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WHEREAS, the Planning Commission held a public hearing on the matter on February 15, <br /> 2005, continued to March 1, 2005, where public testimony was received along with PEMC <br /> presentations; and <br /> WHEREAS, EMC 19.33B.030 allows the institutional overlay zone to be established only in <br /> conjunction with a master plan which generally specifies the parameters for development of the <br /> property; and <br /> WHEREAS, the Everett Zoning Code provides for zones which allow institutional uses such as <br /> proposed by PEMC to develop in accordance with standards established through a public review <br /> process rather than the standards applicable in the underlying zone; and <br /> WHEREAS, following the March 1, 2005,public hearing, the Planning Commission <br /> recommended approval of the proposed map change, rezone and master plan with conditions that <br /> mitigate adverse impacts to the existing and anticipated land uses in the immediate vicinity of the <br /> subject property; and <br /> WHEREAS, City Council held a public hearing to consider the request at which time it took <br /> additional public testimony and heard presentations from staff and the applicant on March 16, <br /> 2005, after which City Council passed Resolution No. 5594 in support of the application; and <br /> WHEREAS, City Council held a public hearing on July 20, 2005, to take further testimony and <br /> make the final decisions as reflected by this Ordinance; and <br /> WHEREAS, City Council Finds: <br /> Comprehensive Plan Findings <br /> 1. The following Comprehensive Plan Policies specifically apply to this proposal: <br /> Land Use Policies <br /> 1.11.4 Until such time that Providence-General Medical Center identifies future <br /> expansion needs, the residential areas abutting the Colby campus will remain designated <br /> for residential use according to the Land Use Map and applicable policies and <br /> regulations. Any changes to these residential land use designations will require further <br /> evaluation by the City in context with an update to the Comprehensive Plan. <br /> 1.5 The policies of the Land Use Element allow for the continued development, <br /> expansion and operation of hospitals and clinics within those residentially zoned areas <br /> currently designated for hospitals, clinics and medical related uses on the Land Use Map, <br /> and protect from further encroachment the residential neighborhoods adjoining the areas <br /> where these medical related land uses are located. <br /> 1.5.1 Protect established residential neighborhoods from further encroachment by <br /> hospitals and limit such uses to commercially zoned areas and to those residentially <br /> 2 <br />