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� <br />� <br />PLANNING DIRECTOR DECISION <br />REASONABLE USE LIETERMINATION (R.P. I#01-026, 027, 028) <br />Springer PropeRy <br />October 24, 2001 <br />Appiicant: <br />ONner: <br />Location of Properry: <br />Legal Descriptio.�: <br />Real Estate Technologies <br />2827 Rockefeller Avenue <br />Everett, WA 98201 <br />Patricia M. Springer <br />P.O. Box 21 <br />Manson, WA 98831 <br />East side of 21" Avenue W., south of 100'" Street <br />Lots 2, 3 and 4, Paine Field, No. 5 <br />i<ECEiVED <br />�CT � 3 2007 <br />Requested Action: The Applicant requested a"reasonable econornic use" of <br />three �xisting lots. The �roposal is to construct 3 single- <br />famiiy residences: one on each lot. A reasonable use <br />application is required because it would not be poss'ble to <br />develop the lots and to meet the City's protective <br />requirements for environmentally sensitive areas (EMC <br />Chapter 19.37). All of the lots are substantially encumbered <br />by environmentally sensitive areas, including a Category I <br />stream, Category III stream and a Category II wetland. Each <br />of the proposed residences on Lots 2, 3 and 4 would be <br />located partly or wholly within the required buffers for these <br />features. <br />Zoning: <br />Existing Land Use: <br />R-2, Single-Family Residential <br />Vacant <br />I. FINDINGS AND CONCLUSIONS: The following findings of fact are based upon a review of <br />the application and a field investigation. The application includes site pians and <br />Environmentally Sensitive Areas studies prepared by Wet;and Resources, Inc. submitted <br />June 27, 2001 and modified plan dated October S. <br />• Lots 2, 3 and 4 are contiguous parceis and are under common ownership. The abutting <br />parcels to the north and south of the site are developed with single-family residences; <br />. The site consists of mature, second growth vegetation, with both an understory (shrub) <br />and overstory canopy (primarily deciduous tree, Douglas Fir and Western Red Cedar). <br />The vegetation on the site is well doc�mented in greater detail in the "Environmentally <br />Se�sitive Area Studies and Mitigation Plans" submitted to the City with the application; <br />y 2930 �Vetmore, Suite 8-A, Everett, WA 98201-404d �(425) 257-8731, Fas (425) 257-8742 <br />��(n <br />