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Consistency with the Comprehensive Plan can be further provided through a Planned <br /> Development Overlay zone implemented through use of a Development Agreement with <br /> Design Standards and Guidelines as follows: <br /> a. Provide that the affected site contains only the listed uses as established <br /> within the development agreement, and <br /> b. The development agreement shall reference and have attached to it a set of <br /> Design Standards and Guidelines which describe, in text and use of examples, guidance <br /> as to how the project should appear and function, and <br /> c. That disturbance to the views from the bluff is minimized by limiting <br /> building obstructions to views of the Bay, as prescribed in the Development Agreement; <br /> and <br /> d. That public access is realized as described in pictures and in writing by the <br /> Port of Everett; and <br /> e. That public access along the shoreline edge will be made available to the <br /> public at all times; and <br /> f. The transient moorage dock along the River in the existing marina and the <br /> proposed new marina will be made available to the public at all times; and <br /> 2. Circumstances related to the subject property have changed sufficiently since the <br /> adoption of the Plan to justify a change in the land use designation (policy). The <br /> circumstances which have changed which support the proposed amendment to the <br /> policy are: <br /> a. The Land Use designation/equivalent zoning table is being revised to reflect the <br /> changes in use of the waterfront over the ensuing years, where heavy industrial uses <br /> have declined and public interest in living near and enjoying better access to water <br /> front areas has increased; and <br /> b. The revisions also reflects the recent policy vision the Elected Port of Everett <br /> Commissioners have articulated for the subject property; and <br /> 3. Assumptions made regarding land use in the area were appropriate for the time in <br /> which they were made, i.e. use of the Maritime Service map designation, it is the <br /> Port's response to changed circumstances that have lead to the current request to <br /> change the map designation to Waterfront Commercial. There will be an overall <br /> increase in jobs in the north marina area as documented by the Port of Everett; and <br /> 4 <br />