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34. Construction sites and on-going activities involved in the handling and storage of fuel, <br /> chemicals, oil and other substances with the potential for spillage into adjacent waters, <br /> shall have operational procedures to prevent and handle potential spills. In addition <br /> physical structures which would contain any potential spills shall also be provided. <br /> Procedures shall meet applicable local, state and federal requirements. <br /> Staff Comment: See recommended condition no. 37. <br /> Section 5— Use Regulations <br /> 5,14 Residential Development <br /> 3. Where development activities will result in disruption of vegetation with a potential for <br /> increased run-off and erosion, development plans shall include provisions for temporary <br /> soil stabilization during development and for permanent stabilization upon completion of <br /> development. Buffers shall be provided as required by the SMP. <br /> 4. Multiple family developments shall orient buildings to views of the shoreline, when <br /> feasible, while protecting views of shorelines from other properties. <br /> Staff Comment: Buildings are oriented on the south facing slope to provide many of the <br /> townhomes with direct lake views. The project will not adversely impact view of the lake <br /> from other residences as upland from the site is a grocery store, and the townhouse <br /> buildings will maintain a low profile. <br /> MULTI FAMILY MODIFICATION <br /> Section 19.15.010(D) EMC allows for modification of certain standards for multi-family <br /> development provided specified criteria are met. This Review Process 2 application is being <br /> concurrently with the Review Process 3 shoreline permit, as provided by Section 15.16.030 <br /> EMC. <br /> The standard proposed to be modified is located in zoning code Section 19.15.100— <br /> Separation Between Buildings. The code requires that multi-family buildings have a <br /> minimum separation of ten feet measured at the ground level, of 20 feet measured at the <br /> second floor, and 30 feet measured at the third floor. The proposal is to construct buildings <br /> as close as 12 feet and as far as 30 feet apart from each other without providing the upper <br /> floor stepbacks. <br /> The zoning code states that the city shall not approve a request for modification unless the <br /> proposal provides architectural and urban design elements equivalent or superior to what <br /> would likely result from compliance with the multiple-family design guidelines and the <br /> development standards of the zoning code which are proposed to be modified. In making <br /> this determination, the following criteria are to be considered:4 <br /> 1. The unique characteristics of the subject property development and whether such <br /> characteristics could be provided by compliance with the development standards and/or <br /> design guidelines proposed to be modified. <br /> 4 For applicant response to criteria, see Exhibit 3. <br /> 8 <br />