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

sensitivity study (Exhibit C-7) to allow a more conservative estimate based on data. Consistent with the required covenant, any potential tenant with a vehicle must have a parking space assigned or they cannot sign the lease. Mr. Brick testified that, in his experience, the parking covenant is enforceable. The rental leases for the project would explicitly inform potential tenants them they are prohibited from parking in the residential neighborhood parking zone. As he is the person who maintains the list of addresses that qualify for those permits,, he is confident that none would be issued to building residents. Michael Brick Testimony. 48. The Appellant did not provide any evidence from transportation engineering professionals regarding the safety of the proposed curb cuts, parking demand, or any other traffic issue. 49. Regarding the approved modification to weather protection and canopies of EMC 19.31A.040.R, approval of the modifications was conditioned as follows: 1) Revise landscape plan to include screening evergreen trees and shrubs within the perimeter landscape area on N. Broadway. Additional ornamental plantings must be added to provide visual interest. Trees shall be minimum of six feet in height at time of planting. This comment applies to Planters B-1, B-2 and B-3 shown on Sheet A1.10 of the plans. 2) Provide weather protection a minimum of five feet in depth along the public sidewalk for the entire building fronting on Little Broadway sufficient to meet the EMC 19.31.A.040.R.1. This requirement shall apply to the building only, not landscape areas. Also provide weather protection for all primary building entrances (retail and residential) and the portion of the building fronting on N. Broadway (retail space). Exhibit C-2. 50. Planning Staff explained that the City determined that placement of weather protection over the Little Broadway sidewalk would be more effective than a providing it on N. Broadway, due to the expected higher pedestrian activity on the smaller street. Significantly, canopies on the N. Broadway elevation would preclude tree planting, which is felt by the City to be more important on the N. Broadway elevation in order to provide visual screening of exposed concrete building sections along that frontage. Staff asserted that trees cannot be planted under or near canopies. Of note, neither of the existing student housing buildings provides canopies along street frontages for pedestrian weather protection. Exhibits K-3, C-20, and C-21. 51. Addressing the challenged curb -cut spacing, flat form, and weather protection modifications, the Applicant noted that the project was specifically designed to be consistent with Mountain View Hall, which was in turn designed by the Applicant to be consistent with the buildings on the campus. The College did not challenge parallel 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 23 of 32