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VICINITY MAPlw7j: FL*
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PARK 9207 5 f
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DAT jU1 lr � t
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tiTim Adams- City Engineer
TOo y Mi T's PW, FROM Duane Bowman
Gary McComas Fire Marshal``
Gi1 11
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kly(.
SUBJECT** V-16-85 VARIANCE FOR FRONT AND BACK SETBACKS �v
HEART:NC DATE : JULY _18 , 1�85 1,r1
FsYF,iz.
r
PLEASE RESPOND WITH. LYOUR L COMMENTS NO LATER THAN JULX ;11, :;' 19 $ 5"
,.
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THANK YOU.
t, Id
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RtCEIVED'
1985`
t.
r! ENGINEERING
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Findings and Decision of the
He Examiner of the City of Edmonds
Re: V-16-85.
Page 2
y
1 i� If Vl ih}i}.i•
,
After due consideration of the evidence presented by the Applicant;
evidence elicited during the public hearing, and, as a result of �i}
the personal inspection of the subject property and surrounding
areas by the Hearing Examiner, the following findings of 'fact and' ��4
conclusions constitute the basis of the decision of the.Hearings'
Examiner.
`IA
FINDINGS OF FACT
'I LILL
1. The application is for the approval of variances for property, tA'
located at 18506 Olympic View Drive,.Edmonds, Washington.,1'
Specifically, the Applicants seek variances for a reduction,;
of the rear setback from 25 feet to 4 feet; a reduction of the
street setback from 25 feet to 0 feet, and, an expansion of the e'
lot coverage from 35 percent to 40 percent on the subject pro'-
perty. The Applicants seek these variances for the purpose
of allowing the addition of decks and a`.carport to the
structure located on the 'subject property. (Staff report,
Bowman testimony•.and Taubeneck testimony.)
2. LThe subject property is a nonconforming lot with a nonconform-
ing structure. It is nonconforming because the setbacks do not
conform to the zoning standards and the lot area does not con-
form to the zoning standards. (Bowman testimony.)
3. The'subject'property is zoned RS-12 as set forth in the Edmonds
Community Development Code (ECDC). The Comprehensive Policy
Plan Map designates the subject property as "low -density resi
dential. (Bowman testimony.)
4. The house located on the subject property is west of 'Olympic
View Drive. It is serviced by a long narrow, private drive.
(Staff report.)
5. The subject property consists of a lot that is - a trapezoid
shape containing approximately 7,690 square feet. The house
is located on the lot in a manner that creates a zero street
setback and a rear setback of eight feet. It is the intent
of the Applicants to reduce the rear setback to four feet and
maintain the street setback of zero. Further, the Applicants
desire to exceed the 35 percent lot coverage allowed for R-12
zoned property. (Bowman testimony.)
6. The surrounding properties are developed as single --family
residential uses. (Bowman testimony.)
7. In order for a variance to be granted in the City of Edmonds
the criteria as set forth in Section-20.85.'010 of the ECDC
must be met. These criteria include:
1
IV
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ot ,I'llI.t 11 to
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o too, 1 , r , ) vl': + -P. +o ;.'v{ i 4.4 2.<,,LM1.lyyyf
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1{X> n G t N h C 5 ° izit m V Fa
Findings and Dec'to ':�n. of the .,,I, �'�+'+'I
::'.t to �, �fy r LI
nasfloltl
Hearing Examiner of the City of Edmondsto
jt'}z+ o T
zee ; V-16-85 „It
.
Page ;
3 I+' tti1, °ra
�! k-k y �Y
` o ' '
at
A. Special circumstances relating to t11 he property must .t.tI
'F
exist necessitating the variance, r
mkt
ItoIl
W.
t B, The required variance must not result in a special <.:
privilege being: granted to the Applicant;'ItllLI,`°
iX
_ x or
C. The variance must be consistent with the Comprehensive: �hItr
�t
Policy Plan Map of the City of Edmonds; lL
2
4'
D. The variance must be consistent with the purposes of. 4 `=tI
the zone district' in which the property is located;; >F')l°'>
s10 1
{
E rLThe variance must not be significantly detrimental L to' ';'
the public health, safety or welfare, _nor injurious
to the property or improvements in the vicinit of the `'
Y , too
.'
same zone; and, W
F The variance must 'Y,
t be the minimum necessary to allow lilt,.
the name rights, enjoyed b other 7 y y properties in theto Ill'
,;.
same zone. (ECDC)
t too
8. The Applicants do not have an, area to develop as a typical
yard area. This is due to the location.of the existing
house on the irregular -shaped lot. As a result the ApplicantsIL
too
do not have the same amenities as other RS-12 zoned properties kIt L
(Taubeneck testimony.) k
i.l,
9. It is the. intent of the Applicants to develop the deck on the
site for the purpose of providing; some area in which to
utilize the rear yard. The Applicants are limited in space
to do this because the area to the westofthe residence is
encumbered with parking and driveway uses and the property
to the east is limited in size. (Bowman and Taubeneck testi-
mony.s;
)
10. With the location of the expanded deck and carport the
Applicants will be able to utilize the site more efficiently.
(Taubeneck testimony.)It
`L.
11. With the expansion of the carport and the deck the driveway
on the northwestern portion of the subject property will be {lot
altered. Such an alteration will eliminate the need for
encroachment onto the property to the porth for driveway.
purposes. As a result, the Applicants access to their site
141,
will be limited to their own property and not to neighboring
property. (Taubeneck testimony.) t5l
I or
12. The granting of the variances will not be a special privilege
P P g
in that they will be a reduction of use'of other properties
in the vicinity and they will be a benefit to the community
in that there will be an improvement to the neighborhood.
(Bowman te'stimony.),:..
�.
of, 4�,, ,
1 7
Ar
71F
1
741
41
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1
. "1
'11,
I Tf) ►i l Anin ocniirrnic TUB QTDr'1=T cGTRArV I:PnM ?q Tn n,
PROPERTY ADDRESS AND LOCATION 1 85Q6 OI YMP 1 V T EW ART VF
Y'.
ZONE DISTRICT
` THE HEARING WILL BEGIN AT 71.30 P .M., IN THE PLAZA MEETING ROOM, LIBRARY
j., BUILDING, 650 MAIN STREET, EDMONDS, WASHINGTON. IF YOU WISH TO COMMENT ON THIS PROPOSAL,
YOU MAY COME TO THE HEARING AND SPEAK. YOU MAY ALSO WRITE A LETTER STATING YOUR VIEWS
WHICH WILL BE CONSIDERED AT THE HEARING. PLEASE ADDRESS THE LETTER 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).
r:
THE REMOVAL, MUTILATION, DESTRUCTION, OR
CONCEALMENT OF THIS NOTICE BEFORE THE DATE
=G
WARNINa OF THE HEARING IS A MISDEMEANOR PUNISHABLE
BY FINE AND IMPRISONMENT.
THIS NOTICE MAY BE REMOVED AFTER JULY 18, 1985
''.
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