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N IV CORNER AT 158TH ST S W & 75TH PL W.pdf0 • ( (t t EXHIBIT Z' FILE�F V.- DATE CITY OF EDMONDS FEE !HEARING EXA;IINER RECT �1 APPLICATION FOR VARIANCE APO'S r RA Ma-� TLES 14)6 HEARING DATE: APPLICANT NOFTv 110A4e5 IAJG_ ADDRESS pO. goX /,e/03 CITY & ZIP M00©/�tJl/�LL IVA `P8107Z PHONE �f03 3871 INDICATE TYPE OR DEGREE OF INTEREST IN PROPERTY ARGN, t7P54AL9A dpr eW-A5GT' LOCATION OR ADDRESS OF PROPERTY Ai tti GORAIE.2 AT /SF� sT s,»/ 7SrP�. 1V. LEGAL DESCRIPTION OF PROPERTY VARIANCE REQUESTED: Sl D8 YA14/> SE T 13AGK GHA�E , AO 2 S FT,T_ 17 !e 7- 7 0 .5" �ler. 7 F'7 AN A /=RONT Y-WRO SET BAG � ©r as Fr FOR OFFICE USE ONLY: USE ZONE: ZONING ORDINANCE REQUIREMENT: 6-,m, 5:Ot �(Nt2e7� �T�� lG�tu:tJt,vtu 1 Release/Hold Harmless Agreement The undersigned applicant, his heirs and assigns, in consideration for the City processing the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages and/or claims for damages, including reasonable attorneys` fees, arising from any action or inaction is based in whole or in part upon false, misleading or incomplete information furnished by the applicant, his agents or employees. Permission to Enter Subject Property The undersigned applicant grants his, her or its permission for public officials and the staff of the City of Edmonds to enter the subject property for the purpose of inspection and posting attend n,, o this application. SUffrature of Applicant, Owner or presentative 13 DECL.ARr',TIOP'S OF APPLICANT Please answer all questions 1. What are the physical characteristics, (i.e. topography, shape of lot, etc.) which create a hardship for you in regard to development of your property? A �x�sr�,y� 5�T • l3AGKs REsuG.T /N AiU AGC!?tV.�l1�'L� /3G Qer A teszA D,AJ Y- 3-0 tv'//D !3 �^NE t yr c�Roas y�•C (� .+oP.pRox 3 S!o - ev0/a _ A�T'E✓? Tt/E F 5 T S'O - © /.V FRo 76" FL . tV, 2. How does your property differ from other property in the same vicinity? A / r / s e A 7- A C©4Ne.e 3. Will this variance be detrimental to the public or damaging to other property or improvements in the vicinity? A A10 jr W't1,G. ge A /3EitJ/�/T 4. What hardships will result to you if the variance is not granted? Will these hardships have been caused by your own action? 1V rrNE PAo,4€e e 7' f i ✓/ L L NAOT' BE AiV/� tV/LL /3� tVOAZTHGESS �S TO 7*42' /3 7'NE RESGIdT/itic; f/.V.et�SN/F' i✓/LG A07 34 7"t1E RESPOiVS//3!G(TY of tfO+cTO h�onr�s /Auc. o/t 74E5 IA-�C— S. Can you make reasonable use of your property without the variance? AJ O 13 i I VARIANICE PEtqD. Z -o Ln Z I c r n ri `n C) b Z 0 V,. j I L `\ �,\L ���, ��( ((' J'"%'jam 'i,'•�-' �✓• � - - EXHIBIT 5 Topographic Map .l ILJ AI it C . 1 O SUBJECT ( ,—, �] \�� \ \• AREA 44 Z. i + 1. j 1 I. .�'• ;I �1 '1 + j �� � , - trl t t t( i j• ,.- ------ ,boo_ � - EXHIBIT" 6� f LINE � � p1Z01 oSE� i •House. Ryyoo� Y VAR IAMCC REQURED 17 SETBACKS 5� u • �.1AMlS POD `P%l ' 2irSSES t ' C� 1�p(1�L�y Cxa...L�` t�•xtF1w �IJ EXHIBIT l� •�`s S...�ssc►� \57zz. --7s� Yt . ��-=cs-r �,.:.-xis. � v.�1 . 2. ►=Zn`�Y G. Ncxzs- t57oto - ism P(. u-)QSr 3 . zaw C . Racy- (oto20 p, SIw . �. idg47l�s Rix? �fLC�C MFBS� %S(&Z --7S-D1 P• WC -sr eom QOC6, � 1..]l'�,c1-� t. 4.�ci.Sc�+.3 15!'2`'� `? 5'R< Q�. » c�rna•-�c�6 � W W . („ D.4►. A �."y�.?S.i�rt ,�(—�..r ... '..rw�-3.u......�u...^uuxuw—. ._..�.,. ».....e�.e.... ...a�...l.. a.J...�t...9S'ii.uwu......' y..u....a....». i Grady Helseth Resident/Owner 12733 Lake City Way N.E. 15714-75th Place W. Seattle, WA 98125 Edmonds, WA 98020 Terry Walker Harrison Jewell Raincastles Inc./Hofto Homes P.O. Box 17481 P.O. Box 1403 Seattle, WA 98107 Woodinville, WA 98072 D.H. Caryl/Resident Jes Jessen/Resident 15701-75th Place W. 15722-75th Place W. Edmonds, WA 98020 Edmonds, WA 98020 Norman & Doris Nelson/Res. U.S. Bank/Commerce Mtg. 15729-75th Place W. Jessen, Jessten #0740012521765 Edmonds, WA 98020 P.O. Box 3347. Portland, OR 9.7208 Resident/Owner William & Joyce Bass, Jr. 15721-75th Place W. 13503 Northshire Road N.W. Edmonds, WA 98020 Seattle, WA 98177 Resident/Owner Resident/Owner 15725 75th Place W. 15820-75th Place W. Edmonds, WA 98020 Edmonds, WA 98020 Robert Lantz, Jr. Mr. Gil Thiry 14227-47th Avenue W. c/o Manor Market Edmonds, WA 98020 3609-164th Street S.W. Lynnwood, WA 9.8037 Resident/Owner Joch Peck 15706-75th Place W. 2404-234th Place S.W. Edmonds, WA 98020 Brier, WA 98036 Jean Riggle Gladys & Irene Northfield 7 Highland Drive #202 15821-75th Place W. Seattle, WA 98109 Edmonds, WA 98020 it i I R 0 O'l OE 9DMQ_ND9j City of Edmonds ary McComasFire/'. M. INTER -OFFICE CORRESPONDENCE) G'.- ' Bobby. Mills P.W. Dan.Smith/Jerry Hauth Engineering, Duane'Bowman 10/8/86 TO FROM DATE SUBJECT V-31-86 VARI.ANCEJO REDUCE SIDE 'YARD.SETBACKS'TO 5' ON THE SOUTH.SIDE AND'71 ON THE NORTH -SIDE' FOR"PROPERTY LOCATED ON THE NORTHWEST CORNER'OF 75TH;PLACE W. AND 158TH'STREET S-W. '(RS-20) CODE REQUIRES THE SUM OF"SIDE YARDS TO BE 35' WITH A 10- MINIMUM ON EACH SIDE. HEARING DATE: NOVEMBER 69 1986 PLEASE RESPOND WITH YOUR COMMENTS NO LATER THAN OCTOBER 24, 1986. THANKS. RECEIVED OCT 8 1986 F-DMOND9 FIRE DEFT. 0 �'^ r ;ii;. s. +'.�..�,•�'a "_�. ,. _..�5..., Sit:. -' RLuE1VE OCT 131986 CITY OF EDMONDS F?EC�rI��D ; City of Edmonds si Gary McComas . Fire M. INTER -OFFICE CORRESPONDENCE �§oAy Mil ls,= P.W. fDan Smith/Jerry Hauth -,Engineering Duane'Bowman DATE 10/8/86 n TO FROM SUBJECT V-31-86 VARI•ANCE'TO REDUCE SIDE YARD .SETBACKS TO 5' ON THE SOUTH .SIDE AND 7' ON THE NORTH.SIDE FOR'PROPERTY LOCATED ON THE NORTHWEST CORNER OF'75TH PLACE W. AND 158TH'STREET S:W. "(RS-20) CODE REQUIRES THE SUM'OF­SIDE YARDS TO BE 35' WITH A 10' MINIMUM ON EACH SIDE. HEARING DATE: NOVEMBER•6', 1986 (YOUR COMMENTS NO LATER THAN i -A" zD 4 • K, f� as 0 RECEIVED OCT 8 1986 City of Edmonds ENGINEERING Gary McComas - Fire M. INTER -OFFICE CORRESPONDENCE _ Bobby Mi:lIs:- P.W. �,Aan Smith/Jerry Hauth - Engineering Duane'Bowman 10/8J86 FROM DATE SUBJECT V-31-86 VARI•ANCE'TO REDUCE SIDE YARD',SETBACKS'TO 5''ON'THE SOUTH .SIDE AND'7' ON THE NORTH -SIDE ' FOR'PROPERTY LOCATED ON THE NORTHWEST CORNER OF 75TH PLACE W. AND 158TH'STREET S. CODE REQUIRES THE SUM OF SIDE YARDS TO BE 35' WITH A 10' MINIMUM ON EACH SIDE. HEARING DATE: NOVEMBER'6, 1986 PLEASE RESPOND WITH YOUR COMMENTS NO LATER THAN OCTOBER 24, 1986. THANKS. i r PROPERTY ADDRESS AND LOCATIO w ZONE DISTRICT THE HEARING WILL BEGIN AT-` ** o �• •M., IN THE PLAZA MEETING ROOM, LIBRARY BUILDING, 650 MAIN STREET, EDMONDS, WASHINGTON. IF YOU WISH TO COMMENT ON THIS PROPOSAL, YOU MAY COME TO THE HEARING AND SPEAK. YOU MAY ALSO WRITE A LETTER STATING YOUR VIEWS WHICH WILL BE CONSIDERED AT THE HEARING. PLEASE ADDRESS THE LETTER TO THE PLANNING DEPARTMENT AND INCLUDE THE ABOVE FILE NUMBER. IF THE ITEM IS CONTINUED TO ANOTHER HEARING BECAUSE THE AGENDA IS NOT COMPLETED, OR i FURTHER INFORMATION IS NEEDED, THE DATE OF THE CONTINUED HEARING WILL BE ANNOUNCED ONLY, AT THE MEETING. ADDITIONAL INFORMATION MAY BE OBTAINED AT THE PLANNING DEPARTMENT, 250 FIFTH AVENUE NORTH, EDMONDS (PHONE 771-3202, EXTENSION 252). THE REMOVAL, MUTILATION, DESTRUCTION, OR CONCEALMENT OF THIS NOTICE BEFORE THE DATE ARM IN Lowl OF THE HEARING IS A MISDEMEANOR PUNISHABLE i z1,� ae BY FINE AND IMPRISONMENT. fi, al THIS NOVICE MAY BE REMOVED AFTER �� j� AFFIDAVIT OF POSTER STATE OF WASHINGTON ) ) ss. COUNTY OF SNOHOMISH ) FILE NO. V~ 31 —T& APPLICANT?iAik)646:CA!5/t Wra 'bo �, jpLOMAA) being first duly sworn, on oath, deposes and says: That on the 2,3 RD day of C)C;-,oeF(Z 19 the attached Notice of Decision was posted as prescribed by Ordinance, and in any event, in the Frances Anderson Center and Civic Center, and where applicable on or near the subject property. Signed Subscribed and sworn to before me this day of 1qy' . Notary Public in and for the State of Washington. y' Residing at MY COMMISSION EXPIRES 6.16.89. n FILE N0. APPLICANT��lkA5"f�£5/i�FfoNoS AFFIDAVIT OF MAILING STATE OF WASHINGTON ) ) ss. COUNTY OF SNOHOMISH ) V -- GOomA+) being first duly sworn, on oath, deposes and says: That on the 23 ✓L0 day of c)(11-ro�,2 , 19 ` a , the attached Notice of Decision was mailed as required to adjacent property owners, the names of which were provided by the applicant. Signed Subscribed and sworn to before me this c3 day of 191 Notary Public in and for the State of . Washington. Residing at'` MY COMMISSION EXPIRES 6.16!89. .y� �- t r .� y �.,........_ I_.y„_............w::a.,�..x,...4s.U._..-- �.._. �'�._........,......w:a.a._....___f_ � y ......� y} THIS PACKET MAIL!MT HEARING EXAMINER 10/30/86 EXHIBIT LIST V-31-86 EXHIBIT 1 - STAFF REPORT EXHIBIT 2 - APPLICATION/DECLARATIONS EXHIBIT 3 - PLOT PLAN EXHIBIT 4 - VICINITY MAP EXHIBIT 5 - TOPOGRAPHIC MAP EXHIBIT 6 - V-38-80 PLOT PLAN 0 r EXHIBIT 1 STAFF REPORT TO THE HEARING EXAMINER FILE: V-31-86 HEARING DATE: November 6, 1986 I. REQUESTED ACTION: Variances to reduce the required 20' south street setback to 5' and to reduce the required 10' north side setback to 7' at 15730 75th P1. W., Edmonds. II. APPLICANT: Raincastles Inc. & Hofto Homes, Inc. Attn: Terry Walker P.O. Box 1403 Woodinville, WA 98072 III. LEGAL DESCRIPTION: The south 45' of Lot 7, Block 28, Plat of Meadowdale Beach according to the plat recorded thereof in Volume 5 of Plats, Page 38, records of Snohomish County, Washington, together with that portion of vacated street located to the west on and adjoining attached said lot by Operation of Law. IV. STAFF FINDINGS AND CONCLUSIONS: A. Description of the Subject Property and Surrounding Area The subject property is located on the northwest corner of the intersection of 75th P1. W. and 158th St. S.W. in the north Meadowdale area of Edmonds. The lot is very narrow and contains 8,550 square feet. The property slopes in a step step fashion from east to west. Presently, there is a dilapidated house located on the eastern plateau. A relatively level lawn area is located below the house, with the remainder of the property sloping downward to the Burlington Northern Railroad tracks. In February 1981, the Hearing Examiner granted this same variance to Malcolm Jenkins, under file #V-38=80. Surrounding development is single family residential to the north and east. To the south, the land is undeveloped. Puget Sound is to the west. a i Staff Report V-31-86 t Page 2 B. Official Street Map Proposed R/W Existing R1W East - 60' 40' South - 158th St. S.W. 30' 30' The Official Street Map indicates that a 10' dedication is required along 75th P1. W. C. Conformance to Chapter 20.85.010 1. Special Circumstances Special circumstances do appear to exist in this particular case. The lot is a corner lot and is very narrow. Compliance with the required setbacks would produce a 5' x 140' building pad. 2. Special Privilege Given the circumstances of the lot, the proposed variance does not appear to represent a grant of special privilege. 3. Comprehensive Plan The Comprehensive Policy Plan map designates the subject property and surrounding area as Low Density Residential. Further the property is designated as an environmentally sensitive site due to potential landslide hazards. The proposed variance, as conditioned, does not appear to conflict with the purposes of the Comprehensive Plan. 4. Zoning Ordinance The subject property, as well as the surrounding area, is zoned RS-20. The proposed variance does not appear to conflict with the purposes of the zoning ordinance and the RS-20 zone district. 5. Not Detrimental 13 Staff Report V-31-86 1 Page 3 The proposed variance does not appear to pose any significant impact to the public or to any near by private property or improvement. 6. Minimum Variance The requested variances do appear to represent a minimum variance request. V. STAFF RECOMMENDATION: It is the recommendation of the staff that V-31-86 be approved, in that it does conform to the review criteria of Chapter 20.85.10, subject to the following conditions: 1. Due to the environmentally sensitive nature of the site, at the time of building permit application , a complete environmental assessment in compliance with SEPA shall be made. 2. The Applicant/Owner shall obtain a building permit and comply with all permit conditions. 3. Dedication of the required 10' along 75th P1. W. shall be required prior to issuance of any building permit. -.: �.� t 4.,�u i ,. ..._.w..x..:.'.. .......A'w.... ..._ . .......,.,-+.....__. a•..u. «...u.i..o:.txitirw.:.�l...rd3'•�u...:.................�..a..:..+...;.::a,.�..,..r.,.,.a...._...v........eiy.:.u-..c•...s, ��3L-+.:eYiuS.'„S kLi+�rn�.wdau•4xg..; r»;z.: osae�f;�:. 1 PLEASE PRINT YOUR NAME AND ADDRESS BELOW IF YOU WISH TO SPEAK ON THIS ITEM AND/OR WISH TO RECEIVE A COPY OF THE HEARING EXAMINER'S FINDINGS OF FACT V-31-86 RAINCASTLES INC./HOFTO HOMES Variances to reduce the required south street setback from 25' to 5' and to reduce the required 10' north side yard setback to 7' for proposed residence at 15730 75th Place W. NAME ADDRESS 1 CITY O F E D IVI O N D S LARRY S. NAUGHTEN C MAYOR 250 51h AVE N. • EDMONDS. WASh11NG1ON 96020 • (206) 771.3202 ✓' HEARING EXAMINER FINDINGS AND DECISION OF THE HEARING EXAMINER OF THE CITY OF EDMONDS IN THE MATTER OF THE APPLICATION FILE NO: V-31-86 OF RAINCASTLES, INC. AND HOFTO I•IOMES, INC. FOR APPROVAL OF A VARIANCE DECISION: The variance is subject to the conditions listed. INTRODUCTION Raincastles, Inc. and Hofto Homes, Inc. P.O. Box 1403, Woodinville, Washington, 98072, and hereinafter referred to as Applicants have requested the approval of a variance for the reduction of the street setbacks at 15730-75th Place West, Edmonds, Washington, and more particularly described as: The south 45 feet of lot. 7, block 28, plat of Meadow - dale Beach, according to 'the plat recorded thereon in volume 5 of plats, page 38, records of Snohomish County, Washington together with that portion of vacated street located to the west on an adjoining attached said lot by operation of law The specific variance request is for a reduction of the 25 foot south side street back to a 5 foot street back and the reduction of the required 10 foot north side setback to a 7 foot side setback. A hearing on the request was held before the Hearing Examiner of the City of Edmonds on November 6, 1986. At the Hearing the following presented testimony and evidence: Duane Bowman, Planning Department, City of Edmonds, Edmonds, Washington, 98020; Terry Walker, P.O. Box 1403, Woodinville, Washington, 98072. ( 1 ) ■ At the Clearing, the fol.lowing exhibits ware Awitt.ed and submitted as part of the ofli.c.ial record of these p.r: adi_ngs; Exhibit 1 - Starr Report Exhibit 2 - Application/Declarations Exhibit 3 - Plot Plan Exhibit 4 - Vicinity Map t Exhibit 5 - Topographic Map Exhibit 6 - V-38-80 Plot Plan':' Exhibit 7 - Malcolm Jenkins Variance Granted in 1980 After due consideration of the evidence prt.�..t:!nted by the applicants; evidence elicited during the public hearing; and, as a result of personal inspection or the subject property .-tnd surrounding areas by the Hearing Examiner the following Iind.i.iigs of Fact and Conclusions constitute the basis of the decisions of the Hearing Examiner. i" FINDINGS OF FACT 1. The applicant has requested the approv.il or variances for the reduction of setbacks on property locat.c,d at 15730-75th Place West, Edmonds, Washington. The spec:i.f Lc..- rucluests are for a reduction of the r.aquir.ed 25 foot stroot- setback to a 5 root setback and the raducti.on of the reyuic-4:0 l.0 foot north side setback to a 7 foot. setback. (Staff jcjort and Bowman Tust-.imony) 2. The subject property is zoned RS-20. ::c t..i.oi; 16.20.030 Edmonds Community D,,velopment Code (ECBU) establishes L-ho minimum street Sr-thcick for RS-20 proiwrty as 25 feet.. 'rho same sectiun Also est.abli.shes the minimum side setback as 10 feet. The applicant is seeking v_t:icinces of these standards to allow a 5 foot street si.�tb,ick and a 7 foot side setback. (EC1JC, St.aEf Report) . 3. 1n order for variance to be granted w.i.ti�in the City of Edmonds criteria as set forth in sec-tion 20.85.010 ECDC must be satisfied. That criteria includes: A. Because of special circumstances i-(A.,.iting to the property, the strict enforcement.:)i the zoning ' ordnance would deprive the owner (a use rights and privileges permitted to other properties in the vicinity with the same zoning. 13. The approval of the variance would not be a grant or special privilege to the property .in comparison with :s r the limitations upon other properti.1-:: in the vicinity with the s:une zon i rag . C. The approval of the variance will. he consistent with the comprehensive plan of the City of Edmonds. D. The approval of the variance will be consistent w.i.th the purposes of Lhe zoning ordn;.tn..•,:: in the zone district in which the property is located. E. The variance as approved or conditionally approved will not be signi.f:i.cantly detrimental to the public health, safety and welfare or injurious to the property or improvements in the vicinity in the same zone. F. The requested variance is the necessary to allow the owno.r ttae r.i.ght enjoys { `,y other properties in the vicinity with the same zon:i.ng (ECDC). 4. Tho subject property is located on the northwest corner of the: intersection of 75t.h Place West and 113RLh Street South- west. It is a narrow lot that contc:cin-,:: 12,550 square feet. (Staff Report) 5. The: property slopes from the east to th. west. There is an old house in disrepair on the eastern p.'_;�teau of the property. It is the intent of the applicant to r.c,m.)ve this structure. G . Because the .lot is E, corner lot and is ci:rrrow development -- of the lot is restrictive under the RS-:'{l zoning standards. Compliance with the required setbacks allow a 5 foot by 140 foot building I)ad. (Bowman 'i'a,st irony) 7. The lot cannot be developed without thr variance. The granting o: a variance would not be zi sp,ci.nl privilege to the applicant in that other prope..r.t.i.es in the area h.ava. been developed in a mariner similar to the applicants propert.} (Bowman Te: timony ) 8. The property is located in an area that has the highest degree of 'land slide potential in the City o+'. Edmonds. In orct,:r to properly develop this property a con;ulete environmental ..cssesment pursuant to the SEPA must be conducted. (B,:jwnran Testimony) 9. The comprehensive policy plan desi.gnate '. the subject property as low density resi(1ential. With rc:stti' ict:i.ons made pursuant to the SEPA review, the proposal will bi? consistent with the comprehensive plan of the City of Edmond,. 10. The requested variance will not impact c)t.her properties in the area nor impact-. the in.r l i s in tht C i. _ y of Edmonds - 11. The requested variance appears to be the minimum necessary for the applicant to develop the propert-y in the manner that other property owners in the area have developed their property. (Bowman Testimony) 12. The City of Edmonds recommended approval of the variance subject to the conditions as set forth :in the staff report wliic:h was submitted Exhibit 1 to tht::sc proceedings. (Staff Rnport) 13. No opposition testimony to the variance was submitted. CONCLUSIONS 1. The application is [or the approval of ve,r.iances for the reduction of the required street setbacks and site setbacks of RS-20 zoned property located at 1.57a0-75th Place West-, Edmonds, Washington. The requested vai-l'Unces are for a reduction of the 25 foot'street setbacks to a 5 foot setback and a reduction of the required 10 foot setback to a 7 foot setback. 2. In order for a variance to be granted within the City of Edmonds the criteria as set forth in :'0.£35.010 ECDC must be satisfied. With conditions this application satisfies these criteria. 3. Special circumstancos exist for the grc:trit.i.ng of a variance. Because of the narrowness of the lot and the l.irai.ted building pad the applicant may not build on the property without the use of a variance. 4. The granting of varia"ces are not a gri.tnti.nq of special privileges to the applicant. 5. The requested vari.anccsar e•.onsistenL wi..t.h the comprehensive plan of the City of Edmonds. However tl:e applicant must sub- mit any development through a CLPA revicw in order to duLermine if' the property can be developed with l:ltc- were landscape hazard present on the property. fi. The property is zoned PS-20. The requr:r;l:ed variance: do not conflict with the purposes of the zoning (Drdnances or the RS-20 zone district. 7. The requested vari:.Utcc s do riot impose :�.iurifi_cant impact to the public nor to nearby private properties or improvements. S. The requested variances arethe minimum necessary for the proper development of the property. (h ) DECISION Based upon the preceding findings of Fact. and Conclusions, the testimony and evidence submitted at the public hearing, and upon the impressions of the liearing Examiner at a site view, it is hereby ordered that the requested variances i:or a reduction of the street setback and the site setback at 1.5730-75th Place West, Edmonds, Washington is granted subject to t.iv i`ol'lowing conditions: 1. The street setback shall be reduced to a 5 foot setback. 2. The North side setback shall be reduced to a 7 foot setback. 3. Due to the environmentally sensitivi, nature of the site, at the time of building permit application, a complete environmental :Zs:Wsmc!nt in complial-". with the CEPA shall be made. The granting of the,.12 variances does not change any CEPA requirements. 4. The Applicant owner shall obtain a hu.i.ldi.ng permit in compliance with all permit condiL•ioji:,. 5. The Applicant shall dedicate the r ..lu:ii:ed 10 feet along 75th Place West prior to the is::uaru.(,. (A any building permit. 6. In addition to the CEPA review }>r:',•'e:,s .further studies, including soil and stability studi.c:.a, may be required by the City of Edmonds. r,nter.ed this ii&• a;y of November, 19f3i'I, pt.icsuant to the authority c;ranted under Chapter 20.100 of the Edmond:, c-'ommunity Development c::ode . NOTICE OF RIGHT TO APPEAL Written appeals alleging specific error of fact or other grounds for appeal may be filed with the Planning Department,'City of Edmonds, Civic Center, Edmonds, Washington, 98020, within fourteen (14) days of the date of the Hearing Examiner's final action. (5) u i