711 DRIFTWOOD LN.pdfCITY OF EDMONDS
BOARD OF ADJUSTMENT
APPLICATION FOR VARIANCE
EXHIBIT 2
FILE #
,DATE
FEE $25.00
REC - T #
HEARING DATE: ZzIQ1 g�
APPLICANT: Richard Rowe ADDRESS 711 Driftwood Lane, PHONE: 778-5333
Edmonds, Wa. 98020
s
Indicate type or degree of interest in the property: Owner
OWNER: Same ADDRESS: Above PHONE: Above
LOCATION OF PROPERTY (ADDRESS) 711 Driftwood Lane
LEGAL DESCRIPTION OF PROPERTY: See attached description
LEGAL DESCRIPTIONd CHECCED & APPROVED
USE ZONE: RS-12 By Planning Department
ZONING ORDINANCE REQUIREMENT: That a privately owned and maintained road serving five lots
have a right of way width of 30 feet.
VARIANCE REQUESTED: That subdivision and development of the applicants property be allowed
whereby five lots will be provided access by a privately owned and maintained road having a
right of way width of 20 feet along a portion of its length and of 21.97 throughout the remainder?;
STATEMENT OF CONDITIONS AND REASONS FOR REQUEST, IN ACCORDANCE WITH STANDARDS AND CRITERIA i
a ATTACHED: The requested variance is minimal and necessary to the applicants proposed
!` subdivision and development of the property and the granting of same is consistent with
existing development patterns in the vicinity thereof.
�i
STATE OF WASHINGTON)ss -
f COUNTY OF SNOHOMISH) Sig t re of Applicant, ur er or Representative
Gerald W. Lovell, Agent for Richard Rowe
On this date, before me, the undersigned, a Notary Public in and for the State of
Washington, duly commissioned and sworn, personally appeared Gerald W. Lovell ,who,
being duly sworn, on his/her oath deposes and says that (s)he has prepared and read the fore-
going statements and has acknowledged to me that the recitations contained therein are true,
and has signed this instrument as his/her free and voluntary act and deed for the purposes
t therein tt,en-dooed.
!j Subscribed and sworn to before me this 27 day off January , 19 sl
residing at Edmonds R4K
Notary,,ublic in aria for the State of Washington.
�
�1|
. -ALLEGATIONS OF APPLICANT
POINT l. The following are the special circumstances which apply to myproperty
which deprive me of rights and privileges which are enjoyed by other properties in
the vicinity under the identical zone classification.
The -subject property is of such width that, should a road right of way of 30 feet
be utilized in conjunction with the subdivision scheme as propooed, certain of the
,
resulting to would have insufficient depth.'
POINT 2. The variance I am requesting will not be detrimental to the public wel-
fare or injurious to the properties or improvements in the vicinity of a zone in
which my property is located because:
`
Although thesubdivision scheme as proposed utilizes a right of way having owidth
of less than 30 feet, it will be possible to incorporate a standard pavement width
of 18 feet therein. In addition, the new paved roadway will replace an existing
gravel road located in.the same position which should be a valued neighborhood
improvement.
POINT ]^ If this,var1ance'1s,not granted, an unnecessary hardship will continue
to the owner of this property, the cause of which is beyond his control because:
The
surrounding subdivided and developed to maximum density thereby
'
precluding the
acquisition of additional property for the purpose of providing a
'standard .
'
~�
`
'~^^' .' -~ as ^~`.`~^~ ~ special.privilege to me by the u'~^^'''g of this '
variance I submit the following conditions to be imposed so as not to cause in-
consistencies with the limitations upon other properties in the vicinity and zone
in which I um located,
Any reasonable condition would be acceptable to the applicant however, it does not
~ In view of
existing in the vicinity of the property, granting �
of the requested variance seems reasonable.
Record of Flings of Fact by Board of Adjilltent ;m
The Board of Adjustment for the City of Edmonds finds in the case of
File No. 1' t.�� ,�, request for variance at
} 1 , the following:
I. That notice was given according to Code requirements, and Affidavits attesting to same
are An the file.
2. That the foregoing set forth Standards and Criteria each have/have not been met.
3. In addition thereto,
4. Therefore, the request for variance is Denied/Granted, subject to the following special
conditions:
5. Section 12.16.110 "----and if a building permit and/or occupancy M rmit is not obtained
far the subject property within one year from the date of the Board's decision, the con-
ditional use permit or variance shall be automatically null and void.---"
6. Decision shall be effective on:
t)ate
DATED: "—
Chairman, Board of Adjustment
• irrt**�. �**rt,t,k*,krk,trk,t***rt,r,t***•ht,t,t
DATA
Date of Application: Date of Nearing:
Date of Publication: / 5 Continuances:
Date of Posting:
Date of Appeal from Decision of the Board:
I
Secretary, Board of Adjustment
r
LSA File No.80-647
Edmonds Planning Department
Edmonds Civic Center
Edmonds, Wa. 98020
Re: Short Subdivision of
Richard Rowe_Property at
711 Driftwood Lane
Gentlemen:
Following is a;list of thenamesand addresses of the 'persons
owning property adjacent to or
within eighty feet of the subject proposal:
FrankUnderhill
Donald Kasmar
801 Driftwood' Lane, -
725 Driftwood Lane
Edmonds', Wa. 98020
Edmonds, Wa. 98020
Russell B. Cornish
Ralph B. Wilson, Jr.
707 Driftwood Lane
703-Driftwood Lane
Edmonds, Wa. 98020-
Edmonds, Wa. 98020
Kenm 0,'Kinsella
Melvyn;Critchley ,
719 Driftwood Lane.
705'Driftwood Lane
Edmonds, Wa. 98020'
Edmonds, Wa. 98020
John M.P. Gates
Bruce R. Warhol, Inc,
750 Northstream Lane
803 Melody Lane
Edmonds, Wa. 98020
Edmonds, Wa. 98020
James C..Taylor
H.O. Propst, Jr.
805 Driftwood Lane
802 Driftwood Lane
Edmonds, Wa. 98020
Edmonds, Wa. 98020
Sincerely,
Gerald LoveP.L.S. /
GWL:llk
7_-
23106 • 100TH W. EDMONDS, WASH. 98020 PHONE 775.1593
GERALD W. LOVELL, P.L.S
JURGEN P. SAUERLAND, P.L.S
!' LOUIS F. CAVIEZEL, P.E.
t
L Lovell-Sauerland & Associates, Inc.
S Engineers • Surveyors • Development Consultants • Planners
January 27, 1981
LSA File No. 80-647
LEGAL DESCRIPTION
FOR
RICHARD ROWE PROPERTY
That portion of Government Lot 4, Section 13, Township
27 North, Range 3 East, W.M., described as follows: Begin-
ning at the South quarter corner of said Section 13; thence
N 0009100/1 W, a distance of 138.6 feet; thence N 72*0210011 W,
a distance of 555.08 feet; thence N 0009100/1 W, a distance
of 115.22 feet to the True Point of Beginning of this des-
cription; thence continuing N 0009100/1 W, a distance of
115.22 feet; thence N 7200210011 W, a distance of 582.84
feet; thence S 36023/00/1 W, a distance of 115.74 feet;
thence S 72/02100/1 E, a distance of 655.33 feet to the True
Point of Beginning.
Situate in the County of Snohomish, State of Washington.
It
23106 - 100TH W. EDMONDS, WASH. 98020 PHONE 775.1593
EXHIBIT 5
FORM FOR (n=MVFII,AQ DECLARATION OF [ Mug=xff/N0NSIGNIrICANtCE)
Description of proposal Four lot subdivision
Proponent Richard Rowe
Location of Proposal 711 Driftwood Lane
Lead Agency City of Edmonds
Ibis proposal has been det-ennined to [i 8/not have] a significant ad-
verse impact upon -the envirorr,;ent. An EIS Ps/is not) required under
IL1'1 43.21C.030(2) (d) This deci.siaal wti s made after review by the lead
agency of a completed enviromicntal checllist and other infoiniation on
file with the lead agency.
Responsible Official dank Lewis
Position/Title Plannina Division Technician
Date December 19, 1980 Signature
pEca3 SUBDIVISION PLAN
EXHIBIT 4 FOR.
RICHARD ROWE
IN SE 1/4 OF SWI/4,SECTION 13.T27N.,R3EWM
4 SNOHOMISH COUNTY. WASt�`INGTON
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PROPOSED TYPICAL STREET- SEMON CD
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SECTION I'S
MEAN LowEe 19* WATCe
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1.
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EXHIBIT LIST
(SM-5-80)
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(V-2-81)
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Staff Report
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2)
Application'
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3)
Description
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4)
„Legal
Subdivision Plan
5)
Declaration of Non -Significance
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6)
Slides
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Subdivision Requirements
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CITY OF EDMONDS
Fx • • CIVIC CENTER - EDMONDS, WASHINGTON 98= - (206) 775.2525
COMMUNITY DEVELOPMENT DEPARTMENT
I:
DATE:
February 17,
1981
I,
TO:
Mr. Richard Rowe
711 Driftwood
Lane
Edmonds, WA
98020
i
I
f�
TRANSMITTING:
Staff Report
RE: SM-5-80
and V-2-81
AS YOU REQUESTED:
XX
FOR YOUR INFORMATION:
XX
,$`'
AS WE DISCUSSED•
FOR APPROVAL:
i
FOR YOUR FILE:
REVIEW AND COM14ENT:
CONTENT AND RETURN:
MINUTES OF MEETING:
REMARKS': CC: Lovell-Sauerland & Associates
23106 100th Avenue West
Edmonds, WA 98020
HA;;VG H. HARRISON
MAYOR
PLANNING DIVISION
)
1
EXHIBIT 1
STAFF REPORT TO HEARING EXAMINER
FILE #V-2-81
I.
REQUESTED ACTION:
Variance to the street standards to allow five to nine dwelling units
on a twenty foot easement road.
Code requires easement width of thirty feet to serve as access for five
to nine dwelling units.
II.
APPLICANT/OWNER:
Richard Rowe
711 Driftwood Lane
Edmonds, WA 98020
III.
PROPERTY LOCATION:
711 Driftwood Lane
Edmonds, WA 98020
IV.
LEGAL DESCRIPTION:
See Exhibit 3.
V.
STAFF FINDINGS AND CONCLUSIONS:
A.
Comprehensive Plan Designation - Low Density Residential
B.
Existing Zoning RS-0 12.
Surrounding Zoning -WORTH SOUTH EAST WEST
RS-12 RS-12 RS-12 RSW-12
C.
Official Street Map PROPOSED EXISTING
Driftwood Lane 401 —1-6r---40'
D.
DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA
The subject property is approximately 1.56 acres in size. It slopes to the
west at about a 7% grade. Presently, there is one single family residence
on the property, with the remainder of the site being covered by brush, fruit
trees and lawn.
Development to the north, south and east is single family residential. The
Burlington Northern Railroad right-of-way forms the western boundary of the
subject property.
The access to the subject property is by way of a 16.81 easement road. The
Underhill, Rowe, O'Kinsella and Critchley properties utilize this easement.
Adjacent to this easement, on the east, is another 16.83' access easement
which serves the Taylor and Warhol properties.
E.
RELATED ACTIONS
Preliminary approval was granted by staff, on December 4, 1980, for a
four lot subdivision on the subject property (File #S-27-80). Two
Exhibit 1, Page 2
Staff Report to Hearing Examiner
File #V-2-81
requirements of that preliminary approval were that the applicant
obtain a shoreline permit and variance to street standards.
F. CONFORMANCE TO CHAPTER 20.85.010
1. Special Circumstances
Special circumstances do exist on the property in that, if
a road width of 30 feet is required, two lots (Lot 1 and 2)
will be made substandard as lot width.
2. Special Privilege
The granting of this variance will not result in the granting
of special privilege. The result will be a paved two-way
road as opposed to the existing one-way rutted gravel road.
3. Comprehensive Plan
Development, as a result of the approval of this variance, will
be consistent with the Comprehensive Plan.
4. Zoning Ordinance
This variance request is generally in conformance with the purposes
and regulations of this zoning code.
5. Not Detrimental
The approval of this variance should not be injurious to the other
properties or improvements in the vicinity and same zone, nor will
the variance be detrimental to the public, health, safety and
welfare.
6. Minimum Variance
The requested variance is the minimum to allow the owner the rights
of other properties in the vicinity with the same zoning.
VI. STAFF RECOMMENDATION
Staff recommends approval of the variance subject to the following condition:
A ten foot utility easement be required along the entire frontage of
Lots 1 and 2.
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INTER -OFFICE COMMUNICATIONS
DATE February 6, 19 $1
FROM
TO Gary McComas, Fire
Dan Smith, Planning/Engineering
Inspector
SUBJECT: FEBRUARY 19 1981 HEARING EXAMINER MEETING
Please comment on the attached items:
V-2-81- Richard Rowe
V-1-81- Howard Johnson
FILE NO. V-2-81
APPLICANT Richard Rowe
4
AFFIDAVIT OF MAILING
STATE OF WASHINGTON }
} ss.
COUNTY OF SNOHOMISH }
r
Maryanne Townsend being first duly sworn, on oath
deposes and says:
That on the day of ,14 the attached
Srgy
Notice of Public Hearing was mailed as required to adjacent property owners, E
the names of which were provided by the applicant.
01
Si fined +y�e,) 9trlir/J�
, V
Subscribed and sworn to before me this 42o day of
14%
t=
Notary Public in and for the
State of Washington,
Residing ate-�r�2,�-�� �U
s,
i
s FILE NO. V-2-B1
v1 •
j APPLICANT Richard Rowe
}
AFFIDAVIT OF POSTER
7
STATE OF WASHINGTON ?
?f ss. ..
i COUNTY OF SNOHOMISIi
Duane Bowman being first duly sworn,
on oath deposes and says:
yl�U/�fG`� 1
E That on the 9 the da of ,
d.
attached Notice of Public Nearing was posted as prescribed by Ordinance,
and in any event, in the Post Office and Civic Center, and where applic-
able, on or near the subject property.
1
f S i g n e d
Subscribed and sworn to before me this o? D day of�-�-
19
Notary Public in and for the State of
{t Washington residing at �L s�
s FILE NO. V-2-B1
v1 •
j APPLICANT Richard Rowe
}
AFFIDAVIT OF POSTER
7
STATE OF WASHINGTON ?
?f ss. ..
i COUNTY OF SNOHOMISIi
Duane Bowman being first duly sworn,
on oath deposes and says:
yl�U/�fG`� 1
E That on the 9 the da of ,
d.
attached Notice of Public Nearing was posted as prescribed by Ordinance,
and in any event, in the Post Office and Civic Center, and where applic-
able, on or near the subject property.
1
f S i g n e d
Subscribed and sworn to before me this o? D day of�-�-
19
Notary Public in and for the State of
{t Washington residing at �L s�
AI
LE
CITY OF EDMONDS
NOTICE OF PUBLIC HEARING
THE r1lafind MAR WILL HOLD A PUBLIC HEARING
{jA t ily 19� , ON THE FOLLOWING APPLICATION:
Ok
PROPERTY ADDRESS AND LOCATION Pr •
ZONE DISTRICTl�
THE HEARING WILL BEGIN AT *"% 6 LOL.M. , IN THE COUNCIL CHAMBERS
OF THE EDMONDS CIVIC CENTER, 250 FIFTH AVENUE NORTH.�T
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 COMMUNITY DEVELOPMENT DEPARTMENT AND INCLUDE THE
ABOVE FILE NUMBER.
IF THE ITEM IS CONTINUED TO ANOTHER HEARING BECAUSE THE AGENDA IS NOT COMPLETED, OR
FURTHER INFORMATION IS NEEDED, THE DATE OF THE CONTINUED HEARING WILL BE ANNOUNCED
ONLY AT THE MEETING.
ADDITIONAL INFORMATION MAY BE OBTAINED AT THE COMMUNITY DEVELOPMENT DEPARTMENT,
505 BELL STREET, EDMONDS (PHONE 775-2525, EXT. 227).
THE REMOVAL, MUTILATION,, DESTRUCTION, OR
WARNING! CONCEALMENT OF THIS NOTICE BEFORE THE DATE
OF THE HEARING IS A MISDEMEANOR PUNISHABLE
BY FINE AND IMPRISONMENT.
THIS NOTICE MAY BE REMOVED AFTER C;t "%�"$
STATE OF WASHINGTON, s�
COUNTY OF SNOHOMISH,
The undersigned, being first duly sworn on oath deposes and says
that she is Principal Clerk of the EVERETT HERALD, a daily news-
paper printed and published in the City of Everett, County of Snoho-
mish, and State of Washington; that said newspaper is a newspaper
of general circulation in said County and State; that said newspaper
has been approved as a legal newspaper by order of the Superior
Court of Snohomish County, and that the notice ....................................
,IIIT_I.CE..CE..PUBLIC ... HEARING ......................................................................
......................................................................................................................................
.................... :....................... ..................................... ....... .............................................
a printed copy of which is hereunto attached, was published in said
newspaper proper and not in supplement form, in the regular and
entire edition of said paper on the following days and times, namely:
rE$. t...... .,....z 9..aI............. ......................................... ....................... .......................
......................................................................................................................................
and that said newspaper was regularly distributed to its subscribers
during all of said period. }, /�
.....................................................
............. 11 .........
Principal Clerk
7th
Subscribed and sworn to before me this ........................
FEBRUARY 81
1... -{ ... ..�..............
Notar blic in and for the State of Washington,
resid' at Everett, Snohomish County.
NOTICE OF PUBLIC HEARING
HEARING EXAMINER
All interested persons are hereby notified that Thursday, the
19th day of February ,19 81 , has been set as the
date for,hearing by the City of Edmonds Hearing Examiner on proposed
Variance to street standards to allow five -nine dwelling units on !
-tw `''�
a �n foot easement road
of the property located 711 Driftwood Lane
k��ark�pc xd��at�ic6:�at xacsc xfrakkaw.� x
Said hearing will be at 7:30 p.m. in the Council Chambers of
the Civic Center, Edmonds, Washington, and all interested persons are invited
to .ppear.
IRENE VARNEY MORAN
City Clerk, City of Edmonds
FILE NO. V-2-81
Publish: 2-6-81
EXHIBIT LIST
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DATE
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PRINTEO IN U.S.A.
0
EXHIBIT 1
STAFF REPORT TO HEARING EXAMINER
FILE #V-2-81
I. REQUESTED ACTION:
Variance to the street standards to allow five to nine dwelling units
on a twenty foot easement road.
Code requires easement width of thirty feet to serve as access for five
to nine dwelling units.
II. APPLICANTIOWNER:
Richard Rowe
711 Driftwood Lane
Edmonds, WA 98020
III. PROPERTY LOCATION:
711 Driftwood Lane
Edmonds, WA 98020
IV. LEGAL DESCRIPTION:
See Exhibit 3.
V. STAFF.FINDINGS AND CONCLUSIONS:
A. Comprehensive Plan Designation - Low Density Residential
B. Existing Zoning RS-20
Surrounding Zoning —NORTH SOUTH EAST 14EST
RS-12 Ts-12 RS-12 RSW-12
C. Official Street Map - PROPOSED EXISTING
Driftwood Lane 4 16
D. DESCRIPTION OF SUBJECT PROPERTY AND SURROUNDING AREA
The subject property is approximately 1.56 acres in size. It slopes to the
west at about a 7% grade. Presently, there is one single family residence
on the property, with the remainder of the site being covered by brush, fruit
trees and lawn.
Development to the north, south and east is single family residential. The
Burlington Northern Railroad right-of-way forms the western boundary of the
subject property.
The access to the subject property is by way of a 16.8' easement road. The
Underhill, Rowe, O'Kinsella and Critchley properties utilize this easement.
Adjacent to this easement, on the east, is another 16.83' access easement
which serves the Taylor and Warhol properties.
E. RELATED ACTIONS
Preliminary approval was granted by staff, on December 4, 1980, for a
four lot subdivision on the subject property (File #S-27-80). Two
�1
4,
Exhibit 1, Page 2
Staff Report to Hearing Examiner
File #V-2-81
requirements of that preliminary approval were that the applicant;
obtain a shoreline permit and variance to street standards.
20.85.010
F. CONFORMANCE TO CHAPTER
1. Special Circumstances
Special circumstances do exist on the property in that, if
a road width of 30 feet is required, two lots (Lot 1 and 2)
will be made substandard as lot width.
2. Special Privilege'
The granting of this variance will not result in the granting
of special privilege. The result will be a paved two-way
road as opposed to the existing one-way rutted gravel road.
3. Comprehensive Plan
Development, as a result of the approval of this variance, will
be consistent with the Comprehensive Plan.
4. Zoning Ordinance
This variance request is generally in conformance with the purposes
and regulations of this zoning code.
5. Not Detrimental
The approval of this variance should not be injurious to the other
properties or improvements in the _vicinity and same zone, nor will
the variance be detrimental to the public, health, safety and
welfare.
6. Minimum Variance
The requested variance is the minimum to allow the owner the rights
of other properties in the vicinity with the same zoning.
VI. STAFF RECOMMENDATION
Staff recommends approval of the variance subject to.the fallowing condition:
A ten foot utility easement be required along the entire frontage of
Lots 1 and 2.
j
EXHIBIT 3
(SM-5-80, V-2-81)
(A)
Beginning at the south quarter corner of Section 13, Township 27 North,
t,
Range 3 East, W.M.; thence north 0°09' west on the north -south center line
of said Section 138.6 feet; thence north 72002' west 555.08 feet; thence
north 0'09' west 115.22 feet; thence north 72002' west 582.84 feet; thence
a
south 36°23' west 115.74 feet; thence south 72°02' east 655.33 feet to the
true point of beginning.
1
(B)
Also, an easement for ingress and egress over the following described land:
Beginning at a point 138.6 feet north 0009' west from the said southwest
quarter corner; thence north 7Z 02' west 571.70 feet; thence north {f 09'
west 115.22 feet; thence south 72002' east 16.8 feet; thence south 0109'
east 98.42 feet; thence south 72002' east 554.9 feet; thence south 0'09'
I.
1j
east 16.8 feet to point of beginning.
All situate in the County of Snohomish, State of Washington.
i
I
:
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DEC 23mff SUBDIVISION PLAN
EXHIBIT 4 FOR.
i
RICHARD ROWE
ExmlltT n % IN SE1/4 OF SWI/4,SECTION 13,T27 N.,R3 E., W M.
/ SNOHOMISH .COUNTY, WASHINGTON
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_PROPOSED TYPICAL STREET SECTION o�g
(PUBLIC STREET) AO•
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D47UM SECTION IS ^t„�
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EXNIBiT 5 ,
FILE S-27-8o .
FOP"' FOCI 1- R /r-INUj DE•CLAIZATIali 01' 1M&U00M'Wti'ONSIGNIFICANCEj
k,
Description of proposal Four lot subdivision
,
Proponent Richard Rowe aE
Location of Proposal 711 Driftwood Lane
i;
i Lead Agency City of Edmonds
4r'
This proposal has been dctemined to [}AV6/not have] a signi.fic;xnt ad-
vel•se ip, pact upon the 2 cnviror7xnt. An EIS
ItCI't R3.2].C.030 � �/is not] required tinder.
() ic) This decision 1vis made after revieia by the lead
agency of a completed envi,.O T,,,ental checklist and other information on
f'i1e with the lead agency,
Responsible Official Hank Lewis
E
Position/Title Plannin Division Technician
Date December•19. 1980 Signature
P
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EXHIBIT 7
SHORT SUBDIVISION REQUIREMENTS
�.
1.
2.
Flag lot determination, prior to building permit on lot #4.
$900..00 in -lieu park fee,
j
3•
prior to recording.;
!approval of Shoreline Substantial Development Permit,
to
4.
recording. prior
Approval
f
of variance for number of units allowed on private
easement, prior to recording.
j!
5.
6.
Turn around required at end of private road
Access easement required to all lots. prior to recording.
7.
Connection to City water'mains'required. Construct to
$" D.I.
fire hydrant and dedicate to Cit":with
3;
$.
e
to single services, prior to recording easements, plus reconnect
mire hydrant
9.
required q per Fire code, prior to recording.
Connection of all lots to'sanitary sewer,
10.
Submit drainage plans for approval and installKpublic cstormg
facilities,
Y
11.
prior to recording.
Submit and obtain
approval of site drainage plan per Ordinance
1924, _.prior to recording.
4
12
Utility easements and access required to all
recording. lass, prior to
,.
13.
Underground wiringto be provided in accordance with Ordinance
#1387
14.
e
prior to recording.
Excavation and grading shall conform to the requirements, in Chapter 70
of the U.B.C., in conjunction with the building
permit.
_<
15.
As -built drawings requiredat the completion of all public improvements,
A
lb.
prior to recording.
A 2.2% inspection fee required for all public improvements
17.
including drainage, prior to recording;`
l$.
Approved legals for each lot required,
q prior to recording.
Approved plat showing lots, easements,
!
i
section, township;
and range, etc. Also show how existing residence is served
by utilities, to
19.
prior recording.
Submit developemnt plans for approval by City Engineer,
prior to recording.
I
1214t$o
EXHIBIT 4 DEC as'O SUBDIVISION PLAN
FOR.
RICHARD ROWE j
ExHtbtr A IN SE 1/4 OF SWIM, SECTION 13,T. 27 N,R.3 E., W M.
SNOHOMISH COUNTY, WASHINGTON
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PROPOSED TYPICAL. STREET SEMON m4
(PUBLIC SMEET) as
SECTpATUM a Du ION 1 cat.
MEAN LOWE4 LOW WATM
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HEARING EXAMINER
February 19, 1981
The Hearing Examiner, James M. Driscoll, called the meeting to order at 7:35 p.m, in
the Council Chambers of the Edmonds Civic Center.
PRESENT
James M. Driscoll, Hearing Examiner
STAFF PRESENT
Mary Lou Block, Planning Director
Dan Smith, Planning/Engineering Inspector
Jackie Parrett, Deputy City Clerk
Mr. Driscoll described the procedure of the meeting and stated that he is allowed ten
working days in which to submit a decision on each hearing, so no decisions would be
rendered this evening.
AGENDA
SM-5-80 RICHARD ROWE - Shoreline Management Substantial Development Permit for a 4-lot
subdivision of property located at 711 Driftwood Lane (RS-12)
On December 4, 1980 the Staff gave preliminary approval to this 4-lot
subdivision, one of the conditions of approval being that the applicant
acquire a Shoreline Management Substantial Development Permit. In addition,
the applicant applied for a variance to the street standards to allow 5-9
dwelling units on a 20' wide access easement. The short subdivision is
consistent with the goals and policies of the Comprehensive Plan, which
designates the property as low density, residential. Zoning to the north,
south, and east of the property is RS-12, and to the west it is RSW-12.
The property is approximately 1.56 acres in size and slopes to the west at
a grade of approximately 7%. There currently is one single-family residence
on the property, the remainder of the site being covered with brush, fruit
trees, and lawn. Surrounding development is single-family, residential,
except to the west where the Burlington Northern Railroad rght-of-way forms
the western boundary, with tidelands west of the railroad tracks. A Shore-
line Permit is required for development within 200' of the shoreline.
Normally, public pedestrian access is required with subdivisions along the
shoreline, but in this case the Staff recommended that such not be required
because of the following: (1) The tidelands along the west side of the
Burlington Northern Railroad right-of-way are privately owned; (2) The
railroad right-of-way has two sets of tracks within its bounds, and pedestrian
access across these tracks is extremely dangerous; and (3) Approximately
900' to the north is Ocean Ave. which can provide access for the surrounding
neighborhood. The proposal was reviewed under the State Environmental
Policy Act Guidelines, and a final declaration of nonsignificance was
issued December 19, 1980. The Staff recommended approval of tFe proposal
subject to compliance with the requirements of the preliminary short
subdivision S-27-80 (Exhibit 7 to the proposal), and not requiring public
access to the shoreline. The hearing was opened to the public.
Jerry Lovell of Lovell-Sauerland and Associates, Inc., representing the
applicant, agreed with the recommendations of the Staff, and also asked
that no public access to the shoreline be required, stating that in addition
to the reasons given by the Staff such an access would impose a policing
and security problem. No one else wished to speak, and the hearing was
closed.
Mr. Driscoll admitted Exhibits 1-7 as part of the record and said a decision
would be rendered by March 5, 1981, and that this item would be considered
together with the next one which is related.
V-2-81 RICHARD ROWE - Variance to street standards to allow 5-9 dwelling units on
a 20 w de easement road at 711 Driftwood Lane (RS-12)
The property is as described above in SM-5-80. Access to the property is
by way of a 16.8' wide easement road. The Underhill, Rowe, O'Kinsella, and
Critchley properties utilize this easement, and adjacent to this easement
on the east is another 16.83' access easement which serves the Taylor and
Warhol properties. The plan was to combine the two easement roads and
dedicate to the City to a point narrowing to 20' as it runs to the existing
home. There were six potential properties on this road with three more
eventually using the first part of the easement. A 10' utility easement
was being required by the City to run along the frontages of Lots 1 and 2
so as not to have to put the utilities under the pavement. Mr. Warhol had
committed to pave the eastern half of the easement and also to dedicate to
the City. Mr. Rowe was to pave the rest of it. Mr. Smith indicated that
no parking would be permitted on the access and the homes would have T-
shaped driveways for turnarounds. Mr. Critchley could not be present but
had telephoned the Planning Department from Hawaii to express concern about
the narrow road serving the properties. He asked for a turnout at the
northeast corner of Lot 3 because of probable traffic congestion. The Fire
Department also had recommended a turnaround at that location, and it was
noted that the turnaround was made a requirement of the subdivision. A
memorandum from the Fire Department was admitted as Exhibit 8, stating the
requirement for this turnaround and for a fire hydrant to be located on the
north side of the easement between the Gates and Warhol properties.
Mr. Smith reviewed the variance criteria. Special circumstances exist on
the property in that if a road width of 30' were required two lots (Lots 1
and 2) would be made substandard in lot width. The result of granting this
variance would not result in special privilege, but would result in a
paved, two-way road, as opposed to the existing one-way, rutted, gravel
road. Development with approval of the variance would be consistent with
the Comprehensive Plan and in conformance with the Zoning Code. Approval
of the variance should not be injurious to the other properties in the
vicinity, nor detrimental to the public health, safety, and welfare. The
requested variance was the minimum to allow the owner the rights of other
properties in the vicinity with the same zoning. The Staff recommended
approval, subject to requirement of the above described utility easement.
The hearing was opened to the public.
Jerry Lovell of Lovell-Sauerland and Associates, Inc., representing the
applicant, said they had no problem with the turnaround discussed. He said
this area had grown like Topsy and the streets serving the area leave
something to be desired. He had worked this out with Mr. Warhol to combine
the easements for an access. He had discussed the construction of a
turnaround at the terminus of the road, which will be of a "T" configuration
to allow easy turnaround. He said a fire truck would have trouble turning,
however. He asked that the variance be granted so the property can be
developed in a fashion similar to the other properties in the neighborhood,
utilizing similar street access. In answer to a question by Mr. Driscoll,
he said he would see no problem with restriction against parking along the
access road, except for enforcement. No one else wished to speak, and the
hearing was closed.
Mr. Driscoll admitted Exhibits 1-7 listed in the Staff Report, and also
Exhibit 8 submitted at this hearing. He stated that this and the previous
application would be addressed in the same document and that his decision
would be rendered by March 5, 1981.
V-1-81 HOWARD JOHNSON - Variance to allow a front yard setback of 12'3" and a side
yard setback of 2'8" at 529 and 531 Maple St. (RM-1.5)
This property is 45' x 110' (4,950 sq. ft.) and the site is relatively
level with the elevation of Maple St. There is a 5' retaining wall at the
north property line, making the property 5' above the alley grade. An
existing duplex is on the site. Surrounding zoning is RM-1.5, but develop-
ment is diverse --a church to the east, a single-family structure to the
west, and multi -family to the north. The block has both multi- and single-
family structures throughout it. The Comprehensive Plan designation is
High Density, Residential. Mr. Smith reviewed the variance criteria.
Special circumstances do exist in that the total lot width is only 45' and
to observe the required 10' side yard setbacks would leave only a 25' wide
HEARING EXAMINER MINUTES
Page 2 - February 19, 1981
�
FINDINGS AND RECOMMENDATIONS
�
OF THE ouuRzmo yxxwrmEn or THE
- .
czrY OF unyomoa
IN THE MATTER OF THE APPLzoaczouS rzLo NO: oo-VI-�M-/
OF az:aaxo nomo FOR xeeaovuc or x 1-12'81'V'�
uovunLzmo ponmzr AND xrPmovuc OF
u vxuzAmou
ooczazom: The application of Richard Rowe for a Shoreline
Management Substantial Development vecmit is granted
subject to the conditions zioteu,
The zicativn of Richard Rowe for a variance is
granted subject to the conditions listed.
INTRODUCTION
Ricnard Rowe, 711 Driftwood Lane, Edmonds, Washington, and
hereinafter called "Applicant", has requested approval of a
shoreline management substantial development permit for a 4-Lot
subdivision located at 711 Driftwood Lane, oumnnuo, mu~ In
addition, the Applicant has requested approval of a variance to the
street standards of the City of Edmonds in order to allow a
reduction of an easement road f rom 30 feet to 20 feet within a 4 _
Lot auvuivzsino located at 711 urzzt°"vo Lane, ^""""~~, ~~., and
more pactiroIoc1y described as set forth in attachment l to these
,
rinuioge,
The above described land is zoned n-l% and it has a low density
/
residential Comprehensive Plan ueoisnotiop. The x^oioq and
Comprehensive Plan designations are established by the Edmonds
Community Development Code,
Separate hearings the b requests were held before the
Hearing Examiner of the city of Edmonds, wo., on ,eocuucr 19, 1981.
Because untb requests involve the same land and the same owner and
�
because there was no public opposition to either request a single
document setting forth the decision of each request will be filed
by the Hearing Examiner of the city of odmnouo, na.
The following public testimony was presented by:
Daniel Smith �
'.
Planning Department '^'
City of Edmonds '
}
Marylou Block
Planning Department
�
city of Edmonds
�
,
Jerry Lovell
/
Julie Rowe
The following exhibits were presented and admitted at the hearing
�
on the variance application:
CITY's Z&OlaLu
�
'
oxxzozr l - Staff Report
EXHIBIT 2 - Application
l
ORIGINAL
! � Findings and Decisions of the
; Hearing Examiner of the City of Edmonds
� oo-al-
� EXHIBIT - Legal Description
' uxxzazc * - Subdivision Plan
`.oxazurr s - Declaration of Non -significance
. oxuzuzr n - sziuea
` axuzarr 7 - Subdivision aeguiccweota
oxorezT 8 - Memo addressed to Planning Department
� from Fire Department of the City of
Edmonds
The following exhibits were presented and admitted at the hearing
on the Shoreline management substantial development permit
application:
CITY'S EXHIBITS
auazozc l - Staff Report
nxaoazT 2 - Application
nxozazT 3 - Legal Description
nxozazr * - Subdivision Plan
ouazaIc 5 - Declaration of Non -significance
oxazazr 6 - Slides
oxozazr 7 - Subdivision Requirements
' '
After due consideration of the evidence presented by theApplicant;
evidence elicited during the public hearing; and as u result of
the personal inspection of the subject property and the surrounding
areas by the Hearing Examiner, the following Findings of Fact and
Conclusions constitute the basis of the ucoioioo of the Hearing
Examiner for the two applications.
I. The Applicant has requested approval of variance for a
reduction of the street standards fcom su fe,t tn2o zeetcora
4-Lot ao»uipieivu on land located at 711 Driftwood Laoe,
Edmonds, Washington, and more earticozarilr described in
attachment z to these Findings.
'
2. Zoning for the above urasc,iueuzuuu iou-lz, as eustauuisbwa
by the Edmonds Community Development Code,
3. The Comprehensive Plan designation for the subject property is
/mv density residential as established by the Edmonds Community
Development Code.
4. The subject property contains approximately l ss acres of land
The zoning of the zaou to the north, south and east is oo-12 as
established by the City of Edmonds Community Development Code.
The land to the west is zoned eaw-13 as set forth in the code.
S. Currently on the subject property there is one single-family
residence and the remainder of the property is covered by
vegetation. The development to the north, south and west is a
single c^mily residential area while the Burlington Northern
Railroad right-of-way forms the west boundary of the subject
|
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2
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I
Piticlings and Decision of the
i
4.
Hearing Examiner for the City, of Edmonds
fiL•'-81-
Page 3
i
6. The current access to the subject property is by way of
16.8 foot easement road. Four otherproperlies utilize thi
easerient for access. Adjacent to this easement on the ear:
end of tiie easement road is another 16.8 access ea semen,
which serves two other
properties,
`
7. On December 4, 1980, the Planning Department of the City, o.-
Edmonds approved a 4-Lot subdivision on the subject property
t`
One of the requirements for the approval was that the
y
Applicant obtain a variance from the City of Edmonds stree i
F
a
standards which require 30 foot wide road'easement to` -serve
l
as access for to 9 r3welling units. The variance request i:,
for a reduction of the easement width to a 20 foot wide road.
ni
8. In submitting'their'avplicationrfor a variance, "the. Appl'icant
It
submitted a proposed typical"'street seet-ion plan which was
} �'
admitted as Exhibit 4 atthehearing and" is attached hereto,
f
K
and hereby issincorporated as part of these Findings.
i
10. Section20.85.010 0£ the City of Edmonds Community,
jf
Development Code sets forth under what conditions:,a variance
.4
may be granted. These rconditions 'include that special
"
j
t
circumstances must exist fathe gra
r. nting of the variance;
that'no ,pc.ci1 privilege is accorded ta_the Applicant for
;.
the variance; that, the variance is consistent with the '
Comprehensive Plan"of the City of Edmonds; that the variance
is consistent with tile,purposas
of the zoning ordinances in
the zoning district in which the property is located; and
i
that the variance is not detrimental to the public health,
safety and
wel'-fare of the vicinity or the same zone.
s
11. The Planning Deparm;ent of the City of Edmonds stated tht
special circumstances do exist far the granting of the
variance in that if the standard road width of;30 feet is
required two of the; lots in the 4 lot subdivision would be
sub -standard as to lot length.
12. The Planning Department of the City of Edmonds testified
that the
't
granting of this variance request -;would not result
3
in'the granting of a'speci'al privilege to
~
a.
13. The Planning Department of the City of Edmonds testified that
if, the variance if granted would be consistent with the
Comprehensive'Plan'of the City of Edmonds and the zoning,
ordinances in districts of the City of:,Edmonds.
{
14. The Planning 1)epartmant tostif'ied dint the approval of th=
variance Would not: be irljurious to other properties an
iinpr.oventc
1
its in the vicinity rend would not be detrimental t
the public health, sag cty rnd wolfare of the cammunity. TY
'
Planning t)cpart neret ' estif iced that the requested variance i
the minimum to allow the'owuers the rights of other propert
owners .in the vicinity with the same zoning.
15. If t•lzc var.i;.uicu is yrant:ed, the width of lie street would
become 20 f0et in -Stead of 30 feet and thus there wou:l.d be a
.. '. -
3
'
-` --
`
Fail
^ .
Findings and ocoiuioo of the
Hearing Examiner of txe city of Edmonds
HE- 8l-
page *
limited area .�r.packiugalvug the street. The Applicant
testified that
- he was not opposed to restriction of the parking along the 2O foot wide street if the variance is
� oo
.granted.
16^ x letter `^ - �o received and read by the Planning Department
expressing the u for turnaround within the pcoev000 4-
Lot subdivision and along the access easement.
17. The Planning Department of the City of Edmonds testified that
-- —''---ion 5 to the -ts 6 Planning Department, a turnaround is
`roval of this short subdivision
required at the end of the pci"o`= road prior to the
recording. The Planning
that this ""^
. the subject property.
18, The Planning Departmeucvz the ^^`x of Edmonds ~ recommended
approval of the variance subject to the following condition:
�
1A 10 foot utility easement �. e required a zpog�be �,.
' entire frontage of lvcv 1 """�°.
` ' `
+ 'fthe Planning
lv The Applicant testified in support u »�
^ p
Department's recommendation and nnrccu to the condition
listed.
opposition �e��im�ox received a� the up�rinn, `
zo, There was no n�poa
' lO0CLJS[QN
z^ ^~~ ��tioo isfnc a variance coguaut� of the City Of
application
^~~~ standards of a sn foot wide road to ^ reduction
wide road in a 4-sot subdivision zonated at 711
~~i~t~`^---
Driftwood Lane, aumouua, Washington, and morepacticuzarily
described in attachment s to this document.
2, uv°ciancw to the street standards is necessary ioorder to.
�aua�a�n o�an�*rd size �u�o within the 4-Lot subdivision and
o o lots contained within the
� �b
also provide adequate ao�eao
oubOivioiun,
conforms to section %o Ds
3, The variance request 010 of the
, .
City of Edmonds Development Code in the following manners:
aSpecial circumstances do exist which necessitates
t^~e reduction of the road width of 30 feet to zo feet.
r~aoc special circumstances include that the reduction `
n
is necessary iorder to maintain standard lot sizes
within the auuoiviaiuo, `
u'No special privileges will result 'from this
variance. To the contrary, the public will be benefited
u~nuuac instead of a one-way rutted gravel road
throughout the uevez ^-otr there will be o paved two-
vav rp"u providing ingress and egress to the subject
property.
4
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4
Findings and Decision of the
Hearing Examiner of the City of Edmonds
HE-81-
Page 5
b C. The development as a result of this variance will be "!
consistent with the Comprehensive Plan.
d. The variance request will conform to the purposes 1
and regulations of the zoning code of the City of
Edmonds.
e. The approval of this variance will not be injurious i
in the vicinity
to the other properties of improvements
will the variance be detrimental to
i.
and same zone, nor
the public welfare, health and safety.
4. By a reduction of the width of the road there will be limiter
space for the movement of vehicles within the subject property.
the 20 foot
Therefore parking will be prohibitive along
easement road.
5. The conditions set forth in the preliminary approval of the
short subdivision by the Planning Department established
for turnarounds at the end of the easement
adequate provision
road; provide adequate requirements for fire hydrants; and 4
provide the necessary requirements for drainage plans, etc., M
f
' along the road.
�rf 3
6. The Planning Department of the City of Edmonds, Washington,
3
has recommended approval of the variance.
REGC2MMFNDATI0
Using the above Findings and Conclusions as the basis for the
the Hearing Examiner for the request
decision, the decision of
for the variance of Richard Rowe for a reduction of an easement
road in a 4-Lot subdivision located at 711 Driftwood Lane and
j
j more particularily described as set forth in attachment 1 to this r
j)
document is as follows:
} The variance as requested by the Applicant for a reduction from
the City standards of a 30 foot wide easement road to a 20 foot
the following ;
wide easement road is granted subject to
conditions:.
1. A 10 foot utility easement be required along the entire
j
frontage of lots 1 and 2.
I
2. No parking be allowed along the 20 foot easement road.
This variance is granted because all of the subsections of y
-:�
the City of Edmonds Community Development
section 20.85.010 of
Code have been satisfied. Further this variance is granted }
pursuant to the authority granted the Hearing Examiner in Chapter
20.100 of the City of Edmonds Community Development Code.
y
}
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- '��i43i^.......:s�ESc�!G�^7.ar.-,.,..—•
_'�s�vmcwns«rwaawva.ru.sna�.a
t... K Lf.P-t .,.rl ,,.;,.. r,.:. •r;+r4,w..., atn�.r.ee.
.f_SaORELIM MANAG MEN T MiTAMAL DYELDRMM PER IT)
1. This is an application for a Shoreline Management Substantial
} Development Permit for a 4-Lot subdivision located at 711
Driftwood Zane and more particularly described as set forth
in attachment 1 to this document.
2. The Applicant has applied for a variance `on the above
described property for a reduction in the road width size
from 30 feet to 20 feet. This variance has been granted as
set forth above.
3. 'Those Findings listed in the variance Findings of Fact dealing
with zoning, Comprehensive Plan, the location of the subject
property; the size of the subject property; the development of
the 'surrounding properties; the zoning of the surrounding
properties;. and the vegetation of the subject properties are
"hereby adopted and incorporated as part of the Findings of this
application.
4. Preliminary approval for a 4-Lot subdivision on the subject
property was granted by ,the Planning Department of the City
of Edmonds, on December 4, 1980. One of the conditions of
approval was for the Applicant to acquire a Shoreline Permit.
5. A Shoreline Permit is necessary on the subject property
because it is within 200 feet of the Puget Sound.
6. The Shoreline designation for the above described property is
urban as established in Chapter 15.36 of the City of Edmonds
T Community Development Code.
i
7. The Planning Department of the City of Edmonds testified that
the proposed subdivision is generally in conformance with the
goals and policies of the Edmonds Shoreline Master Plan.
8`. The Planning Department did however testify that the proposed
subdivision should not be required to provide public
pedestrian access from the subdivision to the Shoreline. The
Department based its recommendation on the following reasons:
1. The tidelands along the west side of the Burlington
Northern right-of-way are privately owned.
i
2. The railroad right-of-way has two tracks within its
i bounds. Pedestrian access across these tracks is
extremely dangerous.
3. Approximately 900 feet to the north is Ocean Avenue which
can provide access for the surrounding neighorhood.
8. A final declaration of non --significance was issued on the
proposed subdivision on December 9, 1980. This review was
pursuant to the State Environmental Policy Act.
9. It was the recommendation of the staff that the Shoreline
Management Permit be approved subject to the following
conditions:
1. Comply with the requirements of the preliminary short
subdivision S-27-80.
2. No public pedestrian access be required in that there is
6
-----------L�5+�i'",."""*^;
J,
Findings and Decision of the
Hearing Examiner of the City of Edmonds
{
HE-81-
Page 7
1
l
adequate public access in the vicinity of Ocean Avenue:
Also, there is clearly a danger of pedestrian/train
accidents. -
10. The Applicant testified in support- of the Planning
Department's recommendations.
ll. There was no opposition testimony received at the hearing.
CONCLUSIONS-
1. This is an application for a Shoreline Management Substantial
Development Permit for a 4-Lot subdivision on land located at
�'
1
{
711 Driftwood Lane, Edmonds, Washington, and more,
I
i
particularly described in attachment l to this document.
;
's
f
2. On December 4, 1980, a 4-Lot subdivision on the subject
property was approved subject to the condition that
the Applicant acquire a Shoreline Permit for the property.
-
3. The property does not front on the Puget Sound, but is 100
200 feet from the Sound and therefore a Shoreline Development
Permit is required.
4. The proposed subdivision is in conformance with the goals and
;
policies of the Edmonds Shoreline Master Plan as set forth in
Chapter 15.35, 15.36, 15.37, and 15.38 of the City of Edmonds
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Community Development Code.
5. No public access should be required from the proposed
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subdivsion to the Shoreline because of the following:
1. The tidelands west of the subject property are privately
owned.
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2. There is a railroad right-of-way that creates dangerous
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circumstances for access to the tidelands.
3. There is adequate access to the tidelands approximately
2:
900 feet to the north via Ocean Avenue.
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6. The staff of the Planning Department of the City of Edmonds
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has recommended approval of the Shoreline Management Permit.
LIECISION
Using the Findings and Conclusions as the basis of the decision,
the decision of the Hearing Examiner for the application for the
Shoreline Management Substantial Develoment Permit for a 4-Lot
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1
subdivision located at 711 Driftwood Lane, Edmonds, Washington,
.and more particularly described in attachment 1. to this.
document, is as follows:
The Shoreline Management Substantial Development Permit for the
above described property should be granted subject to the
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following conditions:
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Findings and Decision of the
Hearing Examiner of the City of Edmonds
HE-81-
Page 8
1 That the Applicant comply with the requirements of the
preliminary short subdivision approval.
2. No public pedestrian access be allowed from the proposed
subdivision to the tidelands.
3. The public access to the tidelands be via Ocean Avenue
which is 900 feet to the north.
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DONE this 5th day of March, 1981.
J
}TA ES M. DRISCOLL
qiEARING EXAMINER
NOTICE D-E RIGH TO APPEAL
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Pursuant to Chapter 20.100.010, Edmonds Community Development Code,
IN;!!
writtten 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—
8
EXHIBIT 3
{SM-5-80, V-2-81}
{A}
Beginning at the south quarter corner of Section 13, Township 27 North,
Range 3 East, W.M.; thence north 0f 09' west on the north -south renter line
of said Section 138.6 feet; thence north 72°02' west 555.08 feet; thence
north 0*09' west 115.22 feet;, thence north 72 02' west 582.84 feet; thence
south 36*23' west 115.74 feet; thence south 72002' east 655.33 feet to the
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true point of beginning.
(B)
Also, an easement for ingress and egress over the following described land:
Beginning at a point 138.6 feet north 0'09' west from the said southwest
quarter corner; thence north 7e 02' west 571.70 feet; thence north Cr 09'
:4
west 115.22 feet; thence south 72002' east 16.8 feet; thence south 0109'
east 98.42 feet; thence south 72002' east 554.9 feet; thence south 0'09'
east 16.8 feet to point of beginning.
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All situate in the County of Snohomish, State of Washington.
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