7404 LARIMER RD 2016-01-01 MF Import

FINDINGS OF FACT The Applicant requested relief from the standards of Everett Niunicipai Code (EMC) 19.7.020.H which require that the height of accessory buildings not be greater than 15 feet. The Applicant seeks relief pursuant io the provisions of EMC 19.7.020.K in order io construct a 672 square foot detached garage to a maximum heighl of 21 feet on property located at 7404 Larimer Road, Everett, Washington. (exhibit 1, staff report) 2. The subject property is zoned A-1, Agricullural Use and has a Comprehensive Plan designation of 1.1, Single-Family Detached which allows up to three to five dwellings per gross acre. The proposed project is consistent with lhe zoning and Comprehensive Plan designations. (exhibit 1, �taff report) 3. EMC 19.7.0?O.H limits the height of accessory buildings to 15 feet. However, EMC 19.7.020.K allows relief from that standard if the acc.essory building is compatible with the dwelling and neighborhood character. In determining such compatibility, factors such as view obstruction, aesthetic impact on surrounding properties, and impact on neighborhood character are considered. (er,hibit 9, staff report) The subject property has a single-family dwelling on the 0.67 acre lo't. It is the inteni of the Applicant io construct lhe 672 square foot detached garage ihat would access onto an exisiing driveway from Larimer Road. (exhibit 3, site plan) The proposed setback from Larimer Road for ihe proposed garage would be approximately 45 feet, and the setback from the rear property line would be approximately 26 feet. The height would be calculated based on the elevation of the midpoint of the footprint of ihe proposed garage. (Tyler testimony,l While the subject property has views of the Snohomish River Valley and the Cascade Mountains to the east, the adjoining properties do not have ihose same views. The adjoining properties are developed on land lower in topography and with less density. (ezhibit 1, sfaffreport; Tylertestimony) The western portion of the subject property slopes ai a grade of at least 40%. (exhibit 3, site plan) It is the intent of the Applicant to construct the garage near the toe of the siope. Because the proposed siructure would be less than 25 feet from the toe of slope, the City required a geotechnical study. (exhibit 6 "Geotechnical and Slope StabilityAssessment°and ENIC 19.37.080.8&C) The geotechnical study concluded that the garage could be constructed at the proposed location, with no impact to the slope. The report contained a numbe;r of consideratiens but concluded that no permanent impacts would result. (exhibit 6 "Geotechnica! and Slope StabilityAssessmenP) ZI �