Ordinance 1766-91 - Laserfiche WebLink

FINDINGS AND CONCLUSIONS FOR C-2 ZONING OF THE "WEYERHAEUSER ANNEXATION AREA" A. Land Use Compatibility: Findings: While industrial zoning may not be the ideal zoning for properties which are adjacent to residentially zoned areas, other circumstances must be considered in the immediate instance: 1. Historic Use and Zoning. The subject property has been zoned industrially by Snohomish County for many years prior to annexation. The subject properties have also been historically used for various types of industrial activities. 2. Comprehensive Plan Land Use Designation. The subject properties have been designated as heavy manufacturing areas by the present and all previous City of Everett comprehensive plans. The most recent update to the land use map occurred in 1987, and at that time there was no discussion on the part of the public, the Planning Commission or the City Council that the subject properties should be designated for anything but industrial use. 3 . Surrounding Development, Land Uses, and Zoning. The subject property is surrounded on three sides by properties which are similarly situated and which are zoned for and/or developed with industrial uses. The area to the southwest of the subject properties is zoned for and developed with residential uses. The east boundary of the subject area, which is over 1,000 feet in length, is contiguous to the Burlington Northern Railroad rail yard. 4. Topography. There is a significant topographic change between the subject parcels and the residential area to the southwest. The houses directly across East Marine View Drive are situated at an elevation approximately 50 feet higher than the subject properties. All properties on the same topographic level as the annexed area are zoned for industrial use. The majority of the slope located between the subject sites and the residential area is located within the City right-of-way for East Marine View Drive. The bluffs are used as the boundary between the heavy manufacturing areas below the bluff and the residentially zoned upland areas for a length of approximately five miles, wrapping around the Everett peninsula, from the Navy base site on the west to Scott Paper log yard on the east. 5. Other zoning alternatives. Other uses of the subject property, such as residential , retail or office are not practical for a number of reasons, which include proximity to the railorad switching yard, lack of visibility, and access only through contiguous industrial areas. The site's immediate proximity to the existing railroad yard makes it most logical for a zoning which is compatible with the adjacent rail facilities.