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B. <br />C. <br />,�. <br />� <br />The Compreheneive Plan deaignates Narbeck Avenue as a <br />potential arterial connection to the southxest Everett <br />office and industrial park area; however, at the time, no <br />deciaion hae been made as to whether that will be <br />implemented, and Narbeck Avenue may remain a residential <br />dead-end etreet. There is no timetable for development <br />of Narbeck Avenue beyond the plat. <br />The propoeed encroachment into the front yard area :a <br />minimal siace because of the curve of the un3eveloped <br />right-of-Way, the southeaet corner of the houae xill rueet <br />the 25 foot front aetback and have a 16-foot setback on <br />the northeast corner. <br />b. Conclueion: There are ezceptional or eYtraordimary <br />circumstancee applying to the subject property and the <br />inteudeu use; i.e., taking advantage of the view. <br />Rear Yard Requirement <br />1. PindlnB: Siace both the houee to the aest and the <br />propoeed house are oriented to the north, the yard apace <br />betxeen the two etructuree will function ae aide yard <br />even though technically theq are deeignated froat and <br />rear yarde. <br />2. Conclueion: Since the rear yard actually xill function <br />ae a eideyard, it would be reaeonable to reduce the rear <br />yard requireuent. <br />If the atructure wae relocated on the lot to weat, the <br />front eetback could be met. This would require that the <br />variance requeeted for rear aetback be increaeed from <br />five feet to fourteen feet which would atill leave an <br />eleven foot rear yard which ehould be adequate aince it <br />functions as a eide qard. <br />Groee Floor Area Ratio: <br />1. Find3ngs: The lot slopee to the east and the applicant <br />ie propoeing to take advantage of that natural alope by <br />further ezcavation to add living epace on a lower level. <br />The footprint of the building covers o¢ly 24 percent of <br />the lot. <br />On October 13, 1987, the Planning Commiaeion recommended <br />to City council that certaia changee be made r.o the <br />2oning Code in regard to groea floor area ratio and <br />height of buildinge. Their recommendation ia to <br />eliminate the gross floor area ratio requirement and <br />inetead place a mazimuc� building coverage of 35 perceat <br />for the R-S znne. <br />2. Conclueion: There are <br />to the grase floor <br />variance requeated ie <br />changes. <br />-2- <br />ezceptional circumetances relating <br />area ratio requirement and the <br />consiatent with the proposed code <br />