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

After considering the testimony and exhibits submitted,the Hearing Examiner enters the following findings and conclusions. FINDINGS Site and Context 1. Sage Homes Northwest LLC(Applicant)submitted a request to subdivide four existing parcels totaling approximately 1.45 acres to construct 25 townhomes utilizing the unit lot development process. The subject property is currently addressed as 3618 W. Mukilteo Boulevard, Everett, Washington.' Exhibits 1, 2, 3, 4, and 14. 2. The application was received January 13,2022 and deemed complete February 10,2022. • Exhibits 4 and 15. 3. The subject property is zoned Neighborhood Business(NB)with a commercial mixed use Comprehensive Plan land use map designation. Exhibits I and 2. One-unit dwellings are an allowed land use in the NB zone subject to compliance with the density standards established in Everett Municipal Code(EMC) 19.06.100,which require a maximum of one unit to 500 square feet of lot area and do not establish a minimum density. EMC 19.05.080, Table 5-1;EMC 19.06.100. 4. The subject property is comprised of four parcels. Two of the parcels have been developed with a commercial use building and an associated parking lot,which have been vacant approximately five years. The Applicant has an approved demolition permit for this use. One of the parcels was previously developed with a one-unit dwelling which has since been demolished; it has been vacant for approximately 14 years. The last parcel was previously developed with a one-unit dwelling,for which a demolition permit has been issued. The parcels are located within the Airport Influence Area, FAA Approach and Transitional Area. There is an existing transit stop along the subject frontage and another one across the street. Critical areas on site include a medium to severe landslide hazard slopes and a Category 4 wetland. The subject property is not located in a floodplain or flood hazard area. Exhibits 1 and 2. 5. Areas to the east,south,and west are zoned Suburban Residential (R-S). The lot immediately west of the subject property is zoned NB and developed with a single residential dwelling unit. Surrounding parcels are largely developed with single-family residential uses, including existing residences immediately adjacent to the east, south,and west, with additional single-family residential uses across Mukilteo Boulevard to the north. A commercial use called Soundview Deli &Grocery is directly across the street (north)from the northwest corner of the subject property. Further west of the deli is Edgewater Park. North of the parcels across Mukilteo Boulevard from the subject property is Shore Avenue, beyond which there is one row of residential parcels,then the 'The legal description of the subject property is a portion of the southwest quarter of Section 34,Township 29 North,Range 4 East,W.M.;also known as tax assessor parcels 004336-000-048-02,004336-000-047-00,004336- 000-046-00,004336-000-045-00. Exhibits 1, 3, and 4. Everett Nearing Examiner Findings, Conclusions, and Decision Sage Homes Northwest LLC(REV1122-001) page 4 of 22