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

wetland mosaic, have a habitat score of four or less,and do not contain priority habitat or priority species identified by the Washington Department of Fish and Wildlife or the Endangered Species Act, so long as mitigation is provided. The Applicant proposes to purchase mitigation credits from the Skykomish Habitat Mitigation Bank. Planning Staff indicated that, with the purchase of mitigation credits,the proposal to fill the wetland would be consistent with the requirements.of the City's critical areas ordinance. Exhibits 1, 16, and 35. 20. In the current condition, the southern portion of the subject property is relatively level to rolling, while the north portion of the site contains steep slopes with grades up to 70%. The City's GIS mapping system indicates the site may contain medium to very high/severe landslide hazards. The Applicant submitted a site assessment by a qualified professional,which indicated there are no landslide hazards or unstable soils on-site. Alterations of geologically hazardous slopes can be permitted pursuant to EMC 19.37.080.0 if performed consistent with an approved geotechnical report. The application materials included a geotechnical evaluation of the site performed in 2003 by a qualified professional. The entire site would be graded to support the project and to create appropriate stormwater management. Exhibits 1, 3, 17, and 18. 21. City of Everett Fire Department reviewed the proposal and submitted comments with recommendations or requirements addressing the following: address posting, emergency access vehicle clearance,access road grade,width, and turning radius, fire signage and curb markings where no parking is allowed,notice that additional fire hydrants would be required on site,and fire flow requirements. Exhibit 8. 22. The subject property is within the service area of Mukilteo School District No. 6. According to comments submitted by the District, school aged residents of the plat would attend Mukilteo Elementary, Olympia View Middle,and Kamiak High Schools. District Transportation reviewing staff requested that the project be required to install curb, gutter,and sidewalk along the site frontage. Impacts to school capacity would be required to be mitigated throughthe payment of school impact fees,which are assessed at the time of building permit application and at the time of hearing were$8,924 per unit. Exhibits 1 and 9, 23. At 25 units,the proposal is considered a"small project"requiring either private or common open space for each unit at an amount based on number of bedrooms. Small projects, which are those with fewer than 50 units, do not require specific amounts of common open space,but leave to the developer the question of whether open space minimums are met through private or common open space. Planning Staff noted that the proposal is required to provide a total of 2,500 square feet of outdoor and common area per EMC 19.09.050.B(2)Table 9-1. The submitted plans indicate the units would have private open space; however, the dimensions and area shown do not appear to satisfy the applicable standards. Compliance with minimum requirements would be reviewed and ensured through the civil engineering and building permit processes. The record does not indicate that any active recreational amenities are proposed within the subdivision. Everett Hearing Examiner Findings, Conclusions,and Decision Sage Homes Northwest LLC(REVII22-001) page 9 of 22