2009/03/25 Council Agenda Packet

Planning Commission December 9, 2008 Pg. 2 Meeting Minutes development which complies with the specific requirements of the underlying zone while allowing for greater flexibility in design of the development. For the Riverfront Redevelopment, the City is relying on the newer design standards in their Zoning Code to address the quality standards. The City used provisions out of the B-3, Downtown zone and the core residential standards as a foundation in the development of standards for the Riverfront Redevelopment. A Draft Environmental Impact Statement (DEIS), Final EIS (FEIS), and an addendum to the EIS were issued. The addendum addresses changes proposed from the DEIS and FEIS. The Addendum includes changes to heights, the Wetland C approach, school mitigation, and the design guidelines. Heights in the Simpson area are proposed to change from 30 feet to 35 feet plus 10 feet for sloped roofs, the Landfill area from 65 feet and 100 feet to 65 feet plus 10 feet for sloped roofs and 100 feet over a larger area, and the Eclipse site is proposed to change from 65 feet to 65 feet plus 10 feet for sloped roofs. The City worked with the Department of Ecology (DOE) to come up with an approach on Wetland C that would be more environmentally sensitive to the existing conditions. The original DEIS looked at dredging the wetland and creating more of a mudflat than a forested wetland. The City did conduct an additional study on the site and worked with DOE to determine that it would be desirable to provide smaller channels and that the material dug out for the smaller channels would be left for planting trees so that overtime the area becomes more of a forested wetland. There will also be a memorandum of understanding between Oliver McMillan, DOE, and the City to implement the requirements for Wetland C. There is also an agreement with the school district on the school impact mitigation approach. Mr. Koenig referred to a graphic to show the locations of the Simpson site, Eclipse Mill site, Landfill site, and Wetland C. Within the development standards, there are standards for the residential areas and the mixed use commercial area. The main street will have a main street approach similar to standards that apply to the B-3 zone in downtown Everett. The other areas will be similar to the standards outlined in the Core Residential Design Guidelines. There are proposals for changing the zoning standards as amended to be sensitive to the site. The City is also proposing public amenities which will undergo a separate environmental process. He showed a preliminary sketch of proposed public amenities. The site has been preloaded to compact the landfill and in the future, the City will be constructing the roundabout and the Simpson site bridge access. Mr. Koenig stated that staff has recommended adoption of the two sets of design guidelines and zoning standards for the Riverfront project, and landscape standards for the landfill. After Planning Commission makes a recommendation, City Council will hold a public hearing in 2009 on the Planned Development Overlay zone and development agreement. 7:18:27 PM Charlie Hickcox, Oliver McMillan, stated that they purchased the property in May 2008. He showed a slide of the landfill and retail area that will be developed, the Eclipse site which will have residential and commercial use, and then the Simpson site which is planned for residential use. They want to create a special place for the City on the landfill site. He showed a slide with the retail portion and pointed out an area where they are proposing high density residential— heights up to 100 feet. The next set of slides showed the retail concepts and what main street would look like.