2102 ROSS AVE 2018-02-23 - Laserfiche WebLink

Based upon a review of the above record, the following Findings of Fact and Conclusions hereby constitute the basis of the decision of the Everett Hearing Examiner. FINDINGS OF FACT 1. The Applicant requested approval of a Shoreline Permit, Conditional Use and a RUE for a project to be completed at 2102 Ross Avenue, Everett, Washington. The proposed project includes an addition of a 5,280 square foot wharf; a 12,650 square foot staging area; a 12,750 square foot office and shop building that would be added to an existing 45,000 square foot steel fabrication and storage facility2; and reduction of a shoreline buffer through a reasonable use process. (exhibit 1, staff report, page 1; exhibit 7, application; testimony of Mr. Ingalsbe) 2. The subject property is within 200 feet of the Snohomish River, and the value of the project would exceed the statutory minimum threshold amount of $6,416. A Shoreline Permit is required. (exhibit 1, staff report, page 2; testimony of Mr. Ingalsbe) 3. The subject property has an M-2, UFFD/Heavy Manufacturing-Urban Flood Fringe District zoning designation as established by the City of Everett. The City of Everett Comprehensive Plan designates the subject property as 5.1, Heavy Industrial. (exhibit 1, staff report, page 1; testimony of Mr. Ingalsbe) 4. The City of Everett adopted a Shoreline Master Program (SMP) for the shorelines that are subject to shoreline review by the City. In the SMP the subject property has a shoreline designation of Urban Mixed Industrial for the upland portion of the site and Aquatic Conservancy for the site as it fronts the Snohomish River. The proposed uses are allowed in these designations. (testimony of Mr. Ingalsbe; exhibit 1, staff report; exhibit 7 application) 5. Pursuant to the State Environmental Policy Act (SEPA), the City of Everett was designated as the lead agency for identifying environmental impacts resulting from the proposed project. A review of the SEPA checklist and other documents was made, and the City issued a Final Mitigated Determination of Non- Significance (MDNS) on May 5, 2014. No appeals were filed. (exhibit 1, staff report; testimony of Mr. Ingalsbe; exhibit 12, MDNS) 6. The Applicant has owned two parcels of land adjacent to the subject property and recently purchased the adjacent parcels on which the proposed development is to be located and is the subject of the instant Shoreline Permit. The recently purchased parcels have been cleaned and will no longer be used for storage of barrels or containers. The developed portion of the original parcels consists of 1 The Applicant, Salmon Seeker LLC, is the owner of the subject property, and McClean Iron Works is a lessee of the Applicant. Although the engineering and scientific reports refer to McClean Iron Works, they are considered as being submitted on behalf of Salmon Seeker LLC, the Applicant. 2 Approved under Shoreline Permit#SMA 07-008. 3