1726 HOLBROOK AVE 2018-01-02 MF Import

CRITERIA FOR GRANTING A VARIANCE: The city may grant a variance only if it finds: Criterion No. 1: That the variance is necessary because of exceptional or extraordinary circumstances regarding the size, shape, 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 constnucted. Findings: The subject property is a 9,000 square foot residential lot located at the southeast corner of Dover Street and Holbrook Avenue. There is a 20-foot wide gravel alley to the south of the site. There is a grade difference of approximately 10 to 15 feet from the alley and Holbrook Avenue. The width of the street right-of-ways are 80 feet. Dover Street connects the residential area of Edgemoor Heights with Ivlukilteo Boulevard. Dover Street extends southward from Holbrook Avenue and narrows from an 80 foot right-of-way to a 50 foot right-of-way as it enters Edgemoor Heights. Holbrook Avenue reduces in right-of-way width to 70 feet to the west and a right-of-way width of less than 40 feet one block to the east. The amount of width between the roadways and the lot lines of the subject property range from approximately 24 feet along Holbrook Avenue to 32 feet along Dover Street. The existing single-family residence has a one -car garage and accesses from Holbrook Avenue. The driveway is fairly level with Holbrook Avenue. Conclusions: There is significant amount of right-of-way between the roadways and the front and street side lot lines. The wide right-of-way provides sufficient amount of separation between the residence and the roadways. The west side of the residence is approximately 32 feet from Dover Street. The proposed garage addition will be approximately 34 feet from Holbrook Avenue. In addition, it is not practical to construct a garage accessible from the alley because of the significant drop from the alley to the subject property. Therefore, the variances are necessary because of exceptional or extraordinary circumstances regarding the topography and location of the subject property. Criterion No. 2: That the variance will not be materially detrimental to the property in the area of the subject property or to the City as a whole. Findings: There are views to the north of Puget Sound, Everett, and Mount Baker. The addition will be constructed to the north of the existing residence and must comply with the 28-foot height limit. The residences to the south of the subject site are built at a higher elevation. The City of Everett has not received any public continents. Conclusions: The addition should enhance the aesthetics of the residence and provide the residence with better views to the north. The variances should not be materially detrimental to the property in the area of the subject property or to the City as a whole. Criterion No. 3: That the variance will only grant the subject property the same general rights enjoyed by other property in the same area and zone as the subject property.