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

each lot. The site plans show the drive aisle entering at the site entrance as 26 feet in width and its width varying throughout the interior of the site,narrowing to 20 feet at the narrowest point. Its final configuration would be required to meet private drive Standard • C. Exhibits 1 and 3, Sheet C 3.0. • 11. Currently the site's frontage on W. Mukilteo Boulevard includes a paved street but no sidewalk and curb. Planning Staff submitted that the standard minimum sidewalk width required along the frontage would six feet but noted that public sidewalk standards may be modified by the City Engineer per EMC 19.33.050.D. The Applicant would be required to improve the site's Mukilteo Boulevard frontage to meet city standards as determined by the City Engineer. Exhibit 1. 12. The City code requires off-street parking for multifamily units outside Metro Everett at the rate of two paved stalls for three-bedroom(or more)units, provided that that unit lots comprised of two-to four-unit attached dwellings that take access from an easement and do not front a public street are required to provide three spaces per unit. EMC 19.34.025 Table 34-2. Based on the site plan's proposed building configuration,the project would require 65 off-street parking spaces, two per unit fronting the public street and three per unit not fronting the public street(Lots 11 through 25). In the documents submitted at hearing, the project provided two parking spaces within each unit's garage with driveway space in front of each unit. Staff noted that the driveway space in front of many (if not all)units is not deep enough to provide dimensionally compliant parking. Staff had initially recommended that a parking modification would be required to be granted prior to final plat approval. However, at hearing,Planning Staff testified that, based on the Planning Department's interpretation of EMC 19.34.025 Table 34-2, units in buildings containing five or more units only require two parking spaces when accessed by a private drive.2 Staff stated that if the townhomes on Lots 11 through 25 were arranged in two buildings instead of four,each unit would only require two stalls. The Applicant representative indicated that a reconfiguration of the units was being considered. In the requested reconsideration,the Applicant confirmed the intention to combine the units on Lots 11 through 25 into two buildings. The parties submitted that, based on such a reconfiguration, 50 parking stalls are required for the 25 townhomes. Of note, the code does not require guest parking to be provided over and above the minimum parking per unit. Four guest parking spaces are provided near the southeast corner of the project. Exhibits 1, 3 (Sheet C3.0), 38, and 39. 13. Applicable multifamily development standards require a five-foot wide exterior pedestrian circulation system for the proposed development. EMC 19.09.030.A. The 2 Planning Staff explained the basis for this position as follows:"If all units in the development were in buildings that are comprised of S or more dwelling units,the off-street parking ratio would be required per Table 34-2 under EMC 19.34.025,regardless of whether the units were accessed from a private access drive or not(see Table 34-1 for `dwelling,multiple family). Per definition under EMC 19.04.050,`dwelling,multiple-family'means a buildings) or portion of a building arranged or designed to be occupied by five or more families living independently of each other.The ratio of off-street parking for`dwelling,2-4 unit attached'(3 per unit where access is from a private drive)would no longer be applicable." Exhibit 39. Everett Hearing Examiner Findings, Conclusion, and Decision Sage Homes Northwest LLC(REV1122-001) page 6 of 22