3514 WETMORE AVE 2018-07-26 - Laserfiche WebLink

8. The Applicant submitted that there is an approximate ten-foot difference of elevation from the alley to the area where the garage would be constructed if access is off the alley. The Applicant argued that the difference in topography is an exceptional and extraordinary circumstance that warrants a variance. (exhibit 6, narrative; testimony of Mr. Brashler; testimony of Ms. Brashler) The City submitted that the grade difference between Wetmore Avenue and the alley is significant, and the alley is between 13 feet and 19 feet higher than Wetmore Avenue along the subject property. If the proposed garage were placed off the alley access, the garage floor would be approximately 15 feet above the Wetmore Avenue grade. If the proposed garage were placed using the Wetmore Avenue access, the garage floor would be approximately six feet above the Wetmore Avenue grade. The alley access would also place the structure's roof approximately nine feet higher than it would be placed with the Wetmore Avenue access. (exhibit 10, traffic comment and traffic collision report, page 1) 9. Other properties on the Wetmore Avenue block have direct access off Wetmore Avenue. Most of these properties on the west side of Wetmore Avenue have been developed with off-street parking. The multi-family structures that access off Wetmore Avenue were developed prior to the enactment of the Core Residential Development Standards. Properties on Colby Avenue, which is west of the alley, access off the alley. (testimony of Ms. Weldon; testimony of Mr. Brashler; exhibit 2, vicinity map) 10. The alley east of the subject property extends from 35th Street to the north to 36th • Street to the south. At the point where it fronts the subject property, it is 14 feet wide. (exhibit 3, topography map) As depicted on exhibit 7, page 3, the alley has curbs that are used in part to control storm drainage. The slope of the alley is to the south, and the slope of the subject property is to the southwest. For access to be provided to the subject property at the alley, the curb would be disturbed. The City of Everett Public Works Department submitted that a stormwater site plan would be required prior to the issuance of permits, and the plan would be required to demonstrate how stormwater runoff from the proposed garage and driveway would be managed. On-site stormwater management would be required, and any on-site stormwater management facilities would be required to be directed to a gutter line of Wetmore Avenue via the curb drain. (exhibit 11, Public Works comment) The disruption of the curb in the alley could have an impact on the storm drainage in the alley, as well as on the subject property. 11. The Applicant contended that they did not create the problem for the proposed location of the garage and its access. According to the Applicant, the problem is "a natural land slope that we cannot change, and the height difference makes our variance necessary". The Applicant submitted that the driveway had been used for many years. (exhibit 6, narrative; testimony of Mr. Brashler) • 4