1632 46TH ST SE 2020-06-18 - Laserfiche WebLink

I • CITY OF EVERETT PLANNING DIRECTOR DECISIONe ,' REASONABLE USE ' ''' = ' Review Process II#16-020 Environmental Sensitive Area#17-001 February 2,2017 Applicant: Innovative Investments,Inc. P.O.Box 1304 • Marysville,WA 98270 Location: 1632 46th Street SE,Everett,WA 98203 Zoning: R-1, Single Family Detached Low Density General Plan: 1.2, Single Family Detached Proposal: The Applicant proposes to construct a single family residence on an existing 8,037 square foot vacant lot. There is a Category III wetland with a 75 foot standard buffer located within the lot near the rear property line. The proposal includes reducing the buffer from 75 feet to 50 feet to build a single family residence. There will be permanent displacement of 1,670 square feet of buffer area and temporary impact of 472 square feet for the construction of a storm water outfall. A reduction of the front setback to 5 feet and the rear setback to 10 feet from top of slope has been requested. Reasonable Use Authority: Section 37.050.B.3(b) of the Critical Areas Ordinance authorizes the Planning Director to permit a reduction of the wetland and stream buffer only to the extent necessary to provide for reasonable use of the property. Where buffer reduction is permitted, enhancement and restoration of the buffer must be provided so that mitigation results in no net loss of critical area and buffer functions to the maximum extent feasible. Critical Areas Identified: Wetland Resources, Inc. performed a site investigation on September 9, 2016 to locate jurisdictional wetlands on and in proximity to the property. One Category III Wetland was identified to exist in the eastern portion of the parcel. The wetland has a habitat score of 4 points, which requires a standard 75-foot buffer. Findings and Conclusions: Section 37.050.B.1 of the Critical Areas Ordinance allows development of the site if the applicant demonstrates all of the following: 1. There is no other reasonable use or feasible alternative to the proposed development with less impact on the critical area. Findings: The subject property is a 76' wide by 109' deep lot that is located in the R-1, Single Family Detached Low Density zone. The wetland's standard 75-foot buffer extends westward up a steep slope to approximately 15 to 20 feet from the west lot line along the alley. This leaves an insufficient buildable area for a single family residence and yard area. The buffer is proposed to be reduced by up to 25 feet. This eliminates approximately 1,670 square feet of buffer area with an additional 472 temporarily impacted for the installation of a stormwater conveyance and dispersion system. The proposed residence is 24 feet in depth and will have a setback of five feet from the front lot line along the alley. Conclusion: The standard buffer does not allow a sufficient area to build a single family residence that meets all setback requirements. The residence, as been designed to minimize impacts to the critical area to the greatest extent feasible. --- ' Page 1/ 77 REV-1146-43•