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Jan 2014 Materials.pdfJanuary 10, 2014 Kernen Lien JAW "i'' 44 1 0 ZU1�¢ Senior Planner PLANNING p City of Edmonds Et T 121 5 h Avenue North, 2nd Floor Edmonds, Washington 98020 VARIANCE APPLICTION - 742 DALEY STREET, EDMONDS, WASHINGTON Mr. Lien: The following document is the updated variance application for the property located at 742 Daley Street, Edmonds, WA 98020 (the "Property"). This document is a continuation of the variance application process that started with the initial submission dated June 20, 2013, and several responses leading up to the last submission dated December 26, 2013, which contained the proposed site plan based on the informal design review working sessions with the City Attorney and Planning Department in November and December 2013. Variance Application Summary The variance application has been prepared to support the construction of a single family residential house on the Property. The Property is 10,454 square feet (SF), and is zoned single-family urban development on minimum 6,000 square foot lots (RS-6). The Property is located within the riparian buffer of Shell Creek, and contains a steep slope. Shell Creek was classified by Landau Associates in August 2006 as a Type F nonanadromous fish -bearing stream at the Property, but salmon were observed in Shell Creek at the intersection of 7 h Avenue North and Carol Way in November 2012. This variance application assumes there are no debris or blockages in Shell Creek from the location of the observed salmon to the Property, and the Property is classified as a Type F - anadromous fish -bearing stream. This requires a 100-foot buffer per the Edmonds Community Development Code (ECDC), and strict enforcement of this buffer would make the site unbuildable. Variance Application Request The variance application requests a reduction in the buffer width west of Shell Creek to allow for access to and the construction of a single family residence, per the vested reasonable economic use provision found in ECDC 23.40.320. There is also a second request to increase the maximum building height from 25 feet to 35 feet, which would allow the applicant to build a house with a minimum footprint of 720 square feet, and reduce the impact to the Property and critical area buffers. Reasonable Economic Use This variance application was submitted prior to the suspension and subsequent alteration of the reasonable economic use definition, and is vested under previous definition which was provided in ECDC 23.40.320, and is defined below. "Reasonable economic use(s)" 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 742 Daley Street Variance Application Page I 1 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 of a 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. Per this reasonable economic use definition, the applicant is entitled to a single-family residential structure and those rights enjoyed by other property owners in the vicinity with the same zoning. Working Session Results The applicant held two informal design review working sessions with the City Attorney and Planning Department on November 13, 2013 and December 11, 2013, and was provided constructive feedback that has been incorporated into the house design to minimize impact to the Property and its critical buffer areas, while meeting the requirements of the reasonable economic use definition. The site plan showing the proposed residence on the Property is included in Attachment A, and the following bullets summarize the results of the working sessions and proposed critical area buffer. ® Lot size: ® Site area occupied by Shell Creek: ® Critical area buffer: ® Total area devoted to natural habitat preservation: ® Reduced impact from cantilever: ® Reduced impact from overhang: ® Total site area with no/limited impact: ® Building foundation foot print: ® Garage orientation: ® Total building living space: ® Height of building: 10,454 SF 706 SF 5,398 SF (51.64% of lot size) 6,104 SF (58.39% of lot size) 496 SF 397 SF 6,997 SF 720 SF Tandem 2,970 SF 35 FT The informal design review working sessions resulted in a building plan that reduces the impact to the site through the introduction of cantilever and overhang design elements, increases the critical area buffer to 5,398 SF, and minimizes the building foot print to 720 SF. This 5,398 SF critical area buffer does not include a fifteen foot setback, and this setback has been removed to devote any portion of the Property beyond the roof line of the cantilever and overhang to the critical area buffer, per the site plan in Attachment A. This proposal allows the applicant to construct a single family residence consistent with the current development trends in downtown Edmonds, but includes an increase in the maximum building height from 25 feet to 35 feet to accommodate for the changes. Proposed Single Family Residence The proposed structure has the minimum footprint required for a new single family residence in the RS-6 zone. The table of site development standards located in ECDC 16.20.030 dictates that new residences in the RS-6 zone are required to have two minimum parking spaces. The proposal includes the minimum two parking spaces in a tandem orientation, and when factoring in the area required for circulation and stairway access to the upper floors, the total footprint is 720 square feet. The tandem garage provides for a larger critical area riparian buffer from Shell Creek to the east, and minimizes the disruption to the western slope. 742 Daley Street Variance Application Page 12 The proposed single family residence has 2,970 square feet of living space, which is less square feet than the average house built after the year 2000 in immediate neighborhood, and in the City of Edmonds as a whole. The table included in Attachment B shows the number of house sales and average living square feet for detached single family residential (SFR) properties for the neighborhood code (NC) 1605001 and the City of Edmonds, grouped by decade. This data was collected from the Snohomish County Tax Assessor website on November 27, 2013, and was obtained through a bulk data download for all electronic sales records available in the public domain. The download resulted in 3,163 sales records, and this data shows the average house size in Edmonds has increased by approximately 100 square feet per decade since 1900. The average square feet for a SFR house in the City of Edmonds from the year 2000 to present is 3,115 SF, and in downtown Edmonds (NC 1605001) is 3,534 SF. At 2,970 square feet, the proposed residence is 145 square feet less than the average new SFR house for the City of Edmonds, and 564 square feet less than the average new SFR house in downtown Edmonds, where the Property is located. The proposed single family residence is therefore consistent with current development trends, and the variance application proposal is not a grant of special privilege, rather it is a use allowed to other property owners in the vicinity. Request to Increase the Maximum Height In order to reduce the footprint of the proposed residence to 720 SF, and provide for greater critical area buffers, the variance application proposal includes increasing the maximum building height from 25 feet to 35 feet. This increase in the building height allows for three stories above grade, and transfers all living space that would otherwise be allocated to the ground floor to the second and third floors. Without this variance the building footprint would have to be increased to approximately 1,690 SF to provide the applicant with a use allowed to other property owners. The proposed structure transfers the living space otherwise allocated to the ground floor to the upper floors through the use of cantilever and overhang design elements. The building design includes cantilevered second and third floors eight feet east of the garage foundation wall. This element allows 496 square feet of the Property to have limited impact. The structure also includes an overhang twenty two feet south of the garage foundation wall, and utilizes two columns to support the upper floors. This element allows an additional 397 square feet of the Property to have limited impact. Together, 893 square feet of the Property will have reduced impact from utilizing good design principles. The increase in the maximum height to 35 feet will not negatively impact neighboring properties. The natural topography on Daley Street includes a slope that begins on the Property, and extends for several parcels west of the Property. The height of the slope currently blocks any view corridors that would otherwise be afforded to neighboring properties to the east, and the parcels to the west of the Property are improved with two story houses that would also block any future view corridors should the neighboring properties to the east decide to add additional floors to the existing structures. Grade for the proposed structure is currently estimated at 112 feet above sea level, and with a building height of 35 feet the total elevation will be approximately 147 feet above sea level. The grade for the parcel immediately to the west is estimated at 130 feet based on the 742 Daley Street property survey, and includes a two-story house. The final elevation for this property is estimated to be 150 feet above sea level. At completion, the proposed residence will not have a greater height that the adjacent property to the west. Update to Buffer Planting Plan The 5,398 square foot critical area buffer will include a buffer planting plan that will generally match those identified on Figure 3 of the Landau Associates 2006 Report, which is included in Attachment C. 742 Daley Street Variance Application Page 13 Revised plant quantities will be determined based on City approval of the variance. The planting plan will include a mix of native trees and shrubs that will improve the functions of the riparian Shell Creek habitat, and will maintain the intent of the original mitigation plan as described in Section 3.2 and Section 4.3 of the Landau Associates 2006 Report. Next Steps Should the Planning Department have any additional questions or information requests following their review of this document and its attachments, please do not hesitate to contact me. I appreciate the Planning Department's continued assistance throughout this variance application process, and the efforts of everyone who has contributed to this review thus far. Sincerely, /lam- /V%'L-- Jordan Schenk Variance Applicant Enclosed: Attachment A: Proposed Site Plan dated December 26, 2013 Attachment B: Snohomish County Tax Assessor Sales Records Table dated November 27, 2013 Attachment C: Figure 3 from the Landau Associates Buffer Mitigation Plan dated October 5, 2006 742 Daley Street Variance Application Page 14 RIM=98.30 \ INTR I_EVEI_=89.16 -SD ATTACH E T A S J 8" PVC W IE=95.55 JD�nH SD SD SD—�j / W p \ � o \ \ TOP OF \ \ ` o0X CUy'dERT 1 \ \ g6 I / � 89.55'52"E 90.00 FND RR CAP 1 \ RA .. � S, 9 \ 1 C S0�94, • Wq0 \ 48F 1 12 s \ \ \ O s \ l \ 8F i \ \ BRIDGE TO TOP\ \ \ •\ \ \ \ OF CULVERT A A I 119 SF OF PERMANENT \ \ \ \� EAST OF BUFFER \ 14F \ I EXTENT OF GABION WALL - \ SLC E TO MATCH DRIVE + 12'� \ 28C \ \ VER 26 HAI OF BUILDING ABOVE\ \ `• 1 PROPOSED BUFFER o \ \ \ \ 496 SF OF OVERHANG �\ \ 0 EAST OF BUFFER \ g \ o \ \ 5,398 SF EAST OF BUFFER01 \\ I \ \ \ \OC i \ \ 8A \\ \ v I \ a \ \ 10ACTI . \I ' \ \ \ \ •\ \ ' \ \ *10A 8 4— 2A AVERAGE EXISTING GRADE \ \ \ \ \ i ROUND PERIMETER OF THE \ II \ \ \ \ ` 1\ •\ BUILDING =110'-5". MAX PR POSED BUILDING HEIGHT IS14\ *8 ,gyp A I 37.5' B0U DARY FROM EDGE OF CREEK 397 SF OF OVERHANG WEST OF BUFFER \ \\ ` ` \ \ 50O ' B \ DARY FROA�I\ 1 I \ 1 ".•+'r` ` • \ EDGE 0 CREEK .�. 110 REAR Y D SETBACK FND REBAR & CAP LS#16109 1F� 1 I I \ \ N0.00, W0.04 `' I I I � 16C �I o\�I FND REBAR & CAP / LS#16916 42\ .\ \ N0.01, W0.03 N \• 5'52''E _• 0.0� — — — _ \ _ RO KERY I 0 / Im PROPOSED SITE PLAN 10_ ��A SCALE: 1'=10' PLANNItr 4"'+. ATTACHMENT B SNOHOMISH COUNTY TAX ASSESSOR 111 Single Family Residence - Detached All Sales on Record - 1/1/2008 to 11/27/2013 Neighborhood Code 1605001 Edmonds Decade # Records Avg House SF # Records Avg House SF 1900 3 2,252 8 1,966 1910 7 1,873 21 2,307 1920 11 1,813 40 1,942 1930 4 2,011 46 2,214 1940 26 2,085 172 1,700 1950 91 2,136 697 1,766 1960 98 2,788 753 2,179 1970 61 2,979 515 2,378 1980 46 2,550 320 2,381 1990 25 3,035 228 2,638 2000 35 3,622 276 3,131 2010 10 3,225 87 3,065 Total 417 3,163 3,750 3,500 u 3,250 3,000 2,750 - 2,500 NC 1605001 a2,250 ,. Edmonds v� 2,000 1,750 1,500 0 0 0 0 0 0 0 0 0 0 0 0 O - N M It W) \D t- 00 O C� O,, ON C� O\ ON ON ON ON ON O O Decade ATTACHMENT C Species Specifications Symbol Scientific Name Common Pot Size Average` Spacing Total Name Plants Deciduous Shrubs and Small Trees 51 Q Corylus comuta — Western hazelnut 1 gal 5' 3 O Sambucus Red racemosa eiderber 1 gal 5' 3 Q Symphodcarpos albus Snowberry 1 gal 5' 3 Lonicera Black involucrata twinberry 1 gal 5' 3 Western S Matus fusca crabapple 1 gal 5' 3 Mahonla 0 (Berberls) Tall Oregon 1 gal 5' 10 a uifolium grope Rubus Saimonberry 1 gal 5' 10 s ectabilis © Rosa Bald -hip rose 1 gal 5' 3 mnoca a 0 Rosa nulkana Nootka rose 1 gal 5' 3 Myrna Pacific 1 califomica wax-m rile gal 5' 3 Comus Red -osier C stolonifera do wood 1 gal 5' 4 ©oemferia Indian plum 1 gal 5' 3 cerasi ormis Deciduous Trees 12 }' Populus Black stake: 2" / balsamifera cottonwood diameter>3' 4' 4 Ion }r Salix lucida stake: 2" / (lasiandra) Pacific willow diameter>3' 4' 4 Ion stake: 2" salix sitchensis Sitka willow diameter>3' 4' 4 long Evergreen Trees 15 Pseudotsuga Douglas fir 2 gal 8' 3 menzles# Western redcedar ThuJa plicata 2 gal 8' 3 Abies grandis Grand fir 2 gal B' 3 Picea sitchensls I Sitka spruce 2 gal 8' 3 Tsuga!western heterophylla hemlock 2 gal 8' 3 EmergentslGround Cover 90 A® Aruncus dlofcus s Ivester Goat's beard 4" pot clustered 30 FV Frovesca Woodlandgaria 4" pot clustered 30 strawber AF Aquilegia Red 4" pot clustered 30 columbine 'Work around all existing native vegetation. Assemblage 1 Detail Aquilegia formosa A Su / " t P 0 . Aruncus dioicus (sylvester) Fragaria vesca Lonicera Ovolucrata Malus fusca Myrica califomica oemleria cerasiformis Picea sitchensls Rosa nulkana Rubus spectabilfs Sambucus racemosa Symphoricatpos albus ThuJa plicata Tsuga heterophylla Assemblage 2 Detail Abies grandis 0 F FVrF �� A(� FV,� Aquilegia formosa Aruncus diolcus (sylvester) Corylus cornuta Frogaria vesca Mahonla (Berberis) aquifolium Oemleda cerasiformis Picea sitchensls Rosagymnocarpa Symphoricarpos albus ThuJa plicata Tsuga heterophylla Assemblage 3 (along stream edge) Populus balsamifera Salix lucida (lasiandra) Salix sitchensls Comus stolonifera Notes 1. Assemblage patterns are to be repeated throughout the areas noted on the figure. 2. Spacing may be clustered in areas of less dense native cover. Do not remove any woody debris, downed wood, stumps or brushpiles during plant installation. Base map source: PCSI Design 2006, Tri-County Land Walcker Buffer Mitigation Plan Edmonds, Washington eying 2005 __—] Figure Planting Plan ATTACHMENT C O O N v rn W y5 i0 3 LANDAU ASSOCIATES DALEY ST.