4908 S 4TH AVE 2018-01-02 MF Import

A. Lot Status —All parcels appear to be legal lots and meet the minimum lot requirements for the R-2 zone. The City certified the lots in a letter dated July 1997. B. Environmentally Sensitive Area Findings: • The parcels consist of unplatted lots. The lots are bounded by 1-5 to the west, 491h Street to the south and S. Fourth Avenue to the east: • The site is primarily forested, with both an understory (shrub) and overstory canopy (primarily deciduous trees,). There are some disturbed areas near the 1-5 right-of-way and some blackberries. The vegetation on the site is well documented in greater detail in the Wetland Delineation report, revised December 23, 2008. • The site contains a Category III scrub -shrub wetland, located on the lots north of the proposed duplex site. Under EMC Chapter 19.37.140, Category III wetlands scoring less than 19 in habitat value are required to have a buffer of 60 feet consisting of native vegetation. The site also contains a Type F stream (Bigelow Creek). Type F streams are required to have a buffer of 150 feet when the buffer is in a disturbed state. The stream is located approximately 150 feet south of the proposed duplex site. The wetland and stream are shown in the wetland report. The proposed duplex and road access would leave an approximately 20-foot buffer from the wetland. • There is a steep slope (greater than 40%) that extends from just south of the proposed duplex site and forms a portion of the Bigelow Creek ravine. The proposed duplex would have a 15-foot building setback from the top -of -slope. A soils report dated August 5, 1999 was provided with the original application. This report concludes that the top -of - bank setback can be reduced to 15 feet without impacting the slope or the future residence. • Together the stream, wetland and steep slope areas result in almost all of the site being classified as critical area or buffer. It would not be possible to locate a new residential structure on the site that meets the protective requirements of EMC Chapter 19.37. REASONABLE USE EVALUATION C., 1TERIA This section addresses the reasonable use criteria In Subsection 37.050.B.2 of the Zoning Code 1. There is no other reasonable use or feasible alternative to the proposed development with less impact on the environmentally sensitive area. Finding: Over the last several years, many different development scenarios have been discussed between the applicant and the City. One prior proposal included a 5-lot residential short plat. Another proposal included construction of several duplexes on the site. In each case, the City determined that substantial impacts on environmentally sensitive areas would occur and that mitigation of these impacts would need to be provided. Further difficulties included providing adequate fire access, drainage and utilities to the site. Conclusion: Other alternatives have been examined by the City and were determined to have significant impacts on wetlands and steep slopes. The proposed duplex can be constructed so as to minimize these impacts and provides turther mitigation through buffer enhancement. CR 2930 Wetmore, Suite 8-A, live"e(t, 1\'A 98201-4044 9 (425) 257-8731, 1^1s (425) 257-8742