501 E MARINE VIEW DR SEPA 006-014 - ASARCO SITE CLEANUP CONTINUING Land Use Decision Documents 2025-05-23

the property and create a"visual and noise buffer"between the rail yard and residential areas to the west. 2, Issue: Potential Impacts on Views. Response: This proposal does not directly impact views from properties on the west side of E. Marine View Drive or the park on the south side of the site because no specific development is proposed at this time. The finished elevation would be 50 feet, which is approximately 10 feet lower than the road surface on E. Marine View Drive. The dwellings on the west side of E. Marine View Drive are situated above the street grade,resulting in a grade difference of approximately 15-30 feet between the site and the nearest residences—with the residences being higher than the subject property. This decision only authorizes the placement of fill material on the site. It does not authorize any new structures or other improvements. Further, it does not alter the manner in which height of future buildings is calculated. Please also refer to Exhibit 1 and SEPA MDNS #06-014 (SEPA Mitigation Item#3). A view analysis may be required as part of the SEPA review for a future development proposal. 3. Issue: AIlowable Building Height. Response: The maximum allowable building height for the subject property is 80 feet for the M-1 zoned portion and 65 feet for the C-2 zoned portion(EMC Chapter 19.6— Table 6.1). In the M-2 zone,building height is restricted to 40 feet for portions of the property located within 100 feet of a residential zone (Table 6.1, Special Regulation #32). See Figure 1 below. The SEPA MDNS issued previously for this site states that building height of future buildings will be calculated based on the original grade of the property. The Zoning Code allows for a new"approved topography"to be created in conjunction with a land use permit, filling and grading permit,or SEPA environmental review(EMC Chapter 19.4.020—definition of"base elevation"). Per SEPA Mitigation Item#3,a new approved topography can only be established if the Applicant provides a view analysis for the purpose of analyzing potential view impacts on properties on the west side of E. Marine View Drive. The base elevation to be used for the purpose of building height calculation cannot be established until a specific development plan and building footprint are proposed. In general,the pre-existing site elevation ranges from 12 feet to 56 feet. A topography survey map is available in the Planning Department for public review. 3