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

numbers, the parking memo -projected a residential parking demand of 25 vehicles among building residents at full capacity. Exhibit C-19. 57. Because it is not known what percentage of residents would be students, nor what percentage of student residents would be international vs. domestic, on the advice of the City Traffic Engineer, the City requested.the Applicant to submit a sensitivity analysis showing how many parking stalls would be required for higher proportions of domestic students than assumed in the original parking demand memo. The Applicant submitted additional parking demand analysis from its transportation consultant. Exhibit C-7; Michael Brick Testimony. For the purposes of ensuring the project would not result in probable, significant adverse impacts, the City required parking based on the assumption of 90% domestic students, and the NMNS required a minimum of 43 residential parking stalls for the project. Exhibit C-1. 58. Responding to Appellant concerns about noise resulting from the "unsupervised" nature of the proposed student housing, the City contended they offered no evidence in support of this allegation. In general, the City does not consider residential uses to be significant sources of noise. Planning Staff noted that there is already a high level of noise in the project vicinity due to the existing land uses and traffic noise on N. Broadway, which again is a major arterial street. Because of these reasons, the City.did not require specific noise studies from the Applicant. Planning Staff submitted that the noise from the project is not anticipated to impact nearby properties. Exhibits C-1 and C-21; Dave Tyler Testimony. 59. Addressing alleged unmitigated traffic and pedestrian safety impacts due to the project's access and driveway configuration, the City offered the following. In order to provide off-street parking, a curb cut is required to vehicles in and out of the property. Only one curb cut is proposed on each of the streets from which off-street parking would access. The design of the building would allow students to access the College through the open space public park on the north side of the building without crossing either driveway. The project eliminates an existing driveway at the south end of the subject property, reducing potential vehicle turning movements across the pedestrian sidewalk. The City noted that the highest generator of vehicle traffic affecting pedestrian safety is the adjacent Starbucks, which is on College owned property. The City also noted that at the time the Starbucks project was under review, the College did not object to the Starbucks drive - through lane curb cut or comment on its pedestrian safety impacts. Exhibits C-1 and C- 21; Dave Tyler Testimony. 60. Regarding alleged impacts to housing and the allegation that the City did not consider housing impacts including potential displacement of students at existing ECC dorms, the City offered the following. SEPA requires an analysis of actions that could potentially reduce housing stock or affect housing affordability. The proposed project is consistent with the City's SEPA policies because it would not result in physical displacement of 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 26 of 32