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

� Finding: The-subject property consists of piatted, 30,000 square foot lots. All lots exceed minimum zoning standards for the R-2 zone. No changes in the lot lines or lot configuration are proposed. The parcel boundaries have not been altered or adjusted since the original platting of the property, which occurred prior to 1970. Conclusion: The lots were created prior to 1970. The applicant was not involved in the earlier subdivision and there have been no changes to the lots proposed by the appiicant. The applicant has not created the need for the rexsonable use decision. 5. The proposal mitigates the impacts on the �nvironmentally sensitive areas to the max(mum extent possible. Finding: Proposed mitigation for impacts on the wetland and stream buffers are listed in the revised Environmentally Sensitive Area Study and Mitigation Plan dated October 8, 2001 prepared by Wetland Resources. Proposed mitigation measures would include the following: Lot 2— Enhancement ot 1,690 square feet of buffer and 1,045 square feet of Wetland A. Mitigation for impacts on Lot 2 would be provided on Lot 3. Lot 4— Enhancement of 3,680 square feet of buffer and 1,670 square feet of Wetland A. Enhancement wouid be provided through planting of cedar, hemlock, fir and vine maple trees within the buffer, and spruce, cedar and willow trees within the wetland. For all lots, mitigation messures would include: temporary erosion and sediment control (TESC) measures includi�; silt fence installation; project monitoring; maintenance; contingency measures, and; postirg of an assurance device with the City to cover maintenance and monitoring. Conclusion: Adequate mitigation of project impacts can be provided for Lots 2 and 4; however, sufficient mitigation of potential impacts from development of Lot 3 cannot be provided. The environmental impacts resulting from development of Lot 3 would include elimination ot substantial existing native vegetation immediately adjacent to a tributary to Swamp creek and associated wetland, substantial additional'ragmentation of the critical areas adjacent to the tributary stream and wetlands, and adciitional erosion, runoff and sedimentation, with negative impacts on fish habitat further downstream in Swamp Creek. As such, the proposal does not mitigate the impacts on the environmentally sensitive areas to the maximum extent possible. II. ADDITIONAL FINDINGS ON TRANSFER OF DEVELOPMENT RIGHTS: If the C;ity determines that a reasonable economic use of the lot or lots cannot be provided under Subsections 37.050.D of the Zoning Code, the City may authorize a transfer of development rights (TDR). A TDR may only occur after review of a reasonable use application. TDR means that ?he City severs the development rights from the fee interest and permits the awner of the restricted party to either transfer an authorized portion of the development rights in that properiy to another lot owned by the restricted party, or to sell an authorized portion of the rights to owners of land who can use such rights in accordance with Subsection 37.050.D.3.a of the Zoning Code. � 2930 Wetmore, Suite 8-A, Everett, WA 98201-4044 '� (425) 257-8731, Fax (425) 257-8742 y��