6307 36TH AVE W 2021-12-16 - Laserfiche WebLink

Current Development Proposal The applicant is proposing a multi -unit, light -industrial business park on Lot 2 with access roads, parking, and other associated infrastructure. Careful design considerations have been taken to avoid all wetland and stream impacts while still providing feasible development of the site. The buildings have been sited to accommodate the varied topography of the site, with Buildings A and B elevated above Buildings C through E. A shared access road will provide access from 36th Avenue West to all of the proposed buildings. The access road joins 36th Ave. W at the northwest corner of the site where topographic constraints are the least challenging. The topographic disparity between the site and 36th Ave. W increases incrementally to the south. Fill Slope and Buffer Averaging To accommodate the access road along the northern property boundary the applicant is proposing to reduce 12,779 square feet of buffer associated with Wetlands A and D, per EMC 37.110.D. The reduced wetland buffers will be a minimum of 45-feet from the standard 60-foot buffer. The proposed buffer impact areas are dominated by non -mature red alder trees with a salmonberry understory. This is a pioneer habitat type that is very common to disturbed sites in the Puget Sound area. Red alder provides relatively quick cover to a disturbed site and is typically replaced by a slower -growing, longer -living coniferous canopy. Over time, both the overstory and understory become diversified with a variety of native species and vegetative structure, which are important elements to many wildlife species. As mitigation for reducing 12,779 square feet of buffer, the applicant is proposing to designate 12,825 square feet of area as additional buffer. The additional buffer areas are located on the north and east sides of Wetland A and between Wetlands A and D. The additional buffer is composed of native forested and scrub shrub areas, resulting in no net loss of functions or values. No significant trees are located in the outer edge of the reduced buffer area. Despite the careful placement of the access road, the topographic difference between the site and 36th Avenue West requires a fill slope on the north side of the road. A fill slope is proposed rather than a retaining wall due to the height of the wall that would be required (up to 40 feet), its economic infeasibility, safety considerations, wildlife movement, and impacts that would still occur from construction of a wall. The proposed fill slope is designed at 3:1 (horizontal:vertical). If a retaining wall was constructed in place of the proposed fill slope, several issues of concern would result. The first would be public safety. A vertical wall that ranges up to 40 feet tall is not conducive to an area designed for frequent semi -truck traffic. Furthermore, construction of the wall would require heavy equipment access from its north side, likely resulting in temporary buffer impacts similar to those proposed from the fill slope. Another harmful issue created by construction of a wall would be the hindrance of wildlife movement. Many small to large mammals would be able to utilize a fill slope for passage, but would be impeded by a retaining wall. This is an important consideration in the project vicinity due to the many forested acres that surround it and the abundance of wildlife present. Critical Area Study and Buffer Mitigation Plan 2 WRI# 09084 Intermec- Lot 2 Revision#2: March 22, 2010