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10. The site is surrounded mostly by commercial development. To the south is a <br /> manufacturing facility; to the north is an electrical supply facility; to the west is <br /> the slope of the freeway (1-5) that is not developed; and, to the east is a <br /> combination of manufacturing facilities and residential homes. The number of <br /> residential structures east of the subject property is small, and the proposal will <br /> not impact these residences. <br /> 11. The closest neighborhood that is primarily developed for residential purposes is <br /> the Lowell Neighborhood approximately 850 feet from the proposed facility. <br /> There is no direct vehicular access to the Lowell Neighborhood, but there are <br /> pathways and pedestrian trails that connect the subject property with the Lowell <br /> Neighborhood. <br /> 12. The subject property is not an environmentally sensitive site. <br /> III. <br /> FINDINGS RELATING TO THE ADEQUACY OF STREETS, UTILITIES, <br /> AND PUBLIC SERVICES <br /> 13. Adequacy of Streets - The subject property is located at the corner of 40th Street <br /> and Smith Avenue. Smith Avenue is a collector/arterial street, designated by the <br /> City of Everett, that has a developed right-of-way with curbs and gutters. The <br /> Public Works Department of the City has identified impacts to Smith Avenue as <br /> a result of the proposed development. These include storm drainage control, <br /> right-of-way improvements, and pedestrian provisions. The impacts can be <br /> mitigated with improvements to the curbs, gutters, sidewalks, and other street <br /> improvements. <br /> 14. The City of Everett designated 40th Street a local access street. The <br /> development will result in impacts to 40th Street, including storm drainage, right- <br /> of-way improvements, and pedestrian circulation. These will be mitigated by <br /> street improvements, including curbs, gutters, sidewalks, street widening, and <br /> drainage control. <br /> 15. Utilities - Utilities are available to the site, including water, sewer, electrical, <br /> telephone, and cable T.V. The site is served by a grid utility system. The City <br /> submitted that there is adequate capacity to serve the proposed development <br /> with the existing utility system. <br /> 7 <br />