application materials for PLN20120048.pdfCity of Ede andRECEIVED
Lana Use Application DEC 2 1 2012
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I'he undersigned applicant, and Iris/her/its heirs, and tissigms, in consideration oil the processing of the application agrees to
release. indemnify, defend and hold the. ('ity of k1monds harmless from any and till dainnages, including reasonable ettorney's
Ices, arising from any action or intlaelion based in whole or part upon false, misleading, inaccurate or incomplete inft)nnation
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13y my signature, I certify that the int'011IM ion and exhlhits herewith submitted are true and correct to the hest of`my knowledge
tend that I am authorized to file this application on the hehall'ofth, owner Is listed below.
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'I rs Owner's AuthoIlion
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Washunglon that the following is to tine and collect statement I have authorized the above Applieont/Agent to apply lot the
suhlject Iand use (g)plication, and grunt MV pcn'nisrsioin rot the public officials and the sta1701'the ('ity of F(IMonds to enter tale
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DEVELOPMENT SERVICES
City of Edmonds
Community Development
121 5th Ave.N, Edmonds, WA. 98020
Project Name: Olson Variance Narrative Criteria for an increase of T-0"
Above the 25' height limit from average grade to EL. 122.0
APPLICATION # 2
Plan Check No. BLD20120858
Dear Sir or Ms.,
Pursuant to our 12-17-2012 applications for 3 separate variances concerning
the property at 15500 75"' P1 W., Edmonds, WA. 98026, Please find below the
Narrative for each of the required Criteria for this second variance request.
1. Special Circumstances.
Explain how special circumstances related 60 the PtWe_lhy would d—e-P-1-1ve the owner of the rla&5
and mylleges permitted to other properties In the vicinity
-What Ve�c_l_al circumstances such as lot 51ze, Lhape, topography, stream location, wetland location
Azr other unusual problem are causing an impact which would
Require_a variance?
This property is located within the North Edmonds Earth Subsidence and Landslide
Hazard Zone. Slopes within the site are steep to moderately sloped. The majority of
the lot is also subject to Shoreline Master Program and a 200'setback from the
ordinary high water mark.
The slope of this property places the main floor of the buildable area with the
minimum impact about 8- 11'below the grade of the adjacent roadway at 75th PI. W
when situated on the front setback. See Figure (2) 1 and Figure (2) 2.
Because of the lot topography, this house sits down in a hole, essentially.
Consequently, the code allowed height limit places the ridge of the allowed roof
approximately 8-11'above the road, giving it a single story appearance form the road.
See Figure (2) 3 showing the pre -variance relationship to 75thPl W.
It is the intent of this residential development to seek a minimum impact
concerning the placement of the house on the site by staying within the minimum
mpact building area of fig,ure (2) 1.
The special circumstances of the topography, as average grade calculations reveal,
allow only a maximum ridge ht. of just under EL. 119-0. We have designed a narrow
house, 2S'wide, to stay within the minimum impact area between the front setback
and the 200'shoreline setback. This minimizes the width a roof would span, keeping
the ridge height of the house as low as possible. However, to provide a main floor
height of 9'-0" which is common with custom homes, particularly with a scenic
2221 EVERETT AVENUE SUITE #201 EVERETTWA98201
Phone: (425) 259-0661 - Fax: (425) 252-6911 -- wwwarch-deslgii.net
view, results in a low Lipper floor height of 7-9" and a roof slope of just over 3:12.
A 3:1.2 roof with composition shingles is not desired as most manufacturer's
recommendations and warrantees require 4:12 minimum pitch. Shingles with lowe
pitchs tend to drain poorly, possibly allowing for water intrusion.
Therefore we feel it is the special circumstances of the slope and the subsequent
height calculations that predicate the use of this low sloped roof and force the low
ceiling height at the upper floor to be substandard.
This firrn entertained using a flat roof but felt this did not function well in the rain
environment and was not an esthetically desirable solution, as people driving or
walking on 75t" Pl. W could see what is a not too pleasing flat roof, nor would a flat
roof be consistent with most of the development in the neighborhood.
These are the reasons for seeking this variance of 3'.-0" above the allowed height
above natural grade.
2. 5.ppg:ial Rrivilgq_q.
D(19/ain why the proposal is not a grant of special privilege, Is the proposal something that is
allowed to other property owners in the vicinity, but would be (#S011OWed 0/7 your property?
If the variance is denied'?
This proposal is a modest request of 3'added height to essentially allow a normal
roof pitch which is typically allowed on many other residences. Case in point would 45t
an "pslope condition where the roadside building elevation could be over 35',
depending on the steepness of the lot, using average grade calculations. A downslope
lot, like this one, creates the condition where the front of the house must be a single
story or similar and often determines the ultimate roof pitch.
Height variances of a similar nature have been granted in the past, See Figure (2)
in this neighborhood ranging between 3.5 and :10 feet. Therefore we do not feel thi
increase of 3'-0" would be granting a special privilege. I
3. CompX_ehensiye Plan
Explain how the proposal /.,; consistent With the Comprehensive Plan,
The Comprehensive Plan designation is residential -resource. This proposed
development meets the historic devel-t
er
At this time, we have submitted an application for building permit which is currently
under review after being deemed complete by the City of Edmonds and Landau and
Associates. We are currently revising our plans and reports per the comments and
corrections required by the City of Edmonds.
We have completed and have submitted plans and reports that also address the
Comprehensive Plan Goal for high quality residential development as follows:
B.I.I. This is a custom home similar to other custom homes in the neighborhood.
B.2. "Irtlis custom home is compatible to existing buildings
1 .3. Since this development lies next to the county park and is mostly well below the
the road level as well as fact that there is only one neighbor to the south and a
portion of a neighbor view across the street. See Figure (2) 6.
2221 EVERETT AVENUE SUITE #201 - EVERETTWA98201
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B.4. NA
B.S. This proposed residential development and subsequent variance approvals
maintains privacy, does not affect traffic other than that of I added SFR,
maintains stable property values by not aversely affecting view, traffic or land
use encroachments as is argued in the body of each variance.
B.S. As part of our building department submittal, proper Geotechnical,
Civil engineering ( drainage, erosion control) reports have been done
and reviewed. We are currently working on a re -submittal addressing
comments from the City of Edmonds. We do not feel any added noise
or traffic beyond a normal SFR will be encountered other than normal
construction activities once building begins.
B.6. As previous explained in paragraphs above, this development has at it's
core concept to build within the minimum impact building area and with
all required standards as set forth in the policy and review requirements of
the City of Edmonds ESLHA procedures.
Included in the building application, an arborist report and plan drawings have
been completed pursuant to ECDC 18.45.050 B to properly address the
requirements of the Edmonds Comprehensive Plan B.2. removal of trees
and subsequent review of ECDC 23.40.220.C.7.b.
4. Zoning Ordinance
Explain how the proposal Is consistent with the purposes of the zoning Ordinance with the Zone
District In which the property 15 located.
Residential development is allowed on this as a Permitted Primary Use per
ECDC 16.20.010. The property is zoned RS-20 and the proposed residence meets the
development standards as per ECDC Table 16.20.030 except for the variances for
which we are currently submitting.
This application for variance is to allow a T-O" height increase in the allowed
height of 25' from average grade to an elevation of EL 122.0'.
Under separate applications, we are also applying for 1. An elevated driveway and
entry stairs be allowed within the front 25' setback. 3. A variance to allow a 3'-0"
floor area within the required 25' north side setback.
S. Not. Detrimental
Explain how the proposal Is not detrimental. Will the portion of your proposal for which you seek
a variance cause a loss of property value, scenic view or use of the surrounding properties? W///
The portion of the project for which you seek a variance be physically injurious or harmful to any
person on your property or surrounding properties ?
This proposed variance will cause no harm or be detrimental to either the people
or property.
Firstly, the purpose of this variance is to provide a reasonable solution to the
substandard roof pitch and upper floor ceiling height.
Secondly, as has been stated before, the concept driving this proposal is to also do
our best to help maintain public health and welfare by keeping the residence within
the low impact building zone which assists the overall protection of both the site and
the occupants of the proposed residence.
The proposed increase in the height by T-O" residence has little affect on scenic
view as the neighbor to the north is the county park, the neighbor to the south's view
2221 EVERETT AVENUE SUITE #201 • EVERETT, WA 98201
Phone: (425) 259-0661 - Fax: (425) 252-6911 - www.arch-design.net
is not affected and the neighbor to the east's floor and deck area are well upslope and
only partially in sight, see Figure (2) 6 and (2) 4.
6. Minimum Variance
Explain how the proposecl Wffi,717Ce IS the MilV17711M 17eedeCl to aCCO177moclate the proposed
p1plect, or why there is no alternative other than, a Val-i&7Ce in order to Complete this project,
This proposed modest variance to increase the height by X-O" is the minimum
required to provide a reasonable ceiling height of 8'-0" on the upper floor and a
properly functioning and draining of the storm water off the roof.
We chose 5 : 12 as the best slope, according to manufacturer's specifications
for architectural 40 yr. composition shingles. This is about 6-8" above a minimum
pitched roof for normal 3 tab Composition roofing which we feel would be a
substandard roofing solution in this area of custom homes.
As explained earlier, there is an alternatives to this variance that being an
undesirable flat roof inconsistent with the neighborhood and the type that is prone
to an erous water or s 11J,ji JJJW11J1116tJ1 zq
It seems to this office the impact of this T-O" height increase will be
minimized on this lot in particular as there are no neighbors affected due to the
site's location, down in a "hole" and at the end of 75thPl W with the park to the north.
Respectfully submitted,
'00
-,-James A. Thornas, Architect
ArchiteCtUral Design Associates, PS
222.1. Everett Ave # 101, Everett , WA. 98201
0: 425-259-0661 C: 425-681-7731
2221 EVERETT AVENUE SUITE #201 EVERETTWA98201
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