10109 21ST AVE W 2016-01-01 MF Import

. The site has not been disturbed through clearing/grading practices: the buffer and wetland are of relatively high function and quality; . The central portion of the site (i.e., Lot 3) contains a portion of a Category II wetland and seasonal stream. The stream is a tributary to Swamp Creek. The main channel of Swamp Creek crosses the easternmost corner of LoY 2 and runs off-site immediately east of Lots 3 and 4. Puget Sound Chinook, a listed species under the Endanyered Species Act, occur in Swamp Creek dcwns?ream of the project; . Swamp Creek is a Category I stream and is required to have a minimum buffer of 100 feet under EMC Chapter 19.37.140. Wetland A is a Category II wetland and is required to have a buffer of 75 feet. The Category III seasonal stream has a minimum buffer of 25 feet. A 10-foot construction setback from the buffer is required for all of the above features. For development on undisturbed sites, the minimum buffers can only be reduced through the reasonahle use decision F,ocess. A reduction of the above buffers has been requested as part of the application. The proposed buffers for each of the lots are as follows: -Lot 2— 25' setback from Wetland A; -Lot 3— 0' setback from Wetland A; -Lot 4-10' setback from Wetland A and 25' setback from Category III stream. . Lot 3 is at a lower elevation than either of Lots 2 or 4. Due to the lower grade of Lot 3, development on this lot could result in alteration of the hydroloQy of the stream and wetland to a greater extent than development on Lots 2 or 4. Although the propcsed building sites for Lots 3 and 4 are both ciose to the stream and wetland, the impacts resulting from development of Lot 3 would be significantly greater due to the topography and lack of a buffer from Wetland A; . While Lot 4 contains a portion of the Category III stream, locating a residence in the southwest corner of Lot 4 would limit development to an area that is at a higher elevation than Lot 3; is adjacent to an existing residence on thE abutting property; and, would not disturb or fragment the central critical area features present on the property; . The proposed buiiding sites on Lots 2 and 4 are located adjacent to areas that have already been cleared and developed on two sides; Lot 3 is adjacent to heavily vegetated areas, with the exception of the street frontage. The result would be that the stream and wetland buffer would be substantially more fragmented by the proposed development on Lot 3 than on either Lot 2 or Lot 4. . Potential impacts of the proposed development would include increased stormwater runoff due to additional imper�ious surface area with resulting reduced stormflow attenuation; incrzased sedimentation in Swamp Creek and the on-site wetland; and reduced wildlife habitat area for birds and small mammals. This section address tne reasonable use criteria ln Subsection 37.050.B of the Zoning Code 1, There is no other reasonable use or feasible alternative to the proposed development with less impact on the environmentally sensitive area. ,-.''� 2930 Wetmore, Suite S-A, Everett, WA 98201-404�3 '� (425) 257-8731, Fax (425) 257-8742 /(o