415 RIVERSIDE RD 2019-02-14 - Laserfiche WebLink

6. Shoreline permit SMA#99-002, referred to in the previous finding, has lapsed. In order to develop the property as proposed by the Applicant, a new shoreline permit is required because of the close proximity to the Snohomish River and because the threshold value of the proposed project exceeds $5,000.00. (exhibit 1, staff report, page 2; WAC 173-27-040(2); testimony of Mr. Jimerson) 7. The properties to the north, south and west of the subject property are also zoned M-2, Heavy Manufacturing by the City of Everett. The adjacent properties to the south were recently granted approval of various land uses to allow for development of a freight-handling cross dock warehouse on the property abutting the river. The construction of an industrial building on-site was also approved. The construction has not commenced on these projects. (exhibit 1, staff report, page 2; testimony of Mr. Jimerson) 8. The closest residential properties to the subject property are west of East Marine View Drive and separated by the Burlington Northern Sante Fe Delta Rail Yard. These residences are on top of a bluff and are significantly removed from the location of the proposed site. The closest residence is approximately one-quarter mile from the site. (exhibit 1, staff report, page 2; exhibit 9, geotechnical report; testimony of Mr. Jimerson; testimony of Mr. Oberg) 9. The proposal calls for one entrance into the business park to be developed on- site. That entrance would be over a bridge leading off East Marine View Drive. Utilities are available in the area and are presently owned by the Port of Everett. There are on-going negotiations and discussions between the Port and the City about placement of the utilities and of roads that may be dedicated to the City of Everett. (exhibit 1, staff report, page 2; testimony of Mr. Jimerson) 10. As part of the proposed project and other projects in the vicinity, the Port will reconstruct the roads within the business park. These roads will meet City standards and include 10-foot wide sidewalks to accommodate pedestrians on the nearby shoreline trails. The Port and the City have entered into an agreement where the Port will construct the public access trail and buffer enhancement along the river edge. (exhibit 1, staff report, page 2; exhibit 5, preliminary site plan; testimony of Mr. Jimerson) 11. The subject property, which consists of two tax parcels (lots 2 and 41) of the business park, has a combined area of approximately 11 acres. Riverside Road and the Snohomish River border the site to the west and east respectively. The site's western and northern perimeters approximately match the adjacent access road and Riverside Road grades. The grades on the site are relatively level, and the fill pad surface consists of exposed soil with 1 In the binding site plan lot 2 is identified as lot A, and lot is identified as lot B.