709 MAPLE ST (3).pdf250 5TH AVENUE NORTH - EDMONDS, WA 98020 - (206) 771.0220 - FAX (206) 771-0221
HEARING EXAMINER
FSt:1�9°
BARBARA FAHEY
MAYOR
FINDINGS, CONCLUSIONS AND DECISION
OF THE HEARING EXAMINER
Cyry OF EDMONDS
APPLICANT: Jeff Coats
CASE NO. : V-96-61
LOCATION: 709 Maple Street
APPLICATION: A variance to reduce the required 15-foot wide building setback
from the required critical area buffer from a Class 2 stream to 7-feet
to allow the addition of a two car garage, entryway and expansion
of the existing residence.
The applicant has also requested 10-foot variance for intrusion into
the rear setback. This request is mentioned in the applicants
summary however the request was not included in the notification.
Therefore at the next meeting of the Hearing Examiner this request
will be discussed.
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 20.15B.180.A (CRITICAL AREAS - Variances).
c. Compliance with Edmonds Community Development Code (ECDC)
Chapter 20.15B.040.0 (CRITICAL AREAS Reasonable Use Exception).
SUMMARY OF RECOMMENDATION AND DECISION:
Staff Recommendation:
Hearing Examiner Decision:
Approve with conditions
Approve with conditions
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Hearing Examiner Decision
Case No.V-96-61
Page 2
PUBLIC HEARING:
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 Coats application.
The hearing on the application was opened at 12:10 pm., June 20, 1996, in the Plaza Room,
Edmonds Library, Edmonds, Washington, and closed at 12:14 p.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.
HEARING COMMENTS:
The following is a summary of the comments offered at the public hearing.
From the City:
Kirk Vinish submitted the staff report into the record which recommended approval of the
request, with conditions.
From the Applicant;
Jeff and Kristy Coats, Applicants, said they concurred with the staff report and with the
recommended conditions.
From the Community:
No one from the general public testified at the public hearing.
FINDINGS OF FACT AND CONCLUSIONS
A. SITE DESCRIPTION
1. Site Development And Zoning:
a. Facts,:
(1) Size: The subject property is approximately 10, 450 square feet in
area. The proposed garage would be located near the northeast portion
of the property approximately 8-feet from the critical area buffer (see
Exhibit A, Attachment 4).
(2) Zoning : The zoning of the subject property is Single -Family
Residential (RS-6).
(3) Terrain and Vegetation: The subject property slopes downward from
the north property line to the south property line, with all open areas
vegetated (see Exhibit A, Attachment 4 and 5).
Hearing Examiner Decision
Case No.V-96-61
Page 3
(2) uth: Developed with detached single family residences, and zoned
RS-6.
(3) East: Developed with detached single family residences, and zoned RS-
6.
(4) Nest: Developed with detached single family residences, and zoned
RS-6.
b. Conclpsion: The proposed development would be consistent with the
surrounding zoning and development.
EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC) COMPLIANCE
1. Compliance with RS-6 Zoning Standards
a. Facts -
The fundamental site development standards in a RS-6 zone are set forth in
Chapter 16.20.030.
b. Conclusion: The applicant is proposing to build a structure which
conforms to the RS-6 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-casc
basis if the application of the provision would result in an unusual and
unreasonable hardship (see Exhibit A, Attachment 3).
a. Fact: ECDC Section 20.15B.180 establishes the decisional criteria with
which a Critical Areas Variance request must comply in order to be granted
by the Hearing Examiner. These. criteria include, Special Circumstance,
and that the granting of the variance is the minimum variance necessary to
accommodate the development proposal. The applicant must show that the
proposal meets all of the criteria. If the variance is denied then the
applicant would apply for a reasonable use exception. In this case the
applicant is making a simultaneous application for variance and reasonable
use exception._
b. Fact: ECDC Section 20.15B.040(C) establishes the decisional criteria with
which a Reasonable Use Exception request must comply in order to be
granted by the Hearing Examiner. There are seven criteria, which include
that the Hearing Examiner was unable to approve the request based on the
criteria found ECDC Section 20.15B.180. The applicant must show that
the proposal meets all of the criteria.
Blearing Examiner Decision
Case No.V-96-61
Page 4
c. ELcr. The applicant has addressed the Critical Areas Variance Criteria in
Exhibit A, Attachment 2. A summary of the Applicant's Declarations
follows:
(1) dial Circumstances: The applicant states that the proposal meets
the special circumstances criteria due to the stream location and nature
of the critical area. the Applicant states that she is only seeking
reasonable use of the property and that a two car garage constitutes
reasonable use. Additionally, the applicant notes that while there is a
stream on the property the proposed structure will not compromise the
critical area stream or buffer.
(2) Minimum variance. not materially detrimental to the Public: The
applicant states that the granting of the variance is the minimum
necessary to construct a two car garage. The proposal would allow
reasonable use of the property consistent with the development
potential of the underlying zoning. According to the applicant,
construction and use of the garage will cause no material harm to the
public or neighbors in the immediate vicinity.
d. Facts: The applicant has addressed the Reasonable Use Exception Criteria
in Exhibit A, Attachment 3. A summary of the Applicant's Declarations
follows:
(1) Denial of Reasonable Use: The applicant states that the strict
application of the Critical Areas Ordinance would deny reasonable use
of the property.
(2) No other reasonable use consistent with zoning possible: The applicant
states that a two car garage attached to a single family residence
constitutes reasonable use of the property given the underlying zoning
of the property.
(3) No unreasonable threat to public: The applicant states that the
proposed development will not have any detrimental affects to the
general public or neighbors in the immediate vicinity (see Exhibit A,
Attachment 2).
(3) Minimum reduction of critical area to allow for reasonable use: The
applicant states the proposal protects the buffer and critical area as
much as possible, while allowing reasonable use consistent with the
development potential of the underlying zoning.
(4) Compliance with all other State and Federal laws: The applicant states
that the proposal will comply with the intent of SEPA, the City of
Edmonds Comprehensive Plan, and the Growth Management Act.
(5) Requested Reasonable Use Exception is not due to any current or
previous owners action: The applicant states that the inability to derive
reasonable economic use of the property is not the result of actions by
the applicant or predecessor in title.
Hearing Examiner Decision
Case No.V-96-61
Page 5
e.. Conclusions:
(1) The nature and location of the critical area limits the applicants
alternatives. It appears that it is not possible to have reasonable use of
the property and not affect the building setback in some manner.
Unless development wereconsiderably reduced: in the critical area
building setback, it is necessary to allow reasonable use of the property.
(2) Special Circumstances exist due to the class 2A stream located on the
lot. Development in conformance with current stream buffer building
setback would place an unreasonable burden on the applicant severely
limiting the developable area of the site.
(3) The proposal appears to be the minimum necessary to make reasonable
use of available space on the site.
(4) If the recommended conditions are applied to the proposal there will be
no unreasonable threat to the public and the applicant will be in
compliance with all applicable state and federal laws.
(5) The requested reasonable use exception does not appear to be the
result of the actions of the current or previous owners.
The applicant has shown that the proposal will meet the criteria of both the Critical
Areas Variance or the Reasonable Use Exception.
Co ` TECHNICAL COMMITTEE
1. Review by City Departments
a. Fact: No comments were submitted by other departments.
D. COMPREHENSIVE PLAN (ECIDC)
1. Compliance with Comprehensive Plan.
a. F,�ct: The subject property is designated as "Single Family Residential".
b. Conclusion: The proposed development is consistent with the existing
Comprehensive Plan Land Use designation for the site.
a. Facts: 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 E 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 and
promoted...."
Hearing Examiner Decision
Case No.V-96-61
Page 6
DECISION
Based upon the foregoing findings and conclusions, the request for a variance is approved, subject
to the following conditions:
1. This variance is to allow the proposal in the location identified on the proposed site plan
(see Exhibit A, 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.
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 construction. The site plan will
include all structures and driveways currently on the property.
4. The permit is transferable.
5. The applicant must comply with the Critical Areas determination (See Exhibit A,
Attachment 5, File No. CA-96-66) and record the associated survey map.
Entered this 2nd day of July, 1996, pursuant to the authority granted the Hearings Examiner
under Chapter 20.100 of the Community Development Code of the City of Edmonds.
Ron McConnell
Hearing Examiner
RECONSIDERATIONS AND APPEALS
The following is a summary of the deadlines and procedures for filing reconsideratiods and
appeals. Any person wishing to file or respond to a recommendation or appeal should contact
the Planning Department for further procedural information.
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.
Section
Page
I. INTRODUCTION.............................................................................:........................................:.2
A. Application............................................................................:................................2
B. Recommendations ........... :...............................................................................................
2
II. FINDINGS OF FACT AND CONCLUSIONS.................................:........................................3
A. Site Description...............................................................................................................3
B. Edmonds Community Development Code (ECDC) Compliance
...................................3
C. Technical Committee......................................................................................................5
D. Comprehensive Plan (ECDC).........................................................................................5
III. RECONSIDERATIONS AND APPEALS ................................................................................5
A. Request for Reconsideration...................................................:.......................................5
B. Appeals............................................................................................................................6
IV. LAPSE OF APPROVAL...........................................................................................................6
V. NOTICE TO COUNTY ASSESSOR.......................................................................................6
VI. APPENDICES...........................................................................................................................6
VII. PARTIES OF RECORD..........................................................................................................6
L
Jeff coats
File No. V-96.61
Page 3 of 6
I�. FINDINGS OF FACT AND CONCLUSIONS
A. Site Description
1. Site Development And Zoning:
a) Facts:
(1) Sim: The.subject property is approximately 10, 450 square feet in area. The
proposed garage would be located near the northeast portion of the property
approximately 8-feet from the critical area buffer (see Attachment 4).
(2) , Wig: The zoning of the subject property is Single -Family Residential (RS-6).
(3) Terrain _and Vegetation: The subject property slopes downward from the north
property line to the south property line, with all open areas vegetated (see
Attachment 4 and 5).
2. Neighboring Development And Zoning:
a) FAgb:
(1) North: Developed with detached single family residences, and zoned RS-6.
(2) South: Developed with detached single family residences, and zoned RS-6.
(3) Eag: Developed with detached single family residences, and zoned RS-6.
(4) West: Developed with detached single family residences, and zoned RS-6.
b) Conclusion: The proposed development would be consistent with the surrounding
zoning and development.
B. Edmonds Community (Development Code (ECDC) Compliance
1. Compliance with RS-6 Zoning Standards
a) Facts:
(1) The fundamental site development standards in a RS-6 zone are set forth in Chapter
16.20.030.
b) Conclusion: The applicant is proposing to build a structure which conforms to the RS-6
development standards for locating structures on a lot.
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 Attachment 3).
a) Fact: ECDC Section 20.15B.180 establishes the decisional criteria with which a Critical
Areas Variance request must comply in order to be granted by the Hearing Examiner.
These criteria include, Special Circumstance, and that the granting of the variance is the
minimum variance necessary to accommodate the development proposal. The applicant
must show that the proposal meets all of the criteria. If the variance is denied then the
applicant would apply for a reasonable use exception. In this case the applicant is
making a simultaneous application for variance and reasonable use exception.;
V96-61 MOC / June 12,1996 / Staff Report
maarrsznu, mra ..9 3Ft�3 tti'.itlu"?# ,iM�?
Jeff Coats .
File No. V-96-61
Page A of 6
b) : ECDC Section 20,1518.040(C) establishes the decisional criteria with which a
Reasonable Use Exception request must comply in order to be granted by the Hearing
Examiner. There are. seven criteria, which include that the Hearing Examiner was unable
to approve the request based on the criteria found ECDC Section 20.1513.180. The
applicant must show that the proposal meets all of the criteria.
c) : The applicant has addressed the Critical Areas Variance Criteria in Attachment 2.
A summary of the AppIicanfs Declarations follows:
(1) Special_ Circumstances: The, applicant states that the proposal meets the special
circumstances criteria due to the stream location and nature of the critical area. The
Applicant states that she is only seeking reasonable use of the property and that a
two car garage constitutes reasonable use. Additionally, the applicant notes that
while there is a stream on the property the proposed structure will not compromise,
the critical area stream or buffer.
(2) Minimum variance, not materially detrimental to the Public: The applicant states
that the granting of the variance is the minimum necessary to construct a two car
garage. The proposal would allow reasonable use of the property consistent with the
development potential of the underlying zoning. According to the applicant,
construction and use of the garage will cause no material harm to the public or
neighbors in the immediate vicinity.
d) Fac : The applicant has addressed the Reasonable Use Exception Criteria in
Attachment 3. A summary of the Applicant's Declarations follows:
(1) Denial of Reasonable Use: The applicant states that the strict application of the
Critical Areas Ordinance would deny reasonable use of the property.
(2) No other reasonable use consistent with zoning possible: The applicant states that a
two car garage attached to a single family residence constitutes reasonable use of the
property given the underlying zoning of the property.
(3) No unreasonable threat to public: The applicant states that the proposed
development will not have any detrimental affects to the general public or neighbors
in the immediate vicinity (see Attachment 2).
(4) Minimum reduction of critical area to allow for reasonable use: The applicant states
the proposal protects the buffer and critical area as much as possible, while allowing
reasonable use consistent with the development potential of the underlying zoning.
(5) Compliance with pIL other State and Federal_ laws: The applicant states that the
proposal will comply with the intent of SEPA, the City of Edmonds Comprehensive
Plan, and the Growth Management Act.
(6) Requested Reasonable Use Excettiion is not due to my current ar previous q}yners
adiQn: The applicant states that the inability to derive reasonable economic use of
the property is not the result of actions by the applicant or predecessor in title.
e) Conclusions:
(1) The nature and location of the critical area limits the applicants alternatives. It
appears that it is not possible to have reasonable use of the property and not affect
the building setback in some manner. Unless development were considerably
reduced in the critical area building setback, it is necessary, to allow reasonable use
of the property.
(2) Special Circumstances exist due to the class 2A stream located on the lot.
Development in conformance with current stream buffer building setback would
V96-6LDOC / June 12, 1996 / Staff Report
s
Jeff Coats
File No. V-96.61
Page 5 of 6
place an unreasonable burden on the applicant severely limiting the developable area
of the site.
(3) The proposal appears to be the minimum necessary to make reasonable use of
available space on the site.
(4) If the recommended conditions are applied to the proposal there will be no
unreasonable threat to the public and the applicant will be in compliance with all
applicable state and federal laws.
(5) The requested reasonable use exception does not appear to be the result of the
actions of the current or previous owners.
The applicant has shown that the proposal will meet the criteria of both the Critical Areas
Variance or the Reasonable Use Exception.
C. Technical Committee
1. Review by City Departments
a) : No comments were submitted by other departments.
D. Comprehensive flan (ECD►C)
1. Compliance with Comprehensive Plan.
a. Ems: The subject property is designated as "Single Family Residential'.
b. Conclusion: The proposed development is consistent with the existing
Comprehensive Plan Land Use designation for the site.
a.: 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 and promoted.... "
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 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.
V96-61 DOC 1 June 12, 19961 Staff Report
JefiCoats
Fite No Vs. 6-61
Page 6 of
!'!
B. Appeals
Section `20.105.020.A '& B describe . how appeals of a Hearmg Examiner decisionor.:
recommendation shall be made. ` The. appeal shall he 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
or 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 Communtty
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 bailding •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 raquest'a'change in
the valuation of the property by the Snohomish County Assessors Office.
VI.,
A#PE110ICES
; .. �
Attac,lu is 1 through 5 are attached.
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i,.
t
1. Application
b
2: Declarations of the Applicant
3. Vicinity Map
4. Site Plan
5. Critical Areas Determination (File No. CA-96-66)
4g
VII.
PARTIES OF RECORD
�
Applicant
Planning Division?
Engineering Division
Fire Department
Parks Department
Public Works Department
y
V9"LDOC/June 1Z t996/Staff Report, "
city of e Laonds
land use applicatior
0 ARCHITECTURAL DESIGN BOARD
C3 COMP PLAN AMENDMENT
L3 CONDITIONAL USE PERMIT
0 HOME OCCUPATION
El FORMAL SUBDIVISION
El SHORT SUBDIVISION
E3 LOT LINE ADJUSTMENT
• PLANNED RESIDENTIAL DEVELOPMENT
• OFFICIAL STREET MAP AMENDMENT
STREET VACATION
E3 REZONE
(3 SHORELINE PERMIT
�(VARIANCE / REASONABLE USE
EXCEPTION
13 OTHER
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Property Address or Location � VVLO,
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Details of Project or Proposed Use
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 posting attendant to t'-
1
SIGNATURE OF APPLICANT/ OWNER/ AATTACHMENT
t—E—MT :f 7
7—
File No. V-96-61
t�=
April 25, 1996
To: The Hearing Examiner
Summary.,
APR z 51996
P'AiVjvi,Vta fir
The following is submitted in conjunction with the City of Edmonds Land Use
(Variance) Application. We are applying for a variance in order to build a new 2-car
garage at grade with a proposed new entry, add new square footage, and .remodel
existing square footage on our home, which was built in 1947. We currently park a
car in an enclosed 1-car carport which does not have direct access to our home.
The lot on which the subject property sits is 95' x 110', or 10,450 square feet (see
attached survey/site plan).
The subject property is currently constructed approximately 7' from the rear property
line. There is a class 2 stream which runs (all year) through the front yard of the
subject property. In order to build the proposed improvements, a variance is
required. Granting the variance provides the least impact on the environment and
provides a benefit to those with views behind us by allowing us to build away from
the stream and protecting a limited view from the house behind us. The 15' building
setback from the 25' critical areas buffer and the 16' rear setback restrict our
building envelope to a point that we cannot enjoy the same benefits as other
properties in the vicinity which have the same zoning.
We request that a variance be granted so that we may remodel improvements
within the existing footprint of the legal non -conforming structure (which was
built prior to current building codes were adopted), and add new square
footage to within 5' of the rear property line and within 8' of the 25' critical
areas buffer (or 33' from the top of the creek bank). A height variance is not
required to construct the proposed improvements.
1. Special Circumstances:
Unlike structures which do not require a variance, the existence of the creek in our
yard unduly burdens our property so that we cannot enjoy the same benefits as
those around us. Our next door neighbor immediately to the east has their house
built over the creek. Our next door neighbor immediately to the west has their
house built within 18' of the creek (7' inside the 25' critical areas buffer). Other
houses along the creek also are built within this 25' buffer, or within the 15'
setback from the buffer.
2. Special Privilege:
Many of the homes in the neighborhood cover the maximum building .envelope (for
example, the two new houses one block to the east of the subject property at 8th &
Maple), and/or have 3-car garages. Granting of the variance would not provide a
special privilege inconsistent with the structures in the neighborhood.
ATTACHMENT 2
File No. V-96-61
9. Comprehensive Plan:
The subject property carries the Single Family Small Lot Size designation in the
City's Comprehensive Plan. We are not proposing to change this. Both the
existing and proposed uses are consistent with the Comprehensive Plan.
4. Zoning Ordinance. -
The subject property is zoned RS6 (single family classification) by the City of
Edmonds. We are not proposing to change this. Both the existing and proposed
uses are consistent with the City's zoning ordinance.
We are not trying to attempt to maximize the coverage on our lot. Our lot coverage
ratio after the new improvements are constructed will only be about 22%.
5. Not Detrimental:
Granting the variance would not be detrimental to surrounding residences. In fact,
the impact on surrounding residences to the east (those whose view we could
potentially block) is positive, because it assists in moving the new construction to
the north out of their view. Because there is a 15' alley owned by the city which
separates the subject property from those residences to the north (the city does not
intend to use or improve this alley), and there is a significant change in elevation
(sloping north to south), the impact on neighbors to the north would not be
detrimental either.
6. Minimum Variance:
The variance requested is the minimum necessary to enjoy the same benefits as .
those around us, and there is no alternative other than a variance in order to
complete the project because the stream buffer and the rear setback restrict our
building envelope. Additionally, not only do we see the variance as being the only
solution, but we see the variance as being the best solution to protect the views of
those around us and at the same time maintain ample distance from the creek,
thereby protecting the environment as well.
Attachments:
City of Edmonds Land Use Application
List of all properties within 300' of the subject property on Avery 5160 format
Notarized Adjacent Property Owners List
Check for $132.00 representing the filing fee
Survey/Site Plan
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ATTACHMENT 3
File No. V-96-61
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5. Describe the general .site topography. Check all that apply., PR
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horizontal distance of 66-feet).
Billy: slopes present on site of more than 15% and less than 30% ( a vertical rise
of 10-feet over a horizontal distance of 33 to 66-feet).
Steep: grades of greater than 30% present on site (a vertical rise of 10-feet over a
horizontal distance of less than 33-feet).
Other (please describe):
6. Site contains areas of year-round standing water _ D � ; Approx. Depth:
7. Site contains areas of seasonal standing water: Ad ; Approx. Depth:
What season(s) of the year?
S. Site is in the floodwayCi floodplain of a water course.
9. Site contains a creek or an area where water flows across the grounds surface? Flows are year-
round? V`'a Flows are seasonal? -no (What time of year? ).
10. Site is primarily: forested ; meadow ; shrubs ; mixed ;
urban landscaped (iawn�shruhs etc) „
11. Obvious wetland is present on site:
--For City Staff Use Only
I. Site is Zoned?
Pp� YID{ )- ,2f3A 1. v t�
2. SCS nm soil ! s ?
3. Wetland inventory or C.A. map indicates wetland present on site?
4:.• Critical Areas inventory or C.A. map indicates Critical Area on site?
5. 'Site within designates earth subsidence landslide hazard area?{�
b. Site designated on the Environmentally Sensitive Areas Map?
DEETERMINATIfl1V
STUDY REQUIRED CONDITIONAL. WAIVER
WAIVER /
Reviewed by: t'.
} Pl ei D e
IUV OIM44
ATTACHMENT 5
File No. V--96-61
Ile Critical .Areas Checklist contained on
this form its to be frilled out by any person
preparing a Development Permit
Application for the City of Edmunds prior
to his/her submittal of a development
permit to the City.
'The purpose of the Checklist is to enable
City staff to determine whether any
potential Critical Areas are or .may be
present on the subject property. The
information needed to complete the
Checklist shouldbe easily available from
observations of the site or data available at
City Hall (Critical Areas inventories, maps,
or soil. surveys).
An applicant, or his/her representative,
must fill out the checklist, sign and date it,
and submit it'to the City. The City will
review the checklist, make a precursory site
visit, and snake a determination of the
subsequent steps necessary to complete a
development permit application.
With a signed copy of this form, the
applicant should also submit a vicinity map
or plot plan for individual lots of the parcel
with enough detail that City staff can find
and identify the subject parcel(s). In
additions, the applicant shall include
other pertinent information (e.g. site
pLmm, topography neap, etc.) or studies in
conjunction with this Checklist to assist
start' in completing their preliminary
assessment of the site.
I have completed the attached Critical Area Checklist and attest that the answers provided are
factual, to the best of my knowledge (fill out the appropriate column below).
Owner / Applicant:
Street Address
City, State, ZIP Phone
Sign Date
Applicant liepresentative:
Name
Street Address
sty, state. ZIP Phone
Signature Date
a.:' �. ��,.. � ,r7. .k_�' .� . � w, i ..�, _, w 5
1
Project Description.
non -project specific
A site inspection has revealed that a stream flows on or adjacent to the subject property. Since
this stream is piped downstream, this stream does not support salmonids. It appears that this
stream flows year round and thus would be a class 2 stream with no salmondd habitat.
Based on the above findings, it is determined that there is potentially a critical area on or adjacent
to the site. A Critical Areas Study is required to delineate the boundaries of this potential critical
areas, the buffers and setbacks. A licensed land surveyor must prepare a map which delineates
the stream bank location, the critical area buffer, and the buffer setbacks. If the property owner
believes that the stream is not a Class 2 stream with no salmonids, the scope of work could be
modified to require a stream biologist to classify the stream. All work required by this
determination -must be performed through a three party contract and all studies must be
conducted according to section 20.15B of the Edmonds Community Development Code.
If the property owner wishes to apply for a specific development permit which they feel would
not impact,the Critical Areas located on the site, they may submit their proposal to the Planning
Department for review. If the Planning Department finds that the proposed development permit
will not adversely impact a Critical Areas or its buffers, a conditional waiver may be issued on a
project by project basis.
John Bissell Ala it 26, 1996
Name Si tore Date
Action: Critical Areas Variance
File No. Assigned: V-96-61
Date of Hearing: June 20 1996
Time: 9:00 A.M. or as soon thereafter as possible.
Place: Plaza Room, Edmonds Library
650 Main Street
Hearing Body: Hearing
Please be aware that your presence at the hearing is highly advisable. If an applicant or his 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 months agenda.
If you have any further questions, please do not hesitate to contact Kirk Vinish, Project Planner at 771-
0220.
Sincerely,
ommumty Services Department - Planning Division
Jeffiey S. Wilson, AICP
Current Planning Supervisor
pc: File No. V-96-61
Kirk Vinish, Project Planner
alHinoc • Incorporated August 11, 1890 •
°1`1'roac°,"R"°rres Sister Cities International — Hekinan, Japan
t .r
CITY OF EDMOS
d
PPS �� �9g►
ENVIRONMENTAL CHECKLIST ir����r
ag0.194-
Purpose of Checklist:
The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the
environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all
proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide
information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it
can be done) and to help the agency decide whether an EIS is required.
Instructions for Applicants.
This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this
checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer
the questions briefly, with the most precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to
answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the
answer, or if a question does not apply to your proposal, write "do not know" or does not apply". complete answers to the
questions now may avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions
if you can. If you have problems, the governmental agencies can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels
of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which
you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining
if there may be significant adverse impact.
Use of checklist for nonprojeet proposals:
Complete this checklist for nonprojeet proposals, even though questions may be answered "does not apply." IN ADDITION,
complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D).
For nonprojeet actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as
"proposer," and "affected geographic area," respectively,
A. BACKGROUND
1. Name of proposed project, if applicable: CCJaks n �jdiPA1t1-e,
2. Name of applicant: Je--W-"d- {kris-6 Coo-+s
741
Address and phone number of applicant and contact person:
1e-W am d,,+ cocr
4. Date checklist prepared:
Page 1 or22
CI1KLTl10.25.97.MAVER
(STAFF COMMENTS)
8. List any environmental information you know about that has been prepared, or will be prepared, directly
related to this proposal.
oar°
(STAFF COMMENTS)
9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting
the property covered by your proposal? If yes, explain.
No
(STAFF COMMENTS)
10. List any government approvals or permits that will be needed for your proposal, if known.
BWjdjM aY_Vn4-
(STAFF COMMENTS)
Page 2 of 22
CHXU110-2SM.Mnsnxe
11. Give brief, complete description of your proposal; including the proposed uses and size of the project and site. '
There are several questions later, in this -checklist that ask you to describe certain aspects of your proposal. You
do not need 55to repeat those answers on this page.
Chsa C n
(STAFF COMMENTS)
12., Location of the proposal. Give sufficient information for a person to understand the precise location of your
proposed project, including a street address, if any, and section, township, and range, if known. If a proposal
would occur over a range of area, provide range or boundaries of the site(s). Provide legal description, site
plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required.
by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications
related to this checklist.
{STAFF COMMENTS)
TO BE COMPLETED BY APPLICANT
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Fla rollin hilly, steep slopes, mountainous, other:
(STAFF COMMENTS)
b. What is the steepest slope on the site (approximate percent slope)? 6?f0
(STAFF COMMENTS)
C. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you
know the classification of agricultural soils, specify them and note any prime farmland.
Page 3 of 22
CWLTl10-25-93.MAST R
(STAFF COMMENTS)
g. About what percent of the site will be covered with impervious _surfaces after project construction (for
example, asphalt or buildings)?
(STAFF COMMENTS)
Page 4 of 22
CHMT/10-23-91MAS[ER
h. Proposed measures to Z
duce or control erosion, or other, impacts to the earth, if any:
(STAFF COMMENTS)
2. AIR ;
a. What types of emissions to the air would. result from the proposal (i.e.,; dust, automobile, odors,
industrial wood smoke) during construction and when the project is completed? If any, generally describe
and give approximate quantities if known.
Nonce
(STAFF COMMENTS)
b. :Are. there °any off -site sources of emissions` or odor that may °effect your proposal? If so, generally
describe.
(STAFF COMMENTS) .
c. Proposed measures to reduce or control emissions or other impacts to the, if any:
(STAFF COMMENTS)
3. WATER
a. Surface:
(1) Is there any surface water body on or in the immediate vicinity of the site (including year-round
and seasonal streams, saltwater, lakes, ponds, wetlands)?' If yes, describe type and provide names.
If a p ropriate, state what stream or river it flows into.
7�t 0G,. 111ninmM.0,J P lr. .- '? 1 1^n Ir-.V'7" . ,A n On
(5) Does the proposal lie within a 100-year floodplain? If so, note location on'the site plan.
(STAFF COMMENTS)
(6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the
type of waste and anticipated volume of discharge.
Ida
(STAFF COMMENTS)
Paga 6 of 22
CHKLTJ1tF2$-93.MA9MR
3
b. What kind and amount of.vegetation will be removed or altered?
(STAFF COMMENTS)
C. List threatened or endangered species known to be on or near the site.
(STAFF COMMENTS)
d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the
site, if any:
Page R OP22
CIQiLT OdS�93.MA5rER .. - _ - .
C. Is the site part of a migration route? If so, explain.
(STAFF COMMENTS)
d. Proposed mea qres to preserve or enhance wildlife, if any:
(STAFF COMAI ENTS)
6. Energy and Natural Resources
Page 9 of 22
CM{LTl10425-93.MASTBR
(STAFF COMMENTS)
7. Environmental Health
a. Are there any environmental health. havards, including exposure to toxic chemicals, risk of fare and
explosion, spill, orhawirdous waste, that could occur as a result of this proposal? If so describe.
kc)
(STAFF COMMENTS)
page 10 of 22
Ct KLTi10-2SA3.MASCER
(STAFF COMMENTS)
(3) Proposed measures to reduce or control noise impacts, if any:
(STAFF COMMENTS)
e. What is the current zoning; classification of the site?
(STAFF COMMENTS)
t
j. Approximatelyhowmany people would the completed prnject displace?
(STAFF COMMENTS)
(STAFF COMMENTS)
b. Approximately how many units, if Any would be eliminated? Indicate whether high, middle, or low-
income housing.
(STAFF COMMENTS)
C. Proposed measures to reduce or control housing impacts, if any:
{STAFF COMMENTS}
b, Could light or glare from the finished project be a safety hazard or interfere with views?
t`a �iL
b. Would the proposed project displace any existing recreation uses? If so, describe.
(STAFF COMMENTS)
C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be
provided by the pro 'e t or applicant, if any:
(STAFF COMMENTS)
14. Transportation
a. Identify public streets and highways serving the site, and describe proposed access to the existing street
system; Show on site plans, if any.
(STAFF COMMENTS)
b. Is site currently served by public transit? If no, what is the approximate distance to the nearest transit
stop?
Page 17 of 22
C1MLTf142S93.MA5TMR
16. Utilities .
a. Circle utilities currently available at the site: tectric t atural , w e effuse servi t ephone,
sanitary sewer septic system, other: ctj
(STAFF COMMENTS)
1: 1Ly�j
Affidavit cof Publication
STATE OF WASHINGTON. � to
COUNTY OFgSNOHOBUSkH.
t4CCtP�UR>s9Py YA,RpLtS,��Q l
Maine p A pttbR . JU "� Col
Fita y J GU tiiBg 8 _
Pro a t Locatf4'h 6p;ri,yMdi a + +
Fro�s�CrDeabripuonrao 66i�'W nrn�T�ti+lrawtauin eo The undersigned, being first duly sworn on oath deposes and says
xiu�thpp''pp���Atr{ +s rge�c�co 1 = that she is Principal Clerk of THE HERALD, a daily newspaper
Rul t10 ddntbor Y
PMae!
Coms"t Fefrofi„per �ro-F4r i i rno printed and published in the City of Everett, County of Snohomish,
ama a pP oan,, u
Pitcttb°Loa�ttodd ai`§i''" ' '," and State of Washington; that said newspaper is a newspaper of
RTo[ect DeacTiptl¢n, 4�t{ 91 t b hVA Me ix �iCroaa e
'ftllStthhRt�tR r4ftU tdt( '1 �44t b IC�It7
abt(fdoa1E,'t�t�.fftora�l{arib Uifet! 04ritIca. - general circulation in said County and State; that said .newspaper
ulribqiV�Eq�edr i¢¢tttflft%tr Ci�sHtwt ood has been approved as a legal newspaper by order of the Superior
` pAi`ii�fiFeRTE�'y,4Ya'Q�'4�Rd9 on 4E thb
ox a: n >oai iag� Court of Snohomish Countyand that the notice ........................................
city Co tact t(tiKVf"i ourom
�btiatJomRiarttEiaPiod . AuR,, 1 ,r r, .
ama ca &anE= °" R'ZSRpnp a a '' Public Hearing & Notice of Development
Fitat No a� nt r : , ar
ProIbol LoceQcnt, ,qa� sf�IN dMgrsil............................................................:................. ......
i Rrojecr Doacrfpiian yntWa"ap tit tssdutla ipa ceQUlred ¢Ida . """ ' """ "" " " "' " "' "
a 1 ock oRR,�ptr� he grttt and so,U h ..
a�d%mutrigr 18 1Q�re ttidaa� to by' Judy mm 1 Ju Collins
.: - .. kii itbn aARanaigp....................................................................................... ..... .......
City Contact: tttt VTNph c
PUbec Cammbn4Perlod
Due ey ;Q1A i 8
FtJSLiC HeARit�d ii� QRMATtON i ............................................................................................. ......
j Data: Thurad Jup Or t$�9 , a+ Li
Ptace Piave r�eonnp t�gom r ss�s�Marit ��{edt�a,�ar �raah, a printed copy of which is hereunto attached, was published in Lsaid
99o2D sRNbFrA o cH{ts, easy 4Y6Tk newspaper
PUbitbl4dd, JUnp 10( 2996 > t y , , r 141•, _ ; ;;;Proper and not in supplement form, in the. regular .and
entire edition of said paper on the following days and times, namely:
June 10, 1996
and t at s ' newspaper was regularly ' t uted to its subscribers
durinn a f said �Jperiod.
... ..... K .. �:.............. . ............ :.. . ....... . .. ...........
Princip Clerk
Subscribed and sworn to before me this....l...l.th . .............
P'Not
........... June ........, 19....96
................. .......... .......... ... ...
I....... ............................................
ary Public in andfor he tate of Washington,
residing at Everett, Sno h County.
�y .�,pTAgy1
�;iT I OF ED1Y1ONLJS BARBARA FAHEY
MAYOR
26Q 6,TH AVENUE NORTH `• EDMONDIS WA 98020 • (2061.774.0220 •FAX {206} 77i •0221
COMMUNITY SERVICES DEPARTMENT
Public Works • Planning a Parks end Recreation •Engineering
Letter of Tiransmittal
Date
June 13,1996
To
Jeff Coats
709'Maple St.
Edmonds, WA 98020
Subject:
V-96761
Transmitting
. ' Agenda & Staff Report
ForY.our'lnfdrmation: XX
As you requested:
For your file:
Comment:
Note attachments:
Sincerely,
Diane M. Cunningham, Planning Secretary
cc: Ron McConnell, Hearing Examiner -
e lncowp rated -,August 11;1896:•
Sister..Cities international -- Hekinan, Japan
a. FILE NO, V-96.43: Application by Linda Schoem and Andy 1Dullin for a Critical Areas Variance to
eliminate the wired 50-foo't wide critical area buffer and 15-foot wide, building setback and encroach
into the steel► slope critical area approximately g feed. 'lice subject property is located at 7212 164th
Strew Southwest and is zoned RS 20/RS-12.
b. FILE No. 0&6-55; Application by Judy Collins for a kill Use Permit to allow an Accessory
Dwelling Unit within an existing s ngle-family residence loud at 902 Main Street. The subject
property is zoned RS-6.
c. FILE_ li M P-96-35; Application by Edmonds play Ventures for a preliminary Subdivision of
approximately 2 acres (97,171 square feet) into 5 shoe family building sites, each with a minimum lot .
area of 12,000 square feet. The proposed subdivision will resin the existing single-family residence
located dgaccut to Maplewood Drive and include the deMoputent of a minimum 20-feet wide
ingoesslegress/utility trail adjacent to the south property line of the subject property. The subject
property is currently zoned RS-12 and is loci at 20605 Maplewood Drive.
d. FILE NO., Y-96-41. Application by Diana Clay and Michael Kew for a Critical Arm 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 area of approximately 630 square feet. This application
has been filed with a concurrent proposal under File No. V--96-42 for a variance to reduce the required
street setback.
C. FILE NO, V:96.42_ Application by Diana Clay and Miiclhaei Kerr for a Variance to reduce the
required 25-foot street setback to a minimum of5`fieel to allow the construction of a new single-family
residence. The subject properly will be loci 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 Areas buffer and building setback
f. FILE NO. 'll 96.61: Application by Jeff Coats for a Critical Areas Variance to encroach 7 feet into
the required 15 foot building setback line from the required Critical Areas Buffer from a Class.2
stream to allow the addition of a new 2-car guW, entryway, and expansion of the existing residence
located at 709 Maple Street. The subject property is zoned RS-6.
Notice of Development Application & Public R
Date of Notice: June 6, 1996
File # V-96-61
p 1pq
a
qp ion
Name of Applicant: ................
Jeff Coats
Date of Application: ...............
:>
4/25/96
Date application Complete:....
*
5/21/96
Project Location: ....................
*
709 Maple Street
Project Description: ...............
*
Critical Areas Variance to encroach
7-feet into the required 15-foot
building setback line from the
required Critical Areas Buffer from a
Class 2 stream to allow the addition
of a new 2-car garage, entryway &
expansion of the existing residence.
Public Comments due by:......
*
June 20,1996
City Contact for project:........
*
Kirk Vinish
�Required Studies related Z N/A
to the project: .....................
Related Environmental SEPA & Crit
Documents: ........................
U r ato
9:
Date: June 20, 1996 Time: 9:00 AM Place: Plaza Meeting Room, 650 Maii
Information on this development application can be viewed or obtained at the City of Edmonds Community Sen
250 5th Avenue North, Edmonds, WA 98020. (206) 771-0220. Public comments should also be sent to
nmill:U�md h Oit
The decision on this deve1qpment:qppjicatio- made, within 120 4cU)s,qf the the! Letter C 0 ete 64�
studies and additional information reouests. Note that ability, to, appeal a decision h -i On the.,
is, contitigg4twfib Participatib
The removal, mutilation, destruction, or concealment This notice
® of this notice before the hearing date is a after:-1
of
punishable by fine and imprisonment.
W
4342-090-031.00
4342-090-013
`� +}
,
Douglas L: Aardefil
W
Matte John Banal
4342-090-013-00
J
716Alder St
Edmonds, WA 9=0
760 V400St
Edmonds WA 9=0
980
4342-098.023-00
4342-0904A0
4342 5-i00
Paul S. Garter
Forces# S Cummings
Force
mmings ,
651 Maple St
731 AtkrSt
731 St
Edmonds, WA 98020
Edmonds, WA 98020
Ed A 98020
4342 7-00
4342-090429�}
4342-089-010-00
John T. mei .
John T. Emei
Lawrence F. Frankiin
721 a St
721 Alder St
730 Dayton St
Edm nds, A 98020
Edmonds, WA 98020
Edmonds, WA 98020
4342-090-009-00
4342-095-022-00
4342.090-001-00
John C. Frothingham,
Diane M. Howe
Meta Hudson
730 Maple St
655 Alder St
704 Maple St
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
4342-090-001-00
4342-090.003-00
4342-089-001-02
Meta Hudson
Lynn & Angle Jensen
Alyce Johansen
2030817th Ave. NW
710 Maple St
203 7th avenue S.
Shoreline, WA 98177
Edmonds, WA 98020
Edmonds. WA 98020
4342-OWMS-00
4342-0894XOW
4342-089-014-00
Geraldine Johns
Ann M. Johnson
Arnold Joyce
707 Alder St.
720 Dayton St
744 Dayton St
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
4342-08"14-00
43424398-017-00
4342-090-005.00
Arnold Joyce
K Kenyon
Andrew Kuchere
777 Maple St
652 Dayton St
716 Maple St
Edmonds, WA 98020
Edmonds, WA SM20
Edmonds, WA 98020
4342-09S-015-00
4342-090-011-00
4342-095-014-00
Allison J. Lyons
LB Martin
Ralph N. Mathews
646 Dayton St
740 Maple St
644 Maple St
Edmonds, WA. 98020
Edmonds, WA 98020
Edmonds, WA 98020
4342-089.004-00
.43424095.021-00
4342-095-021-00
Y.R. Mettert
Maurice & Margar Moses
Leslie Jill Novick
718 Dayton St.
657 Alder St
655 Maple St
Edmonds, WA 98020
Edmonds, WA SM20
Edmonds, WA 98020
Block 27-40, Block 97, ... 4342-089,029-00 4342-OWM9.00
City of nds - City Clerk's 0... RL Of mar Soran Park
505 Be 739 Maple St 32719 50th PI SW
Edmo ds, A 98020 Edmonds, WA 9=0 Federal Way, WA 98023
'
(" }\
`'�.•j
4342-090.039-00
43424N95-019:00,
4342-090?1 3 00
Soren Park
Michael .& rib Q4dnn
Cues W. Rezba
303'7th`AvenueS. '
658aiitaeSt
711'Alder St
Edmonds, WA 98020.. '
Edntotrds, wA 98020
Edn cxl)b, WA 98020
4342-089-023-00
4342.089�008-00
00
JJ Roberts
Fred Sanders .
F
7" Maple St.
724 Dayton St
Edmonds,,WA 98020
Edmonds. WA .98020
1. 88036
4342-090-007-00
4342-089-001-01
4U2.095-024-00
Elbert Sjosfyom
Sidney Sorensen
fief'
710 M 195th St'
2117th avenue S.
�
Shoreline, WA 98133 .
Edmonds. WA 98020
s,1dlA�'98020'
4342.090M7-00 '_
4W-O98.O26.W
4 342-095-016.00 "
Robert W. Tlehen .
Wafter Tmison -
Charles P. Verrall
705 Alder St
645 Mapte St
654 Maple St
Edmonds, WA 98020
Edmonds, WA 9=0
Edmonds, WA 9=0
4342.089.031-00
4342-089433.00
4U2-09"19-00
Dorothy A Wall
Jahn & Anna Watson
Joseph & Anne Wemws
729 Maple St
721 Maple St
660 Dayton St
Edmonds, WA M20
Edmonds, WA 98020
Edmonds, WA 98020
43424088-019-00
4342.089-012-00
4342-08M9-00
Joseph &Anne Wermas
Jahn WesUM
James &Susan Wilson
752 Dayton St
736 Dayton St '
215.7th Avenue S.
Edmonds, WA 98020
Edmonds, WA 9=0
Edmonds, WA 98020
Jeff & Kristi Coats
_
709 Maple St.
Edmonds, WA 98020
I rvCl>r F-r3MC>1*4E>5 MA RMARA FAWSY
WOM771.02ap • Phut faces 77i-caal'i
oc"MMUNITY GERVICIle oup-ARTMONT
Public Works s Planning • Parke and Recreation • FinalnewrIng
NUMBER OF PAMMS2
(Including cover Pace)
i4ecipTents"rot
l000pler
Number,
^utomatic/faroup if
(2.3 mine..); f3roup III
It there are anY ProblOMIlf
during transmission or
A- nts are w r4salved
Cio-curna
Incorn tote. lease Call
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THIS IS A LEGAL ADVERTISEMENT AND SHOULD BE BILLED TO THE PLANNING DEPARTMENT
PUBLIC HEARING and
NOTICE OF DEVELOPMENT APPLICATION
Name of Applicant:
Judy Collins
Flle No.:
CU-96-55
Project Location:
902 Main St.
Project Description:
Conditional Use Permit to allow an Accessory Dwelling Unit within an existing
single-family residence.
City Contact:
Steve Bullock
Public Comment Period Due By:
6/20/96
Name of Applicant:
Jeff Coats !
File No.:
V-96-61
Project Location:
709 Maple St.
Project Description:
Critical Areas Variance to encroach 7-feet into the required 15-foot building
setback line from the required Critical Areas Buffer from a Class 2 stream to
allow the addition of a new 2-car garage, entryway, & expansion of the existing.
residence.
City Contact:
Kirk Vinish
Public Comment Period Due By:
6/20/96
Name of Applicant:
Ron & Jeaneane Wachs
File No.:
V-96-62
Project Location:
1011 12th Ave. N.
Project Description:
Variance to reduce the required side setback on both the north and south side of
an existing residence by a maximum of 18-inches for a closet & kitchen
expansion.
City Contact:
Kirk Vinish
Public Comment Period Due By:
6/20/96
PUBLIC HEARING INFORMATION
Time: 9:00 AM
Date: Thursday, June 20,1996
Place: Plaza Meeting Room - 650 Main St., Edmonds, WA 98020
Sandy Chase, City Clerk
Publish: June 10,1996
I have had the opportunity to review the proposed ordinance and the -environmental checklist,
and all pertinent environmental information currently available. A copy of which are filed in the
official file for this ordinance (See File No. V-96-61).
Based on my review of all available information and adopted policies of the City, I recommend
that a germination of onsignificancshould be issued.
Should you have any questions concerning the information in this memo, please feel free to
contact me.
------------------------------------------------------------------------------------------------------------------
Review by Responsible Official:
I concur •/'�
I do not concur
Comments:
Responsible Official
CI"TY OF lEii ONDS
2S0 STH AVENUE NORTH, EDMONDS,, A 98020 (206) 771-0220
RCW 197-11-970 Determination ofNonsignificance (DNS) ((
DETERl4I.INATION OF NOl SIGNMCANCE
Description of proposal: Variance to intrude seven feet into a building setback for a critical area buffer for a class
2A stream for the construction of a two car garage (City of Edmonds Planning Division File No. V-96-61).
Proponent: Jeff Coats
.Location of proposal, including street address if any: 709 Miple Street
Lead agency: CITY OF EDMONDS
The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the.
environment. An environmental impact statement is not required under RCW 43.21.030(2)(c). This decision was
made after review of a completed environmental checklist and ther information on file with the lead agency. This
information is available to the public on request.
There is no comment period for this DNS.
I
This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 15 days
from the date below. Comments must be submitted by
Responsible Official: Je� S. Wilson
i
Position/Title: Current Planning Supervisor, Department of ommunity Services - Planning Division
Phone: 771-0220
Address: City of Edmonds, 250 5th Avenue North, Edmonds, IVA 98020
Date: e, t f
_ XX You may appeal this determination to Robert ave, Planning Manager, at 250 5th Avenue North,
Edmonds, WA 98020, no later than G-- I %A IA9797 by filing a written appeal citing the
reasons.
You should be prepared to make specific factual objections. Contact Jeffrey S. Wilson to read or ask about the
procedures for SEPA appeals.
4 xx Posted on ' at the Edmonds Public Library, Edmonds Community Services
Building, and the Edmonds Post Office.
XX Distribute to "Checked" Agencies on the reverse side of this form, along with a copy of the Checklist.
i
i
i
Page 1 of 3
SaPADNS.60C
6/06.SEPA
j
- - —
r
-77777
r
RP1gl.lCAai'B®N ROUTING FORM FILE: %�96-6"� j
AN®CH�IaKE.IST �9301�1:- P91GA►NNING.
ApR 3 0 1996
ROUTED TO RETURNED
ENC lt`��tN�
N Y
Englneerin
Fire._ 4122L26 Fire }
Public `Works Public Works
Parks 8t Rk. Parks Rec.
P44
Staff Comments: s 4 c c t teD Pi L ma 01,44 s - za -
tec aired for Complete Application
uit�d to Complete Review
• Owner IEFF COArS
m Property Address_
® Date of Application 4/25/9
® Type VARNANCEI
2 Hearing Required:YesX_
No Date of Hearing (if known)
X Application j
Site Plan for Short Subdivision (8.5 x 11)
X Fee j
X Site Plan (11 x 17)
X APO List
t-egals (Existing & Proposed)
Title Report
Environmental Assessment
vicinity Map [
Proof of 2-Year Occupancy (ADU)
Elevations
i
Declarations (Variance & C. U. P-)
Petition (Official Street Map)
Environmental Checklist
96-66 Critical Areas Determination
OTHER COMMENTS
i
APPLICATION;* . FORM FILE: V-96-61
AND CHECKLIST FROM:
Sy.
x
r -Yr i
ROUTED TO: RETURNED i
Engineering4/29/98Engineerin
Fire 4/.29/26 Fire
Public Works 40SM26 Public Worms
Parks R�cx /29/9 Parks a Rec.
Staff Comments:
*Additional Information Required for Complete Application
*Additional Studies Required to Complete Review
® Owner.. JEEF GOATS
Property Address Zt39 E STREET
Date of Application 4/25/96
® Type VARIANCE,
® gearing Required:Yes, No Date of Bearing (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
Declarations (Variance & C. U. P.)
Petition (Official Street Map)
Environmental Checklist
96-66 Critical Areas Determination
OTHER COMMENTS
i
APPi.O�A'1'1FORM.
FILE: V-96�61
AND H CK� S
FROM: PLANNING..44
��,
RECE
ROUTED TO:
RETURNED
'T
Engineering 4/29196
Engineering
MAY 96
1< ;`
Fire i
"UNIDS r' ,.
Pu611c lA►ort�i`"�2�i�8:
Public Works
Parks ex Rec., 4/29/96
Parks ex Rec.
Staff Comments: 0 �t�M a P 0
*Additional Information Required for Complete Application
*Additional Studies Required to Complete Review
® Owner, 7EFFAC-CATS
® Property Address,709 MAELE STREET
Date of Application 4125/96
e Type VARIANCE
m Hearing Required:Yes_X Ado_.__
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
Declarations (Variance & C. U. P.)
Petition (Official Street Map)
Environmental Checklist
96-66 Critical Areas Determination
9'_ OTHER COMMENTS
M.I
t.,
APPLICATION ROUTING FORM FILE V-96-61 b;
'FROM
.2 PLANNING
E a. j
'AND CHECKLIST
. ". 3
9
ROUTED TO: RETURNED a
p1j3 v4ORKS DEPT,f
;Fir 4fflift . . ..... ... ... .. . . ... . . . . Fire
" %: r j " • • • • "rtwr �,
." Rec.—AZ29/96 Parks '"
at }
Staff
Comments.sS'
*Additional Information Required for Complete Application
*Additional Studies Required to Complete Review
® Owner 1EFF COATS
® Property Address 709 MAPLE STREET
a Date of Application 4/25/96
m Type VARIANCE
s Hearing Required:Yes X _ No Date of Hearing (if known)
X Application
X Fee
X APO List
Title Report
Vicinity Map
Elevations
Petition (Official Street Map)
96.66 Critical Areas Determination
OTHER COMMENTS
Site Plan for Short Subdivision (8.5 x 11)
X Site Plan (11 x 17)
�egals (E)isting & Proposed)
Environmental Assessment
Proof of 2-Year Occupancy (ADU)
Declarations (Variance & C. U. P.)
Environmental Checklist
APPLICATION ROUTING FORM FILE: V-96-61 _
ANUCHECKL.IS'i FROM: PLANNING
ROUTED TO:
RETURNED
Engineering /9t._29/96
Engineering
Fire 4/29196
Fire
Public lddorks 4129/96
Public Works
Parks ex Rec. 29/96
Parks et Rec.
Staff Comments:
*Additional Information Required for Complete Application
*Additional Studies Required to Complete Review
o Owner. JEFF COATS
a Property Address�Q9 I� LETS T
® Date of Application _4/25/96
Type VARIANCE
_• Hearing Required:Yes, X� No Date of Hearing (if known)
X Application
X Fee
X APO list
Title Report
Vicinity Map
Elevations
Petition (Official Street Map)
96-66 Critical Areas Determination
OTHER COMMENTS
Site Plan for Short Subdivision (8.5 x 11)
__X_Site Plan (11 x 17)
Legals (Existing & Proposed)
Environmental Assessment
Proof of 2-Year Occupancy (ADU)
Declarations (Variance & C. U. P.)
Environmental Checklist
city of eL! o i id s
land use
I
plication
❑ ARCHITECTURAL DESIGN BOARD
❑ COMP PLAN AMENDMENT
❑ CONDITIONAL USE PERMIT
❑ HOME OCCUPATION
❑ FORMAL SUBDIVISION
❑ SHORT SUBDIVISION
❑ LOT LINE ADJUSTMENT
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT /
STREET VACATION
❑ REZONE
❑, SHORELINE PERMIT
VARIANCE / REASONABLE USE
EXCEPTION
❑ OTHER
O,A, - a 1, --66
FILE# V q(D--(49 �
� ZONE -`e
DATE 4 t5 C1 (e REC'D BY
FEE Q L. RECEIPT# Sl ZO5
HEARING DATE
ON TAKEN:
0 APPROVED ❑ DENIED ❑ APPEALED
Applicant .1E' als Phone hb"v-'•
Address��
Property Address or Locations
Property Owner 1,,�? &eik-5 Phone 'fit(, Wu_
Address
Agent Al&ue,_ Phone
Address %V/14
Tax Acc # 1-I5t-1 Z.— CV`l -- C95 -'00C4 Sec. Twp. _ Rng.
Legal Description l66k k_ z J &�g '36, 7 4,g wGt -4 8 ain,--
� &4- v `6 k lob- 35
Details of Project or Proposed Use
S
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 posting attendant to this application.
SIGNATURE OF APPLICANT/ OWNER/ A EC GAT 4
April 25, 1996
To: The Hearing Examiner APR 2 5 1998
4A1 "l'uW OF.Pre
Summary: 6Y
The following is submitted in conjunction with the City of Edmonds Land Use
(Variance) Application. We are applying for a variance in order to build a new 2-car
garage at grade with a proposed new entry, add new square footage, and remodel
existing square footage on our home, which was built in 1947. We currently park a
car in an enclosed 1-car carport which does not have direct access to our home.
The lot on which the subject property sits is 95' x 110', or 10,450 square feet (see
attached survey/site plan).
The subject property is currently constructed approximately 7' from the rear property
line. There is a class 2 stream which runs (all year) through the front yard of the
subject property. In order to build the proposed improvements, a variance is
required. Granting the variance provides the least impact on the environment and
provides a benefit to those with views behind us by allowing us to build away from
the stream and protecting a limited view from the house behind us. The 16 building
setback from the 25' critical areas buffer and the 15' rear setback restrict our
building envelope to a point that we cannot enjoy the same benefits as other
properties in the vicinity which have the same zoning.
We request that a variance be granted so that we may remodel improvements
within the existing footprint of the legal non -conforming structure (which was
built prior to current building codes were adopted), and add new square
footage to within 5' of the rear property line and within 8' of the 25' critical
areas buffer (or 33' from the top of the creek bank). A height variance is not
required to construct the proposed improvements.
1. Special Circumstances:
Unlike structures which do not require a variance, the existence of the creek in our
yard unduly burdens our property so that we cannot enjoys the same benefits as
those around us. Our next door neighbor immediately to the east has their house
built over the creek. Our next door neighbor immediately to the west has their
house built within 18' of the creek (7' inside the 25' critical areas buffer). Other
houses along the creek also are built within this 25' buffer, or within the 15'
setback from the buffer.
2. Special Privilege:
Many of the homes in the neighborhood cover the maximum building envelope (for
example, the two new houses one block to the east of the subject property at 8th &
Maple), and/or have 3-car garages. Granting of the variance would not provide a
special privilege inconsistent with the structures in the neighborhood.
3. Comprehensive Plan:
The subject property carries the Single Family Small lot Size designation in the
City's Comprehensive Plan. We are not proposing to change this. Both the
existing and proposed uses are consistent with the Comprehensive Plan.
4. ` Zoning Ordinance:
The subject property is zoned RS6 (single family classification) by the City of
Edmonds. We are not proposing to change this. Both the existing and proposed
uses are consistent with the City's, zoning ordinance.
We are not trying to attempt to maximize the coverage on our lot. Our lot coverage
ratio after the new improvements are constructed will only be about 22%.
5. Not Detrimental:
Granting the variance would not be detrimental to surrounding residences. In fact,
the impact on surrounding residences to the east (those whose view we could
potentially block) is positive, because it assists in moving the new construction to
the north out of their view. Because there is a 15' alley owned by the city which
separates the subject property from those residences to the north (the city does not
intend to use or improve this alley), and there is a significant change in elevation
(sloping north to south), the impact on neighbors to the north would not be
detrimental either.
6. Minimum Variance:
The variance requested is the minimum necessary to enjoy the same benefits as
those around us, and there is no alternative other than a variance in order to
complete the project because the stream buffer and the rear setback restrict our
building envelope. Additionally, not only do we see the variance as being the only
solution, but we see the variance as being the best solution to protect the views of
those around us and at the same time maintain ample distance from the creek,
thereby protecting the environment as well.
Attachments:
City of Edmonds Land Use Application
List of all properties within 300' of the subject property on Avery 5160 format
Notarized Adjacent Property Owners List
Check for $132.00 representing the filing fee
Survey/Site Plan
M
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Criatical Areas Checklist 1�0
Sf ie Inf ormation (sdils/topography/hydrology/vegetation)
1.
Site Address/Location: -Z
2.
Property Tax Account Number. —Zajy 3(alp -19 -7. '' J7,&<Ae— el,"I
-7
3.
Approximate Site Size (acres or square feet):
4.
Is this site currently developed? --Zyes; no.
If yes; how is site developed? --':—��...
APp zo
5.
Describe the general site topography. Check all that apply.
1-ft
kqjv"
Flat: less than 5-feet elevation change over entire site. -
Rolling: slopes on site generally less than 15% (a vertical rise of 10-feet over a
horizontal distance of 66-feet).
Hilly: slopes present on site of more than 15% and less than 30% a vertical rise
of 10-feet over a horizontal distance of 33 to 66-feet).
,Steep: grades of greater than 30% present on site (a vertical rise of 10-f eet over a
horizontal distance of less than 33-feet).
Other (please describe):
6.
Site contains areas of year-round standing water. Approx. Depth:
7.
Site contains areas of seasonal standing water: Approx. Depth:
What season(s) of the year?
8. Site is in the floodway r40 floodplain of a water course.
9. Site contains a creek or an area where water flows across the grounds surface? Flows are year-
round? V4�� Flows are seasonal? )4a (What time of year?
10. Site is primarily: forested meadow _; shrubs mixed
urban landscaped (lawn,shruhs etc)
It. Obvious wetland is present on site: Y4��4 —
7—For City Staff Use Only
1. Site is Zoned?
2. SCS mapped soil twe(s)? 4&17
3. Weiland inventory or C.A. map indicates wetland present on site?
4;Critical Auras inventory or C.A. map indicates Critical Area on site?
5. Site within designated earth subsidence landslide hazard area?
6. Site designated on the Environmentally Sensitive Areas Map? P Llzf2
W, 71 414-
DETERMINATION
"STI Inv REQUIRED CONDITIONAL WAIVER
WAIVER
Reviewed by:
r IDade
Rcv0110404
■
City of Edmonds
i
.urifical Areas Checklist.
The Critical Areas Checklist contained on
this form is to be filled out by any person
preparing a Development Permit
Application for the City of Edmonds prior
to his/her submittal of a development
permit to the City.
The purpose of the Checklist is to enable
City staff to determine whether any
potential Critical Areas are or may be
present on the subject property. The
information needed to complete the
Checklist should be easily available from
observations of the site or data available at
City flail (Critical Areas inventories, maps,
or soil surveys).
An applicant, or his/her representative,
must fill out the checklist, sign and date it,
and submit it to the City. The City will
review the checklist, make a precursory site
visit, and make a determination of the
subsequent steps necessary to complete a
development permit application.
With a signed copy of this form, the
applicant should also submit a vicinity map
or plot plan for individual lots of the parcel
with enough detail that City staff can find
and identify the subject parcel(s). to
addition, the applicant shall include
other pertinent information (e.g. site
Plan, topography map, etc.) or studies in
conjunction with this Checklist to assist
staff in completing their preliminary
assessment of the site.
1 have completed the attached Critical Area Checklist and attest that the answers provided are
factual, to,the best of my knowledge (fill out the appropriate column below).
Owner / Applicant:
Name
Street Address
City, State, ZIP Phone
Sign Date
Applicant Representative:
Name
Street Address
City, State, ZIP
Phone
Signature Date
f
City of Edmonds
Critical Areas Determination
Applicant: Jeff Coats Determination #: CA-96-66
Project Name: Permit Number:
Site Location: 709 Maple Street Property Talc Acct #: 4342-089-035-00
Project Description: non -project, specific
A site inspection has revealed that a stream flows on or adjacent to the subject properly. Since
this stream is piped downstream, this stream does not support salmonids. It appears that this
stream flows year round and thus would be a class 2 stream with no salmonid habitat.
Based on the above finding's, it is determined that there is potentially a critical area on or adjacent
to the site. A Critical Areas Study is required to delineate the boundaries of this potential critical
areas, the buffers and setbacks. A licensed land surveyor must prepare a map which delineates
the stream bank location, the critical area buffer, and the buffer setbacks. If the property owner
believes that the stream is not a Class 2 stream with no salmonids, the scope of work could be
modified to require a stream biologist to classify the stream. All work required by this
determination must be performed through a three party contract and all studies must be
conducted according to section 20.15B of the Edmonds Community Development Code.
If the property owner wishes to apply for a specific development permit which they feel would
not impact the Critical Areas located on the site, they may submit their proposal to the Planning
Department for review. If the Planning Department finds that the proposed development permit
will not adversely impact a Critical Areas or its buffers, a conditional waiver may be issued on a
project by project basis.
IIJ
Si ature
APdl 26,126
Date
,
4342-690-031=00
- 4342-090-013-00
4342-090-013-00
`Douglas L. Aardahl
Martin John Beni
Martin John Banal
`.
715 Alder St.
750 Maple St.
3505 223rd St SW
Edmonds, WA 98020
Edmonds. WA 98020
Brier, WA 98036
4342-096-023-00
4342-090»024-00
434 09 15-00
Me
Paul S. Carter
Forrest S. Cummings
ummings
651 Maple St.
731 Alder St
731 Ar St.
- Edmonds, WA 98020
Edmonds, WA 98020
EdrdondNWA 98020
434 09 027,00 .
4342-090-029-00
4342-089-010-00
John mel
John T. Emel
Lawrence F. Franklin
721 r St.
721 Alder St
730 Dayton St.
Ed nd WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
4342-090-009-00
4342-095-022-00
4342-090-001-00
John C. Fraihingham
Diane M. Howe
Meta Hudson
730 Maple St.
655 Alder St
704 Maple St.
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
4342-090-001-00
4342-090-003-00
4342-089-001-02
Meta Hudson
Lynn & Angie Jensen
Alyce Johansen
2030817th Ave. NW
710 Maple St.
203 7th avenue S.
Shoreline, WA 98177
Edmonds, WA 98020
Edmonds, WA 98020
4342-090-035-00
4342-089-006-00
4342-089-014-00
Geraldine Johns
Ann M. Johnson
Arnold Joyce
707 Alder St
720 Dayton St.
744 Dayton St.
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
4342-089-014-00
4342-098-017-00
4342-090-006-00
(` Arnold Joyce
K. Kenyon
Andrew Kuchera
777 Maple St.
652 Dayton St.
716 Maple St.
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 98020
4342-096-015-00 4342-090-011-00 4342-095-014-00
Allison J. Lyons LB Martin Ralph N. Mathews
646 Dayton St. 740 Maple St. 644 Maple St.
Edmonds, WA 98020 Edmonds, WA 98020 Edmonds, WA 98020
4342-089-004-00 4342-095-021-00 4342-096-021-00
Y.R. Mettert Maurice & Margar Moses Leslie Jill Novick
718 Dayton St 657 Alder St. 655 Maple St.
Edmonds, WA 98020 Edmonds, WA 98020 Edmonds, WA 98020
Bloc 88, is 2740; Block 97, ... 4342-089-029-00 4342-090.039-00
City,Kamonds - City Clerk's 0... RL Ottmar Soran Park
505t.739 Maple St. 32719 50th Pl SW
Ed WA 98020 Edmonds, WA 98020 Federal Way, WA 98023
4342-0$0-039-00
1 4342-09&019-00
4342-090-083.00
Sofa Pack;
Mid i & Wis Quinn.,
Charles W. Rezba
303 7th Avenue S.'. ;
658 AAa b -
711 Alder St
Edmonds, WA 98020
Edmonds, WA 98020
Edmonds, WA 88020
4342.08"23-00
4342.089.008-00
4342-089-008-00
JJ Roberts"
Fred Sanders
Fred Sanders
777 Maple St ,
724 Dayton St
6903191st Pl. SW
Edmonds, :WA 98020
Edmonds. WA 98020
t_ynmwod, WA 98036
4342-094607-00
4U2-095-024-00
Elbert gostmm
Sidney Sorensen
Mark Stief
710 N .195th St o
2'417th avenue S.
645 Alder St
Shoreline, WA 98133
Edmonds, WA 98020
Edmonds, WA 98020
4342-090-037-00 ; :
4342-096-025-00
4342-095.016x o
Robert W.: Tiehen ,
Walter Tmison
Charles P. Verrall
705 Alder Si.
645 Maple St
654 Maple St.
Edmonds, WA 98020,'Edmonds,
WA 88020
Edmonds, WA 98020
4342-089-031-00 `
4342-089-033.00
4342-096.019-00
Dorothy A. Wall
John & Anna Watson
Joseph & Anne Wermus
729 Maple St
721`Maple SL
660 Dayton St.
Edmonds, WA 98020
Edmonds. WA 9=0
Edmonds, WA 98020
4342-096.0i9-00
43424)8"12-00
4342-089-039-00
Joseph & Anne Wermus
John Westfali
James & Susan Wilson
752 Dayton St
736 Dayton St
215 7th Avenue S.
Edmonds, WA 98020
Edmonds. WA 98020
Edmonds, WA 98020
Jeff & Kristi Coats
709 Maple St.
Edmonds, WA 98020