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• � <br /> 2. The subject property is zoned R-2, Sinqie-Family Detached Medium Density. <br /> The surrounding properties are zoned k-2. The property to lhe north is <br /> developed as a hospital staff parking lot. The properties to the south, easi, and <br /> west are all developed as part of ihe hos�;ilal cr,mplex. The existing land use of <br /> the subject property is a hospital parking �ct. �exhibit 1, Tyler testimony) <br /> 3. The property was the subject of Special Property Use Permits issued in 1988 and <br /> 1997. These approvals authorized improvements on lhe sit�, but did not <br /> specifically ailow buildings or utility struciures in the proposed location. Because <br /> of the zoning of the subject property, a Special Property Use Permit is required. <br /> (Tyler testimony) <br /> 4. The proposed use is classified by the Ciiy of Everett as being a "major above- <br /> ground utility". It is subject lo review as a Process III Permit. In order to be <br /> developed in the R-2 zone, it must satisfy the General Evaluation criteria for a <br /> Special Property Use Permit. Those criteria are set forlh in Everett Municipal <br /> Code (EMC) 19.41.150.C. A summary of these criteria is: <br /> (1) The need of lhe neighborhood, disirict, or Cily for a proposed Special <br /> Property Use. <br /> (2) The adequacy of streels, uiilities, and public services required lo serve a <br /> proposed use. <br /> (3) The impact of tra�c generated by the proposed use on the surrounding <br /> area, pedeslrian circulation and public s�fety; and ability of the proponent <br /> to mitigate such polential impacls. <br /> (4) The provision of adequate off-street parking, on-site circulation, and site <br /> access. <br /> (5) Compalibilily of proposed slructures and improvements with surrounding <br /> properties, including the size, height, location, setback and arrangement of <br /> all proposed buildings and facilities, especially as they relate io light and <br /> shadow impacts on more sensitive land uses and less intensive zones. <br /> (6) The number, size, and localion of signs, especially as they �elate to more <br /> sensitive land uses. <br /> (7) The landscaping, buffering, and screening of buildings, parking, loading <br /> and storage areas, especially as lhey relate to more sensitive land uses. <br /> (8) The generation of nuisance irntants such as noise, smoke, dust, odor, <br /> glare, visual blight, or other undesirable impacts. <br /> 3�8 <br />