2432 OAKES AVE 2016-01-01 MF Import

. �� FIND[NGS AND CONCLUSiONS: 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 constructed. a. Findings: The subject parcel has exceptional or extraordinary circumstances because it is a narrow lot that is only 25 feet wide and only 5� fcet in depth with a total lot area of only 1,375 sq.ft. There is an existing residential structure on the site that was built in 1910 according to Snohomish County records. The structure is approsimately 46 feet 6 inches long by 22 fcet 2 inches wide. It is located only inches from the east property line and is on the north side property line leaving only a 2 feet 10 inch setback to the south property line and 8 feet to the �vest property line. Within this 8 foot rear setback area is an existing 3 foot by 3 foot landing and stainvay that provides access to the rear unit. The applicant proposes to replace this rear landing and stainvay with a new landing that would measure 4 feet by 8 feet. This would fuRher encroach into the already minimal setback area leaving only 4 feet to the west propeRy line. b. Conciusions:. The subject property has exceptional circumstances because it is a very small lot that is both narrow and has very limited lot depth. There is an existing structure on the site that takes up almost all of the lot. Both the lot and the structurc are considered non-conforming because they were established prior to zoning requirements. Criterion No. 2: That the variance will not be materially detrimental to the property in the area of the subject property or to the Ciry as a whole. 2� 1