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3 <br /> consultant's work will be June 2013. The Comprehensive Plan update should be adopted by June 30, <br /> 2015 <br /> 7:51:06 PM <br /> Commissioner Olivers asked if the development standards in the Downtown Plan,the Broadway Mixed <br /> Use Zone, and the Evergreen Way Revitalization Plan would be revisited to address the growth targets. <br /> Mr. Giffen responded yes and those numbers were part of the buildable lands analysis that was just <br /> completed with Snohomish County. On a parcel by parcel basis,the City identified properties that were <br /> likely to redevelop and others that would not be ready to develop in the next 10 years but maybe in the <br /> next 20 years. Commissioner Olivers commented that over the course of the last two years, <br /> Commissioners have been told that the real estate market in downtown Everett does not support the <br /> very tall building construction because the land values are not high enough. The real estate market has <br /> gone the other way rather than increased in value. In regards to cottage type housing (high density <br /> single family developments),the City received a number of negative comments from single family <br /> neighborhoods about those densities in the neighborhoods. He was concerned that if Everett was going <br /> to go through this process every ten years, it seemed to him that it was time to talk about what build- <br /> out would look like and then figure out how long it would take to achieve those densities. He felt the <br /> process should have a longer horizon. <br /> Future discussions for Planning Commission may include: <br /> • Are targets based on maximum zoning capacity or what is likely to actually be developed? <br /> • How many housing units= 10,000 population? (26 Library Place developments) <br /> • How many housing units= 31,705 population? (83 Library Places). <br /> • Densities do not need to be unattractive but just a matter of what can be accommodated in the <br /> geography that Everett has. <br /> • What message should we send to PSRC,SCT and our fellow cities about growth targets? <br /> • What is our vision for Everett's future? <br /> • What effect will light rail have on increasing growth capacity in Everett? <br /> • When will light rail get to Everett? Everett will not know if there will be access to light rail until after- <br /> the Comprehensive Plan has been adopted. <br /> • Who determines the alignment and location of light rail stations? <br /> • What principles should guide us in determining how and where to accommodate more growth? <br /> • What areas should we consider for potential increases in housing density or employment? <br /> • What areas should be off limits for future rezones to higher density? <br /> • Will our rate of population growth increase if our rate of job creation decreases? <br /> • What does high density housing look like? <br /> • What type of density promotes affordable housing? <br /> • What public facilities are needed to serve more housing and population? _ <br /> • Can we really grow 36,000 more jobs by 2025? <br /> • What infrastructure improvements are required for increasing employment in Everett? <br /> 8:02:03 PM <br /> Commissioner Chase commented that Everett has been very protective of the industrial zones; however, <br /> asking Everett to take more population may force Everett to convert those industrial lands which makes <br /> no sense in his view. Mr. Giffen responded that he had shared that concern about Everett's industrial <br /> lands recently with the PSRC Growth Management Policy Board. <br /> 8:03:56 PM <br /> 16 <br />