1020 N BROADWAY EVCC STUDENT HOUSING - WHOLE SITE 2022-05-23

There is approximately eight to ten feet in elevation change with slopes going down from south to north on the parcel. There are several existing site access points. A small driveway exits from what was the rear of the restaurant onto Little Broadway. There are two or three curb cuts on the N. Broadway frontage. In the location of the site frontage, Broadway is a major arterial with two lanes in each direction separated by a raised concrete curb. Site View; Michael Brick Testimony; Jane Hendricks Testimony; Exhibits K 3, C-20, and C-21. 8. Several other projects have been approved and built within Institutional Overlay Zone in the immediate vicinity of the subject property in the last five years. One was the Mountain View Hall Student Housing (Mountain View, SEPA No. 15-024), located at 1004 Broadway, directly across Little Broadway west of the subject property. It created 120 units of single -occupancy student housing in a five -story structure, which are occupied exclusively by ECC students. Mountain View Hall was developed and built in 2015-2016 by the Applicant and is leased to ECC, which entity controls the facility and provides supervision and security for student residents. Mountain View was permitted with zero required setback from Broadway Avenue and 1 Oth Street and a 20-foot setback from its western property line abutting single-family residential development); only 39 parking stalls were provided on -site. Exhibits C-5, C-13, and C-21. Cedar Hall Student Housing (Cedar Hall, SEPA No. 16-008) is located at 931 Broadway, directly across 1 Oth Street from the subject property. Cedar Hall created 20 units of student housing containing a total of 132 beds in a four-story building developed in 2016-2017 by Teutsch, which owns and leases the facility to ECC. The College runs Cedar Hall as a dormitory, with supervision and security for student residents. The approved design for Cedar Hall included a reduced setback of zero feet from Broadway, where the BMU zone would have required a standard setback 10 feet applicable for ground floor residential units. Exhibits C-14 and C-21. Most recently, a Starbucks was built adjacent to the subject site (REVII No. 14-001, 1010 N. Broadway), with improvements including a 1,920 square foot restaurant with drive -through window and 19 parking stalls. The Starbucks was approved with a three-foot setback on N: Broadway. The building is completed and occupied and is used extensively by ECC faculty and students. The property on which the Starbucks was built is owned by the College. Exhibits C-15 and C-21; Dave Tyler Testimony; Pat Sisneros Testimony. 9. Presently the only two student housing facilities in the vicinity, both Mountain View and Cedar Halls are also within the Institutional Overlay Zone. The Cedar Hall parcel, like the subject property, is entirely within the underlying BMU zone. The Mountain View Hall parcel is partly within the BMU zone and partly within the R-2 zone. Both were approved through a process that included Planning Director interpretation applying the various requirements and flexibilities provided through the Institutional Overlay Zone. Both buildings are similarly designed to the instant proposal, in that they are five and four stories respectively, flat -roofed, with modern facades in neutral tones 'of blue, grey, and brown. All three parcels are located across streets from each other; the only intervening Findings, Conclusions, and Decisions in the Everett Comm. College Appeals of Koz Student Housing Administrative Decisions REV H # 17-016, PDI # 15-02, PD1 # 18-02, and SEPA # 17-013 Everett Hearing Examiner page 10 of 32