3702 W MUKILTEO BLVD HARBORS EDGE TOWNHOMES 2025-08-13

In proposing three- four-,and five-unit attached housing,the proposal is an alternative to either single-family detached or large footprint apartment complexes. The project would create additional density on underutilized parcels in a commercially zoned area near a transit.corridor. The proposed density equates to 17 units per acre, which although it is • lower than the density that could be achieved,would bring the property into better • conformance with the housing goals of the Compressive Plan. Exhibit 1. 28. Planning Staff submitted that by increasing housing supply of by 24 units in an area served by public utilities and service,helping to meet the City and state housing goals, the project would promote the public use and interest. Because design and construction would be required to comply with current codes for building and fire safety, stormwater management, utilities, and other services, Staff submitted that the project would promote public health,safety, and general welfare. Exhibit 1. SEPA, Notice, and Comment 29. The City of Everett Planning Department assumed the role of lead agency for review of the environmental impacts of the proposal under the State Environmental Policy Act (SEPA)and determined that compliance with applicable codes would reduce the project's impacts to the point of non-significance. The Department issued a final determination of non-significance (DNS) on April 27,2022. Exhibits 1 and 36. 30. Consistent with EMC 15.02.080.0 and EMC 15.02.110,notice of application, optional SEPA DNS, and public hearing was mailed to owners of property within 500 feet of the site on April 11, 2022. Notice of hearing was also posted in three locations on site on April 12,2022 and was published in The Daily Herald on April 13,2022. Exhibits 1, 4, 5, and 6. 31. In response to notice, the City received comments from 12 members of the public who expressed concerns on the following subjects: that townhome development would not blend or fit into the surrounding neighborhood;that property values would be affected; that the proposed density is too great for the neighborhood; that existing traffic congestion and safety concerns resulting from speed on Mukilteo Boulevard would be made worse by the project, further endangering pedestrian safety;that the project's parking demand would exceed its provisions and parking would spill into the neighborhood;that not enough open space is proposed;that the proposed townhomes would obstruct the current views from upslope residences; concern that the construction phase would open neighbors to security and safety risks; that the townhomes would not be owner occupied;that the development is in the Payne Field flight path; impacts to schools; that drainage from the project would adversely impact downstream property and/or not be adequately managed;and that the proposal would place structures too near existing off-site structures that have narrow/nonconforming setbacks. One comment letter requested the City to require an environmental impact statement. Another topic of wide spread concern was that the project proposes residential rather than neighborhood commercial uses, and that its approval could serve as a precedent for residential Everett Hearing Examiner Findings, Conclusions, and Decision Sage Homes Northwest LLC(REVII22-001) page 11 of 22