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D. The variance is the minimum necessary to allow the subject property the <br /> general rights described in Criterion C. <br /> E. The granting of the variance is consistent with the Goals and Policies of the <br /> Everett General Plan. <br /> F. The need for the requested variance is not the result of a self-created <br /> hardship. <br /> 8. Exceptional and extraordinary circumstances exist because of the location of the <br /> subject property. Because this site was used as a place to unload fill for the <br /> development of SR 526, special circumstances exist on-site. With limited area that <br /> can be developed without the use of pilings and the Environmentally Sensitive area <br /> of the site, normal construction can only occur as proposed. Special circumstances <br /> exist to allow for increased height of the structure. (Findings 4 & 8) <br /> 9. The requested variance would not be materially detrimental to the properties in the <br /> area in which it is located or to the property itself. Further, it will be consistent with <br /> development in the City of Everett. (Findings 4, 7, 14 & 15) <br /> 10. The grant of the variance would result in the subject property being able to be <br /> developed similar to other properties in the area and zone. (Findings 1 & 7) <br /> 11. The variance requested is the minimum to allow the subject property to be <br /> developed. (Findings 1 & 8) <br /> 12. The grant of the variance is consistent with the Goals and Policies of the Everett <br /> General Plan and the 1.6: Multiple-Family, 20 - 29 Dwelling Units Per Gross Acre <br /> designation. (Findings 1 & 9) <br /> 13. The need for the variance is not the result of a self-created hardship. (Finding 20) <br /> 14. In order for a wetland buffer to be reduced within the City of Everett, the criteria as <br /> set forth in EMC 19.37.100.D must be satisfied. These criteria include: <br /> A. There has previously been substantial legal alteration of the wetland and/or <br /> buffer on the subject lot or adjoining lots. <br /> B. The proposal includes a wetland and buffer enhancement plan that improves <br /> the functional values of the buffer and wetland. <br /> C. The enhanced buffer shall not result in more than a 50% reduction in the <br /> standard buffer width. <br /> D. The reduced buffer shall not be less than the minimum dimension allowed by <br /> buffer width averaging (50% of the standard buffer width or 20 feet, whichever is <br /> greater). <br /> 7 <br />