2102 ROSS AVE 2018-01-02 MF Import

Washington. The Applicant also requested a reasonable use exception to reduce the shoreline buffer from 200 feet to 33 feet at the buffer's narrowest point. The majority of the proposed buffer would be less than 90 feet. The project is adjacent to the Snohomish River, which is a significant shoreline within the State of Washington. (exhibit 1, staff eport; Jimersor testimony) 2. The activity to occur on -site would include the construction of a steel fabrication and storage facility. Steel fabrication is a heavy industrial operation that is a permitted use on this land. It involves the import of materials that are to be made into steel products. The fabrication facility would include three bays for manufacturing steel. Each bay would have a different process, and all bays would lead to a painting area. As part of the operation, the raw material is presented in 60-foot lengths which are ultimately fabricated into smaller pieces. (There are occasions when the 60-foot lengths are welded together for production of larger products.) The operation includes cranes outside the building for the handling of the raw materials and the finished product. The cranes would be 80 feet wide at a minimum in order to safely handle the 60-foot lengths of material. Outside of the crane ways, space is required to maneuver 100-foot long parts of assembly and to unload trucks with additional 60-foot lengths of material. All of this activity would occur in the upland portion of the site and would involve heavy industrial equipment. Upon completion of the steel products shipping would occur. (exhibit 7, application; exhibit 8, narrative; McClean testimony) 3. Because the project would occur within 200 feet of a significant shoreline and the cost of the project exceeds the monetary threshold amount as established by the State of Washington, a Shoreline Permit is required. The project site is located along the main bed of the Snohomish River and has 925 linear feet of shoreline. This section of the river is tidally influenced. (exhibit 1, staff report: exhibit 7, application) 4. The subject property has an M-2 UFFD/Heavy Manufacturing -Urban Flood Fringe District zoning designation and a Comprehensive Plan designation of 5.1, Heavy Industrial. The proposed project is a permitted use in this zone and is contemplated as the type of use allowed in this comprehensive plan area. (Jimerson testimony) 5. The subject property is included in the Everett Shoreline Master Program (ESMP). In the ESMP the subject property has shoreline designations of Urban Mixed Industrial (the area in the upland portion of the site) and Aquatic Conservancy (the area abutting and in the Snohomish River). The proposed use is a permitted use in the Urban Mixed Industrial designated area. The Aquatic Conservancy designation begins on that portion of the subject property that is below the ordinary high water mark (OHWM). The vast majority of the site area is within the Aquatic Conservancy environment 200-foot shoreline setback. This 3