5024 RUCKER AVE 2016-01-01 MF Import

The Applicants proposed the 840 square foot structure with a 17 foot high pitched roof in order to park a recreational vehicle (RV) in the garage. The proposed garage would be approximately 4.5 feet higher than the existing one-story dwelling on-s�te. The one- story dwelling on-site could be constructed to a height of 28 feet in the R-1 zone. (exhibit 1, Inga/sbe testimony) 4. Access to the proposed garage would be off the alley that runs north and south between Rucker Avenue and Delaware Avenue. The proposed garage would not be accessible or visible from Rucker Avenue. (exhibit 1) 5. Because the proposed garage exceeds 500 square feet, a pitched roof is required. EMC 19.7.020.L requires that detached accessory bui!dings in the City of Everett that are larger than 500 square feet must have a pitched roof, as well as siding and roofing materials similar to existing dwellings. 6. In order for relief to be provided from the provisions of EMC 19.7.020.H, the request is reviewed pursuant to the provisions of EMC 19.7.020.K. This ordinance reads in part: The Hearing Examiner, using Review Process III, may allow detached accessory buildings to exceed 15 feet in height, or to exceed 1,000 square feet in area as provided herein. The Hearing Examiner shali have the authority to deny an application for accessory buildings which exceed 15 feet in height or a total of 1,000 square feet The basis for deniai is incompatibility with the dwelling and/or neighborhood character. To make this determination, the Hearing Examiner may look to such factors that include, but are not limited to, view obstruction, aesthetic impact on surrounding properties and streetscape, incompatible scale with dwellings on surrounding properties, and impact on neighborhood character. The Hearing Examiner shall also have the authority to impose greater setback requirements, landscape buffers, or other locational or design requirements as necessary to mitigate the impacts of accessory buildings which are larger or taller than othetwise allowed by this Section. 7. According to the Applicant, the garage would not impact views from adjoining properties. The design of the garage would be consistent with the roof pitch, siding, and roofing materials of the existing dwelling on-site. To provide consistency with the roof pitch, the garage must have a 4:12 roof pitch. (exhibit 2) In order to have the 4:12 roof pitch, the structure must be 17 feet high. The space where the garage is proposed is vacant, and the Applicants currently park their RV in that space. (Graff testimony) The Applicants, however, provided no significant proof that views would not be obstructed.