1710 121ST ST SE 2016-01-01 MF Import

6. Provide a final boun3ary line adjustment map which shows the edge of the existinq wetland and the required 37.5 Poot buffer from the created and exieting wetlande. The map shall be reviewed and approved by Jones & Stokes verifying that the wetland and its buffer boundaries are consistent with those delineated by Jones & Stokea. The Planninq Director approved the buffer width reduction based on the followinq: 1. Subsection 37.140.0 oP the City of Everett Zoning Code qives the Planning Director the authority to reduce the standard stream and wetland buffer widths only when there has previously been subatantial legal alteration of the wetland and/or its buffer. If no appeal is filed in response to the Planninq Director's determination, the decision is considered final. 2. There has been substantial leqal alteration of the existing wetlands and buffers. A single family home and a qraval driveway encroach into the wetland and stream buffers. Public Works permit �86-133 allowed approximately .41 acres of wetlands to be filled in 1986. The site was permitted to be further filled under SEPA /141-88 for construction of a 31 unit multiple family development. � mitigation and revegetation plan submitted by Jones 6 Stokes Associates in July of 1988 and approved by the City allowed for the fill of an additional .24 acre of wetlands. The plan required the creation of a riparian wetland along the stream channel and the enhancement of an existing wetland at the southwest corner oP the property (see enclosed site plan). A 25 foot buffer from the edge of the remaining and proposed wetlands was required. The building permits for the proposed development have expi:•ed and the mitiqation and reveqetation plan have not been implementQd. Since building permits are no longer valid, development of the site must meet new zoning code standards. The environmentally sensitive areas ordinance, Section 37 of the zoninq code, requires a minimum 25 foot buffer from intermittent streama and a minimum 75 foot buffer from the edge of riparian wetlands. If the wetland mitigation and revegetation plan was completed as required, a riparian wetland would exist alonq the entire stream channel. The zoning code standarda require a 75 foot buPfer from the edqe of the existing and proposed wetl.ands. Huwever, under the previous approval, only 25 feet of the required buffer was to be rehabilitated, thus leavinq the remaining 50 feet of the 75 foot buffer still deqraded by the existing house and previous land clearing and fill. In exchange for revegetating the buffer, the Planninq Director reduced the minimum buffer width to 37.5 feet. Any qreater buffer requirement would place the existinq house unreasonably within the buffer. �5