4812 HARBOR LN 2018-01-02 MF Import

The Planning Director approved the modifications listed above based on the following: The site (Lot 16) slopes down approximately 30 to 38% to Merrill & Ring Creek. The stream is over 185 feet from the proposed building site. Subsection 37.140.C.7.b requires a stream buffer to extend from the stream up into an area with a slope of 25% or greater. In this case the standard buffer extends up to Harbor Lane. The applicant's proposal is subject to Subsection 37.050.11, Reasonable Use Exception, since the applicant's property is entirely within a required stream buffer. Subsection 37.050.13 states that nothing in the ESA ordinance is intended to preclude reasonable economic use of property as set forth herein. If the requirement of this ordinance as applied to a specific lot would deny all reasonable economic use of the lot, development will be permitted if the applicant demonstrates all of the following to the satisfaction of the Planning Director: 1. There is no other reasonable use or feasible alternative to the proposed development with less impact on the environmentally sensitive area; and 2. The proposed development does not pose a threat to the public health, safety and welfare on or off of the subject lot; and 3. Any alterations permitted to the requirements of this Ordinance shall be the minimum necessary to allow for reasonable use of the property; and 4. The inability of the applicant to derive reasonable economic use of the property is not the result of actions by the applicant in subdividing the property or adjusting a boundary line thereby creating the undevelopable condition after the effective date of this Ordinance; and 5. The proposal mitigates the impacts on the environmentally sensitive areas to the maximum extent possible. The Planning Director's conclusions are as follows: 1. There is no other reasonable use or alternative to the proposed development with less impact upon the environmentally sensitive area. The R-S zone allows a single family residence upon a minimum lot area of 9,000 square feet. The property is approximately 23,000 square feet in area. To build only one single family residence upon the property is the least intense "reasonable" land use for this property. 2. The proposed development does not pose a threat to the public health, safety and welfare on or off of the subject lot. A geotechnical study completed by Tetra Associates, Inc. states that site conditions encountered would not preclude development for the proposed residence. Water run-off will be controlled with the use of roof gutters and foundation drains which will be tight lined into the storm drain system in Harbor Lane or down to the creek channel to the west of the proposed residence.