Resolution 4406 - Laserfiche WebLink

city, along with landowners, the Everett Chamber of Commerce and the Snohomish County Economic Development Council, consider this area to be an important economic resource for the Puget Sound region. Therefore, the Land Use Element reinforces the previous commitment to industrial use of this area. Land use designations include heavy manufacturing, light industry and office and industrial park. Conversion of the industrial land base to non-industrial use is discouraged, except under limited circumstances where it can be demonstrated by the property owner that industrial use of a site is not feasible and that conversion to a non-industrial use will not reduce the viability of adjoining industrial lands. (emphasis added) (Page LU-30-31 of Exhibit A of Ordinance #2021-94) 20. In response to the above policy, City staff commented: The proposed land use change poses a dilemma in the context of the italicized sentence in the above policy. While the applicant has argued that he has demonstrated that industrial development of the site is not feasible, the Boeing Company and Paine Field have argued that conversion will reduce the viability of adjoining industrial lands. The key to analyzing this sentence of the above policy is the use of the conjunctive "and." The plan is clear that conversion of industrial land would be acceptable only when both circumstances apply, i.e., that industrial use of a site is not feasible and conversion will not reduce the viability of adjoining industrial lands. (Staff report for Planning Commission public hearing of December 3, 1996). 21. The following Locational Criteria contained in the Land Use Element of Everett's comprehensive plan is relevant to the subject application: Single Family Detached Residential. This designation is applied to area presently developed with predominantly single family detached dwellings. Other dwelling types will be allowed under certain circumstances, such as duplexes, single family attached, or rear-yard infill dwellings. (Page LU-60 of Exhibit A of Ordinance #2021-94) Low Density Multiple Family Residential. This designation is applied to areas which have historically been zoned for single family detached housing, but are located along arterial streets and transit corridors. The intent of this designation is to provide a transition from the higher traffic volumes of arterial streets to the quieter residential setting of adjacent single family detached neighborhoods; and to provide housing densities supportive of public transit along transit routes. This designation can also be used as a transition between existing commercial areas and adjoining, lower density single family neighborhoods. (Page LU-60 of Exhibit A of Ordinance #2021-94) 22. In response to the above locational criteria, City staff commented: The Locational Criteria contained in the comprehensive plan for the proposed land use designations requested by the applicant do not support the request. While the subject site is adjacent to single family neighborhoods to the north and east, it is presently designated industrial. If the site were changed to a single family designation and developed as such, it would be consistent when development has been completed. (Staff report for Planning Commission public hearing of December 3, 1996). 5