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

in the City Code require the dwelling units to be owner occupied,and no provisions support prohibiting long-term rentals of residences. Staff submitted that rentals are needed for affordability. Access to structures with nonconforming setbacks on adjacent properties is a civil matter between property owners over which the City lacks jurisdiction; however, Staff recommended to the developer that an access easement be provided in perpetuity. Staff also noted that geotechnical review would require designs that would ensure soil retention to avoid structural issues for adjacent properties, including structures. The • geotechnical assessment required to support civil engineering plans would address groundwater. If the assessment confirms the conditions described in public comment, a structural engineer would likely put in an intercepting system to catch ground water and route to it a controlled discharge point. The development as a whole would be required to be designed and built to release stormwater at flow rates that match a predeveloped condition,which would assist any downstream stormwater issues. City Staff noted that, if approvals are granted and the project proceeds, construction plans would have to be submitted and approved that would include DOE-required temporary erosion and sediment control plans,marked clearing limits,wheel washes to • prevent off site sediment tracking,and construction inspectors would be on site. Staff indicated that it is pretty common for site fencing and security to be provided during construction. Regarding traffic and safety concerns on Mukilteo Boulevard,the City has several recent counts along this segment that show the average speed is close to the posted speed limit, with outlying drivers going up to 10 miles per hour over the limit. The • City has a planned corridor-wide pedestrian safety improvement project that would include this location; however,the project is not yet funded and there is no announced time horizon for its completion. Regarding the trip§from this project specifically, City Staff testified that they would result in incremental increases in volumes on surrounding streets and would have negligible impact to traffic generally. Staff confirmed that on-street parking is prohibited along Mukilteo Boulevard and noted there are bike lanes. If the project's frontage improvements including curb and gutter make it look like parking is allowed, the City would install no parking signs along the frontage. The issue of parking at Edgewater Park is existing and not directly related to the instant project. Regarding safe waling conditions, City Staff testified that the project is required to ensure there is a safe route to the school bus stop. City standards allow four-foot paved shoulders marked as separate from vehicle travel lane to serve as pedestrian routes. At the described location of the school bus stop,this could require widening of the shoulder. If subdivision approval is granted,the safe walk route to school bus stop would be assessed during the civil engineering design phase. The final alignment and design of any such route requires coordination with school district and bus service provider. It is possible that the District would require the students to cross the street with the use of bus paddles to stop traffic. Testimony of Niels Tygesen, Thad Newport, and Michael Brick; Exhibit 1. Everett Hearing Examiner Findings,Conclusions, and Decision Sage Homes Northwest LLC(RET'1122-001) page 1,1 of 22