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nPR-17-M1 15 7G FROM�EVEREtT PLANNiNC UEPT ID 94fiZ579744 PAGE 4/� <br />3. Any alteratfona permitted to ►he requlnmenta of (the 2oning Code) ahall be the minlmum <br />n�cassery to ellow for reesonabte uae of tne property. <br />Flndlnp: The npplicuN proposed reduction ol the 75•foot buNer lor Cdteyory II wet'ands and <br />reductlon of the 20 •}oot tront bulitllnp setbaek 1or duplQx structures in the R•3(LI zone. Theae two <br />roquests are duectly related to each other, slnce reduc:ng the }ront setback also serves te mirnmize <br />the amount of buHor intruRion by moving the bu,ldmg fOrward un Ihe lot. T��e proposed fron' <br />se!tack of 12 feet �;ompares vnth the requirud sotback of 20 Iee1. The garagex woi.ld have a hoM <br />se:back of 17 fcet. The Public W orks DepenmeM hes indiceted thet the 17-+oot setback w�ultl <br />allo�v for edeq�atP off•xt�APt parking, while 8'i6 accommodatin� potential (uwre street imp�ovements <br />on 99'" Plact <br />It doos no1 uppear feusible or prectice� to deeign e etrucN�f that w0uld have 5ubstanGally less <br />:mpact on lhe w�stlnnA huMAr thnn the proposetl slructure. However, it does appear teasible tc <br />previde edtlition�l Guffor on the lol by mowny lhd b�itter lin�r in �uch d wey thet ir is 10 feel from and <br />pa•allal to the back of the dupler.. The proposed butter is engled and rqngoe frem 10 to 301eet <br />Irom ihe UncK ot the hi�ildinc�. Moving th.s Iine would inareeeo the amount ol erea ava�lahle lor <br />stcrmwater attenuaYon antl wdd6te hahita;. <br />ConClu5lon: W ith tnU oundiuons IistoO in this decis on, ihe propoeed buNer end eetbeck reductions <br />woultl be the min�mum ne:es.w3ry to ellow f �r reespneble u6e Of the property. The buff2r Should be <br />increased by meviny the buMer line In such e manner So as to ba 10 leet trorn and pa�al�el to the <br />back ul Uie propos�id duplec. <br />4. The inebilfty of the eppllonni to tlerlve reasoneble eeonomic u�� of th� property ia not tho <br />result o1 ections by the eppllcant In su6dividiny ths property or edJuaUng e bounHary Ilne <br />theraby croeting the undevelopable condition altor the etiectivo dato of tha (tho Zonlny Cnd�) <br />Flntlinp: I�he s�h��:c� propeny consists M e pl�tted, 7,227 5quare-fpot lot. lhe lot exceeds the <br />minimum zoning requlrem2Ms tor lot eren, widlh and depL't. No changds in �he lot lines or lot <br />;on!'purat on ere p�oposed. Thu parcel boundaries ha��e not been eNered Or ed�usted sinoe the <br />onqmal plattmQ ol ihe property. <br />Conclusion: The lots were created many yedrs eQo while �ha proparty wus in Snohomish County <br />�urisdiction The arplicant was nut invdved in the eerlier subdivis�on and there have bc+en no <br />changes to ihe lo!s propoaed by the applicant. The applicant hes not created the need tor tlie <br />reHtO�phl9 U6@ d0C1810�. <br />Ths propoaAl mltlgetos the ImpOCte cn tho environmentelly e�naltiv� er�ee to the meximum <br />oxtont poasibie. <br />Flndinp� Proposen mitigation for impects on the wetland butter is Ilsted �n the Mltlgeticm Plen deted <br />Decernber 3, 2001 and 9ubsoquem revis�on datod Janurry 18, 2002. Proposrxi mltignti�n <br />�ieaeure� wou a inclutle tYe toilowmp: <br />• knhanCement of the :emaininN on•site buNxr by replanting with ru�tive ConilOrous tree9, <br />. Itlent'�caticn ol Cotentin' haz�rd trees, removal, anc replentinQ with repleCement irees et 2 1 <br />rt�lio; <br />• Developing and implamwnling a rnonitonny plar to ene�re comphance with peAo�mance <br />slundards and miti�ntion goels lor the prajer,t. <br />Addiiional required mitfgetlon measure thet would be imposed by the City inolude. lempuraiy <br />erosion end sed:ment c�ntrol (TFSC) mgAsures inCludinp ci t lenoe installation; implementation bP¢t <br />�5 <br />