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

Private utilities would be required to be provided in compliance with the appropriate utility company specifications per EMC 19.26.110. The Snohomish County PUD submitted a letter indicating it has capacity to serve the proposal. Any required easements necessary for utility access and maintenance would be required to be provided prior to final approval and to be delineated on the final plat map. Exhibits I and 11. 17. The submitted materials included a preliminary drainage report, which has been preliminarily reviewed by the Public Works Department. The Applicant also submitted a geotechnical engineering evaluation of the site prepared in 2003 and an update prepared in 2021 by qualified professionals, which provided recommendations for preliminary storm vault design, cautioned about the likelihood of encountering perched groundwater seepage during excavation, and perimeter drain recommendations. Prior to any earth disturbing work, the project would undergo civil engineering design during which phase stormwater management systems would be designed to handle all runoff from the project's impervious surfaces as well as existing flows onto the site consistent with the City's drainage regulations and construction standards and specifications. Current City standards require compliance with the 2019 Department of Ecology Stormwater Management Manual for Western Washington and the Everett Design and Construction Standards and Specifications (DCSS). Exhibits 1, 7, 17, and 18. 18. The Applicant is required to provide site landscaping consistent with City's Category B landscape standards. EJVC 19.35, 060 Table 35-1. Category B requires at a minimum a I0-foot wide Type Ill landscape strip along the frontage of W. Mukilteo Boulevard, a five-foot wide Type III landscape strip (or the distance between the buildings and the lot lines) along the west perimeter of the site, and a 10-foot wide Type I landscape strip along the east and south perimeter lines. In addition, five feet of Type III landscaping is required along the private access drive. Type III would provide a minimum of one tree every 30 feet along the required landscaped strip, and Type I landscaping would provide a minimum of one spreading evergreen tree every 20 feet along the required landscape strip with shrubs and ground cover along and a solid wood fence or masonry wall six feet in height along the lot line. Compliance with these standards would be reviewed at time of building permit issuance. Exhibit 1. No landscape plan was included in the record; however, the site plan appears to contain adequate area to provide the required widths of landscaping. Exhibit 3, Sheet C3.0. 19. A qualified consultant reviewed the site for regulated critical areas, finding a 1,345 square foot Category IV slope wetland in the southern portion of the site with a habitat score of 3. The wetland was not observed to be connected to any streams, ditches, or other wetlands, and it receives hydrology from roof/footing drains from upslope residential uses, precipitation, and groundwater. The US Army Corps of Engineers reviewed the wetland report for the property and determined that the wetland is not a water of the US and does not require Department of the Army authorization under Section 404 of the Clean Water Act. Additionally, EMC 19.37.050.B(3)(a) exempts Category IV wetlands smaller than 4,000 square feet in area from regulation provided they are not associated with riparian areas/buffers, shorelines of the state/buffers, a Everett Hearing Examiner Findings, Conclusions, and Decision Sage Homes Northwest LLC (REV1122-001) page 8 of 22