2515 SUMMIT AVE 2016-01-01 MF Import

cf c A letter was received from James Brown, 4611 Fobes Road, Snohomish, who is the owner of the residence located across the alley irtunediately east of the subject site (2514 Harrison Ave). The letter states that the existing house at 2514 Harrison Ave is very close to the alley and that allowing Ihe variance will place the two houses back to back and extremely close. In addition, this wiil block al( views and decrease the value of his property. He and the tenant (Jeanell Becker) are totally opposed to the variance. b. Conclusions: The Ciry provided written notice to all properry owners within 300 feet of the subject site. The properry owner to the east has submitted comments opposing the variance request. The opposition is based upon the limited separation that will exist between the existing residence at 2514 Harrison Ave and the proposed new residence at 2515 Highland Ave as well as view biockage by the new proposed residence. There is a public ailey that runs between the two properties. The right-of-way width of the public alleyway is 24 feet. The existing residence at 2514 Harrison Ave appears to be located within the alley right-of-way so a separation of less than 24 feet may result between the two houses if the variance is granted. However, it appears that there is approximately 12.5 feet from the house ro the subject property. The typical separation between houses when side by side is 10 feet per zoning code and a minimum of 6 feet per fire code. Therefore, the resulting distance benveen the two structures if the variance is granted will exceed minimum building separation requirements. The R-2 zone allows for a building height of 28 feet. The proposed residence will have a height of about 26.5 feet total. Criterion No. 3: i`fat t e v�riance will only grant the subject property the same general rights enjoyed by other property in the same area and zone as the subject property. a. FindinRs: The applicant states tha[ the variance would only gran[ the subject property the same rights enjoyed by neighboring houses localed at 2508, 2514, 2524 and 2530 Harrison Ave. These houses or their outbuildings encroach into the alley. The City finds that tl�e of the subject site were diese residences do n� setbacks and some app� of-ways. majority of the residences in the area constructed prior to 1956. Many of �t meet the typical reyuired zoning �ar to encroach into the p�blic right-