Resolution 4406 - Laserfiche WebLink

northeast of the subject site is the single family neighborhood located on Sound Avenue. This area is designated "Single Family Detached, 3 to 5 Dwellings per Gross Acre" and is zoned R-S (Suburban Residential). d) West - The land located west of the subject property is in the environmentally sensitive Japanese Gulch ravine inside the City of Mukilteo, zoned for single family use. 3. The proposed action is to amend the land use designation of Comprehensive Plan from "Office and Industrial Park" to "Single Family Detached, 5 to 10 Dwellings per Gross Acre" on approximately 10 acres on the northeast portion of the property and to "Multiple Family, 15 to 20 Dwellings per Gross Acre" on the remainder of the property. The applicant also proposes a rezone from M-M (Business Park) with concomitant agreement to R-1 (Single Family Detached Low Density) or R-2 (Single Family Detached Medium Density) on the northeast portion of the property, and to R-3(L) (Multiple Family Low Density). 4. The subject proposal was originally part of the 1995 update to the comprehensive plan. The City issued a mitigated determination of non-significance (MDNS) on March 7, 1996 for the proposal. However, appeals filed on March 21, 1996 by Snohomish County Airport at Paine Field and The Boeing Company, of the City's environmental (SEPA) determination resulted in the application being delayed and included in the 1996 updates. The City Council upheld the determination that an environmental impact statement is not required. 5. The applicant has requested the proposed change in land use designation alleging: a) The topography of the site, the slope of which averages 10%, is too steep to economically develop as industrial due to extensive earth moving required to accommodate large building footprints; and b) The applicant has had numerous inquiries from potential purchasers wishing to develop the property for residential use, and no serious interest from industrial users. The applicant contends there is a need for housing in Everett. 6. In support of the claim concerning cost to develop the land for industrial purposes, as proposed by the Griffin Group in an application dated April 23, 1992, the applicant has submitted an engineer's opinion, dated January 2, 1996, of the probable construction costs to develop an industrial park that the City had approved for the site, which was never built. Application materials submitted by the applicant included an economic analysis indicating that the costs of industrial development exceed the value of the land. 7. The subject property was zoned industrial in 1982 at the request of Mr. Bhend, when the City adopted the southwest Everett comprehensive plan, which designated the land industrial. Prior to that time, it had been zoned R-S (Suburban Residential). One reason for designating the land industrial was a concern about the impact of noise from Paine Field airport, since the property is directly in the path of the main north-south runway. 8. The property is located mostly in the 55 Ldn noise contour, and partially within the 60 Ldn contour on the projected 2014 airport noise impact map, which takes into account anticipated future airport growth and operations. Ldn is a measure of noise occurrences averaged over a 24 hour period. Properties within those noise contours are not considered by Federal Aviation Administration standards to be significantly impacted by noise. However, the airport would expect to receive noise complaints from residents within those noise contours. Certain operations will cause periodic noise events considerably louder than the 65 decibel level. 2