3514 EVERETT AVE 2016-01-01 MF Import

t After due consideration of the testimony and evidence presented by the Applicant, testimony and evidence elicited during the pubiic hearing, the foliowing Findings of Fact and Conciusions constitute ihe basis of the decision of the Everett Hearing Examiner. FINDINGS OF FACT 1. The Applicant requested a deviation from the provisions of EMC 19.7.020.H which requires all detached garages wiihin the City of Everett may not exceed the height of 15 feet. The Applicant requests the deviation pursuant to EMC 19.7.020.K which allows exceptions if certain criteria are satisfied. (sta(f report) 2. The exceptions allowed under EMC 19.7.020.K read in part as follows: The Hearing Examiner, using the review process described in EMC Title 15, Local Review Procedures, may allow detached accessory buildings to exceed 15 feet in height, or to exceed 1,000 square feet in area as provided herein. The Hearing Examiner shall have the authority to deny an application for accessory buildings which exceed 15 feet in height or a total of 1,000 square feet The basis for denial is incompatibility with the dwelling and/or neighborhood character. To make this determination, the Hearing Examiner may look to such factors that include, but are not limited to, view obstruction, aesthetic impact on surro�nding properties and streetscape, incompaiible scale with dwellings on surrounding properties, and impact on neighborhood character. The Hearing Examiner shall also iiave the authority to impose greater seiback requirements, landscape buffers, or other locational or design requirements as necessary to mitigaie the impacts of accessory buildings which are larger or taller than otherwise allowed by this section. 3. The subject property is at 3520 Everett Avenue, Everett, Washington, and is zoned C-1, General Commercial. To ihe west of the subject property is a refuse disposal parking lot for garbage trucks. Across the alley is the same use. To the north is a five-lane road. (staff report) 4. Access to the proposed garage will be from the alley behind Everett Avenue. The site is heavily screened with landscaping from adjoining properties. (sfaff report; 5. The Applicant owns four contiguous lots that are zoned C-1, General Commercial. On the lots are a number of different structures on the corner of Everett and Harrison Avenues. Two of the lots have small older homes that are used for living and storage space. Another lot was used in the past as a carriage house, shop, barn, and storage shed. (exhibit 4, Miller testimony) �?��1 z � -