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ii <br /> AND WHEREAS, the Planning Commission made Findings and Conclusions as <br /> follows: <br /> 1. Shoreline Master Plan/Comprehensive Plan <br /> Finding: The subject property is designated Urban by the Snohomish <br /> County Shoreline Master Program (the controlling document in this <br /> annexed area) which permits fill in conformance with the applicable <br /> regulations. The Master Program also requires that fills only be <br /> permitted when used as preparation for an activity otherwise <br /> permitted by the Shoreline Master Program. The Shoreline Master <br /> Program also requires the City to have a dredge spoils management <br /> plan. One element of this management plan is to have disposal sites <br /> identified and approved in advance of the dredging. This site <br /> provides the potential for containing 800,000 cubic yards of dredge <br /> material. <br /> Conclusion: The proposed activity is generally consistent with the <br /> Snohomish County Shoreline Master Program and all planning documents <br /> relating to the site. <br /> 2. Zoning <br /> Finding: The property is zoned Flood Fringe Commercial/Industrial . <br /> Conclusion: All building sites will be filled to two feet of <br /> freeboard above the 100-year flood elevation to comply with <br /> Commercial/Industrial Flood Fringe District zoning applied to this <br /> property and the Federal Flood Insurance Program. <br /> 3. Water Dependency <br /> Finding: The site is suitable for water dependent use, however, <br /> barge activity on both Union and Steamboat Slough is restricted by <br /> the shallow water there limiting activity to high tide barge movement. <br /> Conclusion: All industry locating within 200 feet of the shoreline <br /> on the subject property must be water dependent. <br /> 4. Environmental Impacts <br /> Findings: The environmental impacts from this proposed filling have <br /> been addressed with a modified Determination of Non-Significance <br /> being issued on the proposal. <br /> The City will conduct a State Environmental Policy Act (SEPA) review <br /> at the time the applicant applies for building permits to construct <br /> the industrial buildings. <br /> Conclusions: The filling of the subject property with dredge <br /> material will be controlled by the Department of Ecology and the <br /> Environmental Protection Agency, and the City Public Works Department <br /> will control all upland fill placed on the property. <br /> The applicant will be responsible for maintaining an on-site <br /> inspector to insure the quality and proper placement of fill. At <br /> six-month intervals or upon placement of 100,000 cubic yards of fill <br /> material whichever is more frequent and again upon completion of the <br /> fill, a registered soils engineer shall provide documents regarding <br /> the physical, chemical, and ecological quality of the fill material <br /> and method of placement and compaction. The applicant shall provide <br /> a bond or other financial commitment to remove all unacceptable fill <br /> materials (amount of bond determined by the Public Works Department) <br /> prior to issuance of any Public Works permits. Prior to issuance of <br /> any fill permits, the applicant must provide an erosion control plan <br /> including perimeter treatment and proposed surfacing. <br /> -2- <br />