4518 SEAHURST AVE 2020-01-14 - Laserfiche WebLink

3. If developed as proposed, the residence will appear to be approximately 24 feet in height when viewed from Seahurst Avenue and will have a 4:12 hip roof. The height of the structure is measured by taking the average base elevation of the four midpoints of the footprint to the highest roof peak. (exhibit 1, staff report, page 2) 4. The subject property is heavily wooded with mature and young deciduous and evergreen trees and brush. The lots in the general vicinity are developed on various slopes with varying sized slopes, especially west of Seahurst Avenue. The style of homes in the neighborhood range from mid-century bungalow to modern style, two-story structures with day-light basements. (exhibit 1, staff report, page 2; testimony of Ms. Weldon; testimony of Mr. Naranjo) 5. The slope of the subject property from Seahurst Avenue to the west is an approximate 30 percent grade, which is greater than other slopes in the general vicinity. The contours of the lot drop in a manner that limits location of building envelopes on-site. The topographical contours and geologic site conditions of the subject property were part of a survey and are reflected in the design of the site plan and the geotechnical study. (exhibit 1, staff report, page 2; exhibit 15, revised site plan; exhibit 10, geotechnical study; testimony of Ms. Weldon; testimony of Mr. Dusseau) 6. The geotechnical report for the subject property concluded that a structure can be supported on "conventional continuous and spread footings bearing on undisturbed, medium-dense, native soil or on structural fill placed above this competent native.soil." (exhibit 10; geotechnical study, page 5) The geotechnical report considered the surface of the site, the subsurface of the site, soil conditions, groundwater conditions, stormwater, seismic considerations and foundations. The findings, conclusions and recommendation of the geotechnical report were included and considered as part of the site plan submittal of the Applicant. No known wetlands or streams appear to be on the property. (exhibit 10, geotechnical study, pages 1 through 18; exhibit 15, revised site plan; testimony of Mr. Dusseau) 7. The designs of the proposed structure call for the residential structure to be slightly less than 37 feet in height. The proposed height of the structure would be at its maximum elevation of 280 feet above sea level. (exhibit 1, staff report, page 2) 8. Calculations of building heights in the City of Everett include review of four corner points to determine the mid-point elevation of the four lines when connected. The average of these calculations is used to determine the base line elevation. For the proposed structure the base line average is 243 feet. The Applicant's design would result in the elevation at the top of the structure being 37 feet above 243 feet or 280 feet. The nine-foot height variance is required. (exhibit 15, revised site plan, pages 1 and 2; testimony of Ms. Weldon)