4408 FOREST DR 2017-09-01 - Laserfiche WebLink

• t _ • dwelling units per acre. The goal of the Housing Element of the Comprehensive plan "is to provide sufficient housing opportunities to meet the needs of present and future residents of Everett for housing that is decent, safe, accessible, attractive and affordable." Conclusion: The proposed density is on the low side of the Comprehensive Plan density range. The proposed project should provide decent, safe, accessible, attractive, and affordable housing. The proposed short subdivision is consistent with the density and policies of the Comprehensive Plan. 4. Existing Zoning — The proposed project and design shall meet the requirements of the Everett Zoning Code; Finding: The short subdivision is within the R-1 zone, Single Family Detached Low Density. The R- 1 zone requires a minimum lot area of 6,000 square feet, a minimum lot width of 50 feet, and a minimum lot depth of 80 feet. All three lots will be over 6,000 square feet in area and over 80 feet in lot depth. Proposed lots 2 and 3 are approximately 46 feet wide and will not meet the minimum 50- foot lot width requirement. Section 19.37.050.B.3.c.i.(B) of the Everett Municipal Code allows a Transfer of Development Rights (TDR) in short subdivisions located in the R-1 zone. Through this process, lots are permitted to be reduced in area, width and depth below the minimum Zoning Code requirements by up to 20 percent. This allows a reduction of the 50-foot lot width requirement to 40 feet. The short subdivision will use a TDR credit to reduce two lots to 46 feet. The leanto, pavement, and wall next to the existing garage encroach over the proposed lot line between lots 1 and 2. The chain link fence encroaches onto the neighboring property to the west and is over the 42-inch maximum height limiation within the 20-foot front setback. The zoning code limits the two new houses to a maximum height of 28 feet and requires a 20-foot setback from the front and rear lot lines and a five-foot setback from the side lot lines. Conclusion: All three lots will meet required lot area and depth. Lot width reductions are proposed through application of a TDR under EMC Chapter 19.37. 050.B.3.c.i.(B). The subject property will be the "receiving site" for a TDR. The property that was originally issued the TDR credit will be the "sending site." As part of the final short subdivision approval process, covenants must be executed for both the sending and receiving TDR sites. These two documents must be referenced on the final short plat map and must be recorded against the title of both properties. Execution of the covenant on the sending site will terminate any development rights that existed for the portion of the property for which a TDR was granted by the City. The chainlink fence, pavement, wall, and lean-to must be brought into conformance with the zoning code prior to final recording. 5. Natural Environment - The proposed project and design shall meet the requirements of Environmentally Sensitive Area Regulations of the Everett Zoning Code and Title 20 of Everett Municipal Code(Environmental Policies), and the State Environmental Policy Act, WAC 197.11; Findings: No wetland was found on or near the site. A Critical Areas Reconnaissance Report by Wetlands & Wildlife, Inc. dated January 6, 2015 evaluated the subject property and the neighboring property to the west and determined that no wetland exists. The area to the west of the subject property has an existing detention pond north of the church parking lot. There is a tributary to Pigeon Creek that is more than 200 feet from the northwest corner of the subject property. The top of slope from the stream is approximately 90 feet from the northwest corner of the subject property. SEPA is not required. Conclusion: The stream buffer from the nearby stream does not extend onto the proposed short subdivision. The proposed short subdivision will comply with SEPA and the Critical Area regulations. 2/