Resolution 4406 - Laserfiche WebLink

states that the proposed change to the Land Use Map could offer a unique opportunity to meet these goals, policies and objectives "with a mix of housing types, including affordable housing, the site could offer the ability to walk or bike to work and assist in meeting Everett's housing requirements. (page 5 of Land Use Feasibility Analysis, dated April 12, 1995). 25. The applicant has responded to the issue of compatibility with Paine Field Airport with a discussion regarding noise impacts identifying potential noise impact mitigation measures which can be employed for residential development on site and concludes that "noise should not significantly limit the feasibility or marketability of this property." (Page 5-8 of Land Use Feasibility Analysis, dated April 12, 1995). 26. In response to the above cited factors which are required to be considered when the City considers amendments to the Land Use Map of the Comprehensive plan, City staff commented: a. The proposed land use designations are not consistent with existing land use policies which call for preservation of industrial land for future economic growth, protection of industrial lands from encroachment by land uses which would reduce the economic viability of existing industrial lands, and with the locational criteria for the requested land use designations. The applicant has not demonstrated that the proposed land use amendment is consistent with other parts of the comprehensive plan, or with the Snohomish County comprehensive plan for the general aviation airport at Paine Field. There is substantial evidence in the record that the proposed land use amendment is inconsistent with adopted policies of the Everett Comprehensive Plan. b. The circumstances which have changed since the comprehensive plan was adopted in 1994 include the amendment of the Growth Management Act by SSB 6422 discouraging the siting of incompatible land uses near general aviation airports; and the recent surge in industrial development in the southwest Everett industrial area, both of which do not support findings that a residential land use designation is appropriate for the subject property. c. The applicant's argument is that the site's topography and cost to develop the subject property for large industrial buildings discourage sale of the property to industrial users. However, the applicant has not demonstrated that it is not possible to develop the site for industrial use, only that it is more costly. This is true with any type of urban development. There are examples of other successful industrial developments on sloping property, such as the Honeywell campus in Mukilteo. Land Use Policy 1.11.3 requires the applicant to demonstrate that industrial use is not feasible and that conversion to a non-industrial use would not reduce the economic viability of other industrial lands. Substantial evidence in the record does indicate that the proposed land use amendment would impact existing general aviation operations at Paine Field and industrial operations at the nearby Boeing aircraft manufacturing facility. Cost to develop a site for the designated use must also be weighed with other factors like land use compatibility. The applicant has not demonstrated that the proposed residential use of the site is compatible with a general aviation airport. d. Testimony provided in previous workshops and correspondence indicate that residential use of the subject property may reduce the viability of Paine Field airport and other industrial users in the immediate vicinity, including the Boeing airplane manufacturing facility. SSB 6422 (Staff report for the December 3, 1996 Planning Commission public hearing). 7