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R-3. There are many apartment buildings in the R-3 zone that were built in the <br /> late 1960's and are approaching the end of their economic life. However, it <br /> seldom makes financial sense to demolish a building and replace it at the same <br /> density. The maximum density in the R-3 zone is 29 units per acre. A TDR <br /> scenario that allows additional density might stimulate redevelopment in these <br /> areas. We prepared a concept for a 9.2 acre site off Casino Road behind Fred <br /> Meyer. The concept accommodates 558 units, a density of 60 units per acre. <br /> R-2. The R-2 zone allows for attached single family (through clustering) and <br /> duplexes on lots greater than 7,500 square feet. With many platted lots in this <br /> zone at 6,000 square feet, the opportunity for duplexes is limited. A TDR <br /> scenario that allows for duplexes on smaller lots with appropriate design <br /> restrictions could be an attractive opportunity. We evaluated a concept with a <br /> duplex on a typical 6,000 square foot lot. <br /> R-1. Cottage housing is small single family detached units clustered around a <br /> central open space. While the density of cottage housing may be twice that of <br /> typical single family zone, the small scale and detached nature makes it <br /> compatible with surrounding single family development. Cottage housing is not <br /> currently allowed in either the R-2 or R-1 zones. A TDR scenario that offers <br /> higher density in the R-1 zone for cottage housing could provide an opportunity <br /> for expanded housing options as well as increased density. We prepared a <br /> concept for cottage housing on a one-half acre lot on Marilyn Street east of <br /> Evergreen Way. <br /> These six scenarios are described in more detail in the remainder of this section. <br /> E-1 MIXED USE OVERLAY SCENARIO <br /> The prototype for the E-1 Mixed Use Overlay (MUO) zone is located between Hoyt and <br /> Colby on 42n1 St, east of the 41st Street SWIFT stop. The site is actually outside the final <br /> E-1 MUO boundaries, but is representative of many opportunities within it. The property <br /> consists of several single family lots totaling 1.08 acres assembled by a developer. As <br /> shown in Figure 6, the development concept would include ground floor parking with <br /> four floors of residential development above. The characteristics of the development can <br /> be summarized as follows: <br /> EVERETT TRANSFER OF DEVELOPMENT RIGHTS STUDY FINAL REPORT <br /> PROPERTY COUNSELORS PAGE 38 <br />