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531 MAPLE ST (2).pdfCITY OF EDMONDS HEARING EXAMINER APPLICATION FOR VARIANCE FIU V-- tz-- E7 DATE 3- 7 FEE---,m 12,5. 00 0- t S. tv RECT # -A—W5 --Ir to -7 �6 APO'S HEARING DATE: -7 ADDRESS APPLICANT //'614jot r,01 M i <1 0 ff 3) Met Ple— 54 CITY & ZIP./ kL�MO-Y4 V)6-45�kezc-> PHONE_— 7 7L/ - -3 7 9.�' INDICATE TYPE OR DEGREE OF INTEREST IN PROPERTY k,--- LOCATION OR ADDRESS OF PROPERTY ow ell � 0 V-C LEGAL DESCRIPTION OF PROPERTY 5-211- 5,3/ Mot anj VARIANCE REQUESTED: r M, ldv � 7/- FOR OFFICE USE ONLY: USE ZONE: 1,6- ZONING ORDINANCE REQUIREMENT: Release/Hold Harmless Agreement The undersigned applicant, his heirs and assigns, in consideration for the City processing the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages and/or claims for damages, including reasonable attorneys' fees, arising from any action or inaction is based in whole or in part upon false, misleading or incomplete information furnished by the applicant, his agents or employees. Permission to Enter Subject Property The undersigned applicant grants his, her or its permission for public officials and the staff of the City of Edmonds to enter the subject prdperty for the purpose of inspection and postingZattendant to t>is application. Signatiiri-5, otfAppilcant, Uwner or Representative 2 0 DECLARATIONS OF APPLICANT Please answer all questions What are the physical characteristics, (i.e. topography, shape of lot, etc.) which create a hardship for you in regard to development of your property? Z6 A'n 6 2. How does your property differ from other property in the same vicinity? 3. Will this variance be detrimental to the public or damaging to other property or improvements in the vicinity? .NO 4. What hardships will result to you if the variance is not granted? Will these hardships have been caused by your own action? 5. Can you make reasonable use of your property without the variance? City of Edmonds lvo�'k MT . Cll�TER-OFFICE CORRESPONDEN CE7 Ga ry M� cComas Fire M. Bobby Mills P.W.. Dan Smith/Jerry Hauth TO Engineering Duane'Bowman 3/25/87 FROM DATE - SUBJECT V-12-87 VARIANCE TO REDUCE REQUI.RED SETBACKS AT 531 MAPLE ST. AS FOLLOWS: STREET SETBACK:'121-31 * I.. (CODE: 151) WEST SIDE YARD -SETBACK: 2'-8" (CODE: 101) (APPLICANf IS -PLANNING ADDITION TO EXISTING NONCONFORMING BUILDING'. ZON-I NG RM 1.5) HEARING DATE: APRIL 16,1987 PLEASE RESPOND WITH YOUR COMMENTS NO.LATER THAN APRIL 8, 1987. THANKS. -2 CX 16t /p VA k L F,, UU, Q-F, City of Edmonds INTER -OFFICE CORR ES PON DENC�E3 Gary M�cCQmas Fire M. Bobby Mills P.W.- Dan Smith/Jerry Hauth Engineering Duane'Bowman 3/25/87 TO FROM DATE Rl IR.IF=rT V-12-87 VARIANCE TO REDUCE REQUIRED SETBACKS AT 531 MAPLE ST. AS FOLLOWS: STREET SETBACK:'12'-3'.'.. (CODE: 151.). WEST SIDE YARD SETBACK: 2'8" (CODE: 101) (APPLICANt IS -PLANNING AD"DIfION TO 'EX'IS'TIN'G NONCONFORMING BUILDING. ZONING:. RM 1.5) HEARING DATE: APRIL 16, 1987 PLEASE RESPOND WITH YOUR COMMENTS NO LATER THAN AP RIL 8, 1987. THANKS. A'S 4 City of Edmonds �INTER-OFFICE CORR ESPON DENCE) Bobby Mills P.W.V TO FROM DATE SHRJECT ~ ` V-12-87 VARIANCE TO REDUCE REQUlRED SETBACKS AT 531 ' MAPLE ST. AS FOLLOWS: ` ^ STREET ScToAoK''l2'-3�' (CODE: 15') ' WEST SIDE YARD -SETBACK: 2'8" (CODE: lO') ` (APPLICANT IS PLANNING ADDITION TO EXISTING NONCONFORMING ` BUILDING. ZONING�. nM 1.5) HEARING DATE: APRzL 16, lg87 . PLEASE RcsPUwo WITH YOUR COMMENTS NU LATER THAN ApRlL 8, 1087, U THANKS'.' ku /7roX-7 /e~, 1,3 IP^nh. ` FILE NO. V-12-87 APPLICANT Howard Johnson AFFIDAVIT OF POSTER STATE OF WASHINGTON ss. COUNTY OF SNOHOMISH Duane Bowman being first duly sworn., on oath, deposes and says: That on the 2nd day of April 19 87 , the attached Notice of Public Hearing was posted as prescribed by Ordinance, and in any event, in the Frances Anderson Center and Civic Center, and where applicable on or near the subject property. S i g n e d Subscribed and sworn to before me this 4,40 day of 1919 Notary Public in and for the St te f" Washington. Residing at MY COMMISSION EXPIRES 6-16-89�' AFFIDAVIT OF MAILING STATE OF WASHINGTON ss. COUNTY OF SNOHOMISH Susan Painter FILE NO. V-1 2-87 APPLICANT Howard Johnson being first duly sworn, on oath deposes and says: That on the 2nd day of April —,19 87 the attached Notice of Public Hearing was mailed as required to adjacent property owners, the names of which were provided by the applicant. S i g n e d Subscribed and sworn to before me this__4 day of 19 Notary Public in and for the State of Washington. Residing at MY COMMISSION EXPIRES,,,6 1 .1 . 6-:89. ADJACENT PROPERTY OWNERS LIST 1, r — NA _V__ A FA_ - 5 's, On my oath, I certify that the names and addresses provided represent all properties loc�ted within 80 feet the subject property. t's-igna-ture -of Applicant or Applicant's Representati,ve,, Subscribed and sworn to before me this e5'�day of N ta�ryft`blic n an�dfor �the �State of Washington, 'A Residing at .. My COMMISSION EXPIRES 6.16-89. k Resi dent/Owner A1-,V 523 Mapl.;e Street #302 Edmonds, WA 98020 Howard M. Johnson Karen Sund/Resident Jeanne Buslach/Resident 531 Maple Street 544 Dayton St. 523 Maple St. #104 Edmonds, WA 98020 Edmonds, WA 98020 Edmonds, WA 98020 Mary L. Stovel Edmonds Ist Church of Ruth C. Sater/Resident 536 Bell Street Christian Scientists 523 Maple #201 Edmonds, WA 98020 551 Maple Street Edmonds, WA 98020 Edmonds, WA 98020 Resident/Owner Resident/Owner Shoreline Savings Denvis Inc. #0757000044' 522 Dayton St. 555 Maple Street P.O. Box 25788 Edmonds, WA 98020 Edmonds, WA 98020 Seattle, WA' 98125 Resident/Owner Resident Resident/Owner 528 Dayton St. #A 529 Maple St. 523 Maple St. #202 Edmonds, WA 98020 Edmonds, WA 98020 Edmonds, WA 98020 Resident/Owner Res i den t/Owner James A. & Myrtle Smith 528 Dayton St. #B 527 Maple St. Ronald E. & Mildred Smith Edmonds, WA 98020 Edmonds, WA 98020 18500 Olympic View Dr. Edmonds, WA 98020 Richard H. & Lorraine Vincent L. & Karen Borcich Resident/Owner Mietzner 17850 Ballinger.Way N.E. 523 Maple St. #203 Susan B. & Robert L. Hale Seattle, WA 98155 Edmonds, WA 98020 1553 N.E. 145th Seattle, WA 98155 M. & Ada M. Kallstrom Lillian Lanser/Resident Leona Flom Jackson/Resident .George 11714 55th Avenue N.E. 523 Maple St. #101 523 Maple St. #204 'Marysville, WA 98270 Edmonds, WA 98020 Edmonds, WA 98020 Resident/Owner Charles Post/Resident 523 Maple St. #102 Andrew J. Martinis, M.D. 532 Dayton St. Edmonds, WA 98020 801 Broadway Suite 522 Seattle, WA 98122 Edmonds, WA 98020 Res i den t/Owner Shoreline Savings Post, Charles #0757000041 Resident/Owner 534 Dayton St. P.O. Box 25788 523 Maple St. #301 Edmonds, WA 98020 Edmonds, WA 98020 Seattle, WA 98125 Charles E. Olson Louis J. & Rosemary Stelte/ Bruce F. Baker 835 Dale St. y Resident 14301 N.E. 2nd Place Edmonds, WA 98020 1�3 MgleW�t-988183 Bellevue, WA 98007 E mon s, I W Glenn & June Helle/Resident 524 Maple St. #104 Edmonds-,, WA 98020 University Fed. Say. Bank Johnson, R.A. #250 06393 6400 Roosevelt Way N.E. Seattle, WA 98115 R.A. Johns on/Res i dent 524 Maple St. #105 Edmonds, WA 98020 Stanley & Annette Peterson/ Resident 524 Maple St. #106 Edmonds, WA 98020 Ruth E. Christine/Resident 524 Maple St. #107 Edmonds, WA 98020 Richard A. Johnson 747 Spruce Street Edmonds, WA 98020 Resident/Owner 524 Maple St. '#204 Edmonds, WA 98020 Richard J. Blandau 747 Spruce Street Edmonds, WA 98020 Resident/Owner 524 Maple St. #205 Edmonds, WA 98020 Gene Smith Graves/Resident Gail E. & Violet McGrath 524 Maple St. #206 or Resident Edmonds, WA 98020 524 Maple St. #103 Edmonds, WA 98020 Resident/Owner Max R. & Lola M. Proske 524 Maple St. #207 525 Belmont E. #9F Edmonds, WA 98020 Seattle, WA 98102 Resident/Owner Resident/Owner 524 Maple St. #304, 524 Maple St. #201 Edmonds, WA 98020 Edmonds, WA 98020 Resident/Owner Resident/Owner 524 Maple St. #305 524 Maple St. #202 Edmonds, WA 98020 Edmonds, WA 98020 Resident/Owner Resident/Owner 524 Maple*St. #306 524 Maple St. #203 Edmonds, WA 98020 Edmonds, WA 98020 Dorothy Wall/Resident Resident/Owner 524 Maple St. #307 524 Maple St. #301 Edmonds, WA 98020 Edmonds, WA 98020 Family Savings & Loan R. Philip & Barbara G. Silver Wall, Dorothy #91-501167-2 816 West Road 1100 Aurora Village Plaza New Canaan, CT 06840 Seattle, WA 981-33 A.W. & Yvonne B. Monroe/Res. Resident/Owner 524 Maple.Street #101 524 Maple St. #302 Edmonds, WA 98020 Edmonds, WA 98020 Patricia A. Garneau/Res. Arthur B. & Mary Jean Poier 524 Maple St. #102 or Resident Edmonds, WA 98020 524 Maple St. #303 Edmonds, WA 98020 CITY OF EDMONDS NOTICE OF PUBLIC HEARING TH <tki F11 tr� XA04 1 v4M -WILL HOLD A PUBLIC HEARING i9T7-, ON THE FOLLOWING APPLICATION: PROPERTY ADDRESS AND LOCATION ZONE DISTRICT 0 THE HEARI . NG WILL BEGIN AT 016143-OPI-M., IN THE PLAZA MEETING ROOM, LIBRARY BUILDING, 650 MAIN STREET, EDMONDS, WASHINGTON. IF YOU WISH TO COMMENT ON THIS PROPOSAL, YOU MAY COME TO THE 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 OFTHE CONTINUED HEARING WILL BEANNOUNCED ONLY AT THE MEETING. ADDITIONAL INFORMATION MAY 13E OBTAINED AT THE PLANNING DEPARTMENT, 250 FIFTH AVENUE NORTH, EDMONDS (PHONE 771-3202, EXTENSION 252). THE REMOVAL, MUTILATION, DESTRUCTION, OR CONCEALMENT OF THIS NOTICE BEFORE THE DATE WARNING! OF THE HEARING IS A MISDEMEANOR PUNISHABLE BY FINE AND IMPRISONMENT. THIS . NOTICE MAY BE REMOVED AFTERAft aw 16; 1197 �0!stij + mo� 141�- / cy � i 011 L r trod, , �% I � o,,� A r, ' L '% � . .' - A - - ,L. t of. I of 0 to of % "i Ofo Not -'*o 40,1 - A e ..I. loop 1 Y I it . . , .*t to 01 & Alto % If -.0, 01 0000000... AN, too V 0 Cot Ulf- 44 of It 4. ft A - to. :-tqe:q it' t'j.0116. M 4odoL., oto, too 0. to .4 1 to oo.- 1:6 .141 -.Vt . 1 46. 96 to 0 to .41 A. �A qI. %o I." or .00; oo it . .46 to 0 of to. 1. a go 00 to 0' 0 to. .%a .10 to t-or of 1, 9 Moto, ;16 ow 4 of :0, of 4 P—O -No ..0 .1 0 oo 11 A. 1 .4 to p, 1 0 A of 0.. 1 1. No. 0 1 9 4ov A .01 it it: 41 0 to, :l A W-J.. go.. .4'. of I.. oo. 0 o"on to. o,o or % op 40 4 to . f000 of. .0 ?of of to `64 a 6 We. eq4 goo 60k, d -r- -- 00000p�. 40 Ito 0 0. T7 o4vo 1 to r= 0 e If I o, 4 "Ito r I if it wr !go LL A lh 44 4 % k� J It N ON. Iit _4A 46 L 0 m !9 9 $4 f! 14 64&r lit 4 4 P� i I jo, EXHIBIT 4 I . 0 7r., k EXHIBIT 1 M E M 0 R A N D U M April 9, 1987 TO: James M. Driscoll Hearing Examiner FROM: Duane V. Bowman Assistant City Planner SUBJECT: Staff Report Variance File #V-12-87 (Howard Johnson) This variance was previously approved by you on March 5, 1981, under file #V-1-81. Because the Applicant did not act on the variance within one year of its approval, it is no longer valid. I am enclosing copies of your original decision, the staff report, the original exhibits, and the minutes from the hearing. The Applicant has not significantly changed the site development plans. The building will be shortened, with minor exterior changes. The Architectural Design Board (ADB) will review the revisions. If the Hearing Examiner chooses to approve the variance again, it should be subject to the following condition: "All site development must comply with all conditions of approval established by the Architectural Design Board." ml�lm FINDINGS AND DECISIONS OF THE HEARING EXAMINER OF THE 1 CITY OF EDMONDS 114 THE MATTER OF THE APPLICATION FILE NO. OF HOWARD JOHNSON FOR APPROVAL OF A VARIANCE DECISION: The application for a variance as submitted by the Applicant Howard Johnson is granted subject to the conditions listed. Howard Johnsonr 17006 18th Place West, Lynnwood, Washington, hereinafter called "Applicant", has requested approval of a variance from the frontyard setbacks and the sideyard setbacks of the City of Edmonds for property located at 529 and 531 Maple Street, Edmonds, Washington, and more particularly described as: The west 15 feet of lot 29 and all of lot 30r block 121, City of Edmondsr Washington, as recorded in the Plat of volume #2r page 39, the records of Snohomish County, Washington. The above described property is zoned RM-1.5 and it has a comprehensive Plan designation of high -density residential. The zoning and land use designations are established by the Edmonds Community Development Code. A hearing on the requested variance was held before the Hearing Examiner of the City of Edmondsr WAr on February 19, 1981. The following public testimony was presented by: Dan Smith Planning Dept. City of Edmonds Lou St. John 1727 W. Big Lake Blvd. Mt. Vernont WA The following exhibits were presented at the hearing: gim-La EXUB19a Exhibit 1 - Staff Review 11 2 - Application 3 - Site Plan 4 - Elevations 5 - slides After due consideration of the evidence presented by the Applicant, evidence presented during the public hearing; and as a result of the personal inspection of the subject property and surrounding areas by the Hearing Examinery the following Findings of Fact and Conclusions constitute the basis of the Hearing Examiner. 13 V 10 1 Z re9ff@TQffWW_ 1. The Applicant has requested approval of a variance from the standard allowed for frontyard setbacks and sideyard setbacks permitted in RM-1.5 zones in the City of Edmonds for land 1 k A rindings and Decisions of the nearing Examiner of the City of Edmonds HE - Page 2 located at 529 and 531 Maple Street, Edmondsr WA.F and more particularly described as set forth above. 2. The zoning for the above described property is RM-1.5 as established in the City of Edmonds community Development Code. 3. The sideyard setbacks for an RM-1-5 zoned district in the City of Edmonds is 10 feet. The frontyard setbacks for an RM-le5 zone district is 15 feet. These setback standards are established in Section 16. 30.030 of the Edmonds Community Development Code. 4. The Comprehensive Plan designation for the above described property is high -density residential. 5. The subject property is 45 feet by 110 feet (4r950 sq. feet) area of land. There is an existing duplex on the property. 6. The specific variance request is for the allowance of a 2 foot 8 inch sideyard setback and a 12 foot 3 inch frontyard setback. 7. it is the intention of the Applicant to expand the duplex to a triplex and because of this expansion the above described variances are needed. s. Currently the sideyard setback for the duplex is 2 feet 8 inches and a granting of the variance would be a continuance of this sideyard setback. 9. With the proposed expansion of the duplex into a triplex on the subject property, a reduction from the 15 foot frontyard setbacks is necessary to 12 feet 3 inches in order to properly construct the triplex structure. 10. This is a request for the variance from the sideyard setbacks and it is not a request for any modification to the site and building. Any modification to the site *and building will require and archetectural design board approval. 11. Section 20.85.010 of the Edmonds community Development Code sets forth the conditions for the granting of a variance. Included in this section are the following conditions: a. Special circumstances must exist for the granting Of the variance. b. The granting of a variance cannot result in a granting of a special privelege to the applicant. C. The variance must be consistent with the goals and policies of the Comprehensive Plan of the City of Edmonds. d. The granting of the variance must be consistent with tne purpose of the Edmonds zoning Code. e. The granting of the variance should not be significantly detrimental to the public health, safety and welfare or 2 . I I I J 3 I Findings and Decisions of the Hearing Examiner of the City of Edmonds H E- pnce 3 injurious to the property or improvemelits in the vicinity* f. The variance must be of the minimum necessary to allow the property owner the rights enjoy.ed by other property owners in the vicinity of the same zoning. 12. The Planning Department of the City of Edmonds testified that special circumstances do exist to necessitate the granting of a variance. They include the small width size of the property that makes development of the property impractical without a variance and the fact that the existing duplex protrudes into both the required front and sideyard setbacks. rtment testified that the granting of the The Planning Depa variance will only continue the existing building setbacks and therefore no special priveleges would be granted to the Aplicant. The Planning Department testified that the variance is consistent with the Comprehensive Plan and the zoning ordinances of the City of Edmonds. 15. The Planning Dep . artment testified that the granting of the variance would not be detrimental to the community Of Edmonds. 16. The Planning Department testified that the variance requested is the minumum necessary to allow the property owner to enjoy the rights as other property owners in the vicinity in the same zoning district. 17. It was recommended by the Planning Department that the variance be approved. In submitting this recommendation the Planning Department submitted the following comments: 1. The 9 foot driveway shown on the site plan is not approved. Either a one-way system to the alley or the two-way driveway in to the site as prescribed with a minimum of 12 feet would be acceptable. 2. Because of their uniqueness in the downtown arear the blue spruce and cedars must be retained if at all possible. 18. Upon questioning the Planning Department testified that comments they submitted with their approval would be handled through the Architectural Review Board and was not part of the variance request. 19. The Applicant testified in support of the Planning Department's recommendations and further testified that they realized that the comments submitted by the Planning Department Witt, their recommendation were items that had to be taken up before the Architectural Review Board. 20. There was no public testimony in opposition to the granting of the variance. Findings and Decision of the 3 k I Hearing Examiner of the City of Edmonds zz E- Page 4 CONCLUSIONS The application is for approval of a variance from the standard allowed for sideyard setbacks,and frontyard setbacks in RM 1.5 zones in the City of Edmonds, Washington, and is for land located at 529 and 531 Maple Street, Edmonds, Washington, and more particularly described as set forth above. 2. Special circumstances do exist relating to the property and thus necessitating the need for a variance. Because of the severe limitations on the width of the property and because the existing duplex protrudes into both required front and sideyard setbacks a variance does not create new special circumstances favorable to the Applicant. this variance would not create special The granting of privelege to the Applicant. 4. The variance is consistent with the goals and policies of the Comprehensive Plan of the City of Edmonds. 5. The variance is consistent with the purpose of the Edmonds zoning code in the zoning district in which the subject property is located. 6. The granting of this variance is not detrimental to the public healthr safety and welfare or injurious to the property or improvements in the vicinity. 7. The variance is the minimum necessary in order for the property owner to enjoy the same rights as other property owners in the vicinity with the same'zoning. 8. The Planning Department has recommended approval of the variance. Using the above Findings and Conclusions as the basis for the decisiont the Hearing Examiner of the City of Edmonds hereby orders the variance requested by Howard Johnson for a reduction of the frontyard setbacks in an RM-1.5 zone from 15 feet to 12 feet 3 inches is granted and a reduction of the sideyard setbacks in a RM-1.5 zone f rom 10 f eet to 2.8 f eet is granted subj ect to the following conditions: 1. Any driveway plans necessary for the construction on the subject property shall be approved by the Architectural Review Board. 2. The Architectural Review Board shall review the retention of any trees and vegetation on the subject property. 4 4 , M Findings and Decision of the Hearing Examiner of the City of Edmonds HE - Page 5 ENTERED this S-- day of Marchr 1981 pursuant to the authority granted under Section 20.100.010 B2 of the Community Development Coae of the City of Edmonds, Washington. dES M. DRISCOLL NOTICE DE RIGHT IQ APPEA Pursuant to Chapter 20.100.01OF Edmonds Community Development Coder written appeals alleging specific error of fact or other grounds for appeal may be filed with the Department of Planning and Community Development within fourteen (14) days of the date of the Hearing Examiner's final action. In this matter, any appeal must be received by the Department prior to 5:00 p.m., March 20, 1981. 5 I 3 EXHIBIT STAFF REPORT 1*0 HEARING EXAIMINER FILE #V-1-81 Hearing Date: 7,3bruary 19, 1981 I. REQUESTED ACTIONS: Variances to allow a 12'3" front yard setback and 2'8" sideyard setback. II. AP PL I CANT/ O',-:','E R: Howard Johnson 17006 18th Place West Lynnwood, WA 98036 III.PROPERTY LOCATION: 529 and 531 Maple Street Edmonds, WA 98020 IV. LEGAL DESCRIPTION: See Exhibit 2. V. STAFF FINDI.'I�GS AND CONCLUSIONS: A. Comprehensive Plan Designation High Density Residential B. Zoning Existinc - RM-1.5 Surrounaing - North _-1 South East West _-1 _M-_1 RF1 . 5 TM . 5 � . 5 R M - 1 . 5 C Official, Street Map - Proposed Existin2_ South - -Xaple Street 60' 60' North - �`klley 151 15, D. DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA' The subject property is 45' X 110'.(4,950 sq. ft.) The site is relatively level to the elevation of Maple Street. There is, however, a five foot retaining wall at the north property line making the property five feet above the alley grade. There -is an existing duplex on the site. Development surrounding this site is diverse. Although it is all- zoned multi -family, there is a church to the east, a single family structure to the west, multi -family to the north. There is a salt and pepper pattern in this block with multi and single family structures. E. RELATED ACTIONS There are no prior actions that are pertinent. The modifications to the site and building will require Architectural Design Board approval. To EXHIBIT Staff Report to ',11'earing Examiner Fage 2 - File 7-V-1-81 11 F. CONFORrU."..110E TO CHAPTER 20.85.010 1. Special Circumstances Special circumstances do exist relating to this property. First, the total lot width is only 45 feet. By observing the required ten foot side yard setbacks, reduce the width to 24 feet. Also, the existing duplex protrudes into both the required front and sideyard setbacks. 2. Special Privilege The granting of these variances will not result in the granting of special privilege. The remodel will use the existing building setbacks but the new upper extending north will conform to the re*quired ten foot setback. 3. Comorehensive Plan As proposed, the granting of these variances will be consistent with the goals and policies of the Comprehensive Plan regarding multiple family development. 4. Zonina Ordinance The granting of these variances is consistent with the purposes of the Edmonds Zoning Code and the zone district in which the subject property is located. 5. Not Detrimental The granting of these variances should not be significantly detrimental to the public health, safety and welfare, or injurious to the property or improvements in the vicinity. 6. Minimum Variance Due to thi -narrowness of the lot and the existing building, these variances are the minimum necessary to allow the property owner the rights enjoyed by other properties in the vicinity with the same zoning. VI. STAFF RECOMME-NDATION It is the recommendation of the staff that V-1-81 be approved in that the proposed variances do conform with Chapter 20.85-010. The applicant should also be aware of the following comments: 1) The nine foot driveway shown on the site plan is not approved. Either a one-way system through to the alley or the two-way driveway into the site as proposed with a minimum of 12' would be acceptable. 2) Because of their uniqueness in the downtown area, the blue spruce and cedars must be retained if at all possible.