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

by case basis by the Director in consultation with the City's traffic engineer based on parking demand information relevant to the type of housing and parking management practices proposed. It established that in order to be considered student housing, the subject property must either be owned by the College or its owner must be under contractual relationship with the College to provide housing to the College's students. PDI- 15-02 allowed the required parking to be provided off -site, though inside the Overlay Zone, subject to a recorded parking covenant between the subject property and the parking property. Finally, it determined that this student housing parking calculation method was not available to properties outside the Overlay Zone and master plan boundaries. Exhibit E-1. 31. PDI-15-02 - Amended, issued June 4, 2018, acknowledged in its background section that EMC 19.3313.020 allows closely related uses ancillary to the principal use within Institutional Overlay Zone and noted that Ordinance No. 2232-97 initially allowed off- street parking and "related college uses" (among others) as permitted in the Overlay, and memorialized a reservation of Planning Director authority to determine if uses not specifically listed are permitted. The only changes in the Amended PDI were (at item 3) to expand the definition of student housing eligible for the student housing parking standards to include projects proposed by private developers not building on behalf of/contracting with the College subject to a covenant preventing future conversion from the proposed student housing use to some other form of housing. It also added (at item 4) enforcement authority to allow the City to enforce against student housing operators who do not comply with an approved parking management plan. Exhibit C-3. Director Allan Giffen, author of the PDIs in question, testified that the concern was that something built as student housing could, at a future time (such as the expiration of the lease on Mountain View Hall), be converted to non -student housing, in which case it would have substandard parking and could contribute to the general parking supply problem surrounding the College. Allan Giffen,Testimony. 32. In developing the context for the change in policy from requiring College ownership or control of student housing to no longer requiring it, Mr. Giffen testified that the reason the 2015 PDI 15-02 stipulated that the parking calculation method was available "exclusively" to College controlled housing was because "that was what was proposed" by Koz at the time. He stated that the City proposed the definition of student housing in PDI 15-02 for the protection of the public, to ensure student housing was not built and then converted, and not for the protection of the College. In reviewing the instant project, the definition of student housing was changed to include privately developed/operated facilities in the definition of student housing following review of the proposal because, again, it had been proposed and, after review, was found to satisfy applicable requirements. Allan Giffen Testimony. Findings, Conclusions, and Decisions in the Everett Comm. College Appeals of Koz Student Housing Administrative Decisions REV II # 17-016, PDI # 15-02, PDI # 18-02, and SEPA # 17-013 Everett Hearing Examiner page 18 of 32