10023 21ST AVE W 2016-01-01 MF Import

{" Finding: The proposal is to construct 3 single-family dwellings on 3 existing lots in the R-2 zone. Ail three units would be partially or completely located within a required buffer for a stream and/or wetland. The cumulative impa�t of the proposed action would be substantial, with a total of 13,246 square feet of high quality buffer being eliminated. The buffer would be eliminated by the house and yard areas, as depicted in the site plans on file in the appiication. The applic2tion materials do not propose or describe any alternatives that would have less of an impact than the proposed action. Possible alternatives that would have less impact on the sensitive area include the following: a. reductiun of the size of the dwellings in order to minimize the development footprint of each lot, thereby minimizing buffer displacement; b. constructing fewer units on the site; c. constructing a duplex and single-family house, rather than 3 single-family dwellings; d. Quthorization of a transfer of development rights and dedicating the site as permanent open space. Conclusion: Based on the potential impacts identified in the preceding findings, the City has determined that there are other reasonable uses or feasible alternatives to the proposed project that would have less impact on the environmentally sensitive areas on the site. (See additional findings on Transfer of Development Rights.) - 2. ; The proposed development does not pose a threat to the public heaith, safety and ' welfare on or off of the subject lot. Finding: As submitted, the proposai would have significant environmental impacts that could affect downstream properties through additional erosion, runoff and sedimentation, and could negatively impact fish habitat further downstream in Swamp Creek. There are threatened and endangered salmon species downstrzam, which constitute a public resource. Conclusion: The public health safety and welfare would not be served if the project is approved and constructed as designed. However, the impacts of the project on the environment ano io ifie public health, safety and welfare can be reduced if the conditions of approval stated herein are met and the development is reduced in scope. 3. Any alteretions permitted to the requirements of (the Zoning Code) shall be the minimum ner,essary to allow for reasonable use of the property. Finding: No alterations of Zoning Code standards have been requested by the Appiicant. Conclusion: Criterion No. 3 is not applicable. 4. The inability of the appiicant to derive reasonable economic use of the property is not the result of actions by the appiicant in subdividing the property or adjusting a boundary line thereby creating the undevelopable condition after the effective date of the (the Zoning Cade) -C'y 2930 �Vetmore, Suite 8-A, E��erett, WA 98?O1-4044 Si (425) 257-8731, Fas (425) 257-8742 3�