Ordinance 2850-05 - Laserfiche WebLink

23. The institutional overlay zone specifically allows for the expansion of hospitals through the City's master plan review process. 24. The institutional overlay zone and master plan are reviewed using the review process described in EMC Title 15, Local Project Review Procedures. 25. The hospital initiated the establishment of an institutional overlay zone. 26. The Master Plan and supporting documents addresses the following factors: (a)permitted uses and ancillary uses; (b)permitted intensity of development; (c) traffic impacts, adequacy of access to the site and within the site, on-street parking impacts and limitations, other traffic-related improvements; (d) other ordinance requirements including, drainage, noise, environmental impacts, and other requirements of local, state and federal laws; and (e)phasing of development. 27. PEMC met to discuss its Master Site Plan with the Northwest Neighborhood Association in March 2002, September 2002, August 2003, September 2003,November 2003, and April 2004. 28. As a result of the review process, including public input, the Master Plan was modified to include the specific development standards, a green belt and other conditions to address concerns of area residents and property owners. 29. On March 1, 2005, the Planning Department submitted a Staff Report to the Planning Commission that discussed standards for parking, height, massing and scale, setbacks, curb cuts,parking lots, site access, garage structure, lighting, signage, streetscape, sidewalks and street trees, pedestrian connection, and rooftop mechanical equipment. The Staff Report recommended that the Planning Commission approve the PEMC request with mitigation and development standards. 30. The Planning Commission reviewed the proposed Master Plan, rezone, and required amendments to the Everett Comprehensive Plan at public hearings on January 18, 2005 (hearing on Draft Supplemental Environmental Impact Statement), February 15, 2005, and March 1, 2005. 31. On March 1, 2005, the Planning Commission adopted Resolution No. 2005-2 recommending that the City Council approve the Master Plan subject to conditions that modify the Master Plan. 32. The Property totals 13.8 acres and exceeds the five acre minimum area which may be included within an institutional overlay zone. 33. The Master Plan sets the following standards: (a) building height; (b) setbacks; (c) lot coverage; (d) landscaping; (e) signs; and (f) off-street parking. 34. The Planning Commission recommended other standards to ensure land use compatibility with other uses in the surrounding area. 6