Ordinance 3454-15 with Exhibits A- C

EVERETT COMPREHENSIVE PLAN 3) Encourage high density housing around the downtown core, job centers, and activity centers such as proposed light rail stations. 4) Encourage the development of mixed-use residential and commercial centers in commercially zoned areas. 5) Encourage preservation of existing housing stock, particularly affordable single-family housing. The following tables show the estimated 2012 population and housing totals with the proportion of dwelling units by type, and household size. Table 3: Planning Area Population and Housing Composition (2012) Source: U.S. Census Bureau, 2008-2012 American Community Survey and Snohomish County Assessor's * Household information for Subarea 4 not available as it is smaller than a census tract d. Commerce. The City of Everett 2014 city limits contain approximately 2,950 gross acres of commercially zoned land (15.8% of the gross zoned land area). Much of this inventory of commercial zoning is located along arterial streets. Much of the commercially developed land is considered to be underdeveloped, or not developed to the intensity permitted by existing zoning. Some commercial areas of Everett suffer from high turnover in tenants or high vacancy rates. This may be explained by the high overall ratio of commercial retail space to the number of dwellings within the Planning Area, lower average household incomes in Everett in comparison to other communities in Snohomish County, and significant retail development in other cities and parts of the county. Because land use patterns are well established, it has been difficult in previous planning efforts to elicit support for significant expansion of commercial areas or the establishment of new commercial areas. Because subdivision and property ownership patterns are primarily in small lot configurations, it would appear that rather than designating more land for commercial use, the challenge for future commercial development in Everett is in assembling parcels of sufficient size for larger scale retail or mixed commercial and residential developments. Everett's growth LAND USE ELEMENT City MUGA* Population 103,135 41,131 Housing Units 43,957 16,548 Households 41,366 13,859 Single Family 45.10% 52.10% Duplex 4.65% 2.92% Multiple Family (includes single family attached) 47.19% 40.80% Mobile Home/Other 3.05% 4.18% Percent of Households Owner -Occupied 44.60% 64.30% Average Household Size 2.49 2.97 Source: U.S. Census Bureau, 2008-2012 American Community Survey and Snohomish County Assessor's * Household information for Subarea 4 not available as it is smaller than a census tract d. Commerce. The City of Everett 2014 city limits contain approximately 2,950 gross acres of commercially zoned land (15.8% of the gross zoned land area). Much of this inventory of commercial zoning is located along arterial streets. Much of the commercially developed land is considered to be underdeveloped, or not developed to the intensity permitted by existing zoning. Some commercial areas of Everett suffer from high turnover in tenants or high vacancy rates. This may be explained by the high overall ratio of commercial retail space to the number of dwellings within the Planning Area, lower average household incomes in Everett in comparison to other communities in Snohomish County, and significant retail development in other cities and parts of the county. Because land use patterns are well established, it has been difficult in previous planning efforts to elicit support for significant expansion of commercial areas or the establishment of new commercial areas. Because subdivision and property ownership patterns are primarily in small lot configurations, it would appear that rather than designating more land for commercial use, the challenge for future commercial development in Everett is in assembling parcels of sufficient size for larger scale retail or mixed commercial and residential developments. Everett's growth LAND USE ELEMENT