2518 LOMBARD AVE 2016-01-01 MF Import

. • � � FINDINGS AND CONCLUSIONS: Criterion No. 1: That the variance is necessary because of exceptional or extraordinary circumstances regarding the size, shap�, topography, 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 effect when the improvement was constructed. a. Findin�s: The subject property is a unique site because the lot is only 25 feet wide by 120 feet deep. The lot does not meet the tyr.icai lot width of 50 feet for the R-4 zone or the typical minimum lot area of 5,000 square feet. It was created in the early 1900's with the house being constructed in 1912 ac:ording to Snohomish County records. The property is oordered by other residential properties on the north and south. Lombard abuts the property along the east and an alley abuts the property along its westem border. The typical setback for a garage is 5 feet from an interior side property line. This would leave only a 15-foot wide building envelope. The applicant proposes a small 20' X . 20' two-car garage. The minimum width for a two-car garage door is 16 feet, which is wider than the allowed building envelope. Additionally, even with the minimum d'unensions proposed, the garage would exceed the allowed required rear yard coverage area by 30% if located on the rear property line along the alley. Placing the garage on the rear property line will allow the applicant to maintain a small private rear yard area between the house and garage. b. Conclusions:. The subject properry is a unique site because , it is a very narrow lot only 25 Feet wide. It is not possible to place a gara�e structure any wider than 15 feet on the site and meet all setback requirements. The City's Zoning Code requires that two parking spaces be provided for a single- family residence. The minimum building size required for a two-car garage is 20' X 20'. This provides for one 16-foot wide garage door and 2 feet of lateral bracing at each end, subject to engineer's approval. The garage would total 400 square feet in area and exceed the 50% rear yazd coverage by 30%. The small and narrow lot configuration necessitates variance approval for the proposal. Criterion No. 2: That the variance will not be materially detrimental to the properry in the area of the subject property or to the City as a whole. a. Findings:. A letter was received from the properry owner at 2601 Lombard Ave opposing the variance due to fire safety issues. (E�ibit NS) City s[aff has reviewed the proposal and identified that one-hour fire resistive construction �-