3514 WETMORE AVE 2018-07-26 - Laserfiche WebLink

3. Admitted as exhibit 3 is an aerial photograph that depicts a number of residential structures on the 3500 block of Wetmore Avenue. The subject property, 3514 Wetmore Avenue, in exhibit 2, is highlighted in bold red borders. On both the north and south sides of the subject property are multi-family residential structures that have direct access off Wetmore Avenue. The alley for the property is on the left of 3514 Wetmore Avenue, while Wetmore Avenue is depicted to the right. There are a number of different types of driveways off Wetmore Avenue, and, there is parking in the alley. (exhibit 2, vicinity map; exhibit 3, topography map; exhibit 4, site plan) 4. The subject property, zoned R-3, Multiple Family Medium Density, is in a design overlay zone that is referred to as the Core Residential Area. This overlay zone was established in 2008, at which time parking and vehicular access standards were adopted. The new standards, including a standard that requires properties that abut an alley must have its vehicular access from the alley and not the street, were adopted by the Everett City Council to enhance safety, to keep parking from dominating the site, and to provide on-street parking. The intent of the standard is that no driveway access from public streets, such as Wetmore Avenue, be allowed. (exhibit 14, Core Residential Development Standards, page 1;exhibit 1, staff report, page 2; testimony of Ms. Weldon) 5. In the review of the requested variance, the City staff determined that vehicular access from the alley would be safer for pedestrians than access off the driveway that fronts Wetmore Avenue because the alley access would reduce potential conflicts for pedestrians. A report by the City of Everett Traffic Engineering Division included data on pedestrian/bicycle collisions in the last ten years in the 3500 block of Wetmore Avenue. In addition, a pedestrian/vehicular collision was noted near the location of the proposed driveway. (exhibit 1, staff report, page 3; exhibit 10, Traffic Collision Report, pages 2 through 5; testimony of Ms. Weldon) 6. The subject property has no City permitted off-street parking. With the use of the proposed driveway off Wetmore Avenue, one on-street parking space would be eliminated, but off-street parking for the residence would be increased by three or four parking spaces. If the garage were to access off the alley, two off-street parking spaces could be provided, and an existing parking space would remain on Wetmore Avenue. (exhibit 1, staff report, page 3) 7. The alley is at a higher elevation than the subject property. The slopes of the property were not specifically established at the hearing, but both the Applicant and the City agreed that to gain access from the alley would require engineering to accommodate the slope that would be encountered. An engineered retaining wall would also be required for the garage that would be constructed with access from the alley. The City submitted that an engineered wall would also be required if access is off Wetmore Avenue. The retaining wall would either support the slope or support a garage on the slope. (testimony of Ms. Weldon; testimony of Mr. Brick; testimony of Mr. Brashler; exhibit 1, staff report, page 3) i 3 / 6'