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

existing housing units and on the contrary provides additional housing that would benefit the City (and the College's students) by enhancing the overall supply. The City expressly asserted that .SEPA does not require an economic evaluation of how a new student housing projects impact existing student housing projects. Because existing housing stock and affordability would not be negatively impacted, there would be no impacts to housing for the purposes of SEPA. Exhibits C-1 and C-21; Testimony of Allan Giffen and Dave Tyler. 61. Regarding the alleged impact to existing land use plans, especially the City's Comprehensive Plan "Gateway Corridor" policies, the City submitted that gateway corridor policies referenced in the Urban Design Element of the Comprehensive Plan have been implemented through the adoption of design standards in the zoning code, including the BMU standards. The BMU zone design standards include a process to consider and allow modifications to standards. The City offered the following examples of how the gateway corridor policies are implemented through the BMU design standards and the approval of the instant project. Street trees would be provided along Broadway consistent with EMC 19.31A.040.F. An eight -foot wide unobstructed sidewalk would be provided on Broadway consistent with EMC 19.31A.040.M. Public open spaces in the form of a landscaped pocket park would be provided consistent with EMC 19. 31A.040(0). The City submitted that the project as approved would meet both the intent of the Comprehensive Plan gateway corridor policies and the BMU design standards that implement those policies. Exhibits C-1 and C-21; Dave Tyler Testimony. 62. Addressing the alleged impacts to public services apparently in the form of fiscal impacts on the College resulting from additional student housing next door to the existing student housing, the City submitted that SEPA requires evaluation of impacts to public services such as police, fire protection, and utilities. Following the City's standard development review practices, the proposal was reviewed by the Police, Fire, and Public Works Departments, which agencies' comments and conditions were incorporated in the project approvals. Potential public services impacts of the project would be mitigated by required compliance with standard City code requirements applicable to police and fire protection, the International Building Code, and Public Works Design and Construction standards as stipulated in the MDNS. Exhibits C-1 and C-21; Dave Tyler Testimony. 63. Addressing the allegation that the Appellant's SEPA comments were not heeded, the Director testified that ECC's comments on the proposed MDNS were considered but did not warrant imposing mitigation measures. Allan Giffen Testimony. Planning Staff noted that MDNS mitigation measures 3 and 4 addressed the College's comments on the proposed MDNS, which was issued April 4, 2018. Dave Tyler Testimony; Exhibits C-1, C-7, and C-22. 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 27 of 32