3214 BROADWAY SEPA 017 - 004 Land Use Decision Documents 2025-04-14

appeal of the MDNS was filed. (exhibit 1, staff report, page 1; exhibit 8, final MDNS) 4. In 2014, a variance (VAR #14-005) and a design modification were approved for a 120-unit apartment building to be constructed on the property. Subsequent to the approval, the Applicant acquired an abutting parcel to the south that provided sufficient property for the project to be increased from 120 units to 140 units. With the additional property, the density of the project was less than that previously approved. The proposed density is 184 dwelling units per acre. (exhibit 1, staff report, page 1; testimony of Mr. Ingalsbe) 5. The new structure will consist of 15 studio units, 55 one-bedroom units and 70 two-bedroom units. A recreational area will be located within the first level which will have direct access and frontage to Broadway Avenue. The first level will contain space for leasing and building management staff and other amenities. Two elevators will provide full service to recreational areas, both floors of garage parking and the five residential floors. There will be open space on the 3rd floor deck. The recreational space and 3rd floor deck provide a total of 13,319 square feet of public open space. (exhibit 2, plan set, pages 9 through 11; exhibit 3, application narrative, page 1; testimony of Mr. Ingalsbe) 6. The proposed project on the vacant site fronts Broadway Avenue and 32nd Street. There is a single-family house to the south; to the east across Broadway Avenue are commercial buildings; to the north across 32nd Street is an eight-unit apartment building; and across the alley to the west is a triplex, two duplexes, church, parking lot and a single-family home. Except for the properties to the west, the surrounding properties are zoned BMU. Zoning to the west is R-5, High Density Residential. (exhibit 1, staff report, page 2; testimony of Mr. Ingalsbe) Findings for Height Allowance Variance 7. In a BMU zone the maximum building height standard is 65 feet. With the proposed design, the Applicant seeks a variance from the height standard to allow 68 feet. In order for a variance to be granted, the criteria of Everett Municipal Code (EMC) 19.41.130.0 must be satisfied. 8. With its application, the Applicant submitted a narrative setting forth how the criteria of EMC 19.41.130.0 are satisfied by the proposed development. (exhibit 3, application narrative) 9. In a BMU zone, exceptions are allowed for additional ten feet of building height for roof forms containing no habitable space (see EMC 19.31A.030). The extra three feet requested as part of the variance would be used for greater ceiling height. The City submitted that the roof forms for this extra space falls within the exception of EMC 19.31A.030 with the result being an overall height that does