application materials for PLN20120049.pdfCity of Edmonds DEC 2 1 ' Q1
Land Use Application,.
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COMPREIiLNSIVE PLAN AMFNDMEN'I'
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HOME OCCUPATION
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® P/.E'A.SE NOTE %'Ih4T,I LL INFORMATION CONTAINED W%TIiLY 7'HF, APPLI(-',,9TION Ib',4 PIBLIC RECORD a
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PROJECT NAME (IF APF'L(CA�BLE)ma——
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DE'SCRIPTION OFPRO.IECT OR PROPOSED USE. (A'I'TA('li ('OVI'.R LF;TTI`:R AS NF(T-ISSARY)
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The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to
release, indemnity, dclend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's
tees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information
furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge
and that I am authorized to file this application on the behalf of the owner as listed below.
SIGNATURE OF APPL1('ANT/A(3ENT
DA rI
Property )Nvner's Authorization
IC) certify under the penalty of perjury under the laws of the State of
Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the
subject land use application, and -runt my pennission for the public officials and the staff of the City of Edmonds to enter the
SI()N!\"I'IIRt OF OwM I. I nspe io post i
n 7u this appliapplication.Dn l t. a)
subject property for the purposes
Questions? Call (425) 771-0220,
Neri.ced un X 22 /.' B - Land 1!.ee,lpp/i<annu Page / q./'/
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ARCHITECTURAL DESIGN
ASSOCIATES, PS
12-17-2012
City of Edmonds
Community Development
121 5th Ave.N, Edmonds, WA. 98020
Project Name: Olson Variance Narrative Criteria for an extension of the
Main Floor 3'-0" into the North Side setback
APPLICATION # 3
Plan Check No. BLD20120858
Dear Sir or Ms.,
Pursuant to our 12-17-2012 applications for 3 separate variances concerning
the property at 15500 75th PI W., Edmonds, WA. 98026, Please find below the
Narrative for each of the required Criteria for this third variance request.
1. Special Circumstances.
Explain how special circumstances related to the property would deprive the owner of the rights
and pr/v//eges permitted to other properties in the vicin/ty.
What special circumstances such as lot size, shape ,topography, stream location, wetland location
or 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.
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
impact building area of Figure (3) 1. as much as possible.
This development is predicated on our efforts to maintain a low impact design
footprint well away from the slope. We have designed a narrow house, 25' wide, to
stay within the minimum impact area between the front setback and the 200'
shoreline setback. We have done this at the expense of reducing the desired first
floor area the Owner desired. Although this is a privilege not necessarily permitted to
other owners in the area, the Special Circumstance that makes this variance
viable is the neighbor to the north.
The neighbor to the north, where this variance is directed is the county park
which also lies well upslope from this requested variance. The residence after the
variance will remain 22' from the north property line.
2221 EVERETT AVENUE SUITE #201 - EVERETT, WA 98201
Phone: (425) 259-0661 - Fax: (425) 252-6911 - www.arch-design.net
Therefore, we feel it is the special circumstances of the slope and the lack of impact
to the county park to the north that creates a variance that is unique to this property
in this neighborhood as this is the last property on the end of the public accessed
road. There is a gate at the end of 75th PI W that is closed to the public
at night as delineated on the attached site plan.
2. Special Privilege.
Explain 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 disallowed on your property?
If the variance is denied?
This proposal is a modest request of 3' into the side setback to the north.
Since no other properties in the neighborhood have this particular circumstance
we do not feel this is a special privilege or know if this would necessarily be allowed
on lots with a similar RS-20 zoning regulations.
This request for variance is a reasonable attempt to mitigate further intrusion
of the residence into the shoreline setback area to the west, which is allowed
but not part of our minimum impact approach to the site planning for this
proposed residence.
3. Comprehensive Plan
Explain how the proposal is consistent with the Comprehensive Plan.
The Comprehensive Plan designation is residential -resource. This proposed
development meets the historic development patterns used to formulate the basis for
the City of Edmonds first Comprehensive Plan of 1995. Since that time, the
City has developed a comprehensive plan that included the addition of regulations
governing development in critical areas such as and including this property within the
Earth Subsidence and Landslide Hazard Area and the Shoreline Master Program.
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. This custom home is compatible to existing buildings
B.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.
B.4. NA
B.S. This proposed residential development and subsequent variance approvals
maintains privacy, does not affect traffic other than that of 1 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.
2221 EVERETT AVENUE SUITE #201 - EVERETT, WA 98201
Phone: (425) 259-0661 - Fax: (425) 252-6911 - www.arch-design.net
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 is 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 3'-0" encroachment into the required side
setback of 25'-0". The proposed north side setback would now 22'. We feel this a
substantial setback at 22' and would not preclude the intent or implementation of
other factors, primarily tree preservation and re -vegetation efforts
See Figures (3) 3 & (3) 4.
Under separate applications, we are also applying for 1. An elevated driveway and
entry stairs be allowed within the front 25' setback. 2. A variance to allow a 3'-0"
Increase of the height limit to El. 122.0'
5. 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 propelty value, scenic view or use of the surrounding properties? Wi/l
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.
As shown in Figures (3) 5 & (3) 6 the requested 3'-0" encroachment variance
into the north setback is not detrimental to the adjacent neighbor, the county park.
The setback would now be 22'-0" over twice the allowed setback to the residential
neighbor to the south. Since this encroachment is well down slope from any scenic
view corridor there is no detriment to the view. The granting of this variance will add
to this property's value and to the overall value of the comparative properties
in the neighborhood and would not be detrimental in that regard either.
6. Minimum Variance
Explain how the proposed variance is the minimum needed to accommodate the proposed
project, or why there is no alternative other than a variance in order to complete this project.
This proposed modest variance to encroach 3'-0" into the side setback is the
minimum required to provide overhead skylights into the sewing room for which this
variance is sought. The purposeful placement of north and east light is to allow
2221 EVERETT AVENUE SUITE #201 - EVERETT, WA 98201
Phone: (425) 259-0661 - Fax: (425) 252-6911 - www.arch-design.net
tit tiTti '�ji 'i�5 166C-1777 =Fia.-tUTe-LU-ra;, IFTer d ITRT17%70F
must be shaded from glare.
It seems to this office the impact of this X-0" proposed encroachment is a minimum
variance for one floor only. We did not seek to increase the upper floor area as well or
extend even further into the setback but rather request a modest encroachment in an
effort to recover a small amount for necessary floor area for the artful activities of
the Owner that we removed from the plan to maintain as much setback from the slope
as possible with the minimum impact.
Respectfully submitted,
(" /James A. Thomas, Architect
Architectural Design Associates, PS
2221 Everett Ave # 101, Everett , WA. 98201
0: 425-259-0661 C: 425-681-7731
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2221 EVERETT AVENUE SUITE #201 - EVERETT, WA 98201
Phone: (425) 259-0661 - Fax: (425) 252-6911 - www-arch-design.net
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