Edmonds-Mukilteo Action Committee

What is “Horseman’s Trail”?

“Horseman’s Trail” is 23 acres of forested land located on a hilltop with steep slopes on three sides, and is home to at least 48 different types of birds and animals. The property is located north of Picnic Point Elementary School and wrapping around to the west above the Regatta Estates subdivision.
The property is located in an extremely environmentally-sensitive area. It is part of the Picnic Point Watershed area and is located uphill from Picnic Point Creek, a salmon-bearing waterway. There is Native Growth Protection Area all around the property, and a County-designated wetland downhill from the property.

Who is the developer?

A. Latif Lakhani, a Vancouver, Canada, developer, has built several densely-developed subdivisions in the Puget Sound area.

Why should I be concerned?

The proposed land to be developed is presently steep hillsides and ravines. The developer’s plan includes massively regrading the earth by removing 60 feet of vertical soil, filling in the 40 foot ravines, and terracing the remaining hillside with a series of retaining walls. This amount of regrading is unheard of, but with Snohomish County aggressively looking to increase their property tax base, it is possible the developer will get his way and change Picnic Point forever. This proposed development will increase the likelihood of landslides, erosion and flooding in the Picnic Point Valley.
There is already a horrendous odor from the Picnic Point Sewage Treatment Facility. What will happen to the odor when all the trees are gone which currently help to absorb it? The Picnic Point forest is currently a buffer for the odor from the Picnic Point Valley Wastewater Treatment Plant, as well as aircraft noise from Paine Field.

How will this development affect local traffic?

According to Snohomish County, this development will increase daily traffic on Picnic Point Road by 1,100 trips per day. These additional vehicles will add to existing road congestion at the Picnic Point Road/Beverly Park Road traffic light, especially during morning and evening commute hours. There are no plans, either by the developer or Snohomish County, to do anything regarding installing sidewalks on Picnic Point Road to insure the safety of our children. More cars on the road means a greater chance for accidents involving pedestrians who are forced to walk on streets without proper sidewalks.

How will this development impact local schools?

This development will have a negative impact on the quality of our children’s education. There will be a minimum of 33 additional children of K-5th grade age (according to Mukilteo School District’s Student Generation Rate). Additional students may mean redrawing school lines, and consequently shuffling of kids from Picnic Point to Serene Lake Elementary (designated a “sister school” according to Mukilteo School District). This development will mean 25 kids or more in all classrooms (currently 20-24 per classroom at Picnic Point according to Mukilteo School District), with the possibility of additional “portable classrooms” located on school grounds, decreasing playground area. Bottom line: larger classrooms; less individual attention; the real possibility of your child being assigned to a different elementary school.

What can I do now? Is it too late to act?

No! The application is still in the review process at Snohomish County and has not been approved yet. We are urging local residents to write a letter to Snohomish County expressing your concerns about the impact this irresponsible proposed development will have on you and your family, as well as the environment.

Whom can I contact to get more information about this proposed development?

Send an email to info@emactioncommittee.org for detailed information about this proposed subdivision and it will be answered promptly.