2005/08/31 Council Agenda Packet

5 24. The Fire, Police, and the Parks Departments submitted comments to the City Planning Department that the proposed project would not have any significant impacts to their departments or to the services that are supplied by these departments. (exhibit 1, Wood testimony) The Everett School District submitted that the proposed project would not adversely impact the District's ability to provide services. (exhibit 1) 25. The subject property is in Zone "X" of the National Flood Insurance Program Map for the City. Zone "X" refers to the properties outside the extent of the 500-year flood. No Flood Plain requirements apply to this project. (exhibit 1) 26. Landscaping of the site must be consistent with the provisions of EMC 18.28.080. In the conditions as set forth herein, specific requirements for landscaping are established. (exhibit 1, Wood testimony) The Applicant did not object to these conditions. (Hager testimony) FINDINGS RELATING TO THE PRD CRITERIA 27. With the PRD as proposed, adequate sewer is available, as are water lines, storm sewer systems, and surface drainage systems. The proposed project would not require an extension or enlargement of any of these systems. (exhibit 1) 28. The plat is proposed as an R-3/PRD. The single-family detached dwellings would be permitted in an R-3 zone, with or without the PRD overlay. The PRD has been requested to allow deviation from certain R-3 lot standards. Minimum lot width in the R-3 zone is 50 feet, and the minimum lot depth is 80 feet, while the setbacks are 20 feet for the front and rear yard and five feet for the side yard. Lot and setback requirements of the R-3 zone could not be satisfied with a standard R-3 design. However, the requirements can be satisfied with clustering. Setbacks can be reduced in order to adequately develop the site while protecting much of the open space and wetlands. (exhibit 1) 29. In the Everett Comprehensive Plan, the subject property is projected to allow 20- 29 dwelling units per acre. While the proposed gross density is two units per acre, the land calculations include all of the wetland and buffer areas. The resulting net density is more consistent with the Everett Comprehensive Plan. (exhibit 1, Wood testimony, Hager testimony) 30. The Donavan homes vary in size. The shape and size of these existing dwellings would dictate the configuration of the building envelopes, as well as the location of the driveways. The building setbacks from interior lot lines would be at five feet, and the rear setbacks for these homes would vary. The other setbacks would be consistent with the City codes. (exhibit 1) 37 11