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and residential uses, and public access, and by managing development so that <br /> it enhances and maintains shorelines for a multiplicity of urban uses, while <br /> protecting and restoring ecological functions. <br /> Policy 3.15.3 Area south of Highway 2. Encourage high quality mixed-use <br /> development including multiple family residential, office park, and light <br /> commercial uses. Water-oriented uses, such as restaurants with views of the <br /> waterfront are encouraged. However, non-water-oriented commercial, <br /> land/or multiple family residential uses should be allowed in this area, <br /> provided the development provides views to the Snohomish River from and <br /> through the site. High quality public access should be provided-along the <br /> entire shoreline. Access shall be located so that it does not significantly <br /> impact habitat for endangered species. <br /> Policy 3.15.4 Simpson and Tire Fire/Landfill Sites. Development of these <br /> sites should be of a high quality design and should only occur after approval <br /> of a master plan involving a public review of the site plans through the <br /> Planned Development Overlay Process. <br /> Policy 3.15.5 Except as necessary to accommodate access to the water <br /> necessary for the operation of water-dependent and/or water-related uses, all <br /> uses shall provide buffers and rehabilitation of ecological functions along the <br /> shoreline, when the property fronts on the shoreline. Public access may be <br /> provided in portions of the buffer. <br /> Policy 3.15.6 Extension of the existing trail system and connection to other <br /> public access improvements and perk amenities shall be required as <br /> properties within this area developed. <br /> Policy 3.15.7 Land uses and activities that are incompatible with and <br /> discourage high quality waterfront redevelopment shall be prohibited. <br /> 18. The proposed rezone is consistent with the Everett Comprehensive Plan; bears a <br /> substantial relationship to the public health, safety and welfare; promotes the <br /> best long-term interests of the Everett community; and mitigates adverse <br /> impacts upon existing or anticipated land uses in the immediate vicinity of the <br /> subject property. <br /> 19.Any conclusion below that may be construed as a finding is included here as <br /> such by this reference. <br /> CONCLUSIONS <br /> 1. Any finding above that may be construed as a conclusion is included as such by <br /> this reference. <br /> 6 <br />