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and upstream flows that affect the subject property and that, in combination with
<br />proposed grade changes, would result in the need to manage stormwater for the
<br />protection of proposed and existing development. All runoff from new impervious
<br />surfaces would be collected, detained, treated, and discharged to the municipal
<br />stormwater system, as ensured through review for compliance with applicable City
<br />regulations during the civil engineering phase of development. Findings 17, 20, 24, 31,
<br />32, 33, 34, 35, and 36.
<br />7. The proposal's common open space in 'Tract 999 and along the drive aisle in Tract 998
<br />would be accessible to residents in all units by the internal access road. The quantity of
<br />proposed common open space exceeds the 2,500 square foot minimum required and
<br />would be maintained by a homeowners association, satisfying EMC 19.09.050. The
<br />provision of adequately sized and dimensioned private open space for each unit would be
<br />reviewed and ensured through building permit processes. Findings 6, 23, and 36.
<br />Review by various City departments indicates that adequate provision can be made for all
<br />required public facilities and services. The municipal water and sewer service both have
<br />capacity to serve the project from existing mains'in W. Mukilteo Boulevard. Preliminary
<br />review by the Fire Department indicated that the project is capable of complying with
<br />applicable provisions of the fire code. Review for technical compliance with all
<br />applicable standards would occur through the civil engineering and building permit
<br />processes. The site's frontage would be improved to be consistent with local street
<br />standards as determined by the City Engineer and would be connected to sidewalks along
<br />the internal drive aisle. The proposed private internal road would provide access to all
<br />lots in accordance with private access standard C. All deeds, dedications, and other
<br />easements would be reviewed at time of permit review and easement language would be
<br />required on the final plat map. The project is projected to generate eight new PM peak
<br />hour trips, which can easily be accommodated by the existing road network. Addressing
<br />transportation related concerns, the School District requested curb, gutter, and sidewalk
<br />along the site's frontage and no other amenities; however, City Staff testified that
<br />additional communication with the District would confirm whether or not crosswalk or
<br />other improvements are required to provide safe access to the currently existing school
<br />bus stop across the street from the site. School, traffic, and park impacts would be
<br />mitigated through payment of impact fees consistent with ordinance. All common
<br />facilities including the open space, roads, stormwater facilities, guest parking, and
<br />landscaping would be accessible to residents of the project and maintained by a
<br />homeowners association. Findings 6, 10, 11, 13, 14, 16, 17, 22, 23, 24, 31, 32, 33, 34,
<br />35, and 36.
<br />9. The record contains no evidence that would support a conclusion of adverse impact to
<br />existing public services. Neither Fire nor Police submitted comments indicating capacity
<br />or other concerns, and review for compliance with applicable Fire Code providing is
<br />addressed above. In addition to the provision of on -site open space with amenities, the
<br />project would be required to pay park impact fees at the time of building permit
<br />Everett Hearing Examhie•
<br />Findhrgs, Conchrsionv, rend Decision
<br />Sage Horses Northwest LLC (RE, VII22-001)
<br />page 20 of 22
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