, WA 98020-2561
Edmonds, WA 98020-2561
Edmonds, WA 98020-2561
Steve Chia Wang
David & Melinda Grout
Grant & Caroline Bush
19311 Olympic View Dr
9531 Forest Dell Dr
19315 Olympic View Dr
Edmonds, WA 98020-2561
Edmonds, WA 98020-2556
Edmonds, WA 98020-2561
Thesle Jones Jo Ann Kennard Rita Bennett
9525 Forest Dell Dr 712 Waltham Ct 1428 Olympic View Dr
Edmonds, WA 98020-2556 El Paso, TX 79922-2128 Edmonds, WA 98020-2690
Dorothy Dodd Peter & Targjerd Musland Donald & Lynne Jangard
1420 Olympic Ave 1430 Olympic Ave 1109 Excelsior P1
Edmonds, WA 98020-2596 Edmonds, WA 98020-2596 Edmonds, WA 98020-2555
Roger Decamp
1416 Olympic View Dr
Edmonds, WA 98020-2690
Georgia Johnson
1410 Olympic Ave
Edmonds, WA 98020-2594
Thomas Prentice Jr.
Patricia Prentice Jr.
1412 Olympic Ave
Edmonds, WA 98020-2594
James Combley
1112 Excelsior Pl
Edmonds, WA 98020-2555
Shelly Louise Hutton
1116 Excelsior P1
Edmonds, WA 98020-2555
Robert Bivins
1400 Olympic Ave
Edmonds, WA 98020-2594
Carol Jean Wieltschnig Edward Taylor Bruce Reid
4150 32nd Ave SW 9515 Forest Dell Dr 9513 Forest Dell Dr
Seattle, WA 98126-2661 Edmonds, WA 98020-2556 Edmonds, WA 98020-2556
r. METROS CAN LABELS *
Date:, W24f96
.,Report Laser 3 Aciross.Labels .
Sort: Parcel Number
Count:, ` 18
Herbert.Shippen
Arvid;Ronning
Jack & Anne Spivey
Natalie Shippen
Constance Ronning
1428 10th Pl N:
1022 Euclid Ave
4431 268th St, NW
Edmonds' WA 98020-2629
Edmonds, WA 98020-2633
Stanwood, WA 98292-9431'
Garrett Goldsmith,
Edwin Haskell
Paul Malkasian
Olympic`View Dr
1439 Euclid Ave
1036'Euclid Ave`
Edmonds, :WA 98020
Edmonds, WA 98020
Edmonds, WA 98020-2633
Thomas Goodwill
Thomas & Patricia Murphy
Walt Lester
1030 Euclid.Ave
1030 Euclid Ave
1047 Puget. Dr
Edmonds,: WA 98020-2633
Edmonds, WA 98020-2633
Edmonds, WA 98020-2642
Harold.Huycke
Lloyd ,Needs
Marguerite Huycke
1735 New York Ave NW
Richard Tuttle
18223 84th P1 W
#500
1440 Olympic View Dr
Edmonds, WA :98026-5334
Washington, DC
Edmonds,, WA 98020-2690
.20006-5209
John Rasmussen
Thomas & Mary Mathews
Martha Gremmert
I417 Olympic Ave
1432 Olympic View Dr
1428 Olympic View Dr
Edmonds, WA 98020-2557
Edmonds, WA 98020-2690
Edmonds, WA 98020-2690
Christopher Keuss
Gregg Ortega Joseph Lawrence Judith Keuss
1450 Olympic View Dr 1441 Olympic View Dr 1041 9th Ave S
Edmonds, WA 98020-2690 Edmonds, WA 98020-2689 Edmonds, WA 98020-3909
Kathi St. Peter
8122 206th SW
Edmonds, WA 98026
. �
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03/30/95 ACCOUNTNO !@$-ifdQ����"
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SITUS:
`I PIP NO
TYPE
NOR 1450 - UNIT _ .-. -- PRE
STREET %Y"PIC-------- TYPE
Li� SUF -
CITY EQ110025-----_ - ZIP 25520-----
CT 503.00 SEC-TWP-RNG a�2Zl2i-�
BENCH MARK ARIA 520
wTRFT
BUSINESS NAME
BUILDING NO
I OF
OCCUPANCY
1 RESIDENTIAL
CONSTRUCTION
STYLE
I STRY/8SKT
DATE BUILT
REMODEL DATE
CONDITION EFFECTIVE AGE
DEPRECIATION %
1933
1955,..
AVERAGE .47
28
%UNFINISHED
HEIGHT MOLT
PERIMMOLT BUILDING LIFE
MARKET MODIFIER
QUALITY
BEDROOMS # 5
FLOOR COVER BUILT IN APPLIANCES
AVG
CPT/'VNL RANGE -OVEN I
INTERCOM
EXTERIOR
FULL BATHS # 2
FLOOR CONST HOOD -FAN I
VACUUM
SIDING
314 BATHS # I
FRAME 10 1712 DISHWASHER I
EL GAO OR
ROOF TYPE
112 BATHS #
CONC III GARB DISP 1
HOT TUB
PITCHED
TRASHCOMP
'SAUNA
ROOF COVER
PLUMB FIX # 12
HEAT -COOL MICROWAVE
BUILT UP
88—EL
FO�IyQA=RTE
i.�1PiG
FIRM'
2 STY I
5D1BL
2 STY I
ist FLR
19712 BASEMENT m 19688
GAR QUAL AVG CP QUAL
PRCH QUAL AVG
2ndFLR 1d
DAYLITE YES
EXTERIOR SIDING ROOFCVR
CONC m 816
3rd FLR 1i1
POR DEV {II 19688
ATTACHED M 418 CP M
DECK m 429
4th FLR M
GUAL FIN AVG
DETACHED M
288
BALC W
LOFT m
BASEMENT M
ROOF M
MEZZANINE
COMMERCIAL BASEMENT
YARD IMPROVEMENTS LIVING UNITS
LOFT Eti
UNFIN EU
ASPH (n TYPE # [I]
`•
UNOEV m
CEILEO (II
CONC M STUDIO
RETAIL M
FINISHED M
YD LT #P #F i SR
RET-OFF [13
RETAIL ED
FENCE LJF 2 BR
-uBUICDINCs`.VALUES:.•� '
OFFICE (0
APT (13
3 BR
BANK m
OFFICE 10
SPRINKLED(II TOTAL
Pip
BANK 117
1059601.
FACTOR %
ELEVATOR LENGTH
BLDG S
PARKING ID
WIDTH
PARK QUAL
AVG HEIGHT
0-IMP $
PERIMETER
I'
COMM S
LANE) USE
o A
@ ' ZONING
L (yiETuGLr
CCESS Wn a
�CgcS ME�C,H _ nri Ki, V:F,ty
`OSRUNOUEEEN
Tf?T�i-'S 10 5 9 6C {..
AOIORC
Ok OVA
kC AOEi ILETNRT
RB
NE Ca PARDLaL P UO 1 D 0
ETEFFER
SITE UTILITY TA00
RHVBRELlE7P FD R 8 EE1
F
TTS
IRE
Q E
LE O'I RtE F:.;B8K LL
T L S O C CR KK AA
P
' LAND VALUEA
QUANTITY.' •- 'RATE !."; ` D K NNN
1 3 5
1 2 1
2 9 2 1 2 2 1 2/ 1 2 4 1 2 3 D D$
U
9
A
T
i
TOTAL ASSESSED VALUE
O
S p l
N
•-
Io11 06/94
L
'
v
IENYALUEMx vv T: ,..
E
/�i a.
71-1
E$ 1
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