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20605 MAPLEWOOD DRIVE.pdfZ LU D U U 0 LO a U) W LU -j U) LL 0 LLJ LL 0 LU Z ; 0 Z F- Uj LU L) U) 0— C3 �- LLJ Lul LL 0 Z Lu L) 0 Z t 0 To: Ron McConnell, Hearing Examiner From: Kirk J. Arnish, AICP Planner Date: NOVEMBER 8,1996 File: V-96-122 EDMONDS BAY VENTURES, INC. Hearing Date, Time, And Place: November 21. 1996, At 9:00 AM, Plaza Room - Edmonds Library 650 Main Street TABLE OF CONTENTS Section Page 1. INTRODUCTION ............................................................................................. .......................... 2 A. Application ...................................................................................................................... 2 B. Recommendations .................................................................................. I .................... 2 11. FINDINGS OF FACT AND CONCLUSIONS ........................................................................... 2 A. Site Description ........................................................................ a ............. I ......................... 2 B. Edmonds Community Development Code (ECDC) Compliance ...... ............................. 3 C. Technical Committee ............................................................................................ ......... 4 D. Comprehensive Plan (ECDC) ........ o ........................... ............................................... I ...... 4 111. RECONSIDERATIONS AND APPEALS ............................................. ........... I ..................... A. Request for Reconsideration ........................................................................................... 5, B. Appeals .................................................................... ....................... I ...... I ................. 5 IV. LAPSE OF APPROVAL .......................................................... ..... ..................... ............. 5, V. NOTICE TO COUNTY ASSESSOR ......... I ................... 1. ........ ....... I ...... I ...... ......... 5 VI. APPENDICES ........... .............................................. I ....................... ......... :.� ........ .............. VIL PARTIES OF RECORD ...................................................................... ......................................... 6 V96-122.DijC N�vcmber ; 8,1996/�StaffRepoft 0� F- CC: LU -J 0 U) LU LU -J Cl) LL 01 LU LL D Z I-- F- 0 Z �- LU LU, 0 LLA LU LL Z: LLI Cn, :F 0 Z to ...... . ..... -- .... ..... Edmo tub B sy V cnhni3� LIL.C. File No. V-WI21 PagcW6 IN RODUCTION A. Application 1. Applicant: Edmonds Day Ventures, L.L.C. (see Attachment 1). 2. Site Location: 20605 Maplewood Drive (see Attachments I and 4). 3. H&que Application to reduce the required street setback from 25-feet to 16.5-feet, to accommodate an existing single-family residence on a new lot configuration resulting ftorn the approval of a 5-lot subdivision of the subject property (see Attachment 1). iC 4. Review Process Variance; Hearing Examiner conducts publ 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. Recommendations Based on statements of Fact, Conclusions, and Attachments in, this report we recommend Approval of this application subject to the following conditions: I variance is to allow the proposal in the location identified on the Preliminary Plat site plan (see Attachment 4). Any other structures, additions or remodels would have to conform with the typical setbacks or height requirements for the zone or obtain another variance. le 2. This application is subject to the applicab 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 perm it prior to construction. 4. The permit should be transferable. Il. FINDINGS OF FACT AND CONCLUSIONS A. Site Description 1. Site Development And Zoning: 2) Facts: (1) Sim: The subject property is approximately 26,604 square in area (see Attachment 4). (2) Zonin The zoning of the subject property is Single -Family Residential (RS-12�. (3) Terrain and Vegetation: The subject property gently slopes downward from the southwest property line to the northeast property line,, with all open areas vegetated with native grasses and several trees (see Attachment 4). V96.122.WC 7—' F 77, 0 LU Z F- F- Z U.1 LU (n� 0-1 a �- LU Z LU (n 0 Z M Edmon6 C. L-L NT=22 BIVI. N Page 3 of6 2. Neighboring Development And Zoning: (1) Nanh: Developed with detached single finnily residences, and zoned RS-12 (see Attachment 3). (2) 5=1: Developed with detached single family residences, and zoned RS-12 (see Attachment 3). (3) EW: Developed with detached single family residences, and zoned RS-12 (see Attachment 3). (4) -W&g: Developed with detached single family residences, and zoned RS-12 (see Attachment 3). b) Conclusion: The proposed development would be consistent with the surrounding zoning and development. BI. Edmonds Community Development Code (ECDC) Compliance 1. Compliance with RS-12 Zoning Standards a) Eub: (1) The fundamental site development standards in a RS-12 zone are set forth in Chapter 16.20.030. (2) Minimum street setback in the RS-12 zone is 25-feet. b) Conclusion: Except for the requested street setback variance, the applicants proposal conforms with RS- 12 development standards for locating structures on a lot. 2. Compliance with requirement for a Variance ECDC Chapter 20.15B. I 80.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 Attachment 2). a) Flids: (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 and the. Zoning Code; the proposal will not be detrimental and is the minimum necessary. (2) Variances may be used to modify bulk standards. They may not be used to modify', use or procedural requirements. (3) The applicant states that special circumstances exist in that if the variance is not granted they will be forced to relocate the access to the northeast comer of the subdivision where the slopes and sight distance create an unsafe condition for autos. (4) The applicant states that the variance would not bea grant of special privilege in that other properties in the immediate vicinity have had.setback reductions. (5) The applicant states that the proposal would hot be detrimental to adjacent property owners and would allow for the safi6st access possible to the, subdivision. Y96-WMCiC/Noverobergi 1996tStaff Report A 0 E2, Z -J L) 0 V) 0 U) LIJ LU U) LL LU 01 M�J g ta LL LU z 1-0 Z I-- LU LU U U) 0— a �- LU UJI �L- 0 z L . u U) 0 z za 7' EdMOn& Bay VenUM L.L.C. MeNo.V-9&122 Page 4 of6 (6) The applicant states that the proposal is consistent with the Comprehensive Plan because the site is designated as single-family (see Section "IY' of this report for futher discussion of conformance with the Comprehensive Plan). (7) The applicant states that the proposal would allow for the continued development of the site in a manner consistent with the, intent of the Zoning Code. (8) Ile applicant states that the proposal is the minimum necessary due to the location of the existing house on the site relative to the proposed road. Furthermore, the applicant is demolishing a portion of the structure to reduce to the extent possible the degree of encroachment. b) C onclusions: (1) Special Corcumstancis Special circumstances include the size, shape, topography, location or surroundings of the property and public necessity for public structures. Special circumstances appear,to exist due to topography of the site. Relocating the road to access off of 88th Avenue would create an unsafe condition for pedestrians and auto traffic. There does not appear to be other options available for locating the road, therefore it appears that the applicant meets the special circumstances criteria. (2) Saidal-EdYMM It does not appear that any special privilege will be demonstrated in granting this variance in that other properties in the same zone with similar circumstances would also qualify for a variance (see Attachment 2). (3) Zoning Code and the Comprehensive Plan 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 (see Attachment 2). (4) Not Detrimental Approval of the variance would not be detrimental to the public health, safety or welfare in that all of the other alternatives for locating the road will create an unsafe condition (see Attachment 2). (5) Minimum ftuired The request appears to be the minimum necessary for accommodation of the existing, residence. The applicant is not seeking to encroach any more than is necessary and in fact is demolishing a portion of the structure, thereby reducing to the extent possible the degree of encroachment (see Attachments 2 and 4). C. Technical Commiffee 1. ftrA: No comments were submitted by other departments. D. Comprehensive Plan (ECDC) 1. a. ftd: ne subject property is designated as "Single Family Reiidential". b. Conclus*on: The proposed development, is consistent with the existing Comprehensive Plan Land Use designation, for the site. V96-122MOC /Nvvcmber8,1996 /Staff Rqwlt M-1 771� 0 M Edmonds Bay Ventures, L.L.C; File No. V-96-122 Page 5 of 6 2. 8. FAsh: The Comprehensive Plan, Residential Development section, identifies goals and policies which relate to "Residential Development" in the City. Specific goals and policies are discussed in detail below. (1) Section B states as a goal of the City that: "High quality residential development which is appropriate to the diverse lifestyle of Edmonds residents should be maintained andpromoted ... .. (2) Page 3 1, subsection B.5.0 states, "Stable property values must not be threatened by view, traffic, or land use encroachments." (3) Page 3 1, subsection B.6 states, "Require that new residential development be compatible with the natural constraints ofslopes, soils, geology, vegetation and drainage. b. Conclusion: The proposed development is consistent with the above adopted goals and policies of the City for the development of residential property in the City. III. RECONSIDERATIONS 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.G allows for the Hearing Examiner to reconsider his decision, or recommendation ifa written request is filed within ten (10) working days ofthe date ofthe 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 ofthe 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 ofthe 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.' V. NOTICE TO COUNTY ASSESSOR The property owner may as a result of the decision rendered. by the Hearing Examiner request a change the valuation of the property by the Snohomish County Assessors Office., V96-122.DOC November 12 1996/Stafflkepon 4,, 0 7 k Bay Y6twris,LLC.� 46iN�.*'VAS�12V,-' L; V APPENDICES Attich muents 1 through 5 are atta ehed.� I., Application. j UJ, Declarations of the Appli icant cc 3. Vicinity - Zoning Map' < L4 'Site Plan CY 5. Photos submitted by applicant LU: Uj VIL PARTIES OF RECORD —0 A cant LU Planning Division C2 Engineering Division L, < Fire Department Ln 0 P. arks Department X Uji 3: Public Works Department z 0 z I Uj 0 UJ U. z 0 z 0 :Y,- Novehiber 8;' 1996 Stiff Repwt� ";k � 1, :C Z UJ. LL1 0 Cn UJ LU 3: Y) LL 0 UJ LL 3: uj� �- 3: z I-- 1-0 Z I-- LU LU U Uy 0- 0 �- UJ LU LL 0 .. z: UJ 0) U -F 0 1-- 111 zI 10 Q ARCHITECTURAL DESIGN BOARD E3 COMP PLAN AMENDMENT Q CONDITIONAL USE PERMIT Q HOME OCCUPATION 13 FORMAL SUBDIVISION 0 SHORT SUBDIVISION L) LOT LINE ADJUSTMENT 0 PLANNED RESIDENTIAL DEVELOPMENT 13 OFFICIAL STREET MAP AMENDMENT] STREET VACATION L3 REZONE El SHORELINE PERMIT VARIANCE / REASONABLE USE EXCEPTION 0 OTHER FILE# M64M ZONE A -5*- 1 t DATE 10-0-4REC'DBY V. FEE 1-57. RECEIPT# --Z HEARING DATE VHE 13 STAFF 13 P13 13 ADB Q CC ACTION TAKEN: 13 APPROVED C3 DENIED 13 APPEALED APPEAL# Applicanb6",'J,'&'/ b'0,4"", Phnnp �Ze6) .1 F� -) Address 52-9 S- �� "�;914 Property Address or Location 2-040'-4k- o� YIx w o t)-k �)r) i4x 11 4��o7;�k Property Owner 1)9arV- Zd�g. Phone(ll()G,) ?79- Address 2-0 66 15- Agent -70k? 0 1 'A�"t7Ar Phonee2e)6) Address 60�0 z ,, 7? 4), o >, � A', � �' Tax Acc # 'OJO - 0 Z;Z- - �-W Sec. Z2 / Twip. Z 7 A/ Rng. Legp) Description A wgm4 rJAI, /6 a r a 3 A) � cul U n TY J W P 4 12 d 'n4&9" , 'l�-rArr'7n-qPt I I I-Qz 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 Citv of Fri-nntia f^ enter the subject property for the purpose of inspection and posting attendant to this application. I SIGNATURE OF APPLICANT/ OWNER/ AGENT . 1 22 I t 0 U. 0 -J U. < M T 0 UJ z �- 0 Z �-- LU LU 2 = :D Q) 0- 0 �- LU LL LL C LU 0, 0 z t 0 REQUEST FOR VARIANCE The property with the common address of 20605 Maplewood Drive is in the process of being developed as a five lot subdivision. The property is 89,043.5 sq.R. and is being divided into five parcels: four will be new building sites and the fifth will be a large lot with the existing house to remain as the residence of the long term owner. A private road on a twenty foot easement is planned along the southern property fine to serve the four newly created lots at the eastern portion of the property. Because the new road creates a comer lot from a non -comer lot, the side set back requirement moves from 10' to 25'. The owner's existing home will extend into this 25' setback a distance of 8.3', necessitating this request for a variance to change the setback from 25' to 16.5' from the new right-of-way. CRITERIA FOR VARIANCE 1. Special Circumstances The property is situated with the longest dimension in the west -to -east direction, from Maplewood Drive to 88th Ave. W. The land is flat where the new road joins Maplewood Drive and proceeds to the east end of the property with very little slope. The new road will be of no detriment to pedestrian traffic whether they be on foot or in a wheelchair. If this variance is refused, the entrance to the property could only be through the northeast comer. This option would create a hardship for the property owner in the development of the property in the following ways: �Wi �- mi - z P11 ;7- o� Z �-i LU LU 0— Uj LL Z! UJ O)l z 0 Ote a. an unsafe access/egress for the new lot owners because the drivers fine of site would be blocked by the steep bank/rockery on either side of the new road as it enters on to 88th Ave. W. j b. a walkway that was built by the City of Edmonds that parallels the property along 88th Ave, W. would become unsafe because of the line of site problems d rivers would have with pedestrian traffic coming down the embankment on either side of the road. c. an impassable walkway for the handicapped in a wheelchair because of the 3 5% grade of the embankment on either side of the road, These problems would be created because the road would be cut into a steep embankment on the east side of the property that parallels 88th Av. W. The City recently improved 88th Ave. W. and include water, sewer, and storm drainage utilities with no provisions for vehicular access and egress to this property. The new utilities would have to be moved if the road was to be' accessed off 88th Ave, W. A roadway in this location will require centerfine grades in excess of City codes and as much as 193 ft. of 2:1 sideslopes or rockeries. Included is this application are photos of the east side of the property that shows the steep bank, Clearly the entrance to the property from Maplewood Drive with a modification of the setback for the existing house is far superior to an entrance to the property from 88th Ave, W. because of an issue of safety for drivers and pedestrians, an issue of use of the walkway along 88th Ave. W. as it was built and intended for foot 'and impaired traffic, ... . .... J N and an issue of the City not providing for a road at that location at the time of the recent improvement. Z UJI U1 5! 2. Special Privilege U 01 CI Uji This variance would grant no special privilege. Other properties in the immediate CO LL vicinity and zoning have employed reductions in the 25' setback requirement. For 10 _3 instance, the house across Maplewood Drive from the existing home with the address of 20610 Maplewood Drive is a comer lot that has a setback distance of I V to the right-of- Z 1-! way line of 206th St. SW from the house structure. A second example of a reduced Z W Wi setback was created by the recently completed development of Skogerson Lane. The 0 home on lot I of Skogerson Lane with address of 20709 Maplewood Drive is a comer L.0 X LL 0. lot and is situated vAth a setback distance of 17.6' from the right-of-way line of 207th Pl. Z11 SW to the house structure and 9' to the concrete steps to the raised entry to the house, 0 Z This proposed variance will have no effect on any other property. 3. Comprehensive Plan The comprehensive plan calls for single-family residential living in this area and promotes inO development and retention of existing house stock. The four new building 0 lots are an infill project and the existing house will stay. By allowing this variance, the neighborhood will be preserved with the least amount of disruption to traffic patterns and safety standards. 4. Zoning Ordinance 01' 0 N n mg, 30 A, , ., L The five lots plus the private road that are being developed are wen within the requirements of the RS-12 zone. Z 5. Not Detrimental Lui U1 =)j The proposed variance will not adversely effect the existing house or the new Q'i W in Lull building lots. The existing house would be 16.5' from the 20' right-of-way that serves LU X! (n W W 0 only four lots. If the variance is refused, the public safety would be at risk because the 2 � R -j access would be from 88thAve. W. as described in the Special Circumstances section U. UJ i above. If the 88thAve. W. access is used, the traffic to the site would leave Maplewood Z of Drive, Wind through the neighborhood to the north and then back south on 88thAve. W, LU LU! 2 M; that is also a safl* hazard to the public. By allowing the variance, public safety, traffic patterns, and minimum disruptions of streets and utilities would be enhanced. W 01 Z 6. ' 'Minimum Variance LU U)i 0 The proposed variance of 8.5' is the minimum that could be allowed because that Z is the distance the existing house would be inside of a 25' side setback on a comer lot. The variance proposal only asks for the existing house to remain and to allow the access to the four building lots be from Maplewood Drive. Any other option would not be feasible given the above facts. 0 4 z 6 Lu ci z z.1 S2 0 .i= EN z, AR, .11� =11 63 M"M lo S.M —EET SOUTH IMST moN. US LON. WINM x"mm.,za"'. an 206ib STRE ------- --- ET U5. 4, M-1 U.) SOUTH -77-7-77� m 7 I Z u 0 LO 0 U) LU uj —j LL LU < cr LL Lu z 'o Z F- L.0 LW Z> =) :D CD L) cn 0— LU LLJ F- U- 0 z di cn u 0 z V, �rO-1 Z vix 1 0,4, 1*1 0 NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAI, THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. F-0 a %I w Rl Cl) LL Lu 0 LL C1 3: z ;7- 0 Z F- LM LU L) U) 0— a 1-- Lu Lu C z Lu Cr 0 z STATE or WASHINGTON, COUNTY or SNOHOMISH, 3.2= RECEIVED NOV 13 1996 Affidavit of Publication. EDMONDS CITY CLERK The undersigned, being first duly sworn on oath deposes and says that she Is Principal Clerk of THE HERALD, a daily newspaper printed and published in the City of Everett, County of Snohomish, and State of Washington; that said newspaper Is a newspaper of general circulation in said County and State; that said newspaper has been approved as a legal newspaper by order of the Superior Court of Snohomish County and that the notice ........... I ............................ Notice of DeveiqpTefit....�ppjication ........................................... ........ . .......................... ................. ........ ........ E.dmo.nds Bay ... V.e.n t.u.r e. s. 1.h c ........... ................................................ . ....... ...... . .. .. .... .. .... .. . ..... File No.: V 96-122 . ...................................................................................................................................... a printed copy of which is hereunto attached, was published in said newspaper proper and not in supplement,form in the regular and entire edition of said paper on the following days and times, namely: November 7, 1996 ................................................................................................................ . ... ................... ............................................................................................................... and at ai newspaper was regularly dis r' uted to its subscribers durl said period. ........ ... .. ....... . ...... ... ........ ............. 1 7 .... ..... ... cip l6rk Subscribed and sworn to before me this ....... ............. (da ........... NoMPR��M .... ..... ................. y ................. ...... ;!ary �P'!, .......... .................. -a i6 r johi 'i*, No u lie in and for t Stat of Washington, �h residing at EverVett,Snoh unty. ON A V%o AR L%G Uj U. 0 T) X z I-- z LU U 0 a LU LL 0 z COMMUNITY a -t. %a Publ#.Walk—1 0 ftAPIft^I%A PIAHSY 40MONOW. W^ 00020 - (XOO) 771.0220 . PAX 206) V-Pi.0221 MAYOR 1110tvicas ollf-A.P17MUNT' Isn"InQ ft Parke and Pt—wation KnqIn*P`r$nZ -rI=-1-P-=C�P1lE!R COVER FwACRE -rim -rAANGmrr-r NUM1123VER 4OF (Inclucling Cover Page) Recipients -rel000pler Number: MC�UIPMGNT': A t0=10 '?P -LUp (2�. rle , 141'. "M PROM: If there okra any problems cSuring transmission or clocuments are reaelveeJ Incom 2 '1 plate. lease call 08) . 71-Ce20 and ask r Sencler*s -refecoplar Number: C.?.06) 771-0221 Re. Q-t*;-0,L"AQ 921 dm Sister 4=10ma Xnternational Makinans Japan TRANSMISSION REPORT THIS DOCUMENT (REDUCED SAMPLE ABOVE) WAS SENT COUNT # SEND NOI REMOTE STATION I.D. START TIME DURATION VAGES -COMMENT 11 206 339 3049 11- 5-96 12:30PM 1-14" 2 (n LA. LU 0 cl) C) Lu 0 Z �— LU LU cn 0— a L- LU W U- c 2 w cr, 0 z g"q� 3 V A THIS IS A LEGAL ADVERTISEMENT AND SHOULD BE BILLED TO THE PLANNING DEPAkTMENT PUBLIC HEARING and NOTICE OF DEVELOPMENT APPLICATION Z UJI Name of Applicant: Edmonds Bay Ventures, Inc. File No.. V-96-122 U01 Project Location: 20605 Maplewood Dr. Project Description: Variance to reduce the required street setback from 25-feet to 16.5-feet to W X5 accommodate an existing single-family residenceon a new lot configuration W LL 1-0 resulting from the approval of a 5-lot subdivision of the subject property. LU City Contact: Kirk Vinish g Public Comment Period Due By: 11/21/96 LL UJI Z 11 0 Z UA tul PUBLIC HEARING INFORMATION 0 — a tE= Time: 9:00 A.M. UJ LU Date: November 21, 1996 LL Location: Plaza Meeting Room - 650 Main St., Edmonds Z UJ Sandy Chase,, City Clerk Z Publish: November 7, 1996 J 0 1XI-I Gail & Wilma Leslie 20624 Maplewood Dr Robert Lois Hoffman 2925 186th Pl SE Robert Roffma 2,2,\,A',,th PlnSE Edmonds, WA 98026 Bothell, WA 98012 BothAl, WA 98012 z James & Marthe Allen Dale Kathol 'Dan & Donna Tscherne UJI 726 Caspers St 13102 Puget Sound Blvd 4515 i65th Ave SE CC Edmonds, WA- 98020 'Edmonds, WA 98026 Snohomish, WA 98290 0; J3: Lut X! _j t.- I William & Kathleen Baird Charles Christianson Steve n & Marsha Gray CO U. 8802 205th Pl SW 8810 205th Pl SW 8818 205th Pl SW L—U 0 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, wA 98026 U_ Thomas Crandall 9 UJI Barbara Crandall Donald & Gladys Milsted Family Trust Steckler 8902 205th Pl SW 8914 205th Pl SW �9103 206th St SW Z —01 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, wA 98026 UJI M Brent Gustafson U (nil 0 —it Ronald & Nancy Sewell Kathryn Gustafson- Virginia Harvey 11020 Ist Ave NW 9118 206th St sw 9122 206th St SW x U� Seattle, WA 98177 Edmonds, WA 98026- Edmonds, WA 98026 U. 0 Zi W Robert Barker Jeffrey Kauffman L)Lni x Debra Conway - Catherine Barke r Janice Kauffman 8518 199th Pl SW 8806 207th Pl Sw '8808 207th P1 SW z Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, wA 98026 William Woo A Melinda Baker Thomas & Susan Bradder Frank & Katherine Paiva 8812 207th Pl SW Edmonds, 8814 207th P1 SW 8816 207th Pl SW WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 Arthur white III 0 Jack Miller Lindsay white III. Robert Long 20512 86th Pl W 20584 86th Pl W 2123 Wilson St Edmonds, WA 98026 Edmonds, WA 98026 Honolulu, HI 96819 Michael wheeler Danielle Wheeler Robert,McInnis R C King 20612 86th Pl W 20628 86th Pl W 205,03 88th Ave W Edmonds, WA 98026 'Edmonds, WA .98026 -Edmonds, wA 98026, Barbara Goronczy Earl Ryason Miles Oneal 20507 88th Ave w 8729 208th 20509 Maplewood Dr Edmonds, WA 98026 Edmonds, WA 98020 Edmonds,.WA 98026 � W) 1� M'S '9 M, W0 MO n �Charles Lantz Mary Jane Thompson John Gemmill' tetty Jean.La ntz 20605 Maplewood Dr' �20610 Maplewood.Dr 2062IMaplewood D I r Edmonds, WA 98026 Edmonds, wA 98026 �Edm6nds, WA 98026 Z Craig Campbell Ronald Fahey :,Janice Guhlke Helen Jamieson Z W1 20625 Maplewood Dr 20709 Maplewood Dr 20710 Maplewood Dr cc 2; 14 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, wA 98026 Cil Z3 01 U) LUj LU -1 Robert Shreve Edmonds Bay Ventures, LLC John Mellor LO UO 8529 Maplewood-Ln 8235 Talbot Rd. 606 Sater Lane, Ui Edmonds, WA 98026 Edmonds, WA 980,26 -Edmonds, WA.98020 U. D D a X LU Z LU! LU 3: cj Z LU LD! Z 0" IN '-pu -4��'Na N:' N .6, gu . . . . . . .... v-96-122 FILE NO.. APPLICANT: EBV Us, -J 01 NOTICE OF HEARING LU -J AFFIDAVIT OF MAILING rn LL —0 W 2 �: I STATE OF WASHINGTON 9 -J COUNTY OF SNOHOMISH) W Z I. -I 0 UJ Lul 1, DIANE M. CUNNINGHAM, sworn on oath, depose and say: W W That on the 6th day,of November, 1996, the attached Notice of,Hearing,was mailed as required to adjacent property owners, the names of which were provided by the z LU applicant. Signed Subscribed and sworn to before me this 19 day of — Notary Public in and for t6e(Atate of Washing I ton 0 Residing t )'4 DocumenW Fw RE CITY OF EDMONDS BARBARA FAHEY MAYOR 250 STH AVENUE NORTH * EDMONDS, WA 98020 - (206) 771-0220 FAX (206) 771-0221 COMMUNITY SERVICES DEPARTMENT 46' Public Works Planning Parks and Recreation Engine ering. November 6, 1996 Edmonds Bay Ventures, L.L.C. 8235 Talbot Rd. Edmonds, WA 98026 Subject: ASSIGNMENT OF HEARING DATE Dear Mr. Mellor: Your application is now complete and has been scheduled for public I hearing -at the time and place listed below. Action: Hearing IQ consider a Variance, File No. Assigned: V-96-122 Date of Hearing November 21, 1996 Time :00 A.M. or as soon thereafter as possible. Place: Plaza Room, Edmonds Library. 650 Main Street Hearing Body: Hearing Examiner Please be aware that ur presence at the hearing is highly advisable. If an applicant or, his YO representative is not present, the item may be moved to the end of the agenda. Items not reached by the� end of the hearing will be continued to the following month's agenda. If you have any further questions, pleas e do not hesitate to contact Kirk J. Vinish, Project Planner at 771-0220. 4, ROUTING FORM 'Al ,APPLICATION AND CHECKLIST' ,FILE: FROM I PLANN IN G OCT '�'4 qw I ENGINCE 114G z z ROUTED TO: RETURNED cc Tnglneerin 9 jui U 0 Fire 1-0/ 14/96 Public Works 10/14/96 Fire Public Wor (n Uj (n Parks ex Rec. 10/14/96 Parks ex Rec. Uj (n LL 0 Staff Comments: Zee a #6 4-cd"U040 — Uj LL <; *PER WHAT SECTION OF THE CODE2. z *COMMENTS WITHOUT CITATIONS WILL NOT BE CONSIDERED 0 Z *Additional Information Required for Complete Application LU Uj 41 ,0 — W Lut *Additional Studies Required to Complete Review LL 0 z uj cn U 0 z Owner, EDMONDS BAY ILC 4 Property Address 20605 MAPLEWOOD DR o Date of Application 10/10/96.1 j ± Type VARIANCE TO REDUCE SETBACK ± Hearing Required:Yes—X— No— Date of Hearing (if known) X _Application ------,Site Plan for Short Sub.divislon'(8.5 x i i) X Fee Site Plan (I I x 17) X APO List dais (12)(Istind & Propos a d) Title ReDort EnVir6nrnental Asse�srnen t —vicinitymap P a�Occupin6y,(40- r99f9f 2-Ye Elevations X� Declarations (Variance d�'9 U."P:)�:j Petition (Official Street Mao) —.�I-LEnviro' t6lCh6cklist nmen 7 X Critical Areas Determination 10 Z Lu _j 0 U) W Uj LL' 0 LIJ CC :C UJ F- z �_ 0 Z 1-- W W 0- a L_� UJ LLif X LL 0 z LU U) L) - X P: �-.l 0 z 0 "y 11CATION ROtWNG FORM FILE::'-V.. Mz� AND CHIMIK0,ST�,, FROIA: PLANNI MIS PARKS ROUTED TO: RETURNED OCT Engineerinz — 10/14/96 Erigifieerin F1 re Fire, PublicW.orks, 10/14196 Public Wo r*ks ICY A A Parks ex Rec. Staff Comment s *PER WHAT, SECTION OF THE CODEZ *COMMENTS WITHOUT CITATIONS WILLNOT BE CONSIDERED *Additional Information Required for Complete Application *Additional Studies Required to Complete Review Owner, EDMONDS BAY VEN Property Address, 20605 MAPLEWOOD DR e Date cil'AwAication 10/10/96 1 Type VARIANCE TO REDUCE SETBACK Hearing Required:Yes X No— Date of Hearing (if known)' X Application _--Site Plan for Short Subdivision (8.5 x 11) X Yee x Site Plan 0 1 x 17) X APO List _____Legals (Existing & Pro d Title Report trivironmental Assessment Vicinity Map Proof of 2-Yeat Occupancy (AD , U) Elevations Petition (Official Street Map) ..'EnvironrnentalChecklis�t.'. X Critical Areas Deteanination 0 Z UJ LLJ -j (jo V) a U) LIJ W LI) U. 0 LL <; nj 0 z 1.— 0 Z �— LIJ LLJ 0— in �— Lu LLJ1 LL 0 z L . Li (n U 0 z r 0 E-PP LICATION ROUTING FORM F LE': V -9"2 AND.CHECKLIST. �,IROM: PLANNING �,T RECil 41p/. ROUTED TO: RETURNED OCT 15 1996 Engineering, 1 /14/96 EngineerInLy IEDMONDS Fiwnwr. Fire Lig A Mfg, Public Works--M-4196 Public Works�� Parks ex Rec. 10/14/96 Parks ex, Rec.r Staff Comments: *PER WHAT SECTION OF THE CODEZ' *C OHMENTS WITHOUT CITATIONS WILL NOT Bt CONSIDERED *Additional Information Required for Complete Application *Additional Studies Required to Complete Review 9 Owner, EDMONDS BAY VEN C 1 Property Address. OOD 20605 MAPLEV DR Date cil'Application 10/10/96 • Type. -VARIANCE TO REDUCE • Hearing Required:Yes—X-- No— Daiercif He ring (if known) X _Application Site Plan for thorf 8Ub divis! ' o n 1 9 8.5xll) X —Fee X 'Site Plan L(l 1 x 17) X APO List _�_�egals (Exisfing rqpo�ed Title Report __LLLLEnvironrnenta1 Assessmen, t Vicinity Map Prqol`02-Y6arOcWpincy'�Abb)� —Elevations X anance&C.U.T _____Petition (Official Street Map) "Environmental CheckliS x Critical Areas Determination n't 7� 0 Z F� Z, LU LIJ 0 LU LU = _j F- Ln L.L 0 LLI < LCE < D 0 LLJ Z 0 Z F- LU Uj U (1) 0- 0 F-., Uj LLJ� —0 z LU (1) U Y F- i,-.1 0 j z = T_ C 0 APPLICATION ROUTING FORM, FILE'. V-96-122 ANDCHECKLIST FROM:� PLANNINIZ ED Aga 0.1,5_96, OCT 14 NORKSIDEpI .ROUTED TO: RETURNED Engineering-- 10/14/96 Engineering Fire-- 10/14/96 Fire, URNJU qiR bill Wltld"7'�`` VIVW�� -at Public Works -An dma JD- f T_ 144 Rec. 10/14196 Parks ex Rec. Staff Comments: ocr *PER WHAT SECTION OF THE CODE? *COMMENTS WITHOUT CITATIONS WILL NOT BE CONSIDERED *Additional Information Required for Complete Application *Additional Studies Required to Complete Review Owner EDMONDS BAY VENTURES,-LLC Property Address 20605 M -DR Datiol' Application IO/IOM6 Type VARIANCE TO REDUCE SETBACK Hearing Requlred1:Yes_X__ No— Date of'Hearing (if kn Own)'' X A plication P �.�,Site Plan for Short Subdivision (8.5 x 11) X —Fee __LL_LSite Plan (I I �x 17)' X APO List egals (Existing &.Propos d) a Title Report ___,�Envlronmental Assessment:, . Vicinity Map —Proof of 2-Year Occupancy (ADU)' Elevations j x !� P.), _2�_Declarations (Variance & C. U —Petition (Official Street Map) Environmental Checklist, X Critical Areas Determination 0 0 Z Lo LU Lu r -j �- . LL 0 LLJ LL z 1.- 0 z i- Uj LU U) 0- 0 F-� UJ LLJ' = U F- F- LL 0 z W Ln z r '- N APPLICATION ROUTING FORM FILE'z: V-96-122 AND CHECKLIST, FROM PLANNING, ROUTED TO: Engineering 16/ 1 4/96 Engineering Fire 10/14/96 Fire Public Works-lJQLL4L26-- Public Works: Parks 81 Rec. 10/14/96 Parks 8X Rec. Staff Comments* *PER WHAT SECTION OF THE CODE?'' *COMMENTS WITHOUT CITATIONS WILL NOT BE. CONSIDERED *Additional Information Required for Complete Application *Additional Studies Required to Complete Review • Owner. EDMONDS BAY VENTURES, LIJC • Property Address o6o5 mAPLE-woop DR Date of Application 10/10/96 Type VARIANCE TO REDUCE SETBACK Hearing Required:Yes-)L— No— Date of Hearing (if known) X _Application ------..,,Site Plan for Short Subdivis;ion, (8.5 x 11) X —Fee -A—Site, Plan (I I x 17) X APO List ____L__Lega1S (Existing & Proposed) Title Report Environmental Assessment —Vicinity Map L-LLLProof of 2-Year Occupancy (ADU Elevations X Declarations (Varianco C: U. P.) Petition (Official Street map) Environmental Checklist x Critical Areas Determination E -no Eto I Q ARCHITECTURAL DESIGN BOARD Q COMP PLAN AMENDMENT Q CONDITIONAL USE PERMIT 13 HOME OCCUPATION Q FORMAL SUBDIVISION U SHORT SUBDIVISION E3 LOT LINE ADJUSTMENT El PLANNED RESIDENTIAL DEVELOPMENT E3 OFFICIAL STREET MAP AMENDMENT STREET VACATION Q REZONE 0 SHORELINE PERMIT VARIANCE / REASONABLE USE EXCEPTION L3 OTHER FILE # _ZONE Z- DATE 10-ko-fCREC'DBY FEE [37, RECEIPT# HEARING DATE WHE 0 STAFF 13 PB L3 ADB 13 CC ACTION TAKEN: L) APPROVED El DENIED Q APPEALED APPEAL# Applicant6",,Y,- & v ,m 4 Phone Address Property Address or Location 2-060 S - h'2k r i Property Owner 114)ar V d7?9-� Phone Address ?-rD 66 S- 19 4' C)r 1 ;'119 A-qent 7? (3 , '/)� pAr P�one (2-e-' Address- 60�0 , &)k Tax Acc # 6-06" 7 '000 sec. Z2 Twp. 001 a 1 D r-1, , 5 14) , e) U 2 Rng. The undersigned applicant, and his/ her/ its heirs, and assigns, in consideration of the processing of t application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and damages, including reasonable attorney's fees, arising from any action or infraction based in whole or in part up false, misleading, inaccurate or incomplete information furnished by the applicant, his/ her/ its agents employees. The undersigned applicant grants his/ her/ its permission for public officials and the staff of the City of Edmonds enter the subject property for the purpose of inspection and posting attendant to this application. SIGNATURE OF APPLICANT/ OWNER/ AGENT 0 Ste, % 41-v nl 2 2, NIF REQUEST FOR VARUNCE The property with the common address of 20605 Maplewood Drive is in the process of being developed as a five lot subdivision. The property is 89,043.5 sq.ft. and is being divided into five parcels: four will be new budding sites and the fifth will be a large lot with the existing house to remain as the residence of the long term owner. A private road on a twenty foot easement is planned along the southern property line to serve the four newly created lots at the eastern portion of the property. Because the new road creates a comer lot from a non -comer lot, the side set back requirement moves from 10' to 25'. The owner's existing home will extend into this 25' setback a distance of 8.3', necessitating this request for a variance to change the setback from 25' to 16.5' from the new right-of-way. CRITERU FOR VARL4NCE I 1. Special Circumstances The property is situated with the longest dimension in the west -to -east direction, from Maplewood Drive to 88th Ave. W. The land is flat where the new road joins Maplewood Drive and proceeds to the east end of the property with very little slope. The new road will be of no detriment to pedestrian traffic whether they be on foot or in a wheelchair. If this variance is refused, the entrance to the property could only be through the northeast comer. This option would create a hardship for the property owner in the development of the property in the following ways- LI) U. 0 Uj 2 � CR -j U. g U)d LU z Z Uj LU Cn 0— a UJ LU X lu C 2 LU C-) 0 z to a. an unsafe access/egress for the new lot owners because the drivers fine of site would be blocked by the steep banktrockery on either side of the new road as it enters on to 88th Ave. W. b. a walkway that was built by the City of Edmonds that parallels the property along 88th Ave. W. would become unsafe because of the line of site problems drivers would have with pedestrian traffic coining down the embankment on either side of the road. c. an impassable walkway for the handicapped in a wheelchair because of the 35% grade of the embankment on either side of the road. These problems would be created because the road would be cut into a steep embankment on the east side of the property that parallels 88th Av. W The City recently improved 88th Ave, W. and include water, sewer, and storm drainage utilities with no provisions for vehicular access and egress to this property. The new utilities would have to be moved if the road was to be accessed off 88th Ave. W. A roadway in this location will require centerfine grades in excess of City codes and as much as 193 ft. of 2:1 sideslopes or rockeries. Included is this application are photos of the east side of the property that shows the steep bank. Clearly the entrance to.the property from Maplewood Drive with a modification of the setback for the existing house is far superior to an entrance to the property from 88th Ave, W. because of an issue of safety for drivers and pedestrians, an issue of use of the walkway along 88th Ave. W. as it was built and intended for foot and impaired traffic, A, -10-1 and an issue of the City not providing for a road at that location at the time of the recent improvement. 2. Special Privilege 01 U) CII LU! This variance would grant no special privilege, Other properties in the immediate _J 11 Cn U. 10 vicinity and zoning have employed reductions in the 25' setback requirement, For _3 instance, the house across Maplewood Drive from the existing home with the address of U_ Ln d L ui, 206 10 Maplewood Drive is a comer lot that has a setback distance of I I' to the right-of- U Z way fine of 206th St. SW from the house structure. A second example of a reduced LU W! Q! setback was created by the recently completed development of Skogerson Lane. The U m: 0-1 home on lot I of Skogerson Lane with address of 20709 Maplewood Drive is a comer U_ lot and is situated xith a setback distance of 17.6' from the right-of-way line of 207th Pl. ZI SW to the house structure and 9' to the concrete steps to the raised entry to the house. 0 Z This proposed variance will have no effect on any other property. 3. Comprehensive Plan The comprehensive plan calls for single-family residential living in this area and promotes infill development and retention of existing house stock. The four new budding 0 lots are an infill project and the existing house will stay. By allowing this variance, the neighborhood will be preserved with the least amount of disruption to traffic patterns and safety standards. 4. Zoning Ordinance . . ... . . �,N KL A The five lots plus the private road that are being developed are well within the requirements of the RS-12 zone. Z Z 5. Not Detrimental LU cc The proposed variance will not adversely effect the existing house or the new 01 U) Cn LUI building lots. The existing house would be 16.5' from the 20' right-of-way that serves j Cn LL Uj 0 only four lots. If the variance is refused, the public safety would be at risk because the :3 access would be from 88thAve. W. as described in the Special Circumstances section U. above. If the 88thAve. W. access is used, the traffic to the site would leave Maplewood 3:1 Drive, wind through the neighborhood to the north and then back south on 88thAve. W. UJI that is also a safi!ty hazard to the public. By allowing the variance, public safety, traffic patterns, and minimum disruptions of streets and utilities would be enhanced. LU U. Z 6. 'Minimum Variance Uj (n! The proposed variance of 8.5' is the minimum that could be allowed because that Z is the distance the existing house would be inside of a 25' side setback on a comer lot. The variance proposal only asks for the existing house to remain and to allow the access to the four building lots be from Maplewood Drive, Any oth" option would not be feasible given the above facts. 0 N 77 11 7777, 77 Lut z 1--.! ;7- Oi Z �-i W UJI 2 M! n0i 5 0 W x UP I-- — LL 8 z LU U) Uy 8 f7 z ' I t'el ' LLL PIN Gail & Wilma Leslie Robert & Lois Hoffman Robart Hoffman 20624 Maplewood Dr 2525 186th Pl SE 2525 6th Pl SE Edmonds, WA 98026 Bothell, WA 98012 Both WA 98012 James & Marthe Allen Dale Kathol Dan & Donna Tscherne 726 Caspers St 13102 Puget Sound Blvd 4515 165th Ave SE Edmonds, WA 98020 Edmonds, WA 98026 Snohomish, WA 98290 William & Kathleen Baird Charles Christianson Steven & Marsha Gray 8802 205th P1 SW 8810 205th P1 SW 8818 205th Pl SW Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 Thomas Crandall Barbara Crandall Donald & Gladys Milsted Family Trust Steckler 8902 205th P1 SW 8914 �05th P1 SW 9103 206th St SW Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 Brent Gustafson Ronald & Nancy Sewell Kathryn Gustafson Virginia Harvey 11020 Ist Ave NW 9118 206th St SW 9122 206th St SW Seattle, WA 98177 Edmonds, WA 98026 Edmonds, WA 98026 Robert Barker Jeffrey Kauffman Debra Conway Catherine�Barker Janice Kauffman 8518 199th Pl SW 8806 207th Pl SW 8808 207th Pl SW Edmonds, WA 98026 Edmonds, WA 98026- Edmonds, WA 98026 William Woo Melinda Baker Thomas & Susan Bradder Frank'& Katherine Paiva 8812 207th Pl SW 8814 207th Pl SW 8816 207th Pl SW Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 Arthur White III Jack Miller Lindsay White III Robert Long 20512 86th P1 W 20584 86th P1 W 2123 Wilson St Edmonds, WA 98026 Edmonds, WA 98026 Honolulu, HI 96819 Michael Wheeler Danielle Wheeler Robert McInnis R C King 20612 86th P1 W 20628 86th Pl1W .20503 88th Ave W Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026� Barbara Goronczy Earl Ryason Miles 6neal 20507 88th Ave W 8729 208th 20509 Maplewood Dr Edmonds, WA 98026 Edmonds, WA 98020 Edmonds, WA 98026, ----------- "'U"o N' "6`i"�*�--Op� "g 0 S" K QD Charles Lantz Mary Jane Thompson John Gemmill Bletty Jean Lantz, 20605 Maplewood Dr 20610 Maplewood Dr 20621 Maplewood Dr Edmonds, WA, 98026 Edmonds,'WA, 98026� Edmonds, WA 98026 Z Craicr Camribell < Ronald Fahey Janice Guhlke Helen,Jamiesoni it 20625 Maplewood Dr. 20709 Maplewood Dr 20710 Maplewood Dr 2 Edmonds, WA 98026 Edmonds, WA 98026 'Edmonds, WA 98026 "0! W Robert Shreve Edmonds Bay Ventures, LLC John Mellor Ln LOL 8529 Maplewood.Ln 8235 Talbot Rd. 606 Sater Lane, LU Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98020 LL < - LU Z PI 0! 7 L:U) (nil 0— X Z 0 Z 0 7