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

45. Addressing the challenged design modifications and the alleged impacts to the "front door" of the College main campus, the City noted that the two approved student housing projects managed by the College are similar in scale and are located closer to the campus entrance than the instant project and that both have flat roofs and reduced or zero setbacks from property lines. With regard to the roof form modification, Planning Staff asserted that the shape of the property drove the need for unique building geometry and the resulting building form did not lend itself to a sloped roof design without increasing building height and major architectural challenges. Exhibit C-21; Dave Tyler Testimony. 46. Regarding the curb cut modification approved from EMC 19.31 A.040, which requires a minimum driveway separation of 100 feet, the subject property has approximately 320 lineal feet of frontage on N. Broadway and approximately 340 feet on Little Broadway. Consistent with code, the property could be allowed up to three curb cuts on each frontage. The proposal calls for two curb cuts. The proposed location of the driveway on N. Broadway is approximately 55 feet south of the existing Starbucks driveway. The Director, in consultation with the City Traffic Engineer, approved this request, concluding it would not result in traffic or pedestrian safety hazards based on the following: sight distances at the proposed driveway location are adequate; the driveway design would be limited to right-in/right-out traffic movements reducing the potential for vehicular conflict; the proposed driveway location provides the adequate internal maneuvering of vehicles once they enter the site; and, two driveways is the minimum necessary to provide access to the site. City Traffic Engineer Michael Brick stated that if the driveway were pushed to the south to provide 100 feet of separation, the driveway throat depth (the horizontal distance between N. Broadway and the internal circulation aisle) would be reduced to the point where cars entering the site may queue across the sidewalk, potentially blocking the pedestrian way completely and creating a greater traffic issue than the proposed reduction in spacing would. Planning Staff asserted that the proposed design is logical because it enables the grade challenges to be overcome by providing two access points: one from each street accessing different levels of parking, which is consistent with access designs applied to sloped sites throughout the City. Exhibits K-3, C-2, and C-21; Testimony of Dave Tyler and Michael Brick. 47. City Traffic Engineer Michael Brick testified that it is a standard practice to allow separate accesses to separate levels of parking where there is significant grade change. The proposed N. Broadway driveway would be right in/right out only due to the existing physical barrier (curb or median) that was installed in the road due to grade change in the traveled way. To move the project's N. Broadway driveway south would require a deviation from different standard. addressing the driveway's throat depth, which in his professional opinion would result in a less safe condition precisely because it could cause queuing that could block. the road and sidewalk. The proposed driveway placement presents no hardship to adjacent properties, nor would the approved parking modification. Due to the fact that the project was not directly affiliated with the College and the College was expressing concerns, Mr. Brick required the follow up parking Findings, Conclusions, and Decisions in the Everett Comm. College Appeals of Koz Student Housing Administrative Decisions REV H # 17-016, PDI # I5-02, PDI # 18-02, and SEPA # 17-013 Everett Hearing Examiner page 22 of 32