4719 BELVEDERE AVE 2016-01-01 MF Import

Find[ng: The applicant has not proposed any alterations from the zoning code ytandards. The proposal will meet all setback and height requirements; the 2afoot front setback from Harbor Lane, the 20.foot rear setback from the east lot line, Ihe five-foot setback from the side lot lines, and the 28-foot height limitation. Conclusion: No zoning code standards arc proposed to be altered. 4. The iaability of t6e applicant to derive reasoneble economlc use of lhe property is not the result of aclions by the applicant in subdividing t6e property or adjusting n boundery Itne t6ereby creeting the undevelopable condition after the e[fective date o� the (the ZoninR Code) Finding: This sitc is Lot 36 of Darlington Replat of Lot "Y.". This plat was created in 1914. Conclusion: Thc lot was cteated 86 years prior to the Critical Areas Ordinance. 5, The proposal mitigates the impacts on the environmentelly sensitive areas to the maximum exteut possible. Finding: The propr:sed residence will impact approximately mitigale the removal of this amount of buffer area, the recommends the removal of invasive species, the planting shrubs within thc remaining bufCer, and U�e installation of along thc cdgc oT thc buffer. The cdge of buffer will be grcater slopes end. 5,806 square feet of buffer. To report by Wetland Resources of approximately 70 tras and critical area signs and fencing at the point where the 40Y6 or In addition, the applicant proposes to top approximately 10 to ZO vees within the remaining buffer to maintain a view ot Port Gardner Bay. These trees are primazily big leaf maple and alder. Por every tree topped, new plants at a 5:1 ratio will be planted. These will be lower growing trces and shrubs. Since lhe site is situated on a fairly steep hillside and is considered a geological hazardous area by the Critical Areas Ordinance, the site was invcstigated by Liu & Associates, Inc. on ]une 13, 2006. The Geotechnical Engineering Study dated ]une 28, 2006 providu a number ot' recommendations that should be implemented such as providing a minimum setbac4 of ten fect from the point whcrc the slopc becomes less than 40% but only with the use of a pile foundation. Conclusion: Adequate mitigation of project impacts can be provided if the recommendations of the Critical Area S[udy and the Geotechnical Hn;;ineering Report aze [ollowed. DECISION: The proposed reasonable use application for a single family residence is approved as submitted sub.ject to the following conditions: l. Remove non-native invasive species from the remaining buffcr and enhance the bu[fcr with native plants as recommended by Wctland Rcsourccs prior to issuance of building permits. 2. Cnnstruct � permanent fevice nlong the buffer's edge as shown on the proposed site plan prior to issuance nf huilding pem�its. Critical Area signs must be placed un the fence and along Harbor I_anc. � �� , �� "