1718 ENGLAND AVE 2016-01-01 MF Import

( FINDINGS AND CONCLUSIONS: Criterion No. 1: That the varia�ce is necessary because of excepticnal or extraordinary circumstances regarding the size, shape, topograrhy, or location of the subject property; or the location of a pre-existing improvement on the subject property that conformed to the zoning code in efiect when the improvement was constructed. a. Findinas: The applicant has stated that the proposed variance is necessary due to the exceptional and extraordinary characteristics of the site. The site slopes steeply from south to north. The garage proposed on site is permitted wilhin the front setback because of the difference in grade between the street level and the site. Specifically Everett Municipal Code section 19.39.150.D.2.a states that 'if tl�e topography of a lot is such tliat tlie (ront buildir,g setback line is eight feet or more above the sfreet grade, and tliere is no reasonable way to construct a driveway up to the dwelling level, a garage may be built into the bank provided it is setback at feast five (eet (rom the front property line." The applicant has designed the home to take advantage of the siope features and therefore is proposing to construct the second story deck over the garage. b. Conclusions: The subject site does have extraordinary featur,s, such as ils steep slope which limit the options for placement of the proposed single family residence on site. The applicant is proposing to construct the residence on the northern side of the site, thereby minimizing impacts to ttie southern porlion of the site and minimizing the overall buildi�g footprint on site. Criterion No. 2: That the variance will not be materially delrimental to the property in the area of the subject property or to the City as a whole. a. Findinqs: The appiicant has stated that the design of the proposed residence has been drafted in sucfi a way as to insure minimal view obsti uction and no hindrance of access to the site. The Cily does not liave any view preservation corridors, however the proposed residence will be located on a vacant lol within a established neighborhood that does appreciate mountain and sound views. The placement of the single family residence on site does take into account the topography on site and is located such to minimize lhe disturbance to this site. The applicant is proposing to construct several retaining walls on site in excess of 36" in height within required setbacks. Since these walls are to accommodate a cut uf the land they are approved administrati� ely by the Pianning Director. The applicant will also be required to s:�bmit an application for a steep slope alteration since the proposed building envelope will be located �vithin the required 25 foot buffer from the top, toe, or sides of a slope over 40% in grade. The applicant will provide a geotechnical report containing recommendations for construction and preservation on site. �I�� �