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

2. The proposed development does not pose a threat to the public health, safety and welfare on or off of the subject lot. Finding: The proposed duplex and access drive can be constructed so as to minimize potential impacts on streets, utilities and adjoining properties. The development pad is located on a portion of the site that will minimize the need for grading and drainage improvements. Allowing additional development on this site would potentially impact both the City street (S. 4`' Street) and downstream properties by increasing the amount of surface water runoff and potentially dewatering the on -site wetland. Conclusion: The public health safety and welfare would be served if the project is approved and constructed and TDR credits granted. The Sensitive Area Study and Wetland Mitigation Plan documents that none of the four TDR parcels can be developed under the reasonable use criteria without significantly impacting critical area functions. The potential impacts of the project on the environment and to the public health, safety and welfare can be minimized if only one duplex is built and TDRs granted for the remaining parcels. 3. Any alterations permitted to the requirements of (the Zoning Code) shall be the minimum necessary to allow for reasonable use of the property. Finding: Proposed alterations of the Zoning Code requirements include the following: Reduction of the front building setback for the proposed duplex from 20 feet to 10 feet; Reduction of the wetland buffer for a Category III wetland from 60 feet to approximately 20 feet; Reduction of the lop -of -slope setback from a ecologically hazardous steep slope from 25 feet to 15 feel. Conclusion: A modification of the Zoning Code standards will reduce impacts to environmentally sensitive areas by siting the proposed duplex so as to provide buffers from both the steep slope and wetland areas. The reduction of the front setback would allow the duplex structure to be located lower on the site, further reducing impacts. The resulting driveway length would be over 30 feel, allowing for ample parking area. 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 the (the Zoning Code) Finding: The subject property consists of unplatted lots of various shapes and sizes. The lots have been previously certified by the City as legal lots and have not been adjusted or subdivided. Conclusion: The lots were created prior to the annexation of the property into the City of Everett. The applicant was not involved in the earlier subdivision and there have been no changes to the lots proposed by the applicant. The applicant has not created the need for the reasonable use decision. 5. The proposal mitigates the impacts on the environmentally sensitive areas to the maximum extent possible. 2930 v\'ctmore, Suite 8-A, ISMT(il, \VA 98201-4044 9 (425) 257-8731, Fax (425) 257-8742