5021 HARBOR LN 2016-01-01 MF Import

NOTICE OF CITY ACTION PLANNING DIRECTOR DETERMINATION II.B#2-96 Dear Citizen: As an owner of property within 300 feet of Lot 5, Plat of Harbor Ridge, commonly known as 5021 Harbor Lane, the City of Everett Zoning Code requires you to be notified of the following action: INTR D CTI N: The City of Everett Planning Department has received an application om ac c o naton, 3320 Federal Avenue, Everett, WA 98201 to build a singie family residence on lot 5, Plat of Harbor Ridge, more commonly known as 5021 Harbor Lane. The single family residence will be located ad�acent to and within 25 feet of a steep slope area at the eastem portion of the site and consist of three stories with a daylight basement. The proposal also includes the extension of a 50 foot wide yard area on the east side of the house beyond the top of slope as flagged by City of Everett Planning staff on October 6, 1995. This would reqwre the placement of a substantial quantity of fill on the siope. The house setback from the top of slope ranges from 15 feet tu 28 feet based on the City flagged top of slope. BACKGROUND: The property is located in the R-S, Singie Family Residential Zone. The subject property slopes up from Harbor Lane to the, east from an elevation of approximately 375 feet to an elevation of approximately 393 feet. At this point the property then slopes downward at up ta 40°k to the east to an elevation of approximately 298 feet on site and eventually into Phillips Creek which is off site. A wetland is located at the base of the property's 40°h slope above Phillips Creek. The City's Environmentally Sensitive Areas Ordinance protects steep slopes associated with a stream or wetland (37.040.D) from development. Section 37.OSO.B requires a setback of 25 feet from the top of steep slopes. The buffer must be planted in native vegetation when a steep slope is associated with a stream or wetland. The slope setback can only be reduced through the reasonable use Process. Any alteration of a steep siope must also be subject to the reasonable use process. Therefore, both the proposed house location (ranging from 15 feet to 28 feet from top of slope) and backyard extension must undergo a reasonable use analysis. Section 37.OSO.B of the City's Zoning Code states that nothing in the ESA ordinance is intended to preclude reasonable economic use of property as set forth herein. Subsection 42.100.B of the zoning code, using Review Process II.B, authorizes the Planning Director to "....approve, disapprove or approve with conditions the use proposed by the applicanY'. 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 to the satisfaction of the Planning Director using Review Process II.B all the following: There is no other reasonable use or feasible altemative 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 lhe property; and