2102 ROSS AVE 2018-02-23 - Laserfiche WebLink

30. A site that is in an Urban Mixed Industrial and Aquatic Conservancy designated area, certain regulations apply. Included in them are regulations relating to industry. The shoreline rules provide for a priority of shoreline uses, with the highest priority given to environmental regulations and water dependent and water related uses. However, industrial uses are allowed subject to compliance with the SMP. (testimony of Mr. Ingalsbe; testimony of Mr. Ervine) 31. The proposed shop and office will only be in the Urban Mixed Industrial designated area of the site. The City has determined that the wharf is a transportation facility of state-wide significance and is allowed a Conditional Use. The shop and office will be the business quarters of such a use. (exhibit 1, staff report, page 6; testimony of Mr. Ingalsbe; testimony of Mr. Molver) 32. The SMP requires cooperative use of docking, parking, cargo handling and storage areas for shoreline industrial and port development. The City reviewed this requirement and others relating to industry and recommended conditions of approval. (exhibit 1, staff report, pages 6, 10 and 11) 33. Initially the City recommended a minimum of 78 off-street parking spaces be required for the proposed and existing developments. The parking is to be located between the street and the building, and internal landscaping of the parking lot would be provided. (exhibit 1, staff report, page 7) At the hearing the Applicant stated that approximately 70 employees are employed at the site. There are two shifts with approximately 30 employees on-site at one time. Very few customers come directly to the site as work is generated with contracts negotiated off-site. As a result, the parking may be altered from the required 78 spaces. (exhibit 1, staff report, page 7; testimony of Mr. McClean) 34. EMC 19.34.070 allows reduction of parking by 10%. According to the Planning Department, the Everett City Engineer supports reduction of the required parking to 71 spaces. Any further reduction of parking spaces would require a variance. (exhibit 17, memo received May 30, 2014, page 1) 35. Signs and outdoor advertising are regulated pursuant to the SMP. A preliminary sign plan was not submitted, but the City contended that Sign Category C of the City of Everett applies to the subject property. (exhibit 1, staff report, page 7) 36. The Applicant has constructed a sign for the expanded operation. It will be placed at the northeast corner of the property near Ross Avenue and is similar to a sign that will be placed on the north wall of the new building. The wall sign will not exceed the maximum sign area of 60 square feet. The freestanding sign does not exceed the maximum allowable sign area of 40 square feet and will satisfy the 15-foot setback from the front lot line. (exhibit 1, staff report, page 7; exhibit 17, memo received May 30, 2014, page 1) 8