10901 27TH AVE SE 2016-01-01 MF Import

with the esiablished vegetation there. Instead tfie Applicant proposed to plan. ground cover in these areas where existing mature trees would be retained. (exhibit 1, sfaff report; exhibit 5, landscape plans; Brent testimony; exhibit 19, slides 7 through 13) 22. Existing conditions along the street frontages include mature stands of trees. The Applicant requested an ac��litional landscape modification, to piant native ground covers in place of the shrubs required by the Type III landscape standard on street frontages and retain the existing mature trees. (exhibit 19, slides 7 through 13) Where no perimeter landscaping exists, the Applicant proposes to install buffers consistent with code requirements. Pa:king lot landscaping and plantings around the primary structure are proposed to minimize visual impacts of the new development. The dumpster/recycling area wo�ld be screened from off-site views. (exhibit 1, staff report; exhibit 7., application and project narratives; exhibit 5, landscape plans) 23. The majoriiy of mature trees �round the siie perimeter would be retained; however, some existing trees would be removed to accommodate project development. (exhibit 13; Brenf testirnony) 24. According to Planning Staffs evaluation of the site, the exisling trees along the site boundaries provide a much denser visual screen than is required by code. On-site tree retention would preserve the existing appearance of mature vegetation on-site as well as exceed standards in the local areas where mature trees exist. (Jimerson tesiimony; exhibit 19, slides # In addition, to the north along ihe play field and adjaceni io the proposed portable classroom location, there is an off-site green belt associated with a residential subdivision. The green belt contains mature conifers and deciduous trees, shrubs of varying heights, and solid wood fencing in some locations. This greenbelt is not likely to be developed or significantly cJisturbed by new land uses in the future, bec2use it was set aside as a requirement of subdivision approval. The greenbelt provides the screening function required of non-residential uses �n the R-1 zone. (exhibit 1, staff report; Jimerson testimony; exhibit 19, slides #15 and 16) 25. On November 19, 2009, ihe Applicant hosted a public meeting, notice of which was posted and mailed to surrounding residential property owners. Nineteen neighbors attended the meeting and submitted comments on the proposed remodel. (Brent festimony) 26. Pursuant to the State Environmental Policy Act (SEPA, RCW 43.21 C), the Everett Schooi Disirict was designaied as the lead agency for the determination of environmental impacis resulting from the project. The District's Responsible Official issued a Mitigated Determination of Non-Significance (MDNS) on December 16, 2009 No appeals were submitted. The MDNS requires that the grading and filling activities related to the project not be allowed to impact off-site properties and ihai vegetaiion along 100th Street SE be maintain�d such that 7