10111 9TH AVE W EMERALD COURT APARTMENTS 2022-05-10

19a, a large copy of the Table of Comparable Properties in the E-1 Zone. (exhibit 19, power point; exhibit 19a, large copy of Table of Comparable Properties in the E 1 Zone; testimony of Mr. Tyler) 3. The fourteen properties include nine properties in which the City determined potential development of those properties to be categorized as "very low" or "low". These properties were developed prior to the current E-1/MUO zoning designation and have uses that include office complex, apartments, single-family residences, a bowling alley and a large Wal-Mart. Because the properties are developed under previous zoning standards, the reduced setback standards of the current E-1/MUO zone are not an issue. All of these properties were developed while the properties were in the E-1 zone before they were rezoned to E-1/MUO and the setback standards of the E-1 zone were different than the E-1/MUO zone standards. (testimony of Mr. Tyler; exhibit 19a, large copy of Table of Comparable Properties in the E-1 Zone) 4. Most of the properties that are developed and have similar zoning as the subject property were developed under a different zoning designation and subject to different development standards. The non-conformity includes the setbacks which, on these properties, would not satisfy the E-1/MUO setbacks. (testimony of Mr. Tyler) 5. One property had no development potential because the site consists entirely of critical areas and buffers. Other properties were vacant but were adjacent to critical areas. Although these properties have the similar zone as the subject property, the issue of setbacks for development would not be an issue. (testimony of Mr. Tyler, exhibit 19a, large copy of Table of Comparable Properties in the E-1 Zone) 6. Only one of the fourteen properties had similar characteristics to the subject property. That property, identified on exhibit 19a as location #7, is at 9713 Fourth Avenue West. The property is somewhat smaller than the subject property, but has a similar width and no critical areas. There is an existing residence on-site. At present, it does not appear that there is a proposed development on this property. (testimony of Mr. Tyler; exhibit 19a, large copy of Table of Comparable Properties in the E-1 Zone; exhibit 19, power point, page 1) 7. One lack of similarity of location #7 is that it is adjacent to a single-family development while the subject property abuts commercial and multiple-family zoning. Location #7 has frontage on 4th Avenue West and is located near the intersection of Evergreen Way and 4th Avenue West. The access is much easier and more direct than the access to the subject property. (exhibit 19, power point, page 12) 8. Wetlands and buffers on the similar zoned properties that still can be developed would have many restrictions, including wetlands and buffers that would limit