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6- Planning for the Station Area Plan will encourage a change in the <br /> land uses to either include office and technology oriented <br /> businesses or multiple family residential development in <br /> combination with office and technology oriented businesses and <br /> supporting retail and commercial activities; and <br /> 7- The existing businesses in the Station area include a large <br /> number of light and heavy manufacturing, as well as warehouse <br /> activity; and <br /> 8- The existing buildings in the Station Area will require <br /> replacement or substantial remodeling to accommodate either of <br /> the two plan alternatives; and <br /> 9- It is the City's belief that a successful conversion of land uses to <br /> the desired uses will require implementation of high quality design <br /> standards, and avoidance of uses that would dissuade the desired <br /> uses from locating in the Station area; and <br /> 10- The conversion of the existing businesses and buildings to the <br /> desired uses will take a substantial amount of time and resources, <br /> and the successful conversion of those properties is extremely <br /> sensitive to nearby incompatible uses; and <br /> 11- The Council is concerned about the possible proliferation of <br /> adult use businesses as defined in EMC 19.4.020, public places of <br /> adult entertainment as defined in EMC 5.120.020, panoram <br /> premises as defined in EMC 5.124.020, adult cabarets as defined in <br /> EMC 5.128.010, and mini-casinos as defined in EMC 19.4.020 within <br /> the vicinity of the Everett Station Area Plan and the impacts they <br /> may have upon the redevelopment of this area; and <br /> 12- Over the past twenty years, Everett's downtown has lost a <br /> number of businesses; and <br /> 13- Concerted efforts are being made to redevelop the downtown <br /> and it is in the community's interest to support this continued <br /> redevelopment of downtown Everett; and <br /> 2 <br />