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9 <br /> Applicant also seeks modifications of the 28-foot building height standard and building <br /> separation standards for multiple-family structures. (exhibit 1, staff report; Tyler <br /> testimony) <br /> 2. The proposed project would not be considered or classified as a subdivision, but would <br /> be developed as a single parcel with 50 single-family detached units. The two-story <br /> structures are proposed around the perimeter of the site in areas that are adjacent to <br /> existing single-family development. The two-story design blends with the character of <br /> the adjoining neighborhoods and is compatible with the design of the residences in the. <br /> neighborhood. The three-story structures would be within the interior space and <br /> adjacent to the C-1 zoning which is across Holly Drive. The Applicant has the option to <br /> develop a condominium agreement for the development of the site. The units would <br /> be a mixture of two and three-story structures. (exhibit 1, staff report; Tyler testimony; <br /> Tobiason testimony; exhibit 2, narrative) <br /> 3. The subject property is currently zoned R-2, Single-Family Detached-Medium Density. <br /> The proposed zoning is R-1(A), Single-Family Attached. The Comprehensive Plan <br /> designation of the subject property is 1.3, Single-Family Detached, 10-12 dwellings per <br /> acre. The project, as proposed, is not permitted in an R-2 zone because single-family <br /> development must be on separate lots. Therefore, a rezone to an R-1(A) designation <br /> is required in order to develop the project as proposed. (exhibit 1, staff report; Tyler <br /> testimony) <br /> 4. The site, 4.95 acres, has historically been used as a mobile home park. All existing <br /> mobile homes would be removed with the development, and the residents within the <br /> park would have to relocate. Presently only 24 of the 54 mobile home lots are <br /> occupied by tenants. The mobile home park does not meet current City standards for <br /> manufactured housing communities. (exhibit 1, staff report; exhibit 2, narrative; exhibit <br /> 10, Woodrang letter; Tyler testimony) <br /> 5. Pursuant to the State Environmental Policy Act (SEPA) (RCW 43.21.C), the City of <br /> Everett was designated as the lead agency for the environmental review of the <br /> proposed project. On December 14, 2006, the City, after a review of information from <br /> the Applicant, as well as other environmental documents and laws of the. City and <br /> State, issued a Final Mitigated Determination of Non-Significance (MDNS) for the <br /> proposed project. The MDNS included mitigation conditions relating to the <br /> development of the site including: provisions for grading and filling of the site; <br /> mitigation fees addressing traffic mitigation impacts; the location of a stream channel <br /> along the northeast corner of the site; the down flow of storm drainage and the <br /> mitigation of impacts with catch basins on-site; and the grading and filling of the site so <br /> as not to impact surrounding property. (exhibit 6, MDNS; exhibit 1, staff report; Tyler <br /> testimony) <br /> 6. The proposed rezone is a Site Specific Rezone in the City of Everett. Pursuant to the <br /> Everett Municipal Code (EMC) 19.41.160.6.2, Site Specific Rezones must satisfy the <br /> following criteria: <br /> 5Z <br /> (1) The proposed rezone is consistent with the Everett Comprehensive Plan; <br /> 3 <br />