7405 HARDESON RD BASE FILE 2016-01-01 MF Import

A. ComFrehensive Plan - The proposed Binding Site Plan, site plan and other application information proposed for development shall be consistent with the City's Comprehensive Plan policies and land use map; Finding: The Everett Comprehensive Pian desianates this area as 5.4 – Office and Industrial Park. The application states the lots will be used in a manner consistent with the uses identified in the Planned Action Ordinance for the Southwest EveretUPaine Field Subarea Plan. These uses are also consistent with the Comprehensive Plan. Conclusion: The proposed binding site pla� and anticipated land uses are consistent with the Comprehensive Plan. B. Zoning – The proposed binding site plan, site plan and other required application information shall meet the requirements of the Everett Zoning Code, except as permitted by the design and development provisions of (Title 18); Finding: a) M-1 Zoning Standards: The existing zoning of this Binding Site Plan is M-1, Office and Industrial Park, with Planned Development Overlay (PDO). The M-1 zone requires a minimum lot area of 5 acres, with provision to allow lots as small as 2 acres. However, the Planned Development Overlay and Development Agreement is document governing redeve:�pment of the Rink�r PropeRy. In the case of the lots within the Glenwood and Hardeson retail nodes, minimurr lot size is one acre. The F� �posed lots range in size from 1.80 acres (Lot 2) to 5.0 acres (Lot 5). Minimum lot width and depth is 150 feet. The proposed lots meet minimum width and depth standardsforthe M-lzone. The instant application includes a proposed development plan for Lot 1 of the BSP. Building A would have 7,880 square feet of retail space; Building B would have 6,455 square feet of retail space and Building C would be a 4,848 square foot restaurant with drive-up H�indow. The proposed restaurant with drive-up window is prohibited under current zoning regulations (Footnote 16.c—Use Standards Table of Zoning Code). The City and Applicant are working joinlly on revisions to the Development Agreement dated March 28, 2000. The agreement would allow reslaurants with drive- up windows, and would also waive the requirement for building perimeter landscaping for lots within the retail nodes. Conclusion: The lots can provide adequate buildiny, parking and yard areas and meet all M-1 zoning standards and the amended PDO. This document must be approved by the Everett City Council prior to the issuance of any construction permits on Lot 1. The amended PDO will be torwarded for approval by the Everett City Council shortly. C. Natural Environment - The Binding Site Plan, site plan and other required application information shall meet the requirements of Environmentally Sensitive Area Regulations of the Everelt Zoning Code, Title 20, Everett Municipal Code (Environmental Policies), and the State Environmental Policy Act, WAC 197.11; Findings: The site has had significant clearing, grading and fill activity as a result of past and current gravel mining aclivities. No significant vegetation or environmentally sensitive areas exist on the site. Conclusion: The Ap{�licant's proposal does not impact the natural environment. Due to the presence of fill materi;il on this site, a condition should be placed on the final Binding Site Plan map requiring the preraral�on of a soils report prior to issuance of any construction permits for any lot. D. Public Services - The proposed project shall be designed to meet the following: 1) Adequafe �vatersupply to City Standards: ,a