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

is only 18 inches from the shared boundary between his land and the site; he is also concerned about being able to access his structure for maintenance. Several neighbors expressed dismay that the City would recommend approval of residential development, when the site is zoned Neighborhood Business and it formerly housed a neighborhood commercial use; these commenters are concerned over how few • vacant parcels there are that could be developed with commercial neighborhood uses, which provide walkable retail options and jobs. Comments included the concern that the project would increase both pedestrian traffic headed for the park,the deli,or the dog park near the bridge, and vehicular traffic, which together would exacerbate their existing concern for pedestrian safety. The school bus stop is across the street in front of the deli where there is no sidewalk, and more traffic would pose increased risks for kids crossing to the bus stop. Several neighbors were primarily worried about whether the proposed structures would alter or eliminate their existing waterward views. One such neighbor noted that the parcels in the R-S zone have a 28-foot height limit and asked that the proposal be limited in height so that it would not block existing views. Testimony of Breahna Zahler, Nicole Heins, Donald Schwab, Alberta Solano, Svetlana Filippov, Josiah Harlon?, Edward Steennum, Cathy Brown, and Noel Garrett. 34. In response to public comment,Planning Staff offered the following information. The application must comply with regulations in effect on the date the application was complete,including regulations pertaining to use, building height,and setbacks. There are no design guidelines or standards beyond those in code. This required compliance addresses City concerns about the project blending in with the surrounding neighborhood. The proposed density is an increase over the number of dwelling units that were on site historically, but it would be under the maximum number of units allowed by code. The development would be required to comply with regulations regarding minimum number of off-street parking places. Buildings would be restricted to the maximum height allowed in the zone,but the City Code does not protect view corridors outside of maximum building height standards. The zoning code does not provide roof design standards. Staff noted that a flat roof design could reduce view conflicts,but the City has no authority to require it. As proposed, the development would provide more open green space than is required by code. Staff asserted that while the use of native plant species would be smart,the Code doesn't require native species outside of critical areas. Perhaps with neighbor view concerns in mind, the Applicant might landscape with species that would end up at a lower mature height;the minimum mature height required is 20 feet. The City's critical areas ordinance allows off-site wetland mitigation. Residential uses are permitted outright in the NB zone,and no provisions in the City Code require non-residential use on the subject site. The Applicant would be required to pay impact fees to Mukilteo School District. The Planning Department reviewed the proposal pursuant to SEPA and determined that an EIS wasn't required. No provisions Everett Hearing Examiner Findings, Conclusions,and Decision Sage Homes Northwest LLC(REIPI122-1101) page 13 c f 22