2901 LOWELL-SNOHOMISH RIVER RD 2022-07-20

LANDSCAPE MODIFICATION (REVI20-017) Landscape Modification Authority:A landscape modification may be requested by the applicant under Everett Municipal Code, EMC 19.35.070.The Planning Director may authorize or recommend a reduced width of plantings or waive some or all of the landscaping requirements when the applicant proposes an alternative method of landscaping that satisfies one or more of the seven modification options under EMC 19.35.070.A.The applicant has requested a landscape modification under options 2,3,and 7. Landscape modifications are typically reviewed under a Review Process I however, in this case, it was combined with the higher review process of the Shoreline Substantial Development Permit. Landscaping for the subject property is regulated under Category D of the Everett Municipal Code, EMC 19.35. Category D landscaping requires that certain types of perimeter landscaping be installed. Applicable Category D Landscaping Requirement: • Type II landscaping 10-feet wide along interior lot lines. Landscape Type II Description: • See-Through Buffer.To provide a visual separation between uses. Landscape Modification Request: Along the northwest and east sides of the project site,a landscape modification is requested to maintain existing riparian habitat consisting of native willow, black cottonwood, and red alder.This riparian vegetation was planted during the construction of the Lowell Riverfront trail to the east and the stormwater/wetland ponds to the north and acts as a critical area buffer for the river and wetlands. Along the west side of the project site land abuts the BNSF railroad right-of-way with rail facilities and two gravel maintenance roads.A landscape modification is requested along this portion to soften the border between the railroad right-of-way and the off-leash dog area but not visually separate the off- leash dog area from surrounding areas. Staff Findings:The landscaping plan along the west side provides better sightlines into the park,which provides superior design and quality than what would strictly be achieved if following the standard perimeter landscaping requirements and will not interfere with railroad activities.The landscaping plan along the northwest and east sides provide beneficial habitat and critical area buffer to the shoreline and wetland than what would strictly be achieved if following the standard perimeter landscaping requirements.The design is acceptable and will integrate well with the neighboring properties and uses. Page 6 of 10 SMA19-002&REVI20-017 EVERETT