915 RUCKER AVE 2016-01-01 MF Import

After due consideralion of lhe testimony and evidence presented by tlie Applicant and teslimony and evidence elicileci during the public hearing, the following Findings of Fact and Conclusions constitule the basis of the decision of the Everett Hearing Examiner. FINDINGS QF FACT The Applicanl requesled approval of an exemption to the requirements of EMC 19.7.020.H. It is ihe intent of the Applicant to construct a 762 square foot detached garage lo a maximum height of 21' 4" on properly located at 915 Rucker Avenue, Everett, Washington (subject property). Because EMC 19.7.020.H restricts the height of accessory buildings (delached garages) to 15 feet, the Applicanl is seeking an exception pursuant to the provisions of EMC 19.7.020.K. (exhibit 1) The subject property is zoned R-2, Singie-Family Delached Medium Density. It has a Comprehensive Plan designation of 1.3, Single-Family Detached that allows ten to tvaeive units per gross acre. The site is develope�; with the single-family residence oi the Applicant. (exhibit 1) 3. EMC ? 9.7.020.K allows an exemption from the 15-foot height ;.landard subject to approval by lhe Hearing Examiner. In making his decision, the Hearing Examiner rnust consider faclors such as view obstruction, aesthelic impact on suriounding properties, and lhe impact on neighborhood character. (exhibit 1) 4. The residence on the subject property is a one-story brick struclure thal is on an 8,968 square fool lol. An alley abuts the rear yard of the subject property to tlie easL It is the inlent o( lhe Applicant lo conslruct the 762 square foot detached garage to a height of 21' 4", approximalely 20 feel from the rear properry line. Access to lhe slructure would be off tlie alley. (exhibit 1. Ingalsbe testimony) 5. Tlie alley is three to four feet higher in elevalion than ;he rear yard. The elevalion has been determined by measuring the elevation at the mid poinl of the grade at the footprint of the proposed garage. The garage would appear to be approximately 18 feet above ihe alley elevation. Accordiny lo City staff and the Applicant, such a design would not impact any views of Puget Sound or any of the mounlain ranges. (exhibit 1) A neighborina property owner contended that the views could be impacted. (exlirbit 6) The area of the proposed garage conforms to accessory strucWre standards of (he City of EveretL The maximum square footage permitted for such sUuctures is 1,000 square feet, or 500 square feet if the garage were atlached to the residence. Because there is a covered patio approximately 320 square feet on-site that is included in the accessory dwelling calculations, the structure is limited to 680 square feeL (exhibit 1) The roofina material of the proposed slructure would be similar to lhe existing dwelling, and the roof pitch would be dpproximalely 6/1 Z which is similar to the dwelling. Alihough the siding would nol be brick, it will he required to be compalible