Exhibit 1, StaffReport V-08-53_V-08-72_LL-08-75.pdfr2C. 1890
CITY OF EDMONDS
121 5TH AVENUE NOHTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: wwwzi.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering.
GARY HAAKENSON
MAYOR
PLANNING DIVISION
REPORT & RECOMMENDATION TO THE HEARING EXAMINER
Project: Isaacson Single -Family Residential Development
Height Variance, Critical Area Reasonable Use Variance, and Minor PRD
Amendment
File Numbers: V-08-53 --- Height Variance
V-08-72 — Critical Area Reasonable Use Variance
LL -08-75 — Minor PRD Amendment
Date of Report: r7lary 23, 2009 40
From:
Lien, As ociatq Planner
Public Hearing: February 5, 2009 at 3:00 P.M.
Edmonds Public Safety Complex: Council Chambers
250 5th Avenue North, Edmonds WA 98020
Section Page
I. SUMMARY OF PROPOSED ACTION: ........................................................................ 2
II. GENERAL INFORMATION: ......................................................................................... 2
III. HISTORY/BACKGROUND: ........................................................................................... 3
IV. SEPA THRESHOLD DETERMINATION.....................................................................4
V. PUBLIC HEARING NOTICE: ........................................................................................ 5
VL CRITICAL AREA DETERMINATION.........................................................................5
VII. NEIGHBORHOOD CHARACTERISTICS...................................................................5
VIII. LORIAN WOODS PLANNED RESIDENTIAL DEVELOPMENT ............................6
IX. HEIGHT VARIANCE APPLICATION ANALYSIS, V-08-53: ................................... 8
X. CRITICAL AREA REASONABLE USE VARIANCE APPLICATION ANALYSIS,
V-08-72: ............................................................................................................................ 12
Exhibit I Page I of 23
• Incorporated August 11, 1890 •
Sister City - Hekinan, Japan
XI. MINOR PRD AMENDMENT APPLICATION ANALYSIS, LL -08-75; .................. 18
XII. CONCLUSIONS: ............................................................................................................. 20
XIII. RECOMMENDATIONS:...............................................................................................21
XIV. RECONSIDERATION AND RIGHT TO APPEAL....................................................21
XV. PARTIES OF RECORD: ................................................................................................ 22
XVI. EXHIBITS.................................................................:......................................................22
I. SUMMARY OF PROPOSED ACTION:
The applicants, Brian and Cindy Isaacson, are proposing to construct a single family
residence at 16007 73rd Place West. The subject property is Lot 2 of the Lorian Woods
Planned Residential Development (PRD), PRD -1-89 (Exhibit 2), which is within the Single -
Family Residential (RS -20) zone. The site has some severe development limitations; as a
result, the applicants are applying for a Height Variance (V-08-53, Exhibits 3 — 5), a Critical
Area Reasonable Use Variance (V-08-72, Exhibits 6 — 9), and a Minor PRD Amendment
(LL -08-75, Exhibits 10 — 12).
The applicants are requesting a nine (9) foot height variance from the maximum allowed 25
feet to a maximum of 34 feet. A Category 4 wetland and/or its associated buffer cover the
entire property, so the applicants are requesting Critical Areas Reasonable Use Variance.
Given the constraints of the property which were not known when the PRD was approved,
the applicants are having difficulty fitting the proposed residence completely within the
property boundaries of the parcel and have also requested a Minor PRD Amendment
pursuant to ECDC 20.35.110. Minor PRD Amendments are not normally subject to a public
hearing before the Hearing Examiner; however, given that the two variance applications and
the Minor PRD Amendment are intricately intertwined, all three applications have been
consolidated into a single development project pursuant to ECDC 20.90.010.B.
The following is staff's analysis of the project.
II. GENERAL INFORMATION:
1. Request:
a. Height Variance, V-08-53: The applicants are requesting a height variance of 9 feet to
increase the height of the residence from the maximum allowable 25 feet to 34 feet.
b. Critical Area Reasonable Use Variance, V-08-72: The applicants are requesting a
reasonable use variance because they feel the application of the City of Edmonds
critical area regulations would deny all reasonable economic use of the property.
Exhibit 1 Page 2 of 23
Isaacson. Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
c. Minor PRD Amendment, LL -08-75: The applicants are requesting a minor
adjustment to the southern property line, jogging the boundary line south 3.5 feet. As
a result of the of the PRD Amendment, Parcel B (the applicants parcel) would
increase in size from 5,897 square feet to 6,208 square feet.
2. Review Process: The Hearing Examiner reviews and makes final decisions on variances
and other matters that may be referred by the city code pursuant to ECDC 20.100.010.B.
3. Owner: Brian and Cindy Isaacson
4. Applicant: Brian and Cindy Isaacson
5. Tax Parcel Number: 00790400000200
6. Location: 16007 73"d Place West
7. Zoning: Single -Family Residential (RS -20) (Exhibit 13)
8. Lot Size: 5,897 square feet prior to PRD Amendment; 6,208 after proposed PRD
Amendment.
9. Access: Access to the site is provided from the west via 73`d Place West.
10. Existing Use: Vacant property.
11. Proposed Use: Single-family residence.
III. HISTORYBACKGROUND:
The lot proposed for this development is Lot 2 of the Lorian Woods Planned Residential
Development (Exhibit 2). The Lorian Woods PRD was originally approved in 1990 prior to
the Growth Management Act and critical area regulations; as such, certain aspects of
developing this site were not fully taken into consideration when the lot was created.
The Isaacons purchased the property in 2004 and first applied for development permits from
the City of Edmonds in 2006. A critical area review conducted under CRA -2006-0147
(Exhibit 14) identified a number of potential critical areas on site including erosion hazard,
landslide hazard, wetlands, and fish and wildlife habitat. The critical areas reconnaissance
report noted that critical area studies may be required in conjunction with development
proposals for the site.
The Isaacsons applied for a Conditional Use Permit (CU -06-104) for drainage improvement
and tree removal from the site and the adjacent common area and received approval on April
12, 2007. As part of the review process for CU -06-104, a geotechnical analysis, planting
plan, and peer review of the geotechnical analysis and planting plan were conducted. For
unknown reasons a wetland report was not required for CU -06-104.
In August 2007, the Isaacon's applied for a fill and grade permit (BLD -07-834 and BLD -07-
833) for some drainage work on their site and the adjacent common area to help stabilize the
hillside above their building site and prepare their site for development. More geotechnical
Exhibit 1 Page 3 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
reports and peer reviews were prepared in conjunction with these permits. All the
geotechnical reports and peer reviews that have conducted for this property are included in
Exhibits 15 — 22. Additionally, the planting plan prepared under CU -06-104 was revised,
underwent further peer review, and was approved during the review of these fill and grade
permits. While the work proposed under these permits has been approved by the city, the
work cannot begin until after the rainy season.
The Isaacsons applied for a second Conditional Use Permit (CU -08-36) in May 2008 to
remove a sequoia tree not identified for removal under CU -06-104. Given that the tree
proposed for removal under CU -08-36 would have to be removed in order to construct the
proposed home, the Isaacsons were advised by the City to withdraw the CU -08-36
application and address the tree removal under the Critical Area Reasonable Use Variance
application V-08-72.
In August 2008, the Isaacsons applied for a height variance (V-08-53, Exhibits 3 — 5) for the
proposed residence at the site. Upon review of the application materials and reading through
the permit history of the site, a number of issues that needed to be addressed were identified
and a letter of incompleteness was sent on August 28, 2008 (Exhibit 23). In response to the
initial review of V-08-53 and the letter of incompleteness, the Isaacsons submitted two more
applications, one for a Critical Area Reasonable Use Variance (V-08-72, Exhibits 6 — 9), and
another for a Minor PRD Amendment (LL -08-75, Exhibits 10 —12). Given the
interconnectedness of V-08-53, V-08-72, and LL -08-75, the three applications were
consolidated pursuant to ECDC 20.90.010.13 into one development project. A Minor PRD
Amendment would not normally require a public hearing before the Hearing Examiner;
however, since it was consolidated with the two variance applications, the Minor PRD
Amendment is being considered along with the variance applications by the Hearing
Examiner.
IV. SEPA THRESHOLD DETERMINATION
I . SEPA review was conducted for the Lorian Woods PRD and a Mitigated Determination
of Nonsignificance (MDNS) issued on December 15, 1989 (Exhibit 24). Conditions 4,
11, and 14 of the MDNS were appealed. Staff modified conditions 4 and 14, and
condition 11 was ultimately upheld by the Hearing Examiner (Exhibit 27).
2. Additional SEPA review was conducted for the tree removal applied for under
CU -06-104 and a Determination of Nonsignificance (DNS) issued on March 21, 2007
(Exhibit 25).
3. Construction of a single family residence is exempt from SEPA review pursuant to WAC
197-11-800(1)(b)(i). Pursuant to WAC 19711-800(6)(b) granting of variances based on
special circumstances, not including economic hardship, are also exempt from SEPA
review. The exemption in WAC 197-11-800(6)(b) would apply to the height variance
request, but not the Critical Area Reasonable Use Variance request. In order to comply
with the requirements of RCW 43.21C, on December 29, 2008 the City of Edmonds
adopted the DNS issued on March 21, 2007 as the proposal will not result in any
Exhibit 1 Page 4 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
additional environmental impacts beyond what was evaluated under the adopted
document (Exhibit 26).
V. PUBLIC HEARING NOTICE:
A "Notice of Application" and a "Notice of Hearing" were published in the Herald
Newspaper and posted at the subject site, as well as the Public Safety Complex, Community
Development Department, and the Library. All notices were also mailed to residents and
owners within 300 feet of the site. The City has complied with the noticing provisions of
ECDC 20.91 (Public Hearings and Notice, see Exhibit 31).
VI. CRITICAL AREA DETERMINATION
A critical area review of this site was conducted in November 2006 under CRA -06-147
(Exhibit 14). Upon a reconnaissance of the property, it was determined that the property
potentially contained a number of critical areas and further studies were required. Potential
critical areas identified on the site included geologically hazardous areas (landslide and
erosion hazard areas), wetlands, and fish and wildlife habitat conservation areas.
A number of geotechnical reports and peer reviews of these reports have been conducted for
the subject property, including a geotechnical report prepared for the original approval of the
Lorian Woods PRD. Additional reports have been prepared for the tree removal application
under CU -06-104 and the fill and grade permit applications BLD -07-834 and BLD -07-833.
These geotechnical reports are included in Exhibits 15 — 22.
A wetland report (Exhibit 7) was prepared in support of the Critical Area Reasonable Use
Variance application V-08-72. This wetland report delineated a Category 4 wetland that
covers a significant portion of the property, and when wetland buffers are considered,
virtually the entire parcel is impacted by the wetland and/or the wetland buffers. The
wetland report also identified a Type NS (non -fish habitat, seasonal) drainage on the
property. The Type NS stream and its associated buffers are contained entirely within the
wetland and its associated buffers.
VII. NEIGHBORHOOD CHARACTERISTICS
The site is located within a single-family residential neighborhood in northern Edmonds.
The site is one of ten lots of the Lorian Woods PRD. Six of the ten Lorian Woods lots have
had homes constructed on them consistent with the Covenants, Conditions, and Restrictions
recorded with the Lorian Woods PRD. The area surrounding the Lorian Woods PRD is
zoned RS -20 and RS -12 (Exhibit 13) and is developed with moderate to upscale homes,
many with views of Puget Sound and the Olympic Peninsula.
Exhibit 1 Page 5 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
VIII. LORIAN WOODS PLANNED RESIDENTIAL DEVELOPMENT
1. ECDC 20.35 — Planned Residential Development
A Planned Residential Development is an alternative form of development which is
intended to promote flexibility and creativity in the layout and design of new
development and which will protect the environment through the use of open spaces.
PRD's may be approved with development standards that differ from that of the
underlying zoning. Development standards which may be altered include lot size, lot
width, and lot coverage; however, no modifications of height limits are permitted through
the PRD process. Uses permitted in a PRD are governed by the use regulations of the
underlying zoning classification.
The Lorian Woods PRD was approved prior to the Growth Management Act and critical
area regulations. While a significant amount of open space was established with the
Lorian Woods PRD, in part to protect environmentally sensitive areas on the site, the
impacts potential wetlands could have on site development may not have been fully
appreciated since this PRD was approved prior to the adoption of the critical area
regulations.
The lots that were approved for development within the Lorian Woods PRD are
substantially smaller than would otherwise be permitted in the RS -20; none of the lots in
the Lorian Woods PRD meet the size and width requirements of a minimum of 20,000
square feet and minimum width of 100 feet. The Isaacsons property (Lot 2) is only 5,897
square feet, and while Lot 2's longest side is 104 feet, its trapezoidal shape would prevent
it from meeting the minimum lot width requirement of the RS -20 zone. The small lot
sizes coupled with the development standards for the Lorian Woods PRD and Covenants,
Conditions, and Restrictions discussed below have left little to no room for adjustments
to a building site when subsequent development limitations are discovered.
2. Lorian Woods PRD Conditions of Development
a. The table below compares the development standards for the RS -20 zone as identified
in ECDC 16.20.030 to the approved Lorian Woods PRD development and Lot 2:
Development
Minimum
Minimum
Minimum
Minimum
Maximum
Minimum
Maximum
Standards
Lot Area
Street
Side
Rear
Height
lot Width
Coverage
(sq. ft.)
Setback
Setback
Setback
RS -20
20,000
25'
35'/10'
25'
25'
100'
35%
Lorian
None
None
None
None
25'
None
100%2
Woods PRD
Lot 2
5,897
None
10'
None
25'
None
100%
: 35 feet total of both sides; 10 feet minimum on either side.
Z: 100% lot coverage is allowed, but eves are not allowed to overhang beyond the property lines of the lot
on which a residence is built. .
3: Lot 2 has a 10 foot side setback from Lot 1 to the north, but no setback from any of the other property
lines.
b. In addition to the specific development standards identified above, additional
conditions of development for the Lorian Woods PRD were identified in the
Exhibit 1 Page 6 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
Mitigated DNS issued for the PRD and by the Hearing Examiner that were
subsequently adopted by the City Council (Exhibit 27). From these additional
conditions, one of particular importance is compliance with the recommendations in
the geotechnical report prepared by Terra Associates, Inc. for the PRD (Exhibit 15),
and recommendations from subsequent geotechnical reports prepared for
development of individual lots.
3. Covenants, Conditions, and Restrictions:
a. The Covenants, Conditions, and Restrictions (CC&R's) recorded for the Lorian
Woods PRD are used as one of the justifications for the variance requests (Exhibit 4).
Generally, the City of Edmonds does not enforce CC&R's. In this instance however,
the CC&R's were developed as a condition from the hearing examiner, submitted to
the City Council prior to final approval for the PRD, and mentioned on the face of the
PRD that was signed by the City of Edmonds. As such, the City of Edmonds should
recognize the CC&R's recorded for the Lorian Woods PRD and any additional
restrictions they may apply to developing a site within the Lorian Woods PRD. Two
subsections of Section 7.5 of the CC&R's are particularly important to the Isaacson
proposed development.
b. Subsection 7.5.1 of the Lorian Woods CC&R's states:
No single-family dwelling of fewer than three thousand (3000) square feet of area
on the main floors (exclusive of garages, porches, decks or other exterior
features) shall be constructed on any lot. Each home shall have at least three
bedrooms, lining room, dining room, family room, kitchen, two and half
bathrooms, and a three car garage—attached or separate.
The Isaacsons quote this section of the CC&R's in support of their height variance
requests.
Subsection 7.5.5 of the Lorian Woods CC&R's states:
No building shall be located outside any building envelope or nearer than ten feet
to an adjacent lot line as marked on the Plat map. For the purposes of this
subsection (7.5), eaves, steps, and porches shall be considered part of a building.
i. The request for a Minor PRD amendment is needed in part because of this clause
since the proposed residence would extend beyond the building envelope
identified on the Lorian Woods Plat map.
ii. As currently proposed, the Isaacsons residence would be inconsistent with
subsection 7.5.5 of the CC&R's as the eaves extend into the 10 foot setback from
Lot 1 of the Lorian Woods PRD. The Lorian Woods Homeowners Association
has approved a proposed amendment to 7.5.5 contingent on approval of the
proposal from the Hearing Examiner (Exhibit 28). The proposed amendment to
7.5.5 is based on the site plan for the proposed development which is before the
Hearing Examiner and has not yet been approved.
Exhibit 1 Page 7 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
IX. HEIGHT VARIANCE APPLICATION ANALYSIS, V-08-53:
1. Height Requirements
a. Maximum Height Allowed: Pursuant to ECDC 16.20.030 and the Conditions of
Development for the Lorian Woods PRD, the maximum allowed height for this site is
25 feet.
b. Definition
i. ECDC 21.40.030 defines height as the average vertical distance, from the average
level of the undisturbed soil of the site covered by a structure, to the highest point
of the structure.
ii. ECDC 21.40.030 further states that "average Ievel" shall be determined by
averaging elevations of the downward projections of the four corners of the
smallest rectangle which will enclose all of the building, excluding a maximum of
30 inches of eaves. If a corner falls off the site, its elevation shall be the average
elevation of the two points projected downward where the two sides of the
rectangle cross the property line.
c. As the subject property is a small lot, this is one of the rare instances where a corner
of the height rectangle falls off the lot. Additionally, the Minor PRD Amendment
may change where the height rectangle exits the property, and thus may alter the
"average level" calculation. Two "average level" calculations were performed, with
the lot configuration prior to the Minor PRD Amendment and a second for the lot
configuration following the proposed PRD Amendment. (Exhibit 5)
2. Variance Request: The applicants are requesting a height variance of 9 feet to increase
the height of the residence from the maximum allowable 25 feet to a maximum of 34
feet.
3. An applicant may request a variance from the standards of ECDC 16.20.030 pursuant to
the procedures set forth in ECDC 20.85. This chapter also 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. ECDC 20.85.010
contains the findings that must be made in order for a Variance application to be
approved. According to the referenced code section, "No variance may be approved
unless all of the findings in this section can be made." The findings are as follows:
a. Special Circumstances. That, because ofspecial circumstances relating to the
property, the 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;
i. Special circumstances include the size, shape, topography, location or
surroundings of the property, public necessity as of public structures and uses set
forth in ECDC 17.00.030 and environmental factors such as vegetation, streams,
ponds and wildlife habitats;
ii. 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
Exhibit i Page 8 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
with the zoning ordinance, the ability to secure a scenic view, the ability to make
more profitable use of the property, nor 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. That the approval of the variance will be consistent with the
comprehensive plan;
d. Zoning Ordinance. That the approval of the variance will be consistent with the
zoning ordinance and the zone district in which the property is located;
e. 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 same zone;
f 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.
4. The applicant submitted a Criteria Statement explaining how they believe they meet the
variance criteria listed above. (Exhibit 4)
5. Staff findings on variance criteria for V-08-53:
a. Special Circumstances:
The proposed building site is a relatively small lot in the North Meadowdale area.
Surrounding properties are zoned RS -20 or RS -12 (Exhibit 13) which requires
minimum lot sizes of 20,000 square feet and 12,000 square feet respectively. Lot
2 of the Lorian Woods PRD is only 5,897 square feet (6,072 with proposed PRD
Amendment).
ii. The site is further constrained by steep slopes on the subject property as well as
the adjacent open space to the east. The proposed building site slopes down to the
west at grades ranging from 10 to 50 percent. The steep slopes on the subject
property and adjacent open space, as well as the potential for landslides, are well
documented by numerous geotechnical reports prepared for the site over the years
(Exhibit 15 — 22). Recommendations from the Geotechnical reports restrict how a
single-family residence can be safely constructed on the property, which further
reduces the available buildable area on the lot.
iii. The special circumstances are not the result of any action by the current owner or
past owners of the property.
iv. This lot has special circumstance in the slope and size of the lot, which makes it
necessary to have a variance to have rights permitted to other properties within
the Lorian Woods PRD and surrounding neighborhood.
b. Special Privilege:
i. The subject property is one of ten lots approved for residential development by
the City of Edmonds under the Lorian Woods PRD.
Exhibit 1 Page 9 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
ii. All residences constructed within the Lorian Woods PRD have had to comply
with the CC&R's (including size requirements) recorded with the Lorian Woods
PRD plat.
iii. The size of the proposed residence would make it the smallest residence in the
Lorian Woods PRD and would be consistent with the size of homes in the
surrounding neighborhood (according to the Snohomish County website).
iv. Surrounding Variances.
A. A review of the City's permit system identifies a number of variances which
have been issued in the vicinity of the proposed development.
B. Exhibit 29 displays identified height and critical variances which have been
issued in the vicinity of the proposed development.
C. The requested height variance of 9 feet is within the range of previously
approved height variances, which range from 3 feet to 10 feet.
D. The size of the proposed residence is generally smaller than other residences
that received height variances.
v. The proposed residence is consistent with other residential development in the
area and the granting of the requested height variance would not constitute a
special privilege.
c. Comprehensive Plan:
i. The Comprehensive Plan designation for this site is "Single Family _ Resource."
ii. The City of Edmonds Comprehensive Plan has a vision for residential
development, and has developed a number of goals to achieve this vision. The
applicable excerpts are shown below:
Residential Development (2006 Comprehensive Plan Pages 53-54)
B. Goal. High quality residential development which is appropriate to the
diverse lifestyle of Edmonds residents should be maintained and
promoted. The options available to the City to influence the quality of
housing to all citizens should be approached realistically in balancing
economic and aesthetic considerations, in accordance with the following
policies:
B.1 Encourage those building custom homes to design and construct
homes with architectural lines which enable thein to harmonize
with the surroundings, adding to the community identity and
desirability.
B.3 Minimize encroachment of view of existing homes by new
construction or additions to existing structures.
B.6 Require that new residential development be compatible with the
natural constraints of the slope, soils, geology, vegetation and
drainage.
Exhibit 1 Page 10 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
iii. The proposed single family residential development is consistent with the "Single
Family — Resource" designation for the site.
iv. The proposed residence is compatible with the surrounding residences.
v. The additional height for the house will not block views due to the slope of the
land behind the proposed residence.
vi. The Lorian Woods PRD was developed in a way to be compatible with the natural
constraints of the site preserving large portions of the site in open space.
vii. The proposed residence is consistent with the Comprehensive Plan.
d. Zoning Ordinance:
i. The underlying zoning of the Lorian Woods PRD is RS -20.
ii. Residential use is a permitted primary use within the RS zones.
iii. Development standards for the site are prescribed by the Lorian Woods PRD and
the recorded CC&R's.
iv. The proposed residence is consistent with the purposes of the zoning ordinance
and the zone district in which the property is located.
e. Not Detrimental:
i. The additional height for the house will not block views due to the slope of the
land behind the proposed residence.
ii. The proposed residence should not be detrimental to the public health, safety and
welfare or injurious to the property or improvements in the vicinity.
f. Minimum Variance:
i. The Lorian Woods CC&R's require single-family dwellings to be a minimum of
3,000 square feet.
ii. The proposed residence contains 3,299 square feet of living space (Exhibit 30).
iii. Geotechnical reports restrict how far the slope may be cut into, limiting the
applicant's ability to further reduce the height of the proposed residence.
iv. Given the special circumstances of the site, the Lorian Woods CC&R's, and the
geotechnical reports, the requested height variance of 9 feet appears to be the
minimum necessary to allow the construction of a single-family residence on this
site.
6. Public Comments: To date, no public comment letters have been received.
7. Conclusions and Recommendation V-08-53:
a. The applicant's proposal is consistent with the criteria identified in ECDC 20.85.010.
b. Staff recommends APPROVAL of requested 9 foot height variance to increase
the height of the residence from the maximum allowable 25 feet to 34 feet.
Exhibit 1 Page 11 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
X. CRITICAL AREA REASONABLE USE VARIANCE APPLICATION
ANALYSIS, V-08-72:
1. A critical area review of this site was conducted in November 2006 under CRA -06-147
(Exhibit 14). Upon a reconnaissance of the property, it was determined that the property
potentially contains a number of critical areas and further studies were required.
Potential critical areas identified on the site include geologically hazardous areas
(landslide and erosion hazard areas), wetlands, and fish and wildlife habitat conservation
areas.
A number of geotechnical reports and peer reviews of these reports have been conducted
for the subject property, including a geotechnical report prepared for the original
approval of the Lorian Woods PRD. Additional reports have been prepared for the tree
removal application under CU -06-104 and the fill and grade permit applications
BLD -07-834 and BLD -07-833. These geotechnical reports are included in Exhibits 15 —
22.
A wetland report (Exhibit 7) was prepared in support of the Critical Area Reasonable Use
Variance application V-08-72. This wetland report delineated a Category 4 wetland that
covers a significant portion of the property and when wetland buffers are considered, the
entire parcel is impacted by the wetland and/or the wetland buffers. The wetland report
also identified a Type NS (non -fish habitat, seasonal) drainage on the property. The Type
NS stream and buffer is contained entirely within the wetland and/or wetland buffers.
2. ECDC 23.50.040 — Wetland Development Standards
a. Development in wetlands and/or wetland buffers is strictly limited by the City of
Edmonds' Critical Area Ordinance. Specifically ECDC 23.50.040 states that:
i. Activities may only be permitted in a wetland buffer if the applicant can show that
the proposed activity will not degrade the function and functional performance of
the wetland and other critical areas; and
ii. Activities and uses shall be prohibited in wetlands and wetland buffers, except as
provided for in this title.
b. ECDC 23.50.010.E states, "Activities and uses that result in unavoidable and
necessary impacts may be permitted in Category 3 and 4 wetlands and associate
buffers in accordance with an approved critical areas report and mitigation plan."
c. Pursuant to ECDC 23.50.010.F, the standard wetland buffer for a Category 4 wetland
is 35 feet.
3. ECDC 23.90.040.D — Stream Development Standards
a. ECDC 23.90.040.D states that no alteration to a stream or stream buffer shall be
permitted unless consistent with the provisions of this title and the specific standards
for development outlined within ECDC 2390.040.D.
b. Pursuant to ECDC 23.90.040.D.1.f, Type NS streams require a 25 foot buffer.
Exhibit 1 Page 12 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
4. ECDC 23.40.210— Critical Area Variances
a. ECDC 23.40.210.A.2 —Reasonable Use Variance:
A property owner may apply for a reasonable use exception if the application of the
City of Edmonds' critical area ordinance would deny all reasonable economic use of
a property. Pursuant to ECDC 23.40.320 reasonable economic use means:
... the minimum use to which a property owner is entitled under applicable state
and federal constitutional provisions in order to avoid a taking and/or violation of
substantive due process. "Reasonable economic use " shall be liberally construed
to protect the constitutional property rights of the applicant. For example, the
minimum reasonable use ofa residential lot which meets or exceeds minimum
bulk requirements is use for one single-family residential structure.
Determination of "reasonable economic use" shall not include consideration of
factors personal to the owner such as a desire to make a more profitable use of
the site.
Pursuant to ECDC 23.40.210.A.2, a reasonable use exception may be authorized as a
variance only if an applicant demonstrates that:
i. The application of this title would deny all reasonable economic use of a property
or subject parcel;
ii. No other reasonable economic use of the property consistent with the underlying
zoning and city comprehensive plan has less impact on the critical area;
iii. The proposed impact to the critical area is the minimum necessary to allow for
reasonable economic use of the property;
iv. The inability of the applicant to derive reasonable economic use of the property is
not the result of actions by the applicant after the effective date of the ordinance
codified in this title or its predecessor;
v. The proposal does not pose an unreasonable threat to the public health, safety, or
welfare on or off the development proposal site;
vi. The proposal minimizes net loss of critical area functions and values consistent
with best available science; and
vii. The proposal is consistent with other applicable regulations and standards.
b. ECDC 23.40.210.13— Specific Variance Criteria:
ECDC 23.40.210.B further states that a variance may be granted if the applicant
demonstrates that the requested action conforms to all of the following specific
criteria:
i. Special conditions and circumstances exist that are peculiar to the land, the lot or
something inherent in the land and that are not applicable to other lands in the
same district.
ii. The special conditions and circumstances do not result from the actions of the
applicant.
Exhibit 1 Page 13 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
iii. A literal interpretation of the provisions of this title would deprive the applicant
of all reasonable economic uses and privileges permitted to other properties in
the vicinity and zone of the subject property under the terms of this title, and the
variance requested is the minimum necessary to provide the applicant with such
rights.
iv. Granting the variance requested will not confer on the applicant any special
privilege that is denied by this title to other lands, structures or buildings under
similar circumstances.
v. The granting of the variance is consistent with the general purpose and intent of
this title, and will not further degrade the functions or values of the associated
critical areas or otherwise be materially detrimental to the public welfare or
injurious to the property or improvements in the vicinity of the subject property,
and
vi. The decision to grant the variance is based upon the best available science and
gives special consideration to conservation or protection measures necessary to
preserve or enhance anadromous fish habitat.
The critical area report submitted by Wetland Resources Inc. (Exhibit 7) contains
statements explaining how the applicants feel they meet the criteria listed in ECDC
23.40.210.A.2 for a Reasonable Use Variance and the Specific Variance Criteria listed in
ECDC 23.40.210.8.
6. Staff analysis of variance criteria for V-08-72:
a. ECDC 23.40.210.A.2 —Reasonable Use Variance:
i. Deny all reasonable use: The entire site is constrained by a Category 4 wetland
and/or its associated buffer. As a result, the strict application of the critical area
code would deny all reasonable economic use of the subject property.
ii. No other reasonable use: No other reasonable economic use of the property
consistent with the underlying zoning and the city comprehensive plan has less
impact on the critical area.
iii. Minimum necessary:
A. The Lorian Woods PRD CC&R's requires single-family dwelling units to be a
minimum of 3,000 square feet.
B. The proposed residence contains 3,299 square feet of living space
(Exhibit 30).
C. Geotechnical reports restrict how far the slope may be cut into, limiting the
applicant's ability to further avoid the critical area.
D. Given the special circumstances of the site, the Lorian Woods CC&R's, and
the geotechnical reports, the proposed single-family residence appears to be
the minimum necessary.
iv. Inability to derive economic use is not the result of actions by applicant:
A. The development site is a portion of the Lorian Woods PRD,
Exhibit 1 Page 14 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
B. The Lorian Woods PRD was approved prior to the Growth Management Act
and critical area regulations.
C. The existence of critical areas on site and the inability to derive reasonable
economic use of the property are not the result of actions by the applicant.
v. Unreasonable threat to public:
A. The planting plan proposed for mitigation (Exhibits 8 - 9) has been designed
and approved to help stabilize the slope above the development site.
B. The proposed catchment wall and residence will shield properties down grade
from potential landslides.
C. The hydrology of the site will not be significantly altered, nor will water be
quality impaired as a result of the proposed development.
D. The proposed development does not pose an unreasonable threat to the public
vi. Minimize net loss of critical area function and values:
A. The applicant is proposing to construct the minimum size house allowed by
the Lorian Woods CC&R's.
B. The applicant is proposing to mitigate impacts by enhancing the remaining
portion of the on-site wetland and buffer with trees and shrubs as described in
the Planting Plan for Tree Cutting Permit Application file N. CU -06-104 &
One Sequoia Tree (Exhibits 8 - 9).
C. The actions identified above help to minimize the net loss of critical area
functions and values.
vii. Consistency with other regulations: Apart from the critical area regulations and
the requested height variance (V-08-53), the proposal is consistent with other
applicable regulations and standards.
b. ECDC 23.40.210.13— Specific Variance Criteria
i. Special circumstances:
A. The proposed building site is a relatively small lot in the North Meadowdale
area. Surrounding properties are zoned RS -20 or RS -12 (Exhibit 13), which
require minimum lot sizes of 20,000 square feet and 12,000 square feet
respectively. Lot 2 of the Lorian Woods PRD is only 5,897 square feet (6,072
with proposed PRD Amendment).
B. The site is further constrained by steep slopes on the subject property as well
as the adjacent open space to the east. The proposed building site slopes
down to the west at grades ranging from 10 to 50 percent. The steep slopes on
the subject property and adjacent open space, as well as the potential for
landslides, are well documented by numerous geotechnical reports prepared
for the site over the years (Exhibits 15 — 22). Recommendations from the
Geotechnical reports restrict how a single-family residence can be safely
constructed on the property, which further reduces the available buildable area
on the lot.
Exhibit 1 Page 15 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
C. This lot has special circumstance in the slope and size of the lot that makes it
necessary to have a variance to have rights permitted to other properties
within the Lorian Woods PRD and surrounding neighborhood.
ii. Special circumstances not result of applicant actions: The special circumstances
are not the result of any action by the owner or past owner of the property.
iii. Deny all reasonable use: The entire site is constrained by a Category 4 wetland
and/or its associated buffer. As a result, the strict application of the critical area
code would deny all reasonable economic use of the subject property.
iv. Special Privilege:
A. The subject property is one of ten lots approved for residential development
by the City of Edmonds under the Lorian Woods PRD.
B. All residences constructed within the Lorian Woods PRD had to comply with
the CC&R's (including size requirements) recorded with the Lorian Woods
PRD plat.
C. The size of the proposed residence would make it the smallest residence in the
Lorian Woods PRD, and it would be consistent with the size of homes in the
surrounding neighborhood (According to the Snohomish County website).
D. Surrounding Variances.
1. A review of the City's permit system identifies a number of variances
which have been issued in the vicinity of the proposed development.
2. Exhibit 29 displays identified height and critical variances which have
been issued in the vicinity of the proposed development.
3. Most of the critical area reasonable use variances granted in the vicinity of
the proposed project were to reduce the required set back from steep
slopes. One of the variances, V-99-179, permitted the draining of 8,595
square feet of Category III wetland. This proposal would impact 2,934
square feet of Category IV wetland.
4. The size of the proposed residence is generally smaller than other
residences in the vicinity that received critical area reasonable use
variances.
E. The proposed residence is consistent with other residential development in the
area and the granting of the critical area reasonable use variance would not
constitute a special privilege.
v. Granting of variance is:
A. Consistent with this title. The granting of a reasonable use variance for the
construction of a single family residence under the specific circumstances
surrounding this site is consistent with the City of Edmonds critical area
ordinance.
Exhibit 1 Page 16 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
B. Will not further degrade functions or values of associate critical area:
1. The proposed action will result in impacts to the Category IV wetland on
site; however this wetland currently provides a low level of functions and
values.
2. While the proposal will result in the loss of low quality wetlands, the
proposed mitigation will improve both water quality and wildlife habitat
values provided by this area.
3. The proposed plantings will also increase the diversity of species on the
site, provide vegetative structure that is currently lacking, and provide a
source of cover as well as forage opportunities for birds and small
mammals.
C. Not detrimental:
1. The proposed mitigation will stabilize the slope, reduce erosion, and
improve water quality.
2. The proposed residence will not block views of surrounding properties due
to the slope of the land behind the proposed development.
3. The proposed residence should not be detrimental to the public health,
safety and welfare or injurious to the property or improvements in the
vicinity.
vi. Granting of variance:
A. Based on best available science: Pursuant to best available science, the
applicant has applied the mitigation sequencing described in the Washington
State Department of Ecology manual Wetland Mitigation in Washington State
Part 1: Agency Policies and Guidance and provided a justification of the
proposed mitigation plan base on best available science.
B. Special consideration for anadromous fish: There are no anadromous fish
bearing streams in the vicinity of the proposal.
7. Public Comment: To date, no public comment letters have been received.
8. Conclusions and Recommendation V-08-72;
a. The proposal is consistent with the conditions identified in ECDC 23.40.210.A.2, and
strict application of the City of Edmonds critical area regulations would deny all
reasonable economic use of the property.
b. The applicant has sufficiently demonstrated that the proposal conforms to the specific
criteria identified in ECDC 23.40.210.13.
c. Staff recommends APPROVAL of the requested reasonable use variance V-08-72.
Exhibit 1 Page 17 of 23
Isaacson Single -Family Residential Development
File Numbers: 'V-08-53, V-08-72, LL -08-75
XI. MINOR PRD AMENDMENT APPLICATION ANALYSIS, LL -08-75:
As documented throughout this staff report, the proposed development site, Lot 2 of the
Lorian Woods PRD, has some significant development limitations. Given that the Lorian
Woods PRD was approved prior to the enactment of the Growth Management Act and
critical area regulations, these difficult circumstances were not known, or at least not
fully comprehended when the Lorian Woods PRD was approved. Trying to fit a
residence of the size prescribed in the Lorian Woods CC&R's on this small lot with the
steep slope and wetland have proved extremely difficult. In fact, it has become apparent
that the boundary of Lot 2 must be expanded to accommodate the proposed development.
2. ECDC 20.35.110.A —Modifications to approved PRD's
Minor changes to lot lines which do not change the number or orientation of the lots
approved through the PRD process may be authorized if these changes were required by
engineering or public works or are due to circumstances not known at the time the final
plan was approved or if they are located in a portion of the PRD that was already
identif ed for potential minor changes. Minor location, siting or lot line changes shall be
performed through a lot line adjustment between a property owner of a specific lot and
the homeowners' association as the owner of the open space. No change authorized by
this section may case any of the following:
a. A change in the use, intensity or character of the development;
b. An increase in the overall ground coverage ofstructures;
c. A decrease in approved traffic circulation utility; and/or
d. Any reduction in public use or tenant use areas which include but are not limited to
perimeter buffers/setbacks, utility easements, required critical areas open space,
usable open space, off-street parking, loading zones, right-of-way or pavement width.
3. Description of Isaacson Minor PRD Amendment Application
a. General Description: As shown on the Record of Survey (Exhibit 12), the applicants
are proposing to bump out a 50 foot section of the southern lot line 3.5 feet. This lot
line adjustment is the minimum necessary to fit the proposed residence on the site and
will increase the size of Lot 2 by 175 square feet.
b. Number of lots involved: Two lots from the Lorian Woods PRD are included in this
proposed PRD Amendment; Lot 2 (Parcel S on Exhibit 12) and Tract "A" Common
Area (Parcel A on Exhibit 12).
c. Zoning: The subject property is located within the RS -20 Zone (Single -Family
Residential). However, since the property is also within an approved planned
residential development, the conditions of development for the PRD are applied. See
discussion in Section VII above on the Lorian Woods Planned Residential
Development.
Exhibit I Page 18 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
d. Lot area:
i. Proposed lot sizes:
Lot area
Lot area for
for original parcels
proposed parcels
(sq. ft.)
(sq. ft.)
Parcel A (Tract "A") 148,660
148,485
Parcel B (Lot 2) 5,897
6,072
ii. Minimum lot area and width: There are no minimum lot width or area
requirements within the Lorian Woods PRD.
4. Analysis of Minor PRD Amendment Application:
a. Application: Pursuant to ECDC 20.35.110.A, Minor PRD Amendments maybe
approved as a lot line adjustment between the property owner and the homeowners
association. A land use application signed by Brian Isaacson was received
(Exhibit 10) as well as a letter from the president of the Lorian Woods Homeowners
Association in support of the application (Exhibit 11).
b. Compliance with DCDC 20.35.110.A:
i. Unknown circumstances:
Given that the Lorian Woods PRD was approved prior to the enactment of the
Growth Management Act and critical area regulations, these difficult
circumstances were not known, or at least not fully comprehended when the
Lorian Woods PRD was approved.
ii. A change in the use, intensity or character of the development:
The proposed Minor PRD amendment will not change the use, intensity or
character of the development.
iii. An increase in the overall ground coverage of structures:
The proposed Minor PRD Amendment does not increase the overall ground
coverage of structures. The Minor PRD Amendment is necessary for the
development to be consistent with the Lorian Woods CC&R's, which were
approved and recorded with the Lorian Woods PRD.
iv. A decrease in approved traffic circulation utility:
The proposed Minor PRD Amendment will have no impact on traffic circulation.
v. Any reduction in public use or tenant use areas which include but are not limited
to perimeter buffers/setbacks, utility easements, required critical areas open space,
usable open space, off-street parking, loading zones, right-of-way or pavement
width:
The proposed Minor PRD Amendment will not result in the reduction of any
public use or tenant use areas within the Lorian Woods PRD.
Exhibit 1 Page 19 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
c. Required improvements and dedications:
The Engineering Division has reviewed the application and is not requiring any
improvements or dedications.
5. Public Comment: To date, no public comment letters have been received.
6. Conclusions and Recommendation LL -08-75:
a. Significant development limitations exist on Lot 2 of the Lorian Woods PRD.
b. The development limitations were not known at the time the Lorian Woods PRD was
approved.
c. The property owner and Lorian Woods Homeowners Association support the Minor
PRD Amendment.
d. The proposed Minor PRD Amendment is consistent with the requirements of
ECDC 20.3 5.11 O.A.
e. Staff recommends APPROVAL of the Minor PRD Amendment to the Lorian Woods
PRD LL -08-75.
XII. CONCLUSIONS:
1. The subject property, Lot 2 of the Lorian Woods PRD, has special circumstances and
considerable development limitations including steep slopes, wetlands, a small lot size,
and Covenants, Conditions and Restrictions.
2. The underlying zoning is RS -20 of which single-family dwellings are listed as a
permitted primary use.
3. The proposed single family residential development is consistent with the "Single Family
Resource" Comprehensive Plan designation for the site.
4. The proposed development is compatible with the surrounding neighborhood.
5. The proposed residence should not be detrimental to the public health, safety and welfare
or injurious to property or improvements in the vicinity.
6. The requested 9 foot height variance to increase the height of the residence from the
maximum allowable 25 to 34 feet (V-08-53) is consistent with the requirements of ECDC
20.85.010,
7. The requested Critical Area Reasonable Use Variance (V-08-72) is consistent with the
requirements of ECDC 23.40.210.A.2 and ECDC 23.40.210.B.
8. The proposed amendment to the Lorian Woods PRD is consistent with the requirements
of ECDC 20.3 5.11 O.A,
Exhibit 1 Page 20 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
XIII. RECOMMENDATIONS:
1. Based on the analysis and attachments to this report, staff recommends APPROVAL of
the height variance V-08-53.
2. Based on the analysis and attachments to this report, staff recommends APPROVAL of
the critical area variance V-08-72.
3. Based on the analysis and attachments to this report, staff recommends APPROVAL of
the minor amendment to Lorian Woods PRD LL -08-75.
4. Recommended additional conditions:
a. The applicants must obtain all necessary building permits.
b. The applicants must comply with all the terms of any future permits.
c. The amendment to the Lorian Woods CC&R's allowing eaves to extend into the
setback from Lot 1 must be recorded prior to the issuance of building permits.
d. The approved variances 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 time before the expiration and the city approves the
application.
e. Submit Minor PRD Amendment documents to be recorded to the City of Edmonds'
Planning Division for review prior to recording. Documents must have the city's
approval before they can be recorded.
f. The applicant must record the approved Minor PRD Amendment documents with the
Snohomish County Auditor's office.
g. After recoding the Minor PRD Amendment, provide the City of Edmonds Planning
Division with three copies of the recorded documents with the recording number on
them. The City will not consider the Minor PRD Amendment to have been
completed until this is done.
XIV. RECONSIDERATION AND RIGHT TO APPEAL
The following is a summary of the deadlines and procedures for filing reconsiderations and
appeals. Any person wishing to file or respond to a recommendation or appeal should
contact the Planning Division for further procedural information.
1. Request for Reconsideration: ECDC 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
Exhibit 1 Page 21 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
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.
2. Appeals: ECDC 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 applicant and the date of
the decision, the name and address 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 fourteen (14)
calendar days after the date of the decision being appealed.
3. Time Limits for Reconsideration and Appeals: The time limits for Reconsideration's and
Appeals run concurrently. If a request for reconsideration is filed before the time limit
for filing an appeal has expired, the time "clock" for filing an appeal is stopped until a
decision on the reconsideration request is completed. Once the Hearing Examiner has
issued his decision on the reconsideration request, the time clock for filing an appeal
continued for the point it was stopped. For example, if a request is filed on day 5 of the
appeal period, an individual would have 9 more days in which to file an appeal after the
Hearing Examiner issues his decision on the reconsideration request.
XV. PARTIES OF RECORD:
Brian and Cindy Isaacson
114 Second Ave. S
Edmonds, WA 98020
City of Edmonds, Planning Division
XVI. EXHIBITS
Lorian Woods Homeowners Association
Steve Johnson, President
745 Laurel Street
Edmonds, WA 98020
1. Staff Report
2. Lorian Woods Planned Residential Development Plat Map
3. Height Variance Application V-08-53
4. Statement in support of V-08-53
5. Height Variance Site Plans
6. Critical Area Variance Application V-08-72
7. Wetland Report
8. Planting Plan for Tree Cutting Permit Application File No. CU -06-104 & One Sequoia
Tree Removed & Replaced under a new 2008 CUP
Exhibit 1 Page 22 of 23
Isaacson Single -Family Residential Development
File Numbers: V-08-53, V-08-72, LL -08-75
9. Monitoring Plan for Planting Plan
10. Minor PRD Amendment Application LL -08-75
11. Letter from Lorian Woods Homeowners Association
12. PRD Amendment Record of Survey
13. Zoning and Vicinity Map
14. CRA -2006-0147
15, Geotechnical Report: Terra Associates, Inc. June 6, 1989
16. Geotechnical Report: Terra Associates, Inc. September 14, 2005
17. Geotechnical Report: Landau Associates February 17, 2006
18. Geotechnical Report: Terra Associates, Inc. August 7, 2006
19. Geotechnical Report: Landau Associates December 28, 2006
20. Geotechnical Report: Terra Associates, Inc. March 31, 2008
21. Geotechnical Report: Terra Associates, Inc, July 8, 2008
22, Geotechnical Report: Landau Associates July 22, 2008
23. August 28, 2008 letter of incompleteness
24. MDNS for Lorian Woods PRD
25. DNS for CU -06-104
26. Adoption of DNS for CU -06-104
27. Hearing Examiner Recommendation on Lorian Woods PRD
28. Proposed Lorian Woods CC&R's amendment
29. Variance Map
30. Area calculations for proposed residence
31. Public notice affidavits
Exhibit 1 Page 23 of 23
Isaacson Single -Family Residential Development
File Numbers: 'V-08-53, 'V-08-72, LL -08-75