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9 <br /> 15. The area beneath the fueling facility canopy would be segregated from the rest of the <br /> site runoff. Any spillage would be directed to a catch basin and drain to an existing <br /> public sanitary sewer through an oil/water separator. (Ellingsen testimony, exhibit 2) <br /> 16. Water would be collected on-site in a series of catch basins and directed to an <br /> underground vault. It would then pass through an open, vegetated pond and pumped <br /> through a two-stage filter system. The water would then flow through a biofiltration <br /> swale prior to being discharged into the on-site wetland. The system was designed to <br /> protect the wetlands and to remove any pollutants from entering into their systems. <br /> (Boule testimony, Zimmerman testimony, Sass testimony, exhibit 2) <br /> 17. A portion of the existing wetland would be eliminated. As mitigation for the lost portion <br /> of wetland, mitigation would occur at a ratio of 2.6:1 and would result in 1.38 acres of <br /> wetland being created on-site. The portion of wetlands that would be filled are 6,800 <br /> square feet of wetlands, while the replacement wetlands would be 18,800 square feet. <br /> With the mitigated compensation, the wetlands would continue to function with no <br /> significant impact to the entire system. (exhibit 2, Boule testimony, Zimmerman <br /> testimony) <br /> 18. All of the existing wetlands would maintain the 25 feet of enhanced buffers. The <br /> created wetlands would have the same enhanced buffer design. (Boule testimony) <br /> 19. The Applicant indicated that there would be no outside advertising of fuel prices. <br /> There would be signs on-site designating the facility and also providing directional <br /> signage to motorists on-site. All sign criteria, as required for B-2 zones, would be <br /> satisfied. (Tyler testimony, exhibits 1 & 2) <br /> 20. The existing available parking spaces on-site is 806 parking spaces, significantly more <br /> than the B-2 parking standards of the City of Everett. Although the Applicant would <br /> remove 395 parking spaces for the development of the gasoline facility, it would also <br /> add 388 spaces. The net loss of seven spaces results in 799 spaces which exceeds <br /> the parking standards. The required parking standards for the site is 279 spaces. <br /> (exhibit 2) <br /> 21. The configuration of the gas islands necessitates the removal of some of the <br /> landscaping. Although a portion of landscaping along 19th Avenue South would be <br /> removed, most of the existing landscaping at this site would remain. The landscaping <br /> adjacent to the redevelopment area would be increased, and new landscaped islands <br /> (as depicted on the site plan) would be consistent with the existing interior <br /> landscaping. (exhibit 1) <br /> 22. With the increased parking on-site, the Applicant is required to provide an additional <br /> 28,000 square feet of interior landscaping. The Applicant's proposal exceeds this <br /> standard with the provision of 32,000 square feet-of interior landscaping. The <br /> aesthetics to the site have been addressed by the Applicant. (exhibit 2, Tyler <br /> testimony) <br /> 62 5 <br />