Ordinance 2705-03 - Laserfiche WebLink

which provide for increased public access to and enjoyment of the shoreline, or which provide for uses that are supportive of other water-dependent and water-related uses. Economic Development Element • Policy 5.3.1 Identify and map sites appropriate for redevelopment and enhancement. • Policy 5.5.2 Protect the valuable natural functions and aesthetic benefits provided by environmentally sensitive areas and open space. Housing Element. The Mukilteo tank farm property is currently designated residential. This is an erroneous designation based upon ownership and use of the property as addressed above. Changing the designation of a property from single family to Waterfront Commercial is not entirely consistent with the Housing and Residential Land Use policies. However, the Waterfront Commercial designation for the property is consistent with Comprehensive Plan policies overall. Policy 1.1.3 The City shall discourage the conversion of residentially zoned areas to commercial or industrial zoning. Changes of land use designation from residential to nonresidential use shall be consistent with the criteria specified in the Land Use Element. Residential Land Use Policy 1.1.3 Strongly discourage the conversion of residential areas to non-residential uses. Discourage the encroachment of commercial uses into residential zones, except in the following circumstances: The circumstances described are not consistent with the tank farm property. Overall the Waterfront Commercial designation is appropriate for the area, since • The property has not been used for residential use, but has been an industrial use. • The land is waterward of the BNSF railroad line and is part of a larger property in Mukilteo that will be redeveloped with uses that include a new ferry terminal, a Sound Transit station, public access, and commercial, residential and recreational uses. Other single family residential development in the area is landward of the railroad line. • The designation complies with the locational criteria for waterfront commercial designated lands. • The comprehensive SMP update provides for additional residential housing in other areas in shoreline jurisdiction (Riverfront Commercial/Urban Multi-Use area). 3. Circumstances related to the subject property and the area in which it is located have changed sufficiently since the adoption of the Land Use Element to justify a change to the land use designation. The inventory information collected as part of the SMP update process and the adoption of the SMP in 2002 justify the change to land use designations. The SMP is significantly different from the SMP adopted in 1976, and includes new vision statements for properties, new Aquatic designations and significantly upgraded environmental protection.