Resolution 4406 - Laserfiche WebLink

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; 4. The applicant has not demonstrated that the proposed land use map amendment is consistent with the land use map amendment criteria because he has not demonstrated compliance with: "Are the assumptions upon which the land use designation of the subject property is based erroneous, or is new information available which was not considered at the time the Land Use Element was adopted, that justify a change to the land use designation? If so, the erroneous assumptions or new information should be described in detail to enable the Planning Commission and City Council to find that the land use designation should be changed." The applicant has demonstrated that the site's topography makes it costlier to develop the subject property for large industrial buildings than for more level sites, which discourages 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. The record demonstrates that other industrial property in southwest Everett (Dennis Petroleum) containing slopes of approximately 11 percent, similar to the Bhend property, have been developed with an extensive amount of earth movement and retaining wall construction. This demonstrates that industrial land with slopes can be successfully developed, even when significant grading and retaining wall construction is required. Therefore, the designation of the land for industrial development is not an erroneous assumption; 5. The applicant has not demonstrated that the proposed land use map amendment is consistent with the land use map amendment criteria because he has not demonstrated compliance with: "Does the proposed land use designation promote a more desirable land use pattern for the community as a whole? If so, a detailed description of the qualities of the proposed land use designation that make the land use pattern for the community more desirable should be provided to enable the Planning Commission and City Council to find that the proposed land use designation is in the community's best interest." The proposed residential land use designation does not promote a more desirable land use pattern for the community as a whole, because it would place residential development under a flight path of Snohomish County Airport and because it would reduce the inventory of industrial land for future job growth. The applicant has not provided evidence that siting multiple family dwellings and single family homes in an area that is a transition between industrial land uses and single family land uses is a more desirable land use pattern for the community as a whole, especially in light of the above cited inconsistencies with the Locational Criteria stated in the Land Use Element; 6. The applicant has not demonstrated that the proposed land use map amendment is consistent with the land use map amendment criteria because he has not demonstrated compliance with: • 9