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1222 6TH AVE S.pdfVr- 7r1 a11`�tS lf}»a"Lri *•', ".i{n.k }$7a' 1�. _ rt „ Ue l: yll r, I��tiL°✓i klq�jl�a � t z bi a1i , r r r.- tREt yt i'rib rr.I Iib 'ul r x 1;; 6_5 EXHIBIT 2. p FILh;44 �k DATE CITY OF EDMONDS HEARING EXAMINER- FEE,r: 2:v RECTE APPLICATION FOR VARIANCE APO' S HEARING DATE: APPLICANT American West Properties, Inc, ADDRESS1200�112th Ave, N , #C-136 Y CITY & ZIP_ Bellevue, WA 98004 PHONE 453-2449 (or. 527 5229) INDICATE TYPE OR DEGREE OF INTEREST IN PROPERTY owner LOCATION OR ADDRESS OF PROPERTY 6th & Elm Way LEGAL DESCRIPTION OF PROPERTY see attached Exhibit "All VARIANCE REQUESTED: raise building to maximum permissible buildin heights -1Lb t U 1-i \+ b FOR OFFICE USE ONLY USE ZONE-. ZONING ORDINANCE REQUIREMENT: M A%tvvnv ti^-. I -IS tSd Release/Hold Harmless Agreement The undersigned applicant, his heirs and assigns, in consideration for the City processing the application agrees'to release, indemnify, defend and hold the City of. Edmonds harmless from any and all damages and/or claims for damages, including reasonable attorneys' fees, arising from any action or inaction is based in whole or in part upon false, misleading or incomplete information furnished by the applicant, his agents or employees. Permission to Enter Subject Property The undersigned applicant grants his, her or its permission for public officials and the staff of the City of Edmonds to enter the subject property, for the purpose of inspection and posting atten ant to his application. Signature/ofSignature/of Applicant, Own.r or Representative [[ I is i' tY 'VP a s s Sdd DECLARATIONS OF APPLICANT Please answer all questions 1. What are the physical characteristics, (i.e. topography, shape 7{; of lot, etc.) which create a hardship for you in regard to development of your property? �k Severe underground water conditions necessitated intercept F2, drainage system in the area of Building "A" z: 2. How does your property differ from other property in the same vicinity? The. topography is more severely sloped and contains large amounts of underground water. Without proper dewatering Building "A" site and portion of Building "C" could not be built. 3. Will this variance be detrimental to the public or damaging to other property or improvements in the vicinity? No, the peak of the roof will be below any fenestration on buildings of adjoining: properties, 4. What hardships will result to you if the variance is not granted? Will these hardships have been caused by your own action? Hydrostatic pressure could be alleviated by raising the building above the water table. The initial soils report did not indicate the severity of the ground water problem, S. Can you 'make reasonable use of your property without the variance? E; It would be difficult and presents a potentially hazardous ` structural condition. — i `. Ah- 1) f1 t N ."WO 0 U tt.J EXHIBIT TIA11 n. EXHIBIT 3 Legal Description for "Willow Creek" a 50-- unit condominium site located at 6th Elm Way Edmonds, Washington ' _ the following described real estate, situated in the County of Snohomish , State of Washington: That portion of the Northwest quarter of the Northwest quarter of the Southwest quarter of Section 25, Township 27 North, Range 3 East, W.M., in Snohomish County,' Washington, lying East of State Road 104 as conveyed to the State of Washington by Deeds recorded under Recording No. 2141951, 2136093 and 2134901; EXCEPT the East 30 feet. of the North half of the north half of the Northwest quarter of the Northwest quarter of the Southwest quarter conveyed to Snohomish County by deed recorded under recording No. 1450967; EXCEPT the East 15 feet of the South 3/4 of said Northwest quarter of the Northwest quarter of the Southwest, quarter conveyed to Snohomish County by Deed recorded under Recording No. 106210; AND EXCEPT those portions conveyed to the State of Washington by deeds recorded under recording nos. 2143827, 2136093, and 2134901; AND EXCEPT that portion conveyed - to the City of Edmonds for park by recording no. 8111180187. 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'•_•"O'tim wnv Do• 1 Im+,. e• . q �.'` n. _ u roll e [ sic w 1 1 1 Zz- All Cal n r'��L:�r�f `:. `, f\ c` — rwTS7J ', fft -•i. 1•,,f . � •�i i �—'� ��4- YA�.1 Y '� I . I � � r ��' :_ � ' �• � E to r . AMEA TO BE OCCDED TO CRY 2.25 ACRES CIO • _ / r /:1, wNO,.KI M IM 1.+11.r1 jatt1%1111 fttllP +l.( t[ P I �/ N/ O4 1 AMA �•�, IW tulua .OII O*t'C .S'DC 'tt n,a[If • 4lot Ct" 1 e•[t3 f ,c.liMa C., •! rt.CWU .K' Ktlln YrP rll. 1M CI1. W f f' •1 - 3�^B. ..� 1 Y� _ L, IM ..Iwtlwutl or 1M slot+P.I.Kt IKi(It I15 V ':'� ( , `,gyp. ��, __-�{ _ _ `' •' - e/� C.,m AS I•II• - a. .f f..(l.sIl tl I.1 tutY.t -Y- _ nY,Irl tlflot cIV• 1, • wrlt LPfiflL+1 .11• SW _ nrq �• MILK, ytwI CIHM10+n.01. .. I• -'`•-� c 1. K( IWtK" Rf s-ts tollot tIll.$"It ItYI i�l � 2 1 .,o.t...IS- n.11D ✓•IL M 1 ws + +e'b.Q. G! •-� . - 4aYW ,r 1f. coo." vc[r .votlory flit r• L .. I•IIM.ts -ILL 11 G..IIc to I cit. M 1 .. 11 • /t -IcIss"' ID +•I.t.t..1 rVtLIC 010111 ,1 1 11 r w 1.11 rronCl. t, tl.Y DCSI4. Dr I.I 6•/DI.D. KCLfs so. lo, w•• SiDr. M. P,Cl,- 5•.Itu. trot. .•D ;•It. uLLw+,uNlt SS d} -n•nPs, m.e•sIPS `MD alnLf uL n '\�\� woos nwn urlrcA110. ra .r•ro..L .. 1M CIT. nr 1tx.M'u+Lv-�— 4 - - f.:' pf7j3PERTY': MAP > Irm �+A8151�"1 FRANK..TAY�OR _ pDCD.K•(1rl K)t;t'OtD .D Ctr/-N 11011L+.. , t -- Lalt111 l------------------------ �s•IrLx�� 1-7 is n .�...-•��an -^'- .7 777 .�w+ t v , .v„ M •+c"'f�' i+mt #, s .c w ✓ °, ,�:: "_'_+. rwy, "�'°n.^` a✓r: ^. i' ^. +- i-w- ro �•' yy b�..3'r ?F.+,�7;Ld" R V, :'-rv-,Y — _ 5 t , ZJ r f11 i b d x}�y{ � �•. ti yy� • ` �/`/-% %� %J � .yy r t ?e+ jai ,Jy. r - ADJACENT PROPERTY OWNER LIST 2i. 3 x t PLEASE LIST ALL NAMES AND STREET ADDRESSES OF RESIDENTS OF PROPERTY WITHIN 30 FEET .OF THE PROPERTY LINES OF"THE OF OWNERS THESE SITE - SAME ALSO LIST NAMES AND ADDRESSES OF f PROPERTIES, IF DIFFERENT FROM RESIDENTS', (THIS INFORMATION. MAY BE OBTAINED FROM THE SNOHOMISH COUNTY ASSESSOR'S OFl. FICE), 12 � (0'T'N AVISAvs 52, 53)�H ++csea.�anu..,: u� c...x.:� __ _ ', �.. ��?. t.; t _- Ar 21114 4. Transamerica Mortgage Co. ' j111f1SdJf 5[5. �*�9J Oconnor Frances 1095810 •I dR 15 k.�5 P.O. Box 3795 { k J i , >$ San Francisco, CA 94119 r ' Y Northwest Bank Cooke` all in 25111634 1536 N.W. Market St. { L ' Seattl , WA 98107 n Transa erica Mortgage Co. Transamerica Mort age Co. 9 - Heglie Bjorn 1104150 McGilvray Bros, 1096140_ P.O. B x 3795 P.O. Box 3795 ; San Francisco, CA 94119 San Francisco, CA 98119 Blum May Alexander Cameron 5707 - 241st S.W. 500 Paradise Lane, #103 Mountlake Terrace, WA 98043 Edmonds, WA 98020 fir. Rainier Mortgage Co. Lee Stycket Transamerica Mortgage Co. Ballard Clarann 100-1-258704 1240 - 6th Ave. S. Buechm nn Karl 1096200 P.O. Box C-34040 Edmonds,'WA 98020 P.O. Box 3795 Seattle., WA 98124 San Francisco, CA 94119 Barnes Hartford Mt. Baker Mutual Say. Bank Stanleyp Also P.Q. Box 507 Groves Donald'115013345. 500 Paradise Lane Edmonds, WA 98020 P.O. Box 1198 Edmond WA 98020 Bellingham, WA 98225 Brian Buchea. Hagey-Carter-Demille: Harald Lindjord 4838 W. Glenhaven Dr. 18800 Hwy 99, Suite A 500 Paradise Lane, #202 Everett, WA 98203 Lynnwood, WA 98036 Edmond;, WA 98020 - Jabil Development Corp. Seafirst Mortgage Corp. t Grant Paula Harris Box'1582 Wade Terry 106527-5 500 Paradise Lane, #203 Lynnwood, WA 98036 4th & Blanchard Bldg 5th Flr. Edmonds, WA 98020 Seattle, WA 98121: i Seattle Trust & Sava Bank Gary Keffler ` . Marion Fulp Welch R 1634-800378 93rd P 22032 1. W. 500 Paradise Lane, #300 701 - 2nd Ave. Edmonds'- WA 98020 Edmonds, WA 98020 Seattle, WA. 98104 Washington Federal S & L First Fam. Mtg. Corp. Robert Williams Keiley/Johnson 50-200-17824- Theisen Thomas 042681 500 Paradise Lane, #301 1423 - 4th Ave. 7 2900 Ogden Ave. Eamon s, WA 98020 Seattle, WA 98101 Lisle, IL 60532 Miriam Hamilton Sam Hughes Roy & Elizabeth Smith 1230 - 6th Ave. S. 1251'- 6th Ave. S.. 500 Paradise Lane,"#302 Edmonds, WA 98020 Edmonds, WA 98020 Edmon s, WA 98020 7 77— I w C c .� ..._.44 Washington Federal..S & L Capital Savings & Loan First Interstate Bk Mtg�Y;�,r Nuetzmann 50-213-16072-9 Bodine A 05230010100092251 Loveland" S R 4958Q$ 1423 - 4th Ave: P.O: Box 257 P 0 Box° Seattle, .WA 98101 Olympia Wa, 98507 Seattle, .WA. 98171 Steven Quint Donald L. Potter- James &Rhea -Gately 1231 -6th S. 7304 - 192nd P1. SW 20107 83rd Edmonds, WA 98020 Lynnwood, WA 98036 Edmonds , WA 98020 t s James Mann 1350 6th Pl. S. Edmonds, WA 98020 Old Stone Mtg. Herne unni Ann 006298 P.O. Box 1517 -Walla Walla, WA 99362 Great Northwest Fed. S & L J'& M Investments t Throndsen 040043140307760 1151 5th Ave. S. P.O. Box 319 .Edmonds, WA 98020. Bremerton, WA 98310 Seafirst Mortgage Corp. i Sara Norton Winters I 0888792 1138 6th S. 4th & Blanchard Bldg. 5th Flr. Edmonds, WA 98020 Seattle, WA 98121 Cascade Savings & Loan Seattle Trust '& Say. Bank Naser 0.. Saleh Honsinger Frank 51007885 Welch R 1634-800378 2138 N. 112th St. 2828 Colby 701 2nd Ave. Seattle, WA 98133 Everett, WA 98201 Seattle, WA.98104 Aust George Kathleen Reiner Security Pacific Mtg Corp 210 - 3rd Ave. S., #B Box 72 Johanson David 3064037 Edmonds, WA 98020 Sultan, WA 98294 2460 W. 26th Ave. Denver, CO 80211 Earl Garrisor, City of Sultan Pacific First Federal S & L 700 Melody Lane Sultan, WA 98294 Cooke-Dallin M A 02086997X Edmonds, WA 98020 1400 4th Ave. Seattle, WA 98101 n_ Pacific First Fed. Alexander 'D. Cameron Williams Donald 31-0004052 500 Paradise Lane #103 ` 221 W. Gowe St. Edmonds, WA 98020 Kent, WA 980314. :j J & M'Investments 1151 5th Ave. S. Edmonds, WA98020 }. j 6569-000-302-0005 12-4-80 SPINNAKER, CONDCMINIUM PLAN OF 0215 84 T LAND 17,850 S771219 SMITH'ROY 0 E ELIZABETH T BLK 000 D-00 - .APT 302 TGV AN UND BLDG 92,150 11001 '500PARA'bI'SE LANE -APT 302 8.929( INT IN COMMON AREAS C FACILITIES TnT 110,000 EDMONDS WA98020 DESC IN ARTICLE VI OF DECLARATION REC AU.D 5/6/77 V 1114 P 451-470 2186=2-82 15 SPINNAKER, CONDOMINIUM PLAN OF 0215 84 T LAND 19,200 S771219 �6569-000-303-0004 TRANSAMERICA MORTGAGE CO BLK 000 D-00 - APT 303 TGW AN UND BLDG 99,250 11001 HCGIL-VRAY``BROS 1096140 9.615( INT IN CCMMON AREAS C FACILITIES TOT 118,450 P O;=BOX 3795 - DESC IN ARTICLE VI OF DECLARATION REC SAN FRANCISCO CA .54119 AUD 5/6/77 V 1114 P 451-470 .6570-000-001-0006 2-21-78 10 BIRCH ACOITION DIV NO. 2 0215 84 T LAND 24000 P780084 RAINIER MORTGAGE Co,BLK 000 D-00 LOT 1 BLDG 71,130 11101 GAVURNIK D G 146-0-01324E SUBJ :TO ESE PUD 6 GEN TEL TOT 95,.130 P 0 BOX C-34040 SEATTLE WA 98124 65.70-000-002-0005 - 106045-78 BIRCH ADDITION -DIV NO. 2 0215 84 T LAND 24,000 P780084 -- FEI ST` M HARRY -- -_' . _- BLK 0OO D-00 LOT 2 BLDG 599460 11101 ` 727 `13TH WAY S W SUBJ TO ESE PUD F'rEN T.FI. -�- gpt71 — ---- __.------------ ---- - —.�— ---- .�--- ---- -- ------ .. - 0215 84 T LAND 24,500 P780070` $ 67,440 11101 'w 6556-dOQ-002-0003 54129-TB 49 -BIRCH ACDITION DIV. N0. 1 BLDG BLK' 000 D-00 LCT 2 TOT 91 r94Q SAVINGS .BANK OF PUGET SOUND SUBJ TO ESE CITY OF ED, PUD & GEN TEL _. LARSEN JOHN M 213-39053-5 815 2ND AVE 98104 SEATTLE WA 24,500 P780070 F 0215 84 t LAND 72,280 11101 BIRCH ADDITION DIV. NO.. 1 BLDG. 6556-000-D03-0002 b-2-77 BLK 000 D-00 - LOT 3 TOT 96,780 GoEI SELMAN ROY J SUBJ TO ESE CITY OF ED, PUD & GEN .TEL 700 BIRCH STREET 98020 EbmoNDS WA 0215 84 T LAND 14,550 S7Z1219 .,nn : nn-t•nnn 218625-82 15 SPINNAKER, CONDCMINIUM PLAN OF BLDG 75,150 _11001 BLK GOO D-00 APT 100 TGW AN UND TOT 89,700 TFcANSAM_ERICA MORTGAGE ­CO 7.280( INT IN COMMON AREAS & FACILITIES - DCtINNOR. FPANCES . 105581D � P D E30X 3.795 DESC IN ARTICLE VI OF DECLARATION P.EC R_0 .BOX3 FRANCISCO CA- 9411.9 AUD 5/6/77 V 1114 P 451-470 SAN*3-21-33 123 SPINNAKER., CONDOMINIUM PLAN CF BLK 000 D-00 — APT 101 TGW AN UND -NOKTHWEST BANK 7.5551 INT IN CCM.MON AREAS & FACILITIES COO -KE OALLIN M 25111634 DESC IN ARTICLE VI OF DECLARATION REC 1536'NW MARKET ST n8107 AUD 5/6/77 V 1114 P 451-470 SEATTLE WA _ A OF 555 9-000-102-0.107 2 18862-82 15 TRANSAMERICA MORTGAGE CO HEGLIE BJORN 1104150 P 0 BOX3795 94119 SAN FRANCISCO CA 6759—^QO-103-0vC6 71767-78 , GAMEPOIN ALEXANDER D & LUCILE B �0D PARADISE .LANE NO 103 �8020. EDMONDS WA X6559-00-3-200-0008 2 IE6:3- 82 TRANSAMEFICA MOF.TGAGF CO BUECH`MANN KARL H 1096200. p � 30X 3795 94L19 SAN FRANCISCO CA eet 6559-000-201-3007 6-7-77 ALSOP STANLEY S & RUTH E 500 PARADISE LANE 98020 .�.;., _FnMONDS ,WA SPINNAKER, CCNDOMINIU'n PL N BLK 000 D-00 — APT 102 TGW UN UND 7.967( INT IN CCMMGN AREAS & FACILITIES DESC IN ARTICLE VI OF DECLARATION REC AUD 5/16/77 V 1114 P 451-470 0215 84 T LAND BLDG TOT 3215 . 84 T SPINNAKER, COND014.INIJ."4 PLAN OF 0215 84 T BLK 000 0-00 — APT 1.33 TGW AN UND 8.654( INT IN CCMMON AREAS & FACILITIES DESC IN ARTICLE VI OF DECLARATION REC AUD 5/6/77 V 1114 P 451-470 15 SPINNAKER, CONDCMINI.UM PLAN OF 0215 84 T BLK 000 D-00 — APT 200 TGW AN UND 7.692E INT IN CCMMON AREAS & FACILITIES DESC IN ARTICLE VI OF DECLARATION REC AUD 5/6/77 V 1114 P 451-470 SPINNAKER, CONDOMINIUM PLAN OF 0215 84 T BLK 000 D-00 — APT 201 TGW AN UND 8.104( INT IN CCMMOrJ AREAS & FACILITIES DESC IN ARTICLE VI OF DECLARATION REC i a:t'7,7 v..11.14.-_P 451--470...__.. LAND BLDG TOT LAND BLDG TOT LAND BLDG TOT LAND BLDG TOT 15,100 S771219 78,000 11001 93,100 15,900 5771219 82►250 11001 98, 150 17,250 S771219 89,350 11001 106,600 15,350 S771219 79,400 11001 94,750 16,150 S771219 83,700 11001 99,350 �'�©�"®�©�i T� ��,?`�� �""t PAGE 235 K.1 - -- _ _ _ _ - SN0H0M IS H C-0UNT Y- �� - --� TR3307ki�- REAL _ESTATE _ TAX R9.LL 0F. J._Ai'{Q1r1 �.$. _ -- -- -- — =--- ..-------------------------------------- --- -- ---- ------ ----------------------------- _C !At�E CHANGE tdR _ _ LEGAL t ES. T LE'�Y Y P TAX, _ TAXES— _ TOTAL BALM ---------- ----------------- r R I P I OtJ PA f, TENTS ��� t•'G T OIdNER$HIP _. 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RT 58A-58B1) BEG NE COR 'N'E1/4 NEi14 SE' 11102_;1/4 TH N88-:17 451A PLC, N LN SD__SUB. 457 _ - � T�1L �E1 - E 9 22 32 93RD PL W .. _ :_ ED I�N6S- t3A--_ _98020 .�5FT TH� ,0!y.7 3Tr1 ^ �?FT� i f�B i�C�idT 5 00 *52 3111 85FT TH E 06.95FT TAP CRV THE TANG VH BEARS :17*54 40W 7H tlLY ALG ..ARC OF'fRiJ TO F<-SD CR�TF(jr RED-136 5 t f 0 ARC DIST 12.76FT TAP OF REV CRV TANG Why PT BEARS N23*16 10E TH NLY ALG -:- -AR C-OF -CFt'I-iMC -Sr CTiV HAti {iAG-76:5OFI" T AN ARC DIST 29.97FT TAP TANG OF WNG - BEAR N00*49 30E TH 1`11710*49 30E 43.93FT —. - - - - 'f i6.' f i TO I'UB-ALS0-E G RF OR : NE1 /4 NE1 /4 SE1 , i TH Nr2 17 45v; ALG N LN SD SUB 457.85FT TH_SQ0 5Z 31'W 195FT TPB - _-fit COWr1!J 0-,52 �it7 YT- TH -F �0IFT � y-F1 -00 49 30E 45fT 74P OF CRV OF C^V TO k '- -SD CRV HAV_RAD 136 Oft CENTRALrCR�! TOt OF AR_ OF S R.40.71h TH W 106.95FT TPB - - ..- i 1 - - - ------ REA.k ESTATL TAx aN Q �r�1 E -- - -------- ----- - -- -_ - - .- -__- _ - A --_-_- Et y y P `SAX TARE -_ rTOT ----- ._ ---- LEGAL :PECRIPTIQh ...�iE I�r,G Tit PAYMENTS--'uJYNG:_ T H--------- ---------- IF,-- -- -- -- -- --- 6YY T - - ---- -647e-'iC�O-Q _ - -- - -- - __ r - - IN 3, --- - - - ' -` , KtidAU?ER h _ _ •AVEr` UE S6UTHP A C���ib��dT�iIUM . __ 01, 0 t 41 AI�I $: fib 879.06 14302 41 } T v 6464-0�I1-002�QW4 ibz93-:77 L7SM4 21G iHiRb F TOT 87 - -- EDMONDS r.A r AUS1.-rEORGE FRED BLr; O�DA-AP_ B 11041: HT _.a , _ 1 . ,f,-�X?ec_ UrdD._2: Pd1 TN -��� u: �1 p I OF 98020 DtiOrlbS W a FACILITIES DESC IN PAF.,,3RA N ---- - ---�_..-_ _ -- SAJt+Ga DECCARAt ION RECORDEQ_aL1D-2/1V7-6 _V-942- - -- ------ ---------- LEWIS - .� r 815 2�JDLAhE P 223-234 tit SEA WA, f -- 78 )§3`2T;3H!!��VENIIE Sb01H; A F AO `87$POb-- ---- 879.06 b4??-J04't ` bY6 -CO -Qfi13-0003._b-Z5=76 L 07 BLK ,000 D-00 RAINIER mri GARRISON EARL G 11 Q1 LOT AKA AKA ART .C_. - - -- _ - - ---- - ------ - --- -- ------ CHRISTENSE, 7 !:l l�O��1� TG'�1: 57 INN Tid COiNi0il AIFEAS 8 P: 0 64X; C-- EDA6NDS W FACILITIES D�S� ZN PARAGRAPH IV OF _ - SEATTLE WA DECLARATION RECORDED-. AJJD_ 2-/18/76-: V 945_,--- --- --- .---_ - _._ f�477-CnOn-C�' -4 ., CorsTir04Ta! JPS t �f - _ 879.06 B i i �JO0 , 3 b4-�J0- 4= J0?T3-LO-� _-L760 8L 7T0 �HT.RG AVEivUE SOU�N_A C��ilfbt"ttfd'iL,1 0?'IO iF TOT 8 $ 06 SEn.JL't 4•+,'? RACIFIC FIRST FED 40 BLK 000 D-00 11 1 : LO i _4 AKA APT :.d C b472 0 tl-Q AIL I _ D NAt,D_I.3? �Q Q 9Q. TG:€_UIN`� Tel- CbmoRO d FLEAS & - FACILITIES DE,' IN PARAGRAPH 1V OF WASHTNGtb,4 KENT WA 98031 < __._.._.---- ---- DE_CLARATION_RECORDED:AUD_?/13/7b _ 14?3.-FOt1R1 - --- - - V 945 P 223-234 __----- StATTIE WA F - -_. _ -- - -----021� �4T /V`-- 1125.1'2 -- 1, �3.70 F TOT ,123.70 1' 647� Oro C 4.-U U -tF53t3 itl=1-b=7S- P7r 031 _0�5biHE-AT)-00itS! _ ---- ! tJ� S RAJ CAPITAL SAUiNGS & LOAN 27 BLK 000 D-00 - LOTr2 9 44T{ CAP TEA L NGS & ►1 92251.- -111Q1-_SUBJ TO ESE_FUD_:& 3EN -fE� ------ - -- --- -------------------- E_DI'ION DS-BODINL!� ^- 98507 ---- - - OCYm IA WA - �0" -- b472 C __._ _ s b�, ti=u''t03`L"3t OZ- �0= 7c P77t;03T -80bl v'E-A D-71�})�_-__ �21� 84F �J"------���----- 251.47 r CASCADE S� ROTTER DO�dALD t BLK 000 D-00 - LOT 3 PEA B?; 1 ��� 91000 -SUBJ TO_ ESE PUD & GEN _i_GL_ _. -- -- -__-_- __ _ -_-_-- _- __ ._ _ 282 COL f 7304 192ND PLACE S W E'E` tTT ':/ l��trOb G)A 3803b 99 200 - 1 _ _----- - - 0215 84T._A/v ----- ---- --- 90:v2- - 6472 0,"10 ' 646 0-004-0001-2i�871-77__ P7�00>1 �LONIIjDITIO PI� p-OU'NCri4___` F TzJT � . 126 11101 SUBJ TO ESE FUD & GEN iELPi 1 537 PARADISE LANE _ - J ,..� 98020 - ----- -- a ED, ,ON DS_ __ _WA _ _-_ .._.- " 0215 84T A/V 104 590 939.32 _ F. TOT- 9 64b5-000-005-0000 217378-78 P770031 EODZNE ADDITION - -- -- -- ------ -- OT 5 SEATTLE TRUSS BANK - �i�1Uf 81-�� ESLK 000 tL- �Z-ZEI 55 fl 70i':2ND AVE - + --- - _--- ---- - J i i ,; N0H0W7 SH C0UiiTY PAGE �5,391 ` _TR3367R1 i - REAL ESTATE TA.'{ R_4 � _G F i AN Q1, 19R4 - ----, - --c- di _— -- -------- —----------- — ------- ------------ — a LE`tY r P TAX OWING � E fRIPTIIN ----- --C TYPc ylG NAiEHF:Cfi dRLEGAL D-------------------------- ---- -- _ -- -OWNERYHIP. ------------ AUDIT STiiTPITY C ------------------ -- --- 4 T i WA_ 9A10 "- - _ SEATTkE. _.. - - 0210 84r AJ�J 12� r•u0�l 6466-0U0-001-0003 8468G-78 P770032 HIGGINS ADDITIOra DZ�1. ra0. 2 F T!iT.1,n71 7' c(j77,7� ` gt F Q D-no LOT 1 -- hiiETZFIER RICH.'{RD�H fy': LORRAINE n�rr�rn � � T -� • i ,wi.;.t`•E�rs.`�s..1`..x, .saa .... 'F..,, ^,�.�_s�S.,,T• >_ - - -= -=- -- - - ~TAX; TOTAt,_ �f,(. R►�C .:E:. Y P._ T! _ - - ----- --- -...p RIP IQL_ .. Y._ X. _ �..Yt�l�id S . 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F TOi i ,18 .1`i 1 I' �'` INVESTM NTS BLK 0''0 D-00 - L 0 t 10 r 151 S T F{ ,AVENUE SOUTH 14450 1 EIS ST H,, •f 1 G t' �8S12Q .._ ...__.77G-) THAT PTN LOT c, DAF COM AT, N1W COP _ _ >EDt'�ON.,5. WA_ _ .- _ . , O� 0 COT 4 TH S' e,04 461W ALG w LN OF ' r j SD LOT 4 16.35FT TO,TFB TH CONT 1 -:.0' 46W AL(_ W LN OF SD LOT 4 'll 8.. _} �, z,.� r -4:5Fi . H rJ53' 1 h O Jt o. 1 K'r 'rl� N36 44 Oil'f 25 67FT TO Tr6 _ j AW; TIF r 7re s tI��"'y 6 t ,1 E, X: H I B IT 1 k rJ y f STAFF REPORT TO THE HEARING EXAMINER, FILE #V-11-84 f HEARING DATE: MAY 3, 1984 I. REQUESTED ACTION: Variance to al l ow Building "A" of planned residential 'devel opment . a= (PRD-4-79) to exceed the permitted height limit of 30' .by 7131. Building located at 1222 6th Ave. S. II:. APPLICANT/OWNER: Jerry Hansen American West Properties,, Inc. 1200'112th Ave. N:f., #C-136 y Bellevue, WA 98004 I'I'I. LEGAL DESCRIPTION: See Exhib.it 3. IV. STAFF FI.NDI:NGS AND CONCLUSIONS: A. Description of the Subject Property and Surrounding Area The subject property is a 3.8 acre site located south of Elm St. at the end of 6th Ave. S. The site is being de- "veloped into a 50-unit PRD. The PRD was approved in 1980 under File #PRD-4-79. At the time of the original PRD approval, building heights in RM zones, for pitched roof buildings., was 351.: In 1981, the height limit was dropped to 30'. The applicant intended. to excavate downward to comply with 'the current, height l imi -. tation, but because of severe groundwater problems, that excavation cannot take place. Surrounding development is a mixture of multi -family and single-family to the south, undeveloped to the east, multi- family to the north, and SR1,04.right-of-way to the west. B. Official Street Map Proposed R/W Existing R/W West - SR104 270' 270' East - 6th Ave. S. 50' S0' t a ' ! ' .f,,, Staff Report to the Hearing Examiner Exhibit 1/File r #V-11-84 Page 2 i C. Conformance to Section 20.85.010 1,. Special Circumstances Special circumstances do .appear to exist in this, parti- i cular case, due to the groundwater situation on the site.. 4 When the PRD was originally approved, the height limit ' was: 35' for pitched roof buildings. With the adoption of the new Community Development Code in January of 1981 the height limit was dropped to 30'. The appli'cant in- tended to excavate down to comply with this height re- quirement but found severe groundwater problems. 2. Special Privilege Based on the circumstances, the,yariance would'not rep. resent a grant of special privilege. 3. Comprehensive Plan The. Comprehensive Plan.Map designates the subject prop- erty as high-density/low-density .residential. As: conditioned, the variance should not be in confl.i'ct with -the goals and policies of the Comprehensive Plan. 4. Zoning Ordinance The subject property is zoned (PRD) RM-1.5. Surrounding zoning i s ; North South East RM-1.5, RM-2.4 RS-6 RS-6 and RM-3 The proposed variance, as conditioned, should not be in- consistent with the purposes of the RM-1 .5 zone' or the Zoning Ordinance. 5. Not Detrimental The variance, as.conditioned, should not be detrimental to any nearby private property or improvements, nor to the public.health, safety, or welfare-. y Y C KkC 1Et�x�f ter, {,�h`t 't�_ dA try ty6�7 l r .. Staff Report to the Hearing Examiner u ' Exhibit l/File O"ll -'84 Page 3 6. Minimum Variance The request, as conditioned, is the minimum necessary to allow reasonable development. V. STAFF RECOMMENDATION: The PRD was'Originally designed to keep the buildings' lower `than those located on the adjacent properties to -the south. .:Due'to the groundwater situation, a height variance"is not an unreasonable request. r Staff recommends approval of V-11-84, subject to the following con- dition: Th.e height of the building is not to exceed elevation ;s 232.37 feet (351J. DVB/tq 4/27/84 I , ,lz v , �, t '. lY FINDINGS AND DECISION OF THE HEARING EXAMINER OF'THE r CITY OF EDMONDS t : t t IN THE MATTER OF THE APPLICATION FILE: V-11-84. ; OF JERRY HANSEN FOR APPROVAL OF A VARIANCE DECISION: The 'variance is granted subject to wk the conditions listed.fi' INTRODUCTION,;. Jerry Hansen, American West Properties, Inc., 1200 112th Avenue N.E., #C-136,_ Bellevue, Washington, 98004, and hereinafter re- h:? ferred to as Applicant, has requested approval of a variance to'> allow Building "A" of approved planned residential development', (PRD-4-79)to exceed the permitted height limit of 30 feet. The rA request of the Applicant is fora variance of 7.13 feet for the s building located at 1222 6th Avenue South,. Edmonds, Washington, and is more particularly described as set forth in Exhibit 3 which 'is attached hereto. A hearing on the request was held before the Hearing Examiner of the City of 'Edmonds on May 3, 1984. At the hearing the.following presented testimony: Duane BowmanJerry. Hansen Planning Dept. American West Properties ` City of Edmonds 1200'`112th Ave. N.E. Edmonds, WA 98020 #C-136 Bellevue, WA 98004 Roy. Smith 500 Paradise Lane, #302 Edmonds, WA. 98020' At the public hearing the following exhibits were admitted as exhibits to the public record: Exhibit 1 - Staff Report " 2 - Application and declarations of the. Applicant " 3 - Legal Description " 4 - Vicinity Map - Building Elevations 6 - Plot Plan " 7 - Cross-section map 8 - PRD-4-79 plat map " 9 - Letter from Sam Hughes After due consideration of the evidence presented by the Applicant; evidence elicited during the public hearing; and, as a result of the personal inspection of the subject property and surrounding areas by the Hearing Examiner, the following findings of fact and , conclusions constitute the basis of the decision of the Hearing Examiner. Decis of the Findings and n j3 Hearing Examiner of the City of Edmonds Re'. V-11-84 fT Page 2 FINDINGS OF FACT 1. The application is for the approval of `a variance to al ow Building "A" of planned residential development (PRD-4-79) Fy to exceed the permitted height limit of 30 feet. The request s y is for Building "A" to exceed the 30-foot limitation by , 7.13 feet. as being located at The building is identified y 1222 6th Avenue South; Edmonds, Washington, and more parti-". ctlarly described as set forth in the attached Exhibit 3. err; 2. The building that is the subject of the variance request wa's:,, part of a 50-unit planned residential development that.was,r.. approved in 1980 (reference to PRD-4-79) : 3`. The PRD is located on a 3.8 acre site located south of Elm Street at the.end of 6th Avenue South in Edmonds, Washington. 4. Thesiteis zoned RM-1.5 as set forth in the Edmonds Community;;, Development Code (ECDC). At the time of the approval of the { PRD the height limitation for'RM-zoned properties with pitched roof buildings was 35 feet. Subsequent to approval, the height limit has been reduced to 30 feet. (ECDC Section'16.30.030.) 5. The Applicant did not develop the subject property before, the << new zoning code in the City of Edmonds took effect. It was Applicant to comply with the height standards the intent of the of the new zoning code. It was his intent to excavate. However; because of ground water, including a stream running through the, subject property, excavation was impossible. 6. In order for a variance to be granted within.the City. of Edmonds !' the criteria as set forth in Section 20.85.010 of the ECDC must be met. These criteria include a. Special circumstances relating to.the property must,exist necessitating the variance; b. The requ•ired.variance must not result in a spacial privi- , lege being granted to the Applicant; c. The variance must be consistent with the Comprehensive' Policy Plan Map or the City of Edmonds;. d. The variance must be'consistent with the purposes of the zone district in which the property is located; e. The variancesignificantly must not be g Y detrimental to the public health, safety or welfare, nor.injurious to #� the property or improvements in the vicinity of the same zone; and, F+' f. The variance must be the minimum necessary to allow the same rights enjoyed by other properties in the same zone. }4 F S fi Findings and Decis:n of the 1 Y4s' ft , '} ' Hearing Examiner of the .City of Edmonds Re V-11-84 Page 3 � h 7'. The surrounding properties have a development of multi=family r and single-family structures. The properties. to the north<of { the subject property are zoned multiple residential. To, the south are single-family residential' zoned properties. �h l 8. The Comprehensive Policy Plan,Map of•the City of Edmonds desig- sates the subject property as high-density/low density resi ; dential. 9. The Planning Department submitted that upon review of the ap j= plication_it was determined that the need for a variance of; 7.13 feet had not be However, according to the de- +` ,proven. partment, the need for a variance of an additional 5,feet from TV the height limitation of 30 feet was necessary in order to properly"develop the building per the approval of 1980. 10. The Planning Department submitted that the requested variance is not going to have an impact on any views in the area. Because of the terraced nature of the topography the adjoin- a ing properties will not be impacted by an increase in height" of Building "A" of the PRD. 11. The Planning Department of the City of Edmonds recommended` approval of the variance. In submitting their recommenda-. _ tion the Planning Department stated: A The PRD was originally designed to keep the buildings lower than those located on the adjacent properties to the south. Due to the groundwater situation, a height.variance is not an unreasonable request. Staff recommends approval.of V-11-84, subject to the follow- ing condition: The height of the building is not to exceed elevation - 232.37 feet (35 feet)'. 12. The Applicant testified to be in support of the recommendation of the Planning Department including the condition. 13. A witness (Smith) wanted to know the exact height of the other buildings within the PRD. Because the other buildings were not the subject of the variance request, it was suggested to the witness that he consult with the City and the applicant for further information. 14. No adverse testimony was received at this hearing. i CONCLUSIONS i 1. The application is for the approval of a variance to allow a building in a planned residential development (PRD-4-79) to exceed the permitted height limit of'30 feet. The specific Ti't+iI'iAAf%� :i�l�X".�`t rrh 1 ' I Findings and Decis n of the Hearing Examiner of the City of"Edmonds Re: v-11=84 Page 4 <'3 request is for a 7.13=foot variance to allow Building _ located at 1222 6th Avenue South to exceed the 30-foot 'height requirement. 2. In order for a variance to be granted within the City of Edmonds a the criteria as set forth in Section 20.85.010 must be met. Th'e F, application has met the criteria in this section. 3: Special circumstances exist for the granting of the variance ; Because the PRD was approved under the old zoning code .that. allowed -a height limit of 35 feet, the Applicant was granted a vested interest in building the structure to that limit. Further, because of groundwaters and a stream that -traverses thesubject property, it is impossible for the Applicant.to excavate the ground to meet the height requirement of the new code. 4. The granting of the variance will not be a special 'privilege to the Applicant. 5. The variance is not in conflict with the goals and policies of the Comprehensive Plan. With conditions the variance will meet the goals and policies for multiple-residentialzoned properties in the City. 6. The variance is not in conflict with RM-1.5 zoned properties in the City. 7. The variance will.not be detrimental to nearby private pro- perties or improvements,nor to the public `'health,.safety or welfare. 8. The variance is the minimum necessary to allow reasonable ' development of the subject property. 9. The Planning Department of the City of Edmonds has recommended approval subject to the condition listed in finding #11. DECISION Based upon the preceding findings of fact and conclusions; the testimony and evidence submitted at the public hearing; and, upon the impressions of the Hearing Examiner at a site view, it is here-- bv ordered that the requested variance be granted. The specific request is to alloy: Building "A" of a planned residential develop- ment (PRD-4-79) located at 1222 6th Avenue South to exceed the permitted height 'limit. The variance is granted subject to the following conditions: 1. The height of the building is not to exceed elevation 232.37 feet, which is a variance of 5 feet. 2. The Applicant is to comply with all other.building regulations` E ' 1 t Yi tx _` jr fys 1 t. ,} lisx.{ tsjt d 1 u S � i3 t4 t M �11 t hit 3£ 1 r nJOY a i t+ t tDH 1j i St 4 tLI it Y � r 2 � a f v1,2 FILE" N0.yl 1 84 1 TiJY APPLICANT American West 0 1 S,', AFFIDAVIT OF MAILING ; STATE OF WASHINGTON 3 ss. COUNTY OF SNOHOMISH Teresa S. Quigley. being first duly .sworn, on oath" deposes and says: That on the 23rd day of April ,19 84 the attached Notice of Public Hearing was mailed as required to,adjacent property owners, the names of whichwere provided by the applicant. G e�'�°D J✓ Signed61 Subscribed and sworn to before me thi s '141 day of' ��_ , 19, 0 Notary Public in and for th State of Washington. Residing at ^t F { / 4,l 1 CITY OF EDMO",lDS-.l E F B L I 1fi•.. • r INS c 34'R THE HEAR ING EXAMINER WILL HOLDA PUBLIC NEARING THURSDAY, MAY 3: 84 1g ON THE FOLLOWING APPLICATION.. FILE NO. V-13 -8 VARIANCE TO ALLOW BUILDING "A" OF. PLANNED.RESIDENTIAL DEVELOPMENT f (PRD-4-79) TO' EXCEED THE PERMITTED HEIGHT LIMIT OF 30'.BY T113777- PROPERTY ADDRESS AND LOCATION 1222 hTH. AVE S J > ZONE DISTRICT_-�.�? THE HEARING WILL BEGIN AT % :30 P M., IN THE PLAZA MEETING ROOM, LIBRARY BUILDING; 650 MAIN STREET, EDMONDS, WASHI'NGTON. IF YOU WISH TO COMMENT ON THIS PROPOSAL, I: YOU MAY COME TO THE HEARING AND SPEAK. YOU MAY ALSO WRITE A LETTER STATING YOUR VIEWS WHICH WILL BE CONSIDERED AT THE HEARING. PLEASE ADDRESS THE LETTER TO THE PLANNING DEPARTMENT AND INCLUDE THE ABOVE FILE NUMBER. IF THE ITEM IS CONTINUED TO ANOTHER HEARING BECAUSE THE AGENDA IS NOT COMPLETED, OR FURTHER INFORMATION IS NEEDED, THE DATE OF THE CONTINUED HEARING WILL BE ANNOUNCED ONLY AT THE MEETING. j ADDITIONAL INFORMATION MAY BE OBTAINED AT THE PLANNING DEPARTMENT, 250 FIFTH AVENUE i. NORTH, EDMONDS (PHONE 771-3202, EXTENSION 252). THE REMOVAL; MUTILATION, DESTRUCTION, OR CONCEALMENT OF THIS NOTICE BEFORE THE DATE WA"NINGI. OF THE HEARING IS A MISDEMEANOR PUNISHABLE BY FINE AND IMPRISONMENT. � THIS NOTICE MAY BE REMOVED AFTER f1AY 3 1984 �,.