2012/04/11 Council Agenda Packet

Evergreen Way Revitalization Plan 2 Overview of Regulatory Recommendations New Zoning and Rezones. In order to encourage the development of a more intense mix of uses in the BRT station nodes, this plan recommends the establishment of a new E-1 zone for the entire corridor, and a Mixed Use Overlay (MUO) zone for the BRT station areas. The detailed code provisions that will be implemented as an amendment to the City Zoning Code concurrent with the adoption of the Evergreen Way Revitalization Plan are contained in Appendix 6. The proposed new zones allow more intensive development than allowed by the existing B-2 and C-1 zoning. Because the E-1 and MUO zones allow taller buildings, impacts to neighboring properties will be mitigated through design standards. A significant difference between the proposed and existing zones is that, generally, new auto-oriented uses are not allowed in the MUO zone. The proposed rezones specifically locate the existing major automobile dealerships outside the MUO zone, as auto-oriented businesses are not allowed in the overlay zone. Uses with drive-up windows, gasoline islands, and automotive repair services are not considered to be supportive of mixed use, pedestrian oriented development intended around the BRT stations. Of course, existing legally established uses may remain as non-conforming uses. Everett's regulations also allow for expansion of nonconforming uses, so, for example, if an existing auto dealership is located within the proposed MUO zone, it may expand in accordance with the City's land use regulations. Perhaps the biggest difference between the proposed new E-1 and MUO zones and the existing zones along Evergreen Way is the package of incentives and guidelines that accompany them. The incentives are discussed in the Implementation section. The proposed standards provide greater development flexibility while achieving livability, development compatibility, and aesthetic goals. The recommended development . standards will address a wide variety of community-building objectives including: • • Creating more pleasant, pedestrian friendly street fronts and sidewalks. • Establishing convenient pedestrian connections into and through large developments. • Creating a pleasant residential neighborhood setting abutting the corridor. • Maintaining the privacy and livability of adjacent residences. • Promoting safety and security. • Elevating the design and construction quality of new development. The potential rezone areas are identified in Figures 4 through10. Over time, the boundaries of the MUO zone may be adjusted at the request of property owners. A few areas fronting on Evergreen Way that are the subject of contract rezones or development agreements will not be included in the rezoning to E-1 or MUO, due to the extensive work that went into those zoning decisions (e.g., Claremont Village Shopping Center; 41st Street Safeway), and the binding conditions that apply to those specific sites. PIO 29