7403 MCDOUGALL AVE 2016-01-01 MF Import

FINDINGS AND CONCLUSIONS: Criterion No. 1: at tfi�e v—'aziance is nec :ssary because of exceptional or extraordinary circumstances regazding the size, shape, topography, or locadon of the subject p;operry; or the location of a pre-existing improvement on the subject properry that conformed to the zoning code in effect when the improvement was constructed. a. Findin 1'he subject property is approximately 75 feel w� e y�10 feet deep for a total lot azea of 8,250 sq.ft. The applicant state, that the new retaining wall pardally replaces a wooden wa!1 that existed towazd the front of the lot. b. ConT� The subject property exceeds all minimum zomng requuements and is not an unusnally small or subsrandazd lot. The previously existing wooden wall locadc:i, height or age could not be documentcd. Criterion No. 2: t e vanance will not be materially detrimental to the property in the area of the subjec• �roperty or to the City as a whole. a. Finain�s:. The applicant states that the design was a joint decision between both the applicant and tha neighbors who enjoy and shaze the benefit ogthe constructed improvements. During the December hearing, a quesdon regarding the retaining walls structural stability was raised by the Board. The applicant scated that the plans had been completed by an engineer and there would be no problem gettin� cerdfication. b. Conclusions: The City provided written nodce to all properry owners within 300 feet of the subject site. The properry owner to the southeast of the subject pro�erty (2517 74" Pl. SE) has raised concerns regazding the liability for the retaining wall and its structural soundness. The City's Building Department has reviewed the proposal and crmmeated that a retaining wall greater than 3 feet 6 inc6es in height requires a building permit aad must be designed by a structural engineer,licensed and practicing in the State of Washington. The applicant has provided two letters regarding the retaining wall's stability. One from Edwin Baker, an engineer wit6 Baker Engineers, Inc. and one from Randy