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17002 TALBOT RD.pdfz u (aCr LU � i mo w� 9-1 LL4CC W zr ra wW �C U u a� LL C o� z E Flo CITY OF EDMONDS 250 5TH AVENUE NORTH - EDMONDS, WA 98020 - (206) 771.0220 - FAX (206) 771-0221 HEARING EXAMINER cst. 189v APPLICANT: CASE NO.: LOCATION: APPLICATION: REVIEW PROCESS: 1550 L1] i104 FINDINGS, CONCLUSIONS AND DECISION " OF THE BEARING EXAMINER CITY OF EDMONDS David C. and Inge Johnson V 97-57 17002 Talbot Road A variance to reduce the required street setback (north property line) from 25 feet to 10 feet and to reduce the required rear setback (south property line) from 25 feet to 20 feet for the construction of a new one-story single-family residence (see Exhibit A, Attachments 2 through 4). Variance: Hearing Examiner conducts public hearing and make final decision. a. Compliance with Edmonds Community Development Code (ECDC) Section 16.20.030 (SINGLE-FAMILY RESIDENTIAL - Sit Development Standards). b. Compliance with Edmonds Community Development Code (ECDC Chapter 20.85 (VARIANCES). DESCRIPTION OF PROPOSAL The subject property is a lot which was recently created through subdivision file #S-95-129 Access to the lot is along the north property line (see Exhibit A, Attachment 4). Also along th 140-foot northern property line is a strip of property ("flagpole") providing access to lot 3, whic is a flaglot. Setbacks to the access easement (street setback) and the property line opposite th access easement (rear setback) require a 25-foot setback, with 10-foot setbacks to the sid property lines. The applicants would prefer to center their home on their lot, with wider setbac to the east and west, and only 10 to 20 foot street and rear setbacks (to the north and south). SUMMARY OF RECOMMENDATION AND DECISION: Staff Recommendation: Hearing Examiner Decision: Approve with conditions Approved with conditions 0 Incorporated August I1, 1890 e Sister Cities International — Hekinan, Japan s e e h e e ks Hearing Examiner Decision Case No. V 97-57 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 application. The hearing on the application was opened at 9:26 am., June 5, 1997, in the Community Services Conference Room, 250 5`h Ave. N., Edmonds, Washington, and closed at 9:28 am. 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: Meg Gruwell reviewed the staff report. From the Applicant: David and Inge Johnson said they wanted a one level house and needed the variance to allow them to have one. From the Community: No one from the general public spoke 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 12,009 net square feet in area, and is rectangular in shape with 90-feet (narrowing to 85-feet) of width parallel to Talbot Road and 140-feet of lot depth (see Exhibit A, Attachment 4). 2) Land Use: The subject property is a newly created lot and is currently undeveloped. 3) Zoning: The zoning of the subject property is Single -Family Residential (RS-12) (see Exhibit A, Attachment 1). 4) Terrain and Vegetation: The subject site slopes to the west, with most of the slope being in two banks, one at the east end and one at the west end, and the area in-between being fairly flat (see Exhibit A, Attachment 4). The area is primarily a lawn, with one mature fruit tree. z cc J u) cn 6 �6 LL � C LA az- ! xi 1 r � us 1 g. ca 0 w a- U. ua 0 z El 0 Hearing Examiner Decision Case No. V 97-57 Page 3 2. Neighboring Development And Zoning: a. Facts: 1) The property to the west is zoned Single -Family Residential (RS-12) and is developed with a single-family home (see Exhibit A, Attachment 1). 2) The property to the east is zoned Single -Family Residential (RS-12) and is developed with a legal, nonconforming 9-unit apartment building (see Exhibit A, Attachment 1). 3) The property to the north and south are zoned Single -Family Residential (RS-12) (see Exhibit A, Attachment 1). Immediately to the south is a single-family residence, which appears to be about 10 feet from the subject property's south property line, with mature shrubs growing in its setback. Immediately to the north is an access easement and the yards of existing single-family residences which are located to the east and west of the subject parcel. B. HISTORY On November 4, 1996, approval was granted for a three -lot subdivision (File S-95-129). The subject property is the muddle of those three lots. The new lot to the west is developed with a single-family residence, and the new lot to the east is developed with a legal, nonconforming, 9-unit apartment building. The Engineering Division required a turnaround as a condition of the subdivision, S-95-129. The short plat applicant requested that the turnaround not be located on lot 3, so the Engineering Division required it to be located on the east end of the panhandle for lot 3. The approved easement intrudes 5 feet into the new lot 2, giving it a slight hourglass shape. C. STATE ENVIRONMENTAL POLICY ACT (SEPA) 1. Facts: Variances granted based on special circumstances are exempt from SEPA review (WAC 197-11-800(6)(b) and ECDC 20.15A.080). D. EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC) COMPLIANCE 1. Critical Areas Compliance a. Facts: 1) This proposal is subject to review under ECDC Chapter 20.15.11 (Critical Areas Ordinance). 2) The applicant has submitted a Critical Areas Checklist (CA-95-115) in conjunction with the initial subdivision. The city has issued a determination that a Critical Areas Study is required, due to the steep slope hazard area on the western -most lot. 3) This proposal qualifies for a Conditional Waiver, because it is more than 65 feet from the steep slope, and will not impact the critical area or its buffer. } ......,,W .u._a.,,suv..a:t:wacrr.w».w.ss�ti,..sH..-....a_._ ..... .......... - •-:..1._,:....-...,-...w...........w..+.e.u..,,..,....,K«m..ew:,..,..s.,«,.,ws.... Hearing Examiner Decision Case No. V 97-57 Page 4 b. Conclusion: The applicant has complied with the requirements of the City's Critical Areas Ordinance. Z 2. Compliance with RS-6 Zoning Standards cc ( a. Fact: The fundamental site development standards pertaining to -J 01 Residential development in the RS-12 zone are set forth in Chapter 16.20.030. These include the following for locating structures: 1) Street Setback: 25 feet 2) Rear Setback: 25 feet (5 feet for detached structures < 600 sq. ft.) 3) Side Setbacks: 10 feet i co 4) Maximum Height: 25 feet 5) Lot Coverage: 35% o, Z b. Conclusion: The proposal complies with the requirements of the zoning Lu1 ordinance except for the portion for which the variance is applied for. i3. Compliance with Requirements for a Variance a. Facts: t- ti+- 1) 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. The criteria are as follows: a) Special Circumstances: That because of special circumstances relating to the property such as size, shape, topography, location or surroundings of the property, strict enforcement of the zoning ordinance would deprive the owner of use rights and privileges permitted to other properties id the vicinity with the same zoning. Special circumstances should not be predicated upon any factor personal to the owner such as age or disability, extra expense which may be necessary to comply with the 0 zoning ordinance, the ability to secure a scenic view, the ability to make more profitable use of the property, not any factor resulting from the action of the owner or any past owner of the same property. b) Special Privilege: That the approval of the variance would not be a grant of special privilege to the property in comparison ® with the limitations upon other properties in the vicinity with the same zoning. c) Comprehensive Plan and Zoning Ordinance: That the approval of the variance will be consistent with the intent of the comprehensive plan, the zoning ordinance, and the zoning district in which the property is located. 011-IrM+cxt4?'TMa,,. ..aA�.�!Yf E f .._.__.,_.........,.«.............w.u+...a....w—.............. —.._..__._._......—.s....w..+....a..+w......,.avnvuvvm.,.+.Il..am.aw.mtrv. c C} Hearing Examiner Decision Case No. V 97-57 Page 5 d) Not Detrimental: That the variance, as approved or conditionally approved, will not be significantly detrimental to the public health, safety and welfare or injurious to the property or improvements in the vicinity and the same zone. e) Minimum Variance: That the approved variance is the minimum necessary to allow the owner rights enjoyed by other properties in the vicinity with the same zoning. 2. The applicant has submitted declarations with their submittal which address the decisional criteria as follows (see Exhibit A, Attachment 3): a) The applicants point out that although they could fit the proposed home 10 feet from the west property Pane and meet the required setbacks, but that would require retaining walls, due to the slope on the west end of the property, and might affect its stability. They also point out that due to the required easement to allow a turnaround their property has an hourglass shape, with an 80 foot width in the middle. In reviewing the ! ` proposed plan, planning staff has determined that the proposed house cannot meet setbacks even if moved within 10 feet of the west property line. b) The applicants point out that most houses are oriented towards Talbot Road, with the their smaller, side setbacks to the north and south property lines. c) Approval will allow for a single-family use, consistent with the Comprehensive Plan. d) The applicants point out that the proposal will not exceed lot coverage, and will otherwise be consistent with the zoning ordinance. e) The applicants feel the proposed location would be beneficial to all the neighbors, by minimizing the impacts on views for the houses to the south, north, and east, and by providing additional privacy to the house to the west. f) The applicants feel this is the minimum variance needed. b. Conclusions• 1) The topography of the site pushes the building pad into the center of ® the site. However, because a turnaround has been required, and because the turnaround has been located in the center of the subject site so it can provide a turnaround not only for these two sites, but for the properties to the north, the center of the site provides a narrower building pad. These taken together provide the special circumstances in this application. • ..:a.. z �l f- e Cr 44 (n M! Ji L� ua �I T) z' z w ci 0 0 w a w U. 63 LJ F- 0 z 0 a. 0 Fact: The variance application has been reviewed and evaluated by the Fire Department, Public Works Division, Engineering Division, and the Parks and Recreation Division. The only comments received were from the Engineering Division, who commented, "Storm drainage improvements have been imposed as a condition of the short plat. The applicant will be required to comply with all terms of any future permits." 0 Conclusion: The requirements of the Engineering Division should be met. F. COMPREHENSIVE PLAN (IECDC) 0 1. Comprehensive Plan Designation a. Fact: The Comprehensive Plan designates the subject property as Single Family Residential. b. Conclusion: The proposed project is consistent with the existing Comprehensive Plan designation for the site. Hearin; Examiner Decision Case No. V 97-57 Page 7 Z. Comprehensive Plan Policies a. racts: The Residential Development section of the Comprehensive Plan identify goals and policies which relate to "Residential Development" in the City. Specific goals and policies include: 1) Section B states, "High quality residential development which is appropriate to the diverse lifestyle of Edmonds residents should be maintained and promoted..." 2) Section B.3 states, "Minimize encroachment on view of existing homes by new construction or additions to existing structures." b. Conclusions The proposed development is consistent with the above adopted goals and policies of the City for the development of residential property. ]DECISION Based upon the foregoing findings and conclusions, the request for a variance is approved, subject to the following conditions: 1. The encroachment into the setback will be in approximately the same location as proposed on the site -plan and will not be any greater in size than 20 feet to the rear (south) property line and 10 feet to the street (north) property line, as proposed in this application (see Exhibit A, Attachment 4). 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 any construction. 4. The permit is transferable. Entered this 16th day of June, 1997, pursuant to the authority granted the Hearings Examiner under Chapter 20.100 of the Community Development Code of the City of Edmonds. U J0 � d N W J (Da w} � F- J LL CJ �W z wa z W LL � C UJ ca � �F �c vu of z E 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. REQUEST FOR RECONSIDERATION 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 prey ru 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. F5 '' Section 20.105.020.A & B describe how appeals of a Hearing Examiner decision or recommendation shall be made. The appeal shall be made in writing, and shall include the decision being appealed along with the name of the project and the date of the decision, the name of 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 Community Development Director within ten (10) working days after the date of the decision being appealed. LAPSE OF APPROVAL Section 20.05.020.0 states 'Unless the owner obtains a building permit, or if no building is required, substantially commences the use allowed within one year from the date of approval, the conditional use permit shall expire and be null and void, unless the owner files an application for an extension of the time before the expiration date.' rZ M Y• .a M801 0 0 i s MM The property owner may as a result of the decision rendered by the Hearing Examiner request a change in the valuation of the property by the Snohomish County Assessors Office. EXHIBIT: The following exhibit was offered and entered into the record. A. Planning Division Advisory Report PARTIES ot• RECORD: David C. & Inge Johnson 21221 Cypress Way Lynnwood, WA 98036 Edmonds Planning Division Edmonds Engineering Division V" E E ED --M"ONDSHEAMG E"IER MEETING AGENDA JUKE 5, 1997 AT 9:00 A.M. SPECIAL MEE77NG LOCATION Community Services Conference Room - Community Services Building 250 5thAvenue North 1. Call to Order L Public Hearings a. FILE NO, CU-97-1 Application by Faith Community Church for a Conditional Use Permit for an entryway addition onto the existing church which is cun=dy a nonconforming use The subject property is located at 10220 238th Street Southwest and is zoned RS-8. b. FILE NO, V-97-27-, Application by Walt Pisco, for multiple Variances to: 1) reduce die cumulative required side setbacks (north and south property lines) fian 35-fed to 12.5-fed; 2) reduce the minimum side setback requirement (south property line) from lo-fod to 5-fret; 3) reduce the minimum side setback requirement (north property line) to 7.5 -feet, 4) reduce the minimum required street setback (cast property line) from 23-fed to 10-feet; and, 5) increase the maximum permitted height of 25-feet to 30-fact above average grade level fDr the peak of a garage roof attached to a residence. The requested variances have been sought to allow additions to an existing residence including a. now attached garage. IU subject property is located at. 15722 75th Place West and is. zoned RS-20. C. FILE O. V-97-57, Application by David & Inge, Johnson for a Variance to reduce the required shed setback (northeast property line) fi-oin 25-feet to 10-foot and to reduce the required rear setback (southwest property line) from 25-fect to 20-fed for the construction of a now one-story single-family residence. The subject pro" is located at 17002 Talbot Road and is zoned RS-12. d. FILE NO, V-97-64; Application by Randy & Debbie Johnson for a Variance to allow a 12-foot high hedge to be located adjacent to the cast and south property line, in excess of the maximum permitted height of 6-feet. This application was submitted in response to.a. code -enforcernent action. The subject property is located at 643 9th Avenue North and is zoned RS-12. C. FILE NO. V-97-55, Application by Sheila & Kasey Knowlen for a Variance to reduce the required street setback (from the cast property fine, 104th Avenue Wed) from 25-feet to 20 feet for the construction of an approximate 936 square foot detached garage with an additional approximate 208 square foot attached carport. The subject pro" is located at 24025 104th Place West and is zoned RS-8. 3. Administrative Reports - No Reports. 4. Adjournment PARKING AND MEETING ROOMS ARE ACCESSIBLE FOR PERSONS WITH DISABILITIES (Contact the City Clerk at 771-0245 with 24 hours advance noficeforspedat accommodations) 00WX0CAGENOMW 0 %. A x 1 Vl` AU"LViV1'1"k7 250 STH AVENUE NORTH, EDMONDS, WA .98020 PLANNING DIVISION r ADVISORY REPORT cc U' FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS L9 �! n To: Ron McConnell, Hearing Examiner 0 U- From: U bProject M.E. AWg druwell Planner U Date: MAY 28,1997 C File. V-97-57 _ DAVID AND INGE JOHNSON z I— z o? Hearing Date, Time, And Piace: June 5,1997, At 9:00 AM, i Community ServicesConference Room Community Services Building -' 250 - 5th Avenue N. t- TABLE OF CONTENTS . u. �;; Section Page CU I. INTRODUCTION......................................................................................................................2 zA. APPLICATION.............................................................................«......a......................................................2 B. DESCRIPTION OF PROPOSAL ............................................... ...................................................... ................. 2 C. RECOMMENDATIONS.................................................................................................................................2 H. FINDINGS OF FACT AND CONCLUSIONS......................................................................3 jA. SITE DESCRIPTION.....................................................................................................................................3 +oJ B. HISTORY.....................................................................................................................................................3 y.... C. STATE ENVIRONMENTAL POLICY ACT (SEPA).......................................................................................3 D. EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC) COMPLIANCE..................................................4 E. TECHNICAL COMMITTEE..........................................................................................................................6 QF. COMPREHENSIVE PLAN(ECDC)...............................................................................................................6 HI. RECONSIDERATION'S AND APPEALS ...........................................................................7 A. REQUEST FOR RECONSIDERATION............................................................................................................7 B. APPEALS.....................................................................................................................................................7 IV. LAPSE OF APPROVAL........................................................ ...........................................7 V. NOTICE TO THE COUNTY ASSESSOR ................. VI. APPENDICES .................................... ..... .........................................................7 VII. PARTIES OF RECORD ......................................... ............ ........................,.......:7 . V-97-S7.DOC / May 28,1"7I siW Report10 i Y z d C� r: rV U0 W O ua �F LO u. LUQ J LL < to d � W H � Z h Z LULU O OLU u C �2 Oa z N 0 The subject property is a lot which was recently created through subdivision fife #S-95-129. Access to the lot is along the north property line (see Attachment 4). Also along the 140-foot northern property line is a strip of property ("flagpole") providing access to lot 3, which is it flaglot. Setbacks to the access easement (street setback) and the property line opposite the access easement (rear setback) require a 25-foot setback, with 10-foot setbacks to the side property lines. The applicants would prefer to center their home on their lot, with wider setbacks to the east and west; and only 10 to 20 foot street and rear setbacks (to the north and south). C. Recommendations Based on statements of Fact, Conclusions, and Attachments in this report we recommend a APPROVAL of this application subject to the following conditions: ; 1. The encroachment into the setback will be in approximately the same location as proposed on the site -plan and will not be any greater ip size than 20 feet to the rear (south) property line and 10 feet to the street (north) property line, as proposed in this application (see Attachment 4). 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 any construction. 4. The permit should be transferable. m VA 0 (1) Size: The subject property is 12,009 net square feet in area, and is rectangular in shape with 90-feet (narrowing to 85-feet) of width parallel to Talbot Road and 140-feet of lot depth (see Attachment 4). (2) Land Use: The subject property is a newly created let and is currently undeveloped. (3) Zoning: The zoning of the subject property is Single -Family Residential (RS- 12) (see Attachment 1). (4) Terrain and Vegetation: The subject site slopes to the west, with most of the slope being in two banks, one at the east end and one at the west end, and the area in-between being fairly fiat (see Attachment 4). The area is primarily a lawn, with one mature fruit tree. 2. Neighboring Development And Zoning: a) Facts: (1) The property to the west is zoned Single -Family Residential (RS-12) and is developed with a single-family home (see Attachment 1). (2) The property to the east is zoned Single -Family Residential (RS-12) and is developed with a legal, nonconforming 9-unit apartment building (see Attachment 1). (3) The property to the north and south are zoned Single -Family Residential (RS- 12) (see Attachment 1). Immediately to the south is a single-family residence, which appears to be about 10 feet from the subject property's south property line, with mature shrubs growing in its setback. Immediately to the north is an 00 access easement and the yards of existing single-family residences which are located to the east and west of the subject parcel. B. History On November 4,1996, approval was granted for a three -lot subdivision (File 5-95-129). The subject property is the middle of those three lots. The new lot to the west is developed with a single-family residence, and the new lot to the east is developed with a legal, nonconforming, 9-unit apartment building. The Engineering Division required a turnaround as a condition of the subdivision, 5-95-129. The short plat applicant requested that the turnaround not be located on lot 3, so the Engineering Division required it to be located on the east end of the panhandle for lot 3. The approved easement intrudes S.feet into the new lot 2, giving it a slight hourglass shape. C. State Environmental Policy Act (SEP'A) 1. Facts: Variances granted based on special circumstances are exempt from SEPA review (WAC 197-11-800(6)(b) and ECDC 20.15A.080). V 9747.DOC! May 28,1997 t Staff Report 77 © ® _ t` W Z t�i ui O'1 UOl en W Cl) U- W J U. �a zW Z M= Z }" W Lu; � a O C1, a o' o�- W s M v� O t-' Z 0 C7 2., Compliance with R5-6 Zoning Standards a) Fact: The fundamental site development standards pertaining to Residential development in the RS-12 zone are set forth in Chapter 16.20.030. These include the following for locating structures: (1) Street Setback: 25 feet (2) Rear Setback: 25 feet (5 feet for detached structures < 600 sq. ft.) (3) Side Setbacks: 10 feet (4) Maximum Height: 25 feet (5) Lot Coverage: 35% b) Conclusion: The proposal complies with the requirements of the zoning ordinance except for the portion for which the variance is applied for. 3. Compliance with Requirements for a Variance a) Facts: (1) 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. The criteria are as follows: (a) Special Circumstances: That because of special circumstances relating to the property such as size, shape, topography, location or surroundings of the property, strict enforcement of the zoning ordinance would deprive the owner of use rights and privileges permitted to other properties in the vicinity with the same zoning. Special circumstances should not be predicated upon any factor personal to the owner such as age or disability, extra expense which may be necessary to comply with the zoning ordinance! the ability to secure a scenic view, the ability to make more profitable use of the property, not any factor resulting from the action of the owner or any, past owner of the same property. v-9747MM r htay A AM / Saff Report low dw Z q JUAt),• V 0`, cn ®„ W J (p U. Wa J U. _q � W Z i— �—O Z W =, a W H aL ' ULa O ~' Z FA— ❑t H \ i David C. & Inge Johnson File No. V-97-57 Page 5 of 7 (b) Special Privilege: That the approval of the variance would not be a grant of special privilege to the property in comparison with the limitations upon other properties in the vicinity with the same zoning. (c) Comprehensive Plan and Zoning Ordinance: That the approval of the variance will be consistent with the intent of the comprehensive plan, the zoning ordinance, and the zoning district in which the property is located. (d) Not Detrimental: That the variance, as approved or conditionally approved, will not be significantly detrimental to the public health, safety and welfare or injurious to the property or improvements in the vicinity and the same zone. (e) Minimum Variance: That the approved variance is the minimum necessary to allow the owner rights enjoyed by other properties in the vicinity with the same zoning. (2) The applicant has submitted declarations with their submittal which address the decisional criteria as follows (see Attachment 3): (a) The applicants point out that although they could fit the proposed home 10 feet from the west property line and meet the required setbacks, but that would require retaining walls, due to the slope on the west end of the property, and might affect its stability. They also point out that due to the required casement to allow a turnaround their . property has an hourglass shape, with an 84 foot width in the middle. In reviewing the proposed plan, planning staff has determined that the proposed house cannot meet setbacks even if moved within IQ feet of "fi the west property line. (b) The applicants point out that most houses are oriented towards Talbot Road, with the their smaller, side setbacks to the north and south property lines. (e) Approval will allow for a single-family use, consistent with the Comprehensive Plan. (d) The applicants point out that the proposal will not exceed lot coverage, and will otherwise be consistent with the zoning ordinance. (e) The applicants feel the proposed location would be beneficial to all the neighbors, by minimizing the impacts on views for the houses to the south, north, and east, and by providing additional privacy to the house to the west. (f) The applicants feel this is the minimum variance needed. b) Conclusions• (1) The topography of the site pushes the building pad into the center of the site. However, because a turnaround has been required, and because the turnaround has been located in the center of the subject site so it can provide a turnaround not only for these two sites, but for the properties to the north, the center of the site provides a narrower building pad. These taken together provide the special circumstances in this application. (2) Because most houses in this area are oriented so that Talbot Road, or their property line closest to Talbot Road, is their street properly line, the proposed V-97-57MOC 1 May 28, I997 t Staff Report t z LUI LUI ra V c.A O Cb W .W.i cn Q w� J L� �0 �w z i=— �-a W til O- p 1- LU � h tL. LU G U� Z .L v t i David C. & Inge Johnson File No. V-97-57 Page 6 of 7 (3) ' Approval of the proposed variance would allow for the continued development of the site in a manner consistent with the intent of the Zoning Code and the Comprehensive Plan designation of the site (see also Section F below). i (4) Approval of the variance would not be detrimental to the public health, safety or welfare. The proposed house location appears to be the least detrimental to the scenic views of surrounding property owners. L Though the location places it fairly close to the house to the south, the proposed setback will .match the side setback of the house to the south, and will keep the proposed house out of the westerly view of the house to the south. The proposed location will also increase the privacy of the house to the west, and will require less soil disruption than a more westerly location. (5) Approval of the requested variance appears to be the minimum required to allow for construction of new single family homes. Although a narrower home could be designed for the lot, it would probably force the house to be two - stories, which would be more detrimental to the views of nearby residents, and would make the home less accessible. E. Technical Committee a a 1. Review by City Departments a) Fact: The variance application has been reviewed and evaluated by the Fire Department, Public Works Division, Engineering Division, and the Parks and Recreation Division. The only comments received were from the Engineering Division, who commented, "Storm drainage improvements have been imposed as a condition of the short plat. The applicant will be required to comply with all terms of any future permits." b) Conclusion: The requirements of the Engineering Division should be met. F. Comprehensive Plan (ECDC) 1. Comprehensive Plan Designation a) Fact: The Comprehensive Plan designates the subject property as Single Family Residential b) Conclusion: The proposed project is consistent with the existing Comprehensive Plan designation for the site. 2. Comprehensive Plan Policies I a) Facts: The Residential Development section of the Comprehensive Plan identify goals and policies which relate to "Residential Development" in the City. Specific goals and policies include: (1) Section B states, "High quality residential development which is appropriate to the diverse lifestyle of Edmonds residents should be maintained and promoted..." (2) Section B.3 states, "Minimize encroachment on view of existing homes by new construction or additions to existing structures." • b) Conclusion: The proposed development is consistent with the above adopted goals and policies of the City for the development of residential property. V 97-57MOC I May 28,1997 t Staff Report " r f` d 1' Ult W; ; ccd ul J cs n;; cn W , ice— (nU. W J �a W� H 2 hT-^ F- O. z W W, O N` 0 W . LL tJJ LJy C) _ O~ z El r ,r David C. &Inge Jobnson Fite No. V-97-57 Page 7 of 7 III. RECONSIDERATION'S 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. B. Appeals Section 20.105.020.A & B describe how appeals of a Hearing Examiner decision or recommendation shall be made. The appeal shall be made in writing, and shall include the decision being appealed along with the name of the project and the date of the decision, the name of 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 Community Development Director within ten (10) working days after the date of the decision being appealed. IV. LAPSE OF APPROVAL Section 20.83.020.0 states 69The approved variance must be acted on by the owner within one year from the date of approval or the variance shall expire and be null and void, unless the owner files an application for an extension of the time before the expiration and the city approves the application." V. NOTICE TO THE COUNTY ASSESSOR The property owner may as a resuit,of the decision rendered by the Hearing Examiner request a change in the valuation of the property by the Snohomish County Assessors Office. VI. APPENDICES Attachments 1 through 4 are attached. 1. Vicinity / Zoning Map 2. Application 3. Declarations of the Applicant 4. Site Plan & Elevations VII. PARTIES OF RECORD David C. & Inge Johnson Engineering Division 21221 Cypress Way Lynnwood, WA 98036 it V-97-57.DOC � May 38; �49�;1 Sa1f?eport 1 r 11 Elk M city of eL"ponds,°- land use application ❑ ARCHITECTURAL DESIGN BOARD ❑ COMP PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT ❑ HOME OCCUPATION ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION (3 LOT LINE ADJUSTMENT ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT / STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER FILE# ZONE`'' �Z DATE REC'D BY FEE j ?—� RECEIPT# HEARING DATE WHE ❑ STAFF ❑ PB ❑ ADB ❑ CC ACTION TAKEN: ■ - -• ■ 01■ APPEAL# Applicant 2)auJd 0- >,je.i -TMge - AmS_e,,7 -Phone /zCir,) ? ? V - 3.5_ZG C Address ra' / �? 21_ L�c✓.rrr z s.S G >6� ci L�> n >, u�c �' Ga 1 �,� F3 0,36 Property Address or Location I '76r_a�t /br>� ,oC . , dA,, ,, s ec�dvcsa Property Owner Phone ? Phone Tax Ace # !J / L2 % - p L1!- D. `% nv A'�� Sec. '% Twp. a7A1 Rng. 49 Zvi! Legal Description_ S&e >4 rfrrc ,�iFr.P Details of Projector Proposed Use _�r�nSfi'GtC�;Crr► I -J�yi 4 S� /ZrJ %ram •/"6z 1 Pv,11' .r. — & / [IV 113 �'T2!!CC'.�. <" . _lee, L ersigned applicant, and his/ her/ its heirs, and assigns, in consideration of the processing of the on agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all s, including reasonable attorney's fees, arising from any action or infraction based in whole or in part upon isleading, inaccurate or incomplete information fumished by the applicant, his/ her/ its agents or es. Attachment 2 ersigned applicant grants his/ her/ its permission for public officials and the staff of tl Fite# V-97-57 subject property for the purpose of inspection and posting attendant to this application TURE ©F APPLtCANT1•IOIliINER/ AGENT, ®" z ¢t I"- 6 oc ; WI cn ! JI Le! W. � 9 T, ti z' z W U 0 a W U. ai U I— O z VARIANCE APPLICATION A staff member of the Edmonds Planning Department has reviewed our site plan (see Exhibit A) and indicated it should have a 25-foot "street" setback for a portion of the north property line (with 10-foot setback along the remainder), a 25-foot rear setback for the south property line, and 10-foot setbacks on the east and west. Without a variance, our home, as designed (see Exhibit B), could possibly be placed 10 feet from the west property line. Although it would maximize our home's view toward Puget Sound, we consider such a location not only out of balance with the dimensions of the site and inconsistent with the natural topography of the land, but also detrimental to neighboring properties. We therefore request a setback variance to permit the placement of our residence on the site as shown on Exhibit C. Alternatively, and preferably, we propose and offer the option that the City basically switch the setback requirements so that the east and west property lines have a 25-foot setback and the north and south property lines have a 10-foot setback, thereby maintaining the amount of "open space" required by the Code. That would allow placement of our home on the site without the need for additional variances. SPECIAL CIRCUMSTANCES. (a) 'Topography. The 140-foot Iength of our lot is situated midway along a one -acre tract having Talbot Road on the east and sloping down toward Puget Sound on the west.Il'ftt; east 20 feet of the lot contain a grade of approximately 4 feet. The next 90 feet are basically level, and the west 30 feet slope down at a grade of approximately 8 feet. The requested variance would allow construction of the planned single -story home with minimal changes to the natural topography of the property and without extensive soil movement and retaining wall construction which could affect the stability of the property. (b) Access Drive, Size and Shape of Lot. Our lot will have a Talbot Road address but is accessed by a driveway coming off Talbot Road. The lot's north property line, according to Planning Department staff, has two different setbacks because the driveway bordering the northeastern 50 feet serves four homes, requiring a 25-foot "street" setback, while the remaining 90 feet border a private drive, requiring only a 10- foot setback. An "ingress/egress" easement (for a fire departrrient/utilities turnaround which benefits several homeowners) reduces the width of the subject lot an additional 5 feet, narrowing its width (much like an hourglass) to 80 feet along its middle section. 2. PRIVILEGE. The variance would not grant a special privilege to the applicant, but would permit the applicant to orient a home on the lot consistent with other properties in the neighborhood. Homes adjoining the lot and most homes located in the vicinity are oriented with street and rear setbacks from the west and east property lines and side setbacks from the north and south. -1- Attachment 3 0115765.01 File# V 97-57 3. COMPREHENSIVE PLAN. Approval of the variance will be consistent wit i the comprehensive plan and Growth Management Act, providing for in -fill Zd elopment and construction of a single family residence on this 12,028 square foot lot. cc 71 4. ZONING ORDINANCE. Approval of the variance will be consistent the ,u' v; wit purposes of the zoning ordinance and the RS-12 zone district, providing for the c'"'-r 00 construction of a single family residence on this 12,028 square foot lot. The dimensions LU„ and square footage of the planned structure neither exceed permitted lot coverage nor L4 � red ice open space requirements of the Code. Ma 5. NOT DETRIMENTAL. Approval of the variance would not be si cantly detrimental to public health, safety and welfare or injurious to the properties U. or ' provements in the vicinity and same zone. In fact, the variance would be beneficial m for adjoining properties. Without a variance, our home would be constructed 10 feet from the lot's west property line and would be approximately 30 feet forward of the west side a'0 of a existing home on the adjoining lot to the south. Locating our residence 40 feet UA eset from 0 the west prOperty fine would reduce the impact on our neighbor to the south by not a blocking the home's northwesterly view. It would also reduce the impact on valuable 0 0 views of existing homes to the north and east, as these homes are situated at the top of a w r ; hill Their view to Puget Sound below is like a "right triangle" situation in which their line X of vision follows the long side of the triangle and an object closer to the perpendicular U. creates the least obstruction. Further, the variance would benefit the existing home to the west by putting more distance between the homes and minimizing (reducing the height of) c-' retaining 8 walls between the properties. 6. MINIMUM VARIANCE. The requested variance is the minimum nec ssary to allow the owner similar rights enjoyed by other properties in the vicinity with the same zoning. A reduction of only a portion of the north setback is requested, bringing ` par of the home within 10 feet of the "ingress/egress" easement (and 15 feet from the pro 3erty line). The remaining portion of the home's north side falls within the current ' - sett ack requirements. Its south setback would be reduced 5 feet, making it 20 feet from the south property line. No reduction of setbacks is requested along the east and west property lines. Again, if the north/south and east/west setbacks were reversed, no vari ance would be needed. -2- 011$ 65.A1 © .. _. t.y.:. t, ...v`!`; .. .. �,., „te ,.._, u.✓'E.2....F�L},.;ie�"i1'�,.�`L'^i3'd1 ZE 9P .`�.. c 2 00 go LL se C) s—o w ku- ONE - 57d I,y J404E uj a �j 020 ld%P *1i ® 1144' 17lod E v /t55 c>r can ® �• j�ny� 14'flHWwy - lid b � r +� ``I r s. Attachment 4 File# V-97-57 y MIME- ® r, * NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN snsN3jLNi aY it • W/A 13 v -am •w lie WARI 1 "1039 �a 2FF P�� O O Z _I N s K x r U 0 z Appl Name of Applicant: .......... Date of Application: .............. Date Application Complete:......,. Project l.ocation:...................... Project Description: ........... Public Comments due by:.... _.... City Contact for project........... A Date: June 5, 1997 0 Notice of Development Application & Public Hearing Date of Notice: May 22, 1997 File # V-97-57 David & Inge Johnson Requested Permits and Approvals: Aprl 8, 1997 May 5,1997 Other Required Permits not yet applied 17002 Talbot Rd., Edmonds for (if known): Variance to reduce the required street setback (northeast) from 25-feel to 10destand to Required Studies reduce the required rear setback (southwest) related from 25-feet to 20-feet for the construction of a to the Project :............... new one-story single-family residence. The subject property is coned R&12. Related Environmental June 5,1997 Documents: ................. Mag Gmweli Variance Unknown Unknown Critical Areas Checklist l} Place: Community Svcs. Cont. Room - 250 5th Ave. N., Edmonds Information on this development application can be viewed or obtained at the City of Edmonds Community Services Department, 250 5th Avenue North, Edmonds, WA 98020. (206) 771-0220. Public comments should also be sent to this address. O- The decision an this development application will be made, wthn 06dquaft4 d➢n meoflhe'LgorafCop%t s th allowanc smade,jq tud and. additional information riquests. Note thatabilityto appeatad t t nNngebr uponpanc�paa chap >MUd onprace The removal, mutilation destruction o conceaimentofthisYThis notice may be removed .% Warning! notice before the hearing date is a misdemeanor punishable by after. Junes. moo tine and imprisonment. o£1"1,33s`25x'C Time: 9:00 A.M. Place: Community Svcs. Cont. Room - 250 5th Ave. N., Edmonds Information on this development application can be viewed or obtained at the City of Edmonds Community Services Department, 250 5th Avenue North, Edmonds, WA 98020. (206) 771-0220. Public comments should also be sent to this address. O- The decision an this development application will be made, wthn 06dquaft4 d➢n meoflhe'LgorafCop%t s th allowanc smade,jq tud and. additional information riquests. Note thatabilityto appeatad t t nNngebr uponpanc�paa chap >MUd onprace The removal, mutilation destruction o conceaimentofthisYThis notice may be removed .% Warning! notice before the hearing date is a misdemeanor punishable by after. Junes. moo tine and imprisonment. o£1"1,33s`25x'C Time: 9:00 A.M. cc 6: va 03a w LU -j H U)0 a4c :3 u. va a r� z a- t- � z w sa �u oLU rx- � 7 Ug 15r z 0 P.O. Box 66815 St. Louis, MO 63166 072704-1-040-0008 Mr. & Mrs. Tom Brothers 17107 Talbot Road Edmonds, WA 98020 072704-1-043-0005 Richard Zeldenrust 1703 N.W. Market Street Seattle, WA 98107 072704-1-045-003 William P cia Alley 1 oad E mond , WA 98026 0727-041-022 Chester & Doris Johnson 17000 Talbot Road Edmonds, WA 98026 D'Lynn Johnson 17140 Talbot Road #2 Edmonds, WA 98026 072704-1-025-0007 072704-1-026-0006 David & April Andree Donald E. Armand 7931 Talbot Road 16922 Talbot Road Edmonds, WA 98026 Edmonds, WA 98026 07270-1-027-005 072704-1-030-0000 Mack Leetsch Alfred Alsaker 17122 Talbot Road 17020 Talbot Road Edmonds, WA 98026 Edmonds, WA 98026 072704-1-031-009 072704-1-032-0008 James Rothaus James Douglas 16912 Talbot Road 16902 Talbot Road Edmonds, WA 98026 Edmonds, WA 98026 072704-1-034-0006 072704-1-037-0004 Estate of Iola Frede Steve & Susan Carey 7808-171st Place S.W. 7806 - 171st Place S.W. Edmonds, WA 98026 Edmonds, WA 98026 072704-1-038-0002 0 72704-01-039-0001 Harold B. Leland John L. Hjort 17115 Talbot Road t 17121 Talbot Road Edmonds, WA 98026 Edmonds, WA 98026 072704-1-041-0007 072704-1-042-006 S. Sanai, MD Mark & Oleta Beard 8711 Talbot Road 16920 Talbot Road Edmonds, WA 98026 Edmonds, WA 98026 072704-1-044-0004 072704-1-065-0008 Archie Anderson Christopher Hjort 17004 Talbot Road 17121 Talbot Road Edmonds, WA 98026 Edmonds, WA 98026 072704-1-036-0004 072704-1-035-0005 Fleet R/E Funding Corp. Anastasious Christophlis Loren P. Larson P.O. Box 100563 17017 Talbot Road Florence, SC 29501 Edmonds, WA 98026 Jack & Jilt Fritz Gary Haltermann 17140 Talbot Road #9 17140 Talbot Road #1 Edmonds, WA 98026 Edmonds, WA 98026 Cheryl Adler Larry Beck 17140 Talbot Road #3 17140 Talbot Road #4. Edmonds, WA 98026 Edmonds, WA 98026 Shirley Youn$ Mike McGregor Bill Meyer 17140 Talbot Road # 171404albot, Road #6 17140 Talbot Road. V. Edmonds; WA 98026 . Edmonds; WA 9.8026 Edmonds, WA 98026 ' z _ Scott Marques David & Inge Johnson ~ 17140 Talbot; Road. #8 Edmonds, WA 98026: 21221 Cypress Way Lynnwood, WA 98D36 `n' 0 uj LL tx- O � O wul IL llMi 0 "4r',.u�afS;+'Flyi3'�cN`y.,tnN,rt�lYy t"1:`l ,f.,� i �. xha. 4 "vis..':.y, Yi�S,{j.h�. 3��krt} zCJs� RIyy`+•: ,f,'-4 tja{., ��s„, 4i;'��=t s;:� �;+°�b tiN`�i/ 'y., i, Y7� � E,�x�,,."r�� t 4 5 'pe J'. D r' Ur+�'� i . -t r ��'t� vif� r'?F��`',.u4;}�r�5'�, �'Y_'tyxy ry�ry?�_ �,�r �� ,�'A`�iySt'S., `fie r�igy }+ �'. ,,n4 tF }{�s,:3r )'M `^* c sa aY .>Zy�', },t- � g, 3 ✓ c4 s e v f r AWACENT RRQP RT OWNERS- 1 Attach this notarized declaration to the adjacent property owners list. u can u+' U. On my oath, I certify that the names and addresses provided represent all properties �. located within 300 feet of the subject property. �i a j Signature of Applicant ez.A{apiicaays•Representative la LU QSubscribed and sworn to before me this day of t-i / 19' 0 f _ _f {ii f Notary Public in and or S teof Washingto Printed Name-.., Residing at My commission expires: t ,,��t���u0tls•j• , ®NOTW • !� .. r e 4. A PUBUC APQdoc\L ATemp\forms } pp "^} tt tt}i z y, -'+; a �t ,� .;,r. al r Y• �, r 1. �d�,�Y 'u`�'C Docwnent3 1 i j` MrW{ SivY "�+. MF,y;55i u�j y�'7n .��w }, 2ttt 5"t�2Ys Sb �i"nFi .3L k fl-r' rJ"r' ! 3 ism Y cz J '1 k{„� Lt... �, 7x �ii t x N t r A d 4 ti C Y r [[ .........:...�......�aa+... •-.::w _. ,�.. � � aar5."+�:,`}�#o �',.....�. - _ : � ��l s iti�t. 7 7� Sr r � s ::n ,� '2; . xr .;:t. FILE NO.: V-97-57 v _ APPLICANT: JOHNSON NOTICE OF HEARING' AFFIDAVIT OF POSTING STATE OFWASHINGTON } i COUNTY OF SNOHOMISH 1 Stephen Bullock, first duly sworn, on oath, depose and say: That on the 22nd day of May, 1997, the attached Notice of Public Hearing was posted " as prescribed by Ordinance, and in any event, in the Civic Center and the Library, and where applicable on or near the subject propfr. Signedd�_ _ Subscribed and sworn to before me this day of, 19 97. Do=enC STATE OF WASHINGTON. } COUNTY OF SNOHODUSH, 1} 10 i c7�) Affidavit of Publication The undersigned, being first duly sworn on oath deposes and says that she is Principal Clerk of THE HERALD, a daily newspaper printed and published in the City of • Everett, County of Snohomish, and State of Washington; that said newspaper is a newspaper of general circulation in said County and State; that said newspaper has been approved as a legal newspaper by order of the Superior Court of Snohomish County and that the notice ..................... Public Hearing and Development Application ..................................................................................... Faith Community Church a File No. CU-97-16 ...................................................................................................................................... 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: i May 21, 1997 ............................................................................................................ t at said newspaper was r gula y dial 'buted to its subscribers du g all of said period. ^,w�........................ .. �r?..:'......................................... Principal Clerk Subscribed and sworn to before me this........lst daof............... }.....Ma.Y................................... 19.�.7.... ............. ... Sl ....!�.. . Notary Public n and for e S to of Washington, residing at Everett, Snoh County. RECEI A F-D JUN 2 697 EDMONDS CITY CLERK 1 s' f) d i k�t�,a'{ it ;;{ i"i'X.{Z,.n.fY r tt r7 E3 b'Kk�f�}4,�`"<�.x4{t ,''�P xx"rw ti,,d•A�+�fiy q*pl�, ik� iR w F." :, tx S t 1 d 1 r i, �... t r> i i t _/ : +'•'_ \r'.rw '{ Y g j f f H 5Y Y a3 f x.: y d jjv- 3 d- t3 4 -rt 1 f fw fx dt�15x '4 <�� S i ttAwsaw.r. rariQv ago w"r" AVamua Nopwr" - eomomos, WA ►a*so'r /200/ 771.0as0 r $ AM 48001 77/Aaa1MAYOn .COMMUNITY. eitRVIC11116 CtPAR-rMtfNT •�'+ t . 1 f O Pubfto Works a PlmnnlnU • Panto and ttaorestien • unarnmerinp -rat-mC+QPSBR COVER PAtil_° TC l: �.,i=r�` o.•+�''t7i."_�.% tt']a=_`s'Lr�'n` - DATt3 TRANSM tTT d. a• """s' NUMssR CDF PAQ123 l:3 �a+! (Including Govsr Page) d) Recipte►nts "relacmS�ter Number: '" '- '� PACSIMILd= EET C:IUIPMN: AULomattc/Glroup ti � 1�� y C2.3 mtns.}; C3rc+up ttt � L6-—�—- it there are any problems - - during transmission ar - W documents are received - McOmpteta, ptaatle call (2206) 771-0228 and ask lor Sendar'e Telacopiar Number: (208) 771-0221 tl2.� RE' Le GQiZ- drn • O:NOLWoMdNa\F'ar11-orrn• - ►. Znt:orparoted Auy�uet ZI, ZB40 a Sister Ctties International — "okinan. Japan TRANSMISSION REPORT -T THIS DOCUMENT (REDUCED SAMPLE ABOVE) WAS SENT ** COUNT # 3 *** SEND *** NO REMOTE STATION I.D. START TIME DURATION OPAQES COMMENT 1 12083393048 5-15-87 12:15PM 1'39' 3 OVAL 0:01'38- 3 XEROX TELEcOPIER 7020 _ .. " if Kt 4 ft F ,... .. nYeY{'�` 4? .. ,.. . s. ,..... S 4` 1.` } r4° }" 17 �'.i• yy`x 43� �R. i,F ..+iN ..:fix .a �"?_ `.i�ls•�J..?ifi, yx,H �i3ti-�� .� yf } 4„ ^.fut . ��e�l �ai�E1�.P u.. .. . E� 0, CITY OF EDMONDS BARBARA FAHEY MAYOR 260 5TA AVENUE NORTH 0 EDMONDS. WA 98020,- (206) 771.0220 FAX (206) 771-0221 COMMUNITY SERVICES DEPARTMENT., Public Works • Planning •Parks and Recreation- Engineering tSip TELECOPIER COVER PAGE TO: oL DATE TRANSMITTED. WAWQ� NUMBER OF PAGES (Including Cover Page) Recipients Telecopier Number: -304C FACSIMILE EQUIPMENT: Automatic/Group It (2,3 mins.); Group III FROM: If there are any problems during transmission or documents are received incomplete, please call (206) 771-0220 and ask for Sender's Telecopier Number: (206) 771-0221 PF:- 1-,en L. nott-(-" , -m tw, -ft PUBLIC HEARING AND NOTICE OF DEVELOPMENT APPLICATION Name of Applicant: File No.: Project Location: Project Description: City Contact: Public Comment Period Due By: Name of Applicant: File No.: Project Location: Project Description: City Contact: Public Comment Period Due By: Name of Applicant: File No.: Project Location: Project Description: City Contact: Public Comment Period Due By: Name of Applicant: File No.: Project Location: 4 Project Description: City Contact: Public Comment Period Due By: Faith Community Church CU-97-16 10220 238th St. SW, Edmonds Conditional Use Permit for an entryway addition onto the existing church which is currently a nonconforming use. The subject property is zoned RS-8. John Bissell 6/5/97 Walt Pisco V-97-27 15722 75th Pl. W. Multiple Variances to: reduce the cumulative side setbacks (north & south) from 35- feet to 12.5-feet; reduce the side setback (south) from 10-feet to 5-feet; reduce the side setback (north) to 7.5-feet; reduce the street (east) from 25-feet to 10-feet; and increase the height of 25-feet to 30-feet above average grade level for the peak of a garage roof attached to residence. The subject property is zones RS-20 Meg Gruwell 6/5/97 David & Inge Johnson V-97-57 17002 Talbot Rd., Edmonds Variance to reduce the required street setback (northeast) from 25-feet to 10-feet and to reduce the required rear setback (southwest) from 25-feet to 20-feet for the construction of a new one-story singe -family residence. The subject property is zoned RS-12. Meg Gruwell 6/5197 Randy & Debbie Johnson V 97-64 643 9th Ave. N., Edmonds Variance to allow a 12-foot high hedge to be located adjacent to the east and south property line, in excess of the maximum permitted height of 6-feet. This application was submitted in response to a code enforcement action.. The subject property is zoned RS-6. Meg Gruwell 6/5/97 ® Z Name of Applicant: Sheila & Kasey Knowlen File No.: V-97-55 Project Location: 24025104th PI. W., Edmonds Project Description: Variance to reduce the required street setback (east,104th Ave. W.) from 25-feet to 20-feet for the construction of an approx..936 square foot detached garage with an additional approx. 208 square foot attached carport The subject property is zoned RS-8. City Contact; Jeff Wilson Public Comment Period Due By: ;615/97 PUBLIC HEARING INFORMATION - TIME: 9:00 AM . DATE: June 5,1997 x LOCATION: Community Services Conf. Room - 250 5th Ave. N., Edmonds d!+ J V! 6� U2 Q LL fA Sandy Chase, CityClerk iE Publish: 'May_21,1997 zQR DuSte Uj z f. s .. 7 cc a Lti4i � J�ci NA W U. a ZF is W W �C Q� ph us t4 H� V5 15P z Mr t 0 i r a. e +k: CITY Y OF. EDMONDS BARBARA FAHEY MAYOR 250 STH AVENUE NORTH • EDMONDS, WA 98020 - (208) 771-0220 FAX (208) 771-0221 COMMUNITY SERVICES DEPARTMENT Public Works • Planning a Parks and Recreation • Engineering 'c 18g`1 May 5,1997 David C. and Inge Johnson 21221 Cypress Way Lynnwood, WA 98036 Subject: ASSIGNMENT OF HEARING DATE Dear Mr. and Mrs. Johnson: Your application is now complete and has been scheduled for public hearing at the time and place listed below., Action: Variance File No. Assigned: V-97-57 Date of Hearing: June 5.1997 Time: 9:00 A.M. or as soon thereafter as possible. Place: Community Services Conference Room Community Services Building 250 - 5th Avenue N. Hearing Body: Hearing Examiner 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 mouth's agenda. If you have any further questions, please do not hesitate to contact me at 771-0220. Sincerely, Community Services Department - Planning Division Meg ruwell =• Planner cc: File No. V-97-57 CONPLMDOC + Incorporated August II, I890 • Cities Internatinwd .— Noldnan_ .l 4 Z SI h W tL 2i 45 a;; 0 wtt Lu �f. Cn U. w�g �d � =1 Zw F_ 01 z F- w LUI 01 o M- uw LU U = o~ z E. u Site Information (soils/topography/hydrology/vegetation)1��,, 1. Site Address/Ucation: /Aw� To��a o Ec�ia�or�c% d/tj�, �`°r ► 2. Property Tax Account Number: 02 770,4 - / • 022 - 0000 2 p p f 3. Approximate Site Size (acres or square feet): ��G S 4. Is this site currently developed? Y" yes; _-,__ no. 5� If yes; how is site developed? 9 Oif Apf �✓�.sir���i et°,tro�Oce 5. Describe the general site topography. Check all that apply. Flat: less than 5-feet elevation change over entire site. Rolling: slopes on site generally less than 15% (a vertical rise of 104eet 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-feet over a horizontal distance of less than 33-feet). Other (please describe): Site contains areas of year-round standing water: No ; Approx. Depth: Site contains areas of seasonal standing water: A ; Approx. Depth: 6. 7. What season(s) of the year? 8. Site is in the floodway A16 floodplain A/ of a water course. 9. Site contains a creek or an area where water flows across the grounds surface? Flows are year- round? Al.. Flows are seasonal? A✓ (What time of year? ). 10. Site is primarily: forested ;meadow ; shrubs ; mixed ; urban landscaped (lawn,shrubs etc) 11. Obvious wetland is present on site: All For City Staff Use Only 1. Site is Zoned? •2� '2. SCS mapped soil-type(s)? 3. ,: • eWetland.inventory or C.A. map indicates wetland present on site?,: -4. 'Critical "Areas'inventory or C-A: map indicates Critical Area on -site? - t �5. Site withiri:itesiSnated earth subsidence landslide hazard area? A > 6 Seta designated.oa:th6 Enyironmei tally Sensitive Areas Map? A)b t: . t1 : • INATI i S CtDYitEQUIREI) C011DiTIONAL -AIVER WAIVE r ,`<•``.„. '.'~', iteVLewCd by 77 annex atz.:.. ? s. OVVA3 AV A- 0 ., .,•,.a ... 0 r� 9Q i49 City of Edmonds Critical 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 dataavailable 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 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). In 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. l 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: o Al1-/4 �h�°u Br d /I3d ,7 Name 170d0 %�f6af rQ�oc� Street Address =Vogg�1 _ A1,4 ge 77_e•Ae87 City, State, ZIP Phone Applicant Representative: Yerr�G� douler, _fvr�,vsds Name fP daft /�86 Street Address �8/-i2B2 c.1'nvll0'W"' G1�.4' 9g29/•/�� City, State, ZIP Phone _111!5�'ex0i2v— V'- Eg9 g ignature Date City of Edmonds Critical .Areas Determination Applicant: Chester Johnson Determination #: Cry-9S-115 Project Name: Permit Number: w Site Location: 17000 Talbot Road Property Tax Acet #: 07270410220000 Project Description: I Non -Project Specific Determination: Study Required: During review and inspection of the subject site on June 14, 1995, it was found that the site contains a Steep Slope Hazard Area along the western portion of the property pursuant to Chapter 20.15B of 'the Edmonds Community Development Code (ECDC). Based on these findings, prior to submission of any development permit, the requirements of ECDC 20.15B must be satisfied by completing the following: is. Before any permit application may be submitted, submit to the Planning Department a topographic survey prepared by a Licensed Land Surveyor delineating Steep v Slope Hazard Areas. Any slope over 40% with more than 20 feet of rise will be classified a 11 as a Steep Slope Hazard Area. A 50 foot buffer is required from both the top and toe of the slope. A 15 foot building setback is required from the 50 foot buffer. 0 For development of any kind which is proposed within the critical area, 50 foot buffer or 15 foot buffer setback, it must be shown that the development will not adversely impact the Critical Area or its buffer, by doing one or possibly both of the following depending on the outcome of the study: I For development proposals which will occur within the 50 foot buffer, but no closer than 25 feet from the top or toe or the slope, the 50 foot buffer requirement may be reduced to 10 feet if a study is completed by a licensed geologist or geotechnical engineer which clearly demonstrates that the proposed buffer alteration will have no adverse impact upon the site, the public or any private party. All Critical Area Studies must be completed under a three party contract where the City hires the professional required, and the applicant pays for the study (pursuant to ECDC Section 20.15B.150). 2. If development must occur within the critical area, buffer, and/or buffer setback, and is not identified as an exception per ECDC Chapter 20.15B, a Reasonable Use Exception and Variance must be obtained pursuant to ECDC 20.15B.IBOA and 20.15B.040C). z Lij U .30 0 f) f) LU _U _j 0 LL Z F- - 0, Z F- w Uj U.J U L C 6j L) 0 z L LICAT1ON ROUTING FORM��,*�,:--,::­,,,;�,, FILE'., -4 "A NO, HECKLIST.:' FROM: 7 ROUTED TO - RETURNED. OUBLIC Vtfrt dlfS'DEPY Engineering 4/9/97. ''Engineering* F1re- 4/9197 E1re, PAW PubllcVo Irks lsx Rec 4/9/97- Park.i ex. Ric. Staff Co mments: *PERWHATISECTION OF THE CODE? COMM91-ITS WITHOUT CITATIONS WILL NOT BE CONSIDERED '*Additional Information Required for Complete Application -,"Additional Studies Required to Complete Review `Owner DAVID C. 'a INGE 1OHNSON r • Property Address 17000 TALBOT RD. • Date of Application 4/8/97 Type , REDUCE SETBACKS • Hearing Required: Yes X No Date of Hearing (if known) X Application. L_Site Plan for Short Subdivision {8.5 x III Fee SitePlan (11 x 17 AP 0 U$t 'Le X, gals (Existing & Pro posed Title Report Environmental msessment 7 �i nityMip. ci Proof of 2-Year occupancy (ADU) Elevations Declarations (Vajance) StreetM Petition (official t Map} Environmental Checidist NEED L Critical Areas Determinab L 0 0, C; Z Uj _U j) LLJ :2 LL 0 _U < D T LLI - -r z -0, z LU L) UJ M L r F- LL C' Z z • Property Address_ I 7000 TALBOT RD. Date of Application 4/8/97 • Type REDUCE SETBACKS Hearing Required:No Yes X Date of Hearing (if known) Application Site Plan for Short Subdivision (8.5 x 11) X Fee x Site Plan (11 x 17) -X APO Ust —�Legals (Existing & Proposed) Title Report Environmental Assessment unity Map Proof of 2-Year Occupancy (ADU) Efevations �Declarations (Variance) .7 Petition (Official Street Map),. , Environmental Checklist NEED Critical Areas Determina!16 R" 1.4 1997'1'�� < Z LU _j jol j) LIJ _u _J o _j < D z Q. z .0 Lu UJ Z� C' u J LrA 0 hl z 1APPLICATION'ROUTING FORM. FILE:',, V-97-57_ Aldo CHECKLIST FRO."MPLANNING. RECFV'kf.v f, APR 9 1997, TQ- RETURNED. ENGINEERING 4P "­,V,' Englnetring�',, Fire 4l9C97 Fl M p6blic works—.-. 4/9/97 PublicAWorks Park /'o f hT*A Staff Comments, 17 PER ilk HAIr. SECTION OF THE CODE? *COMMENTS WITHOUT,CITATIONS., WILL NOT, BE. CONSIDERED *Additional Inf6rination Required for Complete Application 5- /1 -)/1 j *Additional Studies Required. to Complete Rev ew • Owner' DAVID.C. g INGE 1OHNSON I 1 0 Property Address 17000 TALBOT RD. Application' • Datelf 4/8/97 • Type REDUCE SETBACKS. • Hearinsr Reaulred: Yes X - No Date of L"-1jr-IC1.11�, ♦ � t 4 t1 MEMORANDUM 1 ®ate: April 11, 1997 To: Planning Division From: Gordy Hyde, Engineering Coordinator SubJea4: Variance for Johnson f 17000 Talbot Rd.t(V-97-057) The application has been reviewed by the Engineering Division. Storm drainage improvements have been imposed as a condition of the short plat. The applicant will be required to comply with all the terms of any future permits. The application is considered complete at this time. i rr: MY OF EDMOND3 ENGUAMEMG DIVISION V970S7.DOC ' ?✓ :.5 sr DO A x —Yee X —APO List Title Report Vicinity Map Elevations Petition (Official Street Map) NEED Critical Areas Determination — - - - ------- _L__Site Plan (11 x 17) x 2Legals (Editing & Proposed) Environmental Assessment —Proof of 2-Year Occupancy (ADU) Declarations (Variance) �` Environmental Checklist 1. 0 z xQ u3 m c� o � W J r La Wd x LU r z� ra z Ww �c 0 LU �E tx- � 6 z 0 0 J city of lan\ Nuse application �� J ❑ 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 J STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT 1 VARIANCE J REASONABLE USE EXCEPTION ❑ OTHER FILE # V-11 -5UP ZONE f 5- 12 DATE �I L' � REC'D BY FEE I RECEIPT# ?271 ,,H__EARING DATE `` (�'HE ❑ STAFF ❑ PB ❑ ADB ❑ CC ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ APPEALED Applicant I auuid !2, and Lh qe OAmS on Phone /Zcr,} 7 7 Address LAI 9 F3 03ao � Property Address or Location _ (l7 ooz, > lHav / 7©Di) 1`Q lb �°�a, rcO TwA f Terto• ,addres� ProperlycO�wner%�';"..ems°.� h Phone Address/6 a � �� r C?� �r r-o rs l c)� �, t �, s��, c � o��/ _ u��t -floc& 6, 7' Agent Phone Address Tax Acc # g2W Z - 041- Da,? Te�..3 0�� Sec. '7 Twp. J27A/ Rng. 5�� a.wf Legal Description Sic? Details of Projector Proposed Use ��1n5�✓uG�im► /—S Dt�c� S;/tA�� IA". 'l res; 4e-em �,� YL�D/JPCY�i"�lti SP7�'Lir�c.� l/LLI7,l.il�*P /ter �'JC/�i.rr�r� The undersigned applicant, and his/ her/ its heirs, and assigns, in consideration of the processing of t application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and damages, including seasonable attorney's fees, arising from any action or infraction based in whole or in part up false, misleading, inaccurate or incomplete information furnished by the applicant, his/ her/ its agents employees. The undersigned applicant grants his/ her/ its permission for public officials and the staff of the City of Edmonds enter the subject property for the purpose of inspection and posting attendant to this application, SIGNATURE ©F(APPLICANTIKiWNER/ AGENT r f i t l.l2L2:_crrY OF lEp loticl� �aNatxT PLAN 95-ig3 That portion of herein described Parcel A described as follows: Commencing at the most easterly comer of herein described Parcel A; thence S 44017' 08" W, 100A0 feet; thonco N 460 35' 07" W. 163.50 feet to the point of beginning; thence continuing N �E 450 35' 07" W.140.00 feet; thence N 440 24' S3" E, 85.00 feet; thence S 450 35' 0T E. 89.44 o; feet; thence S 640 05' 43" E,15,75 feet; thence S 460 35' 07" E. 35.62 feet; thence S 440 24' Sr N W. 90.00 feet to the point of beginning. uJ N� Containing 12115 square feet. �O � Subject to an easement for ingress, egress and utilities described as follows: Commencing at the g most northerly comer of Lot 2; thence S 450 42' S2' E, 89,44 feet to the point of beginning; thence S e40 05' 43" E,1535 feet to a point of cusp with a 26.76 foot radius curve concave to U. `0t ilia southwest; thence northwesterly along said curve through a central angle of 130 32' 03", 6.08 N d feet to a point of reverse curvature with a 44.76 foot radius curve concave to the northeast', z ur thence northwesterly along said curve through a central angle of 33010' 59". 25.92 feet; thence Z ar N 450 3T 07" W, 6.00 feet; thence N 440 24' 63" E, 5.00 feet to the northeast line of said Lot 2: d, thence S 450 35' 07" E, along said northeast line, 20.00 feet to the point of beginning. LU w'. Containing 108 square feet. O cn TOGETHER with an equal and undivided Interest in Tract 999. Sri o us ram- TB CST 99g u. That portion of herein described Parcel A described as follows: U t - Commencing at the most easterly comer of herein described Parcel A; thence S 440 17'08" W. G 10.00 feet; thence N 450 35' 07" W. 30.00 feet to the point of beginning; thence continuing N 450 2: 35' 07" W,168.92 feet; thence N 640 05' 43" W.16.76 feet; thence N 440 24' S3" E,15.00 fast; thence S 450 35' 07" E.163.83 feet; thence S 440 IT 08" W,10.00 feet to the point of ` beginning. j Subject to an easement for Ingress, egress and utilities. 1 EA& Fi A That portion of Government Lots 2 and 3. Section 7, Township 27 North, flange 4 East, W.M., described as follows: O Commencing at the east one -quarter comer of Section 7, Township 27 North, Range 4 East, W.M.; thence along the east line of said Section 7, N 10 19' 46" E, 437.35 feet; thence S 890 51' 33" W, 1013.86 feet to the most easterly comer of the tract herein described and the point of beginning; thence N 450 35' 07" W, 477A3 feet; thence along the Government Meander tine In said Section 7, S 460 IV 44" W. 100.05 feet; thence S 460 35' 07" E, 460.51 feet; thence N 440 24' S3" E, 100.00 feet to the point of beginning; TOGETHER with an easement for road purposes, water and power by instrument recorded under a AF #8504290361, records of Snohomish County. r bUAUL , rM&"Iiay B ftNryra8, Pti Box 1486, Sadwmilb WA 48241'(206) 481.7282'(360) 6683334 0 7M: VARIANCE APPLICATION A staff member of Edmonds Planning Department has reviewed our site plan z (see Exhibit A and indicated it should have a 25-foot "street" setback for a portion of the rnorth property line (with 10-foot setback along the remainder), a 25-foot rear setback for cc M; the south property line, and 10-foot setbacks on the east and west. Without a variance, our home, as designed (see Exhibit B , could possibly be placed 10 feet from the west v c o property line. Although it would maximize our home's view toward Puget Sound, we Uji consider such a location not only out of balance with the dimensions of the site and ►z-' inconsistent with the natural topography of the land, but also detrimental to neighboring LL —0 properties. We therefore request a setback variance to permit the placement of our residence on the site as shown on Exhibit C. Alternatively, and preferably, we propose LL and offer the option that the City basically switch the setback requirements so that the east and west property lines have a 25-foot setback and the north and south property lines have X La is a 10-foot setback, thereby maintaining the amount of "open space" required by the Code. z 1--, That would allow placement of our home on the site without the need for additional � a variances. W Wi j , 1. SPECIAL CIRCUMSTANCES. W 3 (a) Topography. The 140-foot length of our lot is situated midway U- along a one -acre tract having Talbot Road on the east and sloping down toward Puget U Sound on the west. The east 20 feet of the lot contain a grade of approximately 4 feet. Y The next 90 feet are basically level, and the west 30 feet slope down at a grade of z approximately 8 feet. The requested variance would allow construction of the planned single -story home with minimal changes to the natural topography of the property and without extensive soil movement and retaining wall construction which could affect the stability of the p1bperty. (b) Access Drive, Size and Shape of Lot. Our lot will have a Talbot Road address but is accessed by a driveway coming off Talbot Road. The lot's north property line, according to Planning Department staff, has two different setbacks because the driveway bordering the northeastern 50 feet serves four homes, requiring a 25-foot 0 "street" setback, while the remaining 90 feet border a private drive, requiring only a 10- foot setback. An "ingresslegress" easement (for a fire departmentlutilities turnaround which benefits several homeowners) reduces the width of the subject lot an additional 5 feet, narrowing its width (much like an hourglass) to 80 feet along its middle section. 2. PRIVILEGE. The variance would not grant a special privilege to the 0 applicant, but would permit the applicant to orient a home on the lot consistent with other properties in the neighborhood. Homes adjoining the lot and most homes located in the vicinity are oriented with street and rear setbacks from the west and east property lines and side setbacks from the north and south. -1- 0115765.01 - - F,T -► iy 3. COMPREHENSIVE PLAN. Approval of the variance will be consistent with the comprehensive plan and Growth Management Act, providing for in -fill development and construction of a single family residence on this 12,028 square foot lot. 4. ZONING ORDINANCE. Approval of the variance will be consistent with the purposes of the zoning ordinance and the RS-12 zone district, providing for the construction of a single family residence on this 12,025 square foot lot. The dimensions and square footage ofthe planned structure neither exceed permitted lot coverage nor reduce open space requirements of the Code. 5. NOT DETRIMENTAL. Approval ofthe variance would not be significantly detrimental to public health, safety and welfare or injurious to the properties or improvements in the vicinity and same zone. In fact, the variance would be beneficial for adjoining properties. Without a variance, our home would be constructed 10 feet from the lot's west property line and would be approximately 30 feet forward of the west side of the existing home on the adjoining lot to the south. Locating our residence 40 feet from the west property line would reduce the impact on our neighbor to the south by not blocking the home's northwesterly view. It would also reduce the impact on valuable views of existing homes to the north and east, as these homes are situated at the top of a hill. Their view to Puget Sound below is like a "right triangle' situation in which their line of vision follows the long side ofthe triangle and an object closer to the perpendicular creates the least obstruction. Further, the variance would benefit the existing home to the ` west by putting more distance between the homes and minimizing (reducing the height ot) retaining walls between the properties. 6. 11�W M VARIANCE. The requested variance is the minimum necessary to allow the owner similar rights enjoyed by other properties in the vicinity with the same zoning. A reduction of only a portion ofthe north setback is requested, bringing part ofthe home within 10 feet ofthe "ingress/egress" easement (and 15 feet from the property line). The remaining portion of the home's north side falls within the current setback requirements. Its south setback would be reduced 5 feet, making it 20 feet from the south property line. No reduction of setbacks is requested along the east and west property lines. Again, if the north/south and east/west setbacks were reversed, no variance would be needed. bl y u! Ol _ ® O 1 NOTICE; IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN IhA ® T $ DUE lO THE UA JTY OF THE DOCUMENT. r LL � C C %hr h QT� .,. -TRg4 .,. ��aif�g `r i` � dV.r,., cn y: fF+.t=fit ^; ;j'" ✓r ,.r�,,�5 ` �, F,�.n. i � k y#' z" �' 72 ': j � r sy j"t' i 'i i'; �'N2I `�" a,1..^',f•'r'4,W y fitv+fih�i ,a. j�"-nt t et .��zut ay7�d "'•ih itq�`c' F ypft. r4�.: �. � t s -s71 � �s � 5 � ; .: ♦f � �-Y}-�%' FAir,)'i 3�.iF{rx "+E `'!�"tv,?i- 3 Ida �5 t �Skv'"'v% `'�',�k`ri�.4.z�� �ir ti�ylj�t v�'� I'�= j(z t n�a} „l �s iar � C't- A• ^l• F ? .`$.. 1 � t wi, V#Lr?a4"#':1-',rd� Sw.:s:Iia.rvu.<=a.w a ,,:•,{`' a}:t 7 s }a, ✓ X' 2 f ADJACENT PROPERTY OWNERS LIST ZOO ' Attach this notarized declaration to the adjacen t property owners.list. se On my oath; I certify that the names and addresses provided represent all properties LU located within 300 feet of the subject property. ►x- Z t- a Signature -of Ap 1 ant jtive Subscribed and swom to before me this day of Ad `i / , 19 97 411 ic u. ui Notary Public in an or S to of Washingto $ Printed Name- ` Residing at My commission expires:J1 .0 WWI :',�► o Fugue i3 WB►SN AP4.dociL:�Ternplfomts 3.` � :.r- ttC4. 3��/ail' �t"'•C ��ti5It ��t���a,,���i�7N �� tx�f' � �n O* l k ..:',.:. , n._-r.%r.;..:.u..n.. .;=n:f:JGri� �eweaaw aau*.Nvcn:a.u�_..,x..n.nw.awunus,vu;ee...»,.s.+..+....«'......,...,w.......,......,..w.w.........—....:.,..,v»...........+ .............._».,........-.,...:_.+.._...._.n...,..-.,.....n....,......r'.r�,.r<.J: :, _• �: 07744-000-001-0007 072704-1-025-0007 072704-1-026-0006 Gordon & Lucille Wailer David & April Andree Donald E. Armand 8005 Talbot Road 7931 Talbot Road 16922 Talbot Road ¢ Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 F � 5944-000-002-0006 07270-1-027-005 072704-1-030-0000 °C Walter J. Moss Mack Leetsch Alfred Alsaker do; 8011 Talbot Road 17122 Talbot Road 17020 Talbot Road (n wf Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 0 072704-1-023-0009 072704-1-031-009 072704-1-032-0008 C w George & Alice Weber James Rothaus James Douglas 4� 17006 Talbot Road 16912 Talbot Road 16902 Talbot Road U. d Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 072704-1-024-0008 072704-1-034-0006 072704-1-037-0004 X, of Ben & Teresa Shields Estate of Iola Frede Steve & Susan Carey w W' 7921 Talbot Road 7808-171st Place S.W. 7806 - 171st Place S.W. a Qj Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 ©F; 072704-i-028-0004 072704-1-038-0002 0 72704-01-039-0001 LU i G.E. Capital Mtg. S vs. Harold B. Leland . John L. Hjort �- Frederick M Richardson P.O. Box 66815 17115 Talbot Road 17121 Talbot Road St. Louis. MO 63166 Edmonds, WA 98026 Edmonds, WA 98026 072704-1-040-0008 072704-1-041-0007 072704-1-042-006 z Mr. & Mrs. Tom Brothers S. Sanai, MD Mark & Oleta Beard 17107 Talbot Road 8711 Talbot Road 16920 Talbot Road Edmonds, WA 98020 Edmonds, WA 98026 Edmonds, WA 98826 j 072704-1-043-0005 072704-1-044-0004 072704-1-065-Q008 „j Richard Zeldenrust Archie Anderson Christopher Hjort f 1703 N.W. Market Street 17004 Talbot Road 17121 Talbot Road Seattle, WA 98107 Edmonds, WA 98026 Edmonds, WA 98026 0 072704-1-045-003 072704-1-036-0004 072704-1-035-0005 William & Patricia Alley Fleet R/E Funding Corp. Anastasious Christophlis 17126 Talbot Road Laren P. Larson P.O. Box 100563 17017 Talbot Road Edmonds, WA 98026 Florence, SC 29501 Edmonds, WA 98026 0727-041-022 Chester & Doris Johnson Jack & Jill Fritz Gary Haltermann r 17000 Talbot Road 17140 Talbot Road #9 17140 Talbot Road #1 << Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 D'Lynn Johnson Cheryl Adler Larry Beck 17140 Talbot Road #2 17140 Talbot Road #3 17140 Talbot Road #4 Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 a -.c''m.5,siir