11501 2ND AVE SE 2016-01-01 MF Import

. � � LAND USE APPROVAL PLANNING DIRECTOR DETERMINATION REASONABLE USE REJI #0�•004 APPLICANT: Steven Rex 11501 2n0 Ave SE Everett, WA 98208 LOCATION: 11501 2ntl Ave SE PROJECT: Construction of a new detached garage on vacant lot (Lot 11,Silver Acres) north of existing residence at 11501 2nd Ave SE (Lot 12, Silver Acres). The new garage will be accessory to the existing residence and will be constructed over the property line merging the two lots into one single parcel. GENERAL INFORMATION: A. Existing Zoning: R-1, Single-Family B. Existing Land Use: Vacant C. Streets: 2nd Ave SE abuts the subject property along the west property line and 3rd Ave SE abuts the property along the east property line. D. Utilities Public services are available to the site. BACKGROUND: The property is zoned R-1, Single Family Detached Low Density. The project site (lot 11) and the adjacent property with lhe existing residence (lot 12) contains a stream channel that is a tributary to North Creek. Adjacent to the stream channel is an associated wetland area that follows along the stream channel crossing through both of the properties. The combination of these two environmental features is defined as a riparian wetland corridor under the City of EveretYs Zoning Code and typically requires z 75 foot buffer from the wetland edge. The Applicant has submitted an application for"reasonable use" of lot 11. The subject lot and the adjacent lot are each approximately 32,000 square feet in area. The proposal is to construct a new garage/hobby shop building. The total development are_, would occupy a 50 foot wide by 57 feet deep rectangle area located at the southwest corner of lot 11. The development improvements would consist of a 38 foot 6 inch by 26 foot garage/hobby shop with an approximately 11 foot yard area along the north and east side of the building together with a required 20 foot front yard setback area (see site plan). The garage/shop building would be constructed partially onto lot 12 to the south in order to merge the two 1 �