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7. The applicant has requested the proposed change in the land use <br /> designation alleging: <br /> a) The Comprehensive Plan calls for a wide range of housing <br /> opportunities in the community, increased densities, alternative housing types, <br /> transitions between neighborhoods and commercial areas, and beautification of <br /> residential neighborhoods. The proposal would meet this policy. <br /> b) Changed circumstances in the area are evidenced by the new <br /> Albertson's, Walgreen's, Rodland Toyota and other business expansions that <br /> can be accessed by nearby residents. Mr. Avery stated "the proximity (of local <br /> business) is one of the main reasons that this property provides a good <br /> opportunity to be a bridge between the business area and the residential area." <br /> c) Building (senior) multi family on the proposed site is not spot <br /> zoning, rather it is transitional zoning. <br /> d) Regarding the question of creating pressure for similar rezones in <br /> the immediate area, Mr. Avery suggested it would be a good idea to build multi- <br /> family structures to the north along the top of the retaining wall, thus making <br /> Berkshire drive and not the retaining wall the demarcation line. <br /> e) According to Mr. Avery, "People are having to live further and <br /> further from services, and this (proposal) would be close to services, <br /> employment, and alternative transportation. There is a market for seniors <br /> wanting to downsize from their family residences who are seeking in-town <br /> condominiums." <br /> f) Regarding the role of the retaining wall as a transition point <br /> between the commercial area and the residential area to the east, Mr. Avery <br /> stated, "there is an assumption that the retaining wall was the demarcation line <br /> between the R-2 and the business area, and that assumption . . . could be <br /> challenged, from the standpoint that even though the retaining wall is there, there <br /> is still not a buffer between the community itself and the business area. A <br /> transition (the proposed multi family structures) would benefit both." <br /> 8. The following Comprehensive Plan policies are relevant to this application. <br /> Each policy is followed by a staff response: <br /> a) Locational Criteria for the Multiple Family 20-29 Dwellings per <br /> Gross Acre designation: This designation is applied in various locations <br /> throughout the Everett Planning Area which have at least three of the <br /> following characteristics: <br /> 4 <br />