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

Finding: The proposal is to construct 3 single-family dwellings cn 3 axisting lots in the R-2 zone. All three units would be partially or completely located within a r�uired buffer for a stream and/or wetland. The c�mulative impact 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 application. The application 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 foilowing: a. reduction of the size of the dweliings 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. authorizat!on of a transfer of development rights and dedicating the site as permanent open space. Conclusion: Based on the potential impacts identified in the preceding tindings, the City has determined that there are other reasonable uses or feasible alternati��es to the proposed project that would have less impact on the environmentally sensitive areas on the site. (See additional tindings or. Transfer of Development Rights.) 2. The proposed development does not pose a threat to the public health, safety and welfare on or off ot the subject lot. Finding: As submitted, the proposal would have significant environmental impacts that c�uld affect downstream properties through additional erosion, runoff and sedimentation, and could negatively impact fish habitat further downstream in Swamp C�eek. There are threatened and endangered salmon species downstream, 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 and to the public health, safety and welfare can be reduced if the conditions of approval stated herein are met �nd the development is reduced in scope. 3. Any alteratio�s permitted to the requirements nf (the Zoning Code) shall be the minimum necessary to aliow for reasonable use of the property. Finding: No alterations of Zoning Code standards have been requested by the Applicant. Conclusion: Criterion N�. 3 is not applicable. 4. The inability of the applicant to derive reasonable economic use of the property is not the resuit of actions by the applicant in subdividing the property or adjusting a boundary line thereby creating the undevelopable condition after the effective date of the (the Zoning Code) G 2930 Wetmore, Suite 8-A, Everett, WA 98?O1-404�t �(425) 257-8731, Fax (425) 257-8742 ��