3620 W MUKILTEO BLVD HARBORS EDGE TOWNHOMES 2025-09-24

submitted plan set shows what appears to be an at least five-foot wide apparent path between the southernmost row of buildings and the middle row of buildings. Also, 10 feet of space is provided in a north -south orientation between the same two sets of buildings. Planning Staff submitted that, as shown, these features do not meet the requirement for a five-foot wide exterior pedestrian circulation system that does not delineate this circulation system, and either the design must be modified or the Applicant must request and be granted an administratively reviewed modification from this standards under EMC 19.09.100.A(3). The site's internal pedestrian walkway would be required to connect to the site's frontage improvements. Exhibits 1 cind 3, Sheet C 3.0. 14. The Applicant submitted a traffic analysis prepared by qualified professionals. The analysis considered the trips assigned to the former uses of the site (one single-family unit and one 1,984 square foot commercial use) and the proposed 25 low rise multifamily units and applied trip generation rates from the Institute of Transportation Engineers' (ITE) Trip Generation Manual (IOth Edition, 2017). The subdivision is projected to generate 125 new average daily trips including eight new PM peak hour trips. Because this number is below the City's threshold for requiring further study (which is 50 PM peak hour trips), no additional traffic study was required to review operations at specific intersections, etc. The Applicant's traffic analysis noted that the posted speed limit on Mukilteo Boulevard is 35 MPH and that there is 450 feet of sight distance in both directions at the location of the proposed site entrance. The City requires payment of traffic impact mitigation fees based on PM peak hour trips. The current fee is $3,994; however, the project would be assessed the fee in effect at time of building permit application. Exhibits I and 20; Michael Brick Testimonj). 15. The initial decision reviewed the required building heights as stated in EMC 19.22.150 Map 22-1, which as available online appeared to show the subject property is in an area with a maximum structure height of 28 feet. This conflicted with the information in the staff report; in which staff report called out the maximum height allowed on site pursuant to as three floors. In response to the Applicant's request for reconsideration, Planning Staff submitted a screen shot zoomed in on the subject property (with addresses visible along Mukilteo Boulevard, which clearly shows that the NB zoned subject property, adjacent parcel at 3718, and the NB -zoned properties across the street to the north are subject to a three -floor maximum height limit. Note, according to a May 21, 2021 Planning Director Interpretation (PDI 2021-1), in the NB zone where new public or private streets are proposed, building heights are calculated from the average elevation of the centerline of the street proposed to abut the principal frontage of the building, or from the average elevation of the centerline of the public or private street perpendicular to the midpoint of the building's principal fagade. EMC 19.22.150 Ma1_7 22-1; Exhibits 2, 35, 38, cind 39. 16. All proposed lots would connect to municipal sewer and water utilities consistent with the requirements in EMC Titles 14 and 16, Existing water and sewer mains in W. Mukilteo Boulevard would be extended into and through the site to connect to all lots. The City indicated that both utilities have capacity to serve the proposed subdivision. Everett Hearing Examiner Findings, Conclusions, and Decision Sage Homes Northwest LLC (REV1122-001) page 7 of 22