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� <br />�• <br />{° <br />PLANNING DIRECTOR DECISION <br />REqSONABLE USE DETERMINATION (R.P. I#01-02E, 027, 028) <br />Springer Property <br />October 2h, 2001 <br />Applicant: <br />Owner: <br />Location of Property: <br />Legal Description: <br />Real Estate Technologies <br />2827 Rockefellc:r 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 />icE��iVEU <br />OGT 23 20�1 <br />Requested Action: The Applicant requested a"reasonable economic use" of <br />three existing lots. The proposal is to construct 3 single- <br />famiiy residences: one on each lot. A reasonable use <br />application is required because it would not be possible to <br />develop the lots and to meet the City's protective <br />requirements for environrnentally sensitive areas (EMC <br />Chapter 19.37). Ail of the lots are substantially encumbered <br />by environmentally sensitive areas, including a Category I <br />stream, Category III stream and a Category I! vaetland. Each <br />of the proposed residences on Lots 2, 3 and 4 would be <br />located partly or wholly �Nithin the required buffers for these <br />features. <br />Zoning: <br />Existing L.and 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 applicatior, rnd a tield investigation. The application includes site plans and <br />Environmentally Sensitive Areas studies prepared by Wetland Resources, Inc. submitted <br />June 27, 2001 and modified plan dated October 8. <br />. Lots 2, 3 and 4 are contiguous parcels and are under common ownership. The abutting <br />parcels to the north and south of the site are developed with single-family residences; <br />. 5ha site consi�ts of mature, second growth vegetation, with both an understory (shrub) <br />and overstory canopy (prirnarily deciduous tree, Douglas Fir and Western Red Cedar). <br />The vegetatior� on the site is well documented in greater detail in the "Environmentaily <br />Sensitive Araa Studies and Mitigation Plans" submitted to the City with the application; <br />� 2930 �M1'etmore, Suite 8-A, Everett, WA 98201-40�43 '� (425) 257-5731, Fax (425� 257•87�2 � <br />i6 <br />