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14 <br /> February 7,1990 61 lF{ <br /> FINDINGS: <br /> Description of the Site: The subject site is located north of SII <br /> Merrill Creek Parkway, approximately 1,700 feet west of Glenwood <br /> Avenue, and south of Dover Street and Harbor Lane. The site is FYI <br /> currently undeveloped. The site consists of a northward sloping d I; <br /> plateau incised by north to northwest trending <br /> Phillips <br /> valleys. <br /> Merrill Creek is located to the west of the sited Creek and <br /> its associated wetland runs north and south through the site ���9 Ali <br /> approximately between an extension of the Plats of Edgemcor Heights R <br /> and Harbor Ridge: and Glenwood Creek with its associated springs and <br /> wetlands is on the eastern portion of the property. Site elevations <br /> range 400 to 525 feeabove sea level and slopes range from <br /> fairly(flat to"25% and greater. The site is heavily wooded with <br /> Gond growth forest w s-generally a high canopy Of red alder <br /> that has overtopped the which <br /> regenerating below. There are <br /> some <br /> areas where conifers have broken through into the canopy. There a <br /> ral ridgetop areas that are dominated by coniferous forest• <br /> Other ridge top vegetation consists of fir, yew and western hemlock <br /> In the subcanopy. The understory is generally dominated by tall <br /> shrubs, such as w <br /> salmonberry, and groundcover is dominated by sword <br /> fern. Severalo <br /> forested wetlands also the site In the <br /> ovine bottoms and vegetation in those areas is dominated by red <br /> alder,western red cedar, salmonberry, skunk cabbage and lady fern. <br /> The hardwood forest dominants include red alder and big leaf maple. <br /> CONCLUSION: <br /> The site is forested and Includes plateaus with larges of <br /> nvironmentally sensitive features including streams, wetlands and <br /> steep sloped ravines. <br /> FINDINGS: <br /> Description of the Proposal: Planning Commissioncended <br /> approval of the r with a concomitant agreement to allow a <br /> maximum of 1,070 dwelling units on the site,consisting of 47 single <br /> family lots,62 townhouse units and 961 multiple family units. The <br /> act would be developed in four phases. The Concomitant Contract <br /> would regulate development of the site by including conditions which <br /> mitigate the impacts Of the proposal and which implement the General <br /> Plan policies which relate to the site. <br /> Development on the site would be concentrated on the plateaus e <br /> portions of the site with slopes of less than 25 percent, although <br /> some limited grading is proposed in areas with 25 percent slopes o <br /> greater: Generally,the ravines with the associated stream channels <br /> and wetlands, and'a large area on the eastern portion would be left <br /> n permanent open space. Approximately 39percent of the site would <br /> remain in permanent open space. <br /> Access to the site would be from Merrill Creek Parkway from three <br /> driveways,so access <br /> would be shared between phases. Access to the <br /> single family lots in Phase 4 would be a publicly dedicated road. <br /> Merrill Creek Parkway is a minor arterial which has recently been <br /> completed. It connects the heart of Southwest Everettto Glenwood <br /> • Avenue. <br />