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9- It is the City's belief that a successful conversion of land uses to the <br /> desired uses will require implementation of high quality design standards, <br /> and avoidance of uses that would dissuade the desired uses from locating <br /> in the Station area; and <br /> 10- The conversion of the existing businesses and buildings to the desired <br /> uses will take a substantial amount of time and resources, and the <br /> successful conversion of those properties is extremely sensitive to nearby <br /> incompatible uses; and <br /> 11- Additional time is necessary to complete and adopt the Everett Station <br /> Area Plan and implementing regulations; and <br /> 12- The Council is concerned about the possible proliferation of adult use <br /> businesses as defined in EMC 19.4.020, public places of adult <br /> entertainment as defined in EMC 5.120.020, panoram premises as defined <br /> in EMC 5.124.020, adult cabarets as defined in EMC 5.128.010, and mini- <br /> casinos as defined in EMC 19.4.020 within the vicinity of the Everett <br /> Station Area Plan and the impacts they may have upon the redevelopment <br /> of this area; and <br /> 13- Over the past twenty years Everett's downtown has lost a number of <br /> businesses; and <br /> 14- Concerted efforts are being made to redevelop the downtown and it is <br /> in the community's interest to support this continued redevelopment of <br /> downtown Everett; and <br /> 16- The City of Everett, Snohomish County and the Everett Public <br /> Facilities District are in the process of spending well over $200 million of <br /> public funds on significant improvements to the Everett downtown; and <br /> 17- These improvements include the reconstruction of Hewitt Avenue <br /> from Broadway to Rucker Avenue, including new water and sewer <br /> service, streets, sidewalks and transit facilities, and other franchised <br /> utilities; and <br /> 18- Redevelopment of Hewitt Avenue has incorporated the historic <br /> character of Hewitt Avenue through street lighting, transit stops, public <br /> street clocks, and brass inlayed street names in the sidewalks all designed <br /> to foster the historic character of the street; and <br /> 19- The Everett Public Facilities District and the City of Everett are <br /> constructing a multi-million dollar special events and conference center <br /> 2 <br />