500 SE EVERETT MALL WAY B BASE FILE 2016-01-01 MF Import

runoff from impervious surfaces would be mitigated by the provision of on-site detention and water quality treatment (see SEPA MDNS #79-94). Sile runoff from the building and paved surfaces ivould be collectad, detained and treated before being discharged to the wetland. All Zoning Code and Public Works standards would be met by the proposed development. The City has received a compliant from the abutting property owner to the south regarding runoff from the subject site. In recent years, the pruperty located at 512 - 100th Plar,e S.E. has experienced increasing flooding during storm events. The Public Works Oepartrnent investigated this complaint and determined that the cause of flooding was not related to con�itions on the subject site. Approval of the reasonable use request would not lead to increased floodiny on the abutting property to the south. Conclusion: Wi'.h proper design of the drainage improvements, slope grading and construction practices, the proposed development would not pose a threat to the public health, safety or weifare eith�r on or off the subject lot. A soils study should be provided at the time of building permit application to ensure protection of the slope and wetland areas, and to characterize the existing on-site fill material. Criterion #3 - Any alteretions permitted to the requirements of (the Zoning U!dinance) shall be the minimum necessary to allow for reasonable use of the property. Finding: The wetland buffer would be reduced from approximately 75 feet a minimum of 31 feet and a maximum of 50 feet. The proposed driveway and parking area would encroach into the required 25-foot setback from the top-of-bank of the environmentally sensitive steep slope. It is anticipated that grading activities would extend up to the top-of bank, and that a retaining wall wiil �eed to be constructed to provide support to the parking lot and driveway. Note: The top-of-bank is chzracterized as the toe ef the fill slope, which comprises the upper portion of the steep slope that extends •+vest from the wetland. The fill slope is considered a disturbed area and may be altered as permitted in this decision. The remaining wetland buffer area on the east side of the building would ba enhanced with native vegetation. Conclusior: The proposed alteration of the wetland buffer is the minimum neceasary in order to allow the proposed 30,800 square foot building and to meet parking and access requirements imposed by the r,ity. Criterion #4 - The inability of the� applicant to derive reasonable economic use of the property is not the result of actions by ihe appl�cant in subcfividi�g the property or adjusting a boundary line thereby creating the undevelopable condition after the effective date of (the Zoning Ordinance) Finding: The property has net been subdivided or boundary line adjusted since the adoption of the current zoning ordinance on January 13, 1990. Conclusion: Criterion #4 is satisfied. Criterion #5 - The proposal mitigates the impacts on the em�ironmentally sensitive areas to thP maximum extent possible. Finding: The applicant provided a wetland buffer enhancement plan ;Wetland Resources, Sept. 7, 1995). The enhancement plan co�tains a description of current site conditions, provisions for replanting of the existing disturbed buffer area with native vegetation, pro;ect