902 WESTMINSTER CIR 2016-01-01 MF Import

_ Lanqus Page 5 Iang�is , Page 4 q, �e inability of the applicant to derive the Planning Director • rt is not the Based on the submit:ted information, reasonable econoaic use of �e P�PQ Y h3s determined per section 37.C�50.D.1.2 (Reasonable Use result of actions by the applicani n=��y�rea�ing Z�dministrative Modification) that the propos�d development pro�rty or adjustinq a bounda='Y i:an be pex'mitted with a rednortheastt edge bofk entry ZP r�h15 the undevelopable condition after the effective date o feet and 20 to 12 feet ( to 4 feet (southeast side this Ordinance. This is anroeosedlforedthe elevel reduced side setback from 5 subdivided lot. The house is p p between lots 3 and 4) ; and a reduced ESA buffer from 12.5 portion of the lot and will not extend over onto the feet to 9 feet from t�p of native slope. Additionally lot steep slope. Therefore, modifications of the buffer coverage is permitted to exceed t standards X containedrain and front/side setbacks and lot coverage limitations permitted by the single family of the are required. section 8 of the 2oninq code. It is the finding 5. �e pra�Ba� mitigates tt►e i�pa°� °II �e director that area into •�nich the ES1+ buffer encr licaInt thas proposed is already deqraded and that the app environaentally sensitive areas to tl�e 'axiau� extent which will reduce possible. Conditions have bee��entialsenvironment 1 agreed to incorporate m.itigation measures outline in the project which will mitigate any p attached delineatio aC�sm�� tExhi an Iiinsignificant level. environmental 1°�p Oivector finds that there: impacts. These include restoration and replanting of Furthermore, the Planninq_ the deqraded portion of the slope vith native species, and compliance with the recommendations of �the project �ent vith less i=pact upon the geo-technical report and a recommended execution of a 1, There is no other reasonable use or alternative to covenant to protect the site's cnvir.onmentally �e proposed develop envfronsentally sensitive area• The existinon the sensitive slope area. zonin� allows for only one single family unit up property, which is the least inteotenti lly n"feasible" ro ert Other p ��: The City of Everett Planning Direct:or hereby use for this p P y• alternatives to the proposed house such as transfer of �.a� approval of the request by Mr. and Mrs. :r m Langus development riqhta do not work `or one single family to all��w for reduction in ESA buffer setb�cks e�ltted lot residence, since there is insufficient incentive licant aide setbacks and approves an increase in p developer to provide an additional lot to the app coverage for the construction of a sinqle family house at when the code provides for only a 20� in�heagiteVis 902 Westminster Circle, subjeit to the folloving conditions. that one transferred unit. Furthermore, g develo d the remaininq lot within an existin � subdivision, where trie proposed house will be 1� The top 14 feet (measured horizontally from the constructed upon the existed disturbed level portion of of the �ite�s slope ahould be native top of bank) the property and will not encroach over into the ESA restored and replanted with native species (Exhibit I) . slope. These species can include sialler native shrub species, including, ninebark, Indian plum, oceanspray, Be a �eat t� elderberry, serviceberry, and svord ferns. The Z, The proposed developuent dces not po lantin lan, the public health, safetY a�►d velfare on or off of the applicant should submit a resto::ation (p B) P subject lot. The proposed house design is consistent including a program to ensure establishment of the with the recommendations of the geo-technical report nsttive species. A standard of e0$ survival rate and at and will not result in destTb�ieC�awill n ttresulteis least 90$ to 100� e iod should ebet used.end if these slope area. 1►s such, the P � year monitoring p then any public health, safety and welfare issues. standards are not met through l�o riate speciess� g, �►ny alterations peroitted to the re4►i ire�ent of replanting should occur with app P this Ordinance shall be the =ini�� nece They p � allow �e pro�rty, ermitted 2) A covenant shoul.d be recorded for the s ope area for reasonable use of side setbacks are the for the purpose of protecti.ng the environmentally reductions in buffer and front/ ro osed r.esidential sensitive hah�tat there; the covenant vould prohibit minimum required to allow Eor the p p any activity or development (includes clearing, structure. These reductions will not result in negative environmental impacts. ,