Resolution 5668 - Laserfiche WebLink

13. The Applicant sought an R-3/PRD zoning designation change in order to allow the subject property to be developed according to PRD standards. In an R-3, Multiple-Family Zone, the minimum area for a unit is 1,500 square feet, and the minimum lot size is 5,000 square feet. In the City of Everett, PRD standards allow the permitted density to be determined by dividing the total gross project area by the minimum lot size. At maximum density, the total lots that could be developed using this formula would be 84 lots. This density standard, however, is without the wetland restrictions present on the subject property. (exhibit 1) 14. As noted, the subject property contains wetlands and buffers, and part of it is in an Environmentally Sensitive Area (ESA) within the City of Everett. It is subject to the ESA regulations of the Everett Zoning Code and in particular, Title 20 of the EMC which sets forth environmental policies. The proposed project is also subject to the State Environmental Policy Act (SEPA). (exhibits 1 & 27, Wood testimony) 15. Pursuant to SEPA, the City of Everett was designated as the lead agency for identification of environmental impacts that would result from the proposed project. On July 12, 2005, based on materials provided to the City, a Mitigated Determination of Non-Significance (MDNS) was issued which allows the subject property to be developed without further environmental review. The MDNS was issued subject to eleven conditions. (exhibit 27) No appeal was filed on the MDNS. (Wood testimony) 16. As part of the SEPA review process, the City required the Applicant to provide information on the wetlands on-site. The Applicant submitted a Wetland Delineation Report drafted by the URS Company. Based on site visits, samples, evaluations, hydrology, soil tests, vegetation identification, and other data, the URS Company concluded that there are two significant wetlands on-site. Wetland A, a 0.26 acre wetland, is located in the west end of the property and is subject to a 50 foot buffer. The specific features of wetland A are set forth in the Wetland Report in Section 3.4.1. This wetland was categorized as a Category III wetland (as defined by the City's rating system) because it is less than one acre and dominated by vegetation. Wetland B, a 3.67 acre wetland, is also categorized and described in the Wetland Report. It is a Category II wetland that requires a 75 foot buffer. The Wetland Report also identified uplands on-site and the soil and vegetation features of the uplands. The conclusions of the Wetland Report are that the City of Everett Critical Areas Ordinance provides protection for the wetlands with buffers and setbacks for development. It concluded that the design of the plat should be consistent with the conclusions of the report and that the buffers and wetlands should be 9