3116 TULALIP AVE 2016-01-01 MF Import

i I �� � � � STAFF REPORT TO BOARD OF ADJUSTMENT VARIANCE /4-86 DAT6: March 28� 1986 Applicant: Fred and Mary Howe 1431 Rockefeller Everett, WA 98201 Location of Property: 3116 Tulalip Requested Action: A variance from E.M.C. 19•74.040, Grosa Floor Area Aatio The Applicant is proposing to demolish and then recoi�struct a nonconforming one-story single family residence. The existing structure is noneonforming as to north side yard setback which is five feet instead of the required six feet, front yard setback which is 13 feet instead of the reouired 20 feet, and lot size which is 4,500 sq. ft. instead of the required 7,000 sq. ft. The applicant has applied for a Nonconforming Use Permit to alloW the nex structure to be rebuilt on the footprint of the old strueture on the north� east and west. The building would be extenued seven feet to the south which Would not increase the noneonformity of the building as related to front or side setbaeks. A second story will be added, which along With the added seven feet to Lhe south will increase square footage of the re: idence from existing 1,000 sq. ft. to 2,36G sq. ft. (1,480 sq. ft. on the first floor , plus an 880 sq. ft. second floor). An existing 342 sq. ft. detached garage will remain, which along with the proposed 2,360 sq. ft. residence totals 2,702 sq. ft. of gross floor area. Dividing the 2�702 sa. ft. by the 4,500 sq. ft. lot area gives a gross floor area ratio of .60 instead of the .30 allowed by code. Existing Zoning: R-1, Single Family Low Density Residential (7,000 sq. ft. minimum lot size) Existing Land Use: Single Family Residential Ad,jacent Land Use/Zoning: North: S.F./R-1 South: S.F./A-1 East: S.F./R-1 West: S.F./R-1 Exhibits: 1. Vicinity/Zoning Map 2. Pareel Map 3. Site Plan 4. Narrative Statement I�IdDINGS AND CONCLUSIONS: 1. That there have been exceptional or extraordinary circumstanees or conditions applying to the sub,�eet property or as to the intended use thereof that do not apply generally to other properties in the same vicinity or zone. Finding: The house is on a nonconforming lot of 4,500 sq. ft. instead of the 7,000 sq. ft. required by the current code. The applicant wishes to add a second story to take advantage oC the view to the west. The second story would be within the 35-foot height permitted in the zone and it appears that it would not block anyone's view. Conclusion: The si2e of the lot dictates tlie need for the variance. _�_