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

not exceed the combined habitable/inhabitable space maximum height of the allowed 75 feet. (exhibit 1, staff report, page 7; exhibit 4, variance narrative, page 2) 10. The City submitted that a minor impact for views from other properties would occur west of the proposed structure with, or without, the additional three feet of building height. The structures on the west side of the property are significantly lower in height than the proposed project, and the extra building height will not create greater impacts than what already exists. (exhibit 1, staff report, page 7; testimony of Mr. Ingalsbe) 11. There is a twelve-foot grade difference between the high end of the proposed structure on the west side and low end of the structure on the east side. This change of topography is an extraordinary circumstance for review of the variance request. (exhibit 1, staff report, page 7; testimony of Mr. Ingalsbe) 12. The slope differential from the alley to the east side of the subject property along Broadway Avenue is 13 feet, 4 inches. This change in topography increases the base elevation and creates the need for the additional three feet in height for the top floor. (exhibit 2, plan set, page 4; exhibit 4, variance narrative, page 3) 13. Broadway Avenue has been the subject of recent zoning changes. Historically the subject property was zoned B-2 and developed with low profile, auto oriented buildings. In 2009, the property was rezoned to a BMU zone which allows for more varied types of buildings. However, there has been no construction in the zone and vicinity that has occurred with the height allowances for BMU zones. There is a four-story residential structure south of the subject property that is in the BMU zone, and there is an eight-story residential building to the north in a B- 3 zone. (exhibit 1, staff report, page 7; testimony of Mr. Ingalsbe) 14. The variance is the minimum necessary to allow the subject property general rights for development as other properties in the area. It will not increase the overall height of the building that is allowed in the BMU zone. (exhibit 1, staff report, pages 7 and 8; testimony of Mr. Ingalsbe) 15. The project will be developed pursuant to the standards for the BMU zone. These standards of the BMU zone have been established to be consistent with the Comprehensive Plan. The use, building form, design and building envelope, as well as the parking and other development standards, are consistent with the zoning code and Comprehensive Plan of the City of Everett. (exhibit 1, staff report, page 8; testimony of Mr. Ingalsbe) 16. The need for the requested variance is not the result of a self-created hardship. The slope of the subject property is a natural condition that necessitates a variance for the design of the building. (exhibit 1, staff report, page 8)