Ordinance 2212-97 - Laserfiche WebLink

• The Comprehensive Plans are consistent with regional forecasts and plans. The secondary impacts of development in the Subarea, such as impacts to housing, schools, and parks have been addressed in the Comprehensive Plans for the entire Everett Planning Area and were not revisited in the Subarea Plan/EIS analysis. • Paine Field properties will be developed per the 1995 Paine Field Master Plan and Noise Study Update. The Snohomish County resolution adopting the Paine Field Airport Master Plan states that the Master (Conceptual) Development Plan is consistent with the Paine Field Area Comprehensive Plan and the new County Growth Management Plan. • The Subarea Plan conforms with overall regional forecasts for employment and population for the Everett Planning Area. However, employment has been reallocated within the Planning Area. One outcome could be more manufacturing jobs than allocated to the Subarea by the regional forecasts. • An expedited permit process will be implemented for the portion of the Subarea within the Everett City limits, with mitigating measures and thresholds identified in the Subarea Plan and Planned Action Ordinance. This will create an incentive for businesses to develop and locate within the Southwest Everett Subarea. Those proposals which meet the mitigation and other requirements will receive an expedited permit review. Proposals which are not consistent with the adopted Subarea Plan will be required to complete additional SEPA analysis on those specific element(s) which fall outside the plan. • The Subarea Plan will allow full utilization of developable land, while enhancing and protecting environmentally sensitive areas. Development will be compatible with the surrounding residential uses. 3.5 Alternatives Evaluated in EIS Three alternatives were evaluated in the Subarea Plan EIS: Existing Plans, the Faster Growth Alternative, and the Slower Growth Alternative. Each alternative conforms to overall regional forecasts for employment within the Everett Planning Area. However, employment was reallocated within the Planning Area. Employment forecasts were completed for each alternative for 2012 and 2030. Employment was allocated to traffic analysis zones called EMAZs (Everett Model Analysis Zones) for 2012. Assumptions for type of employment were also made with breakdowns by manufacturing; retail; warehousing, communications, transportation and utilities (WCTU); finance, real estate and services (FIRES); government; and education sectors. Where specific master plan information was available (Paine Field, Fluke, Boeing), it was used as a basis to allocate employment. For all other properties, the City estimated net developable acres' and used those figures as a basis for allocating employment. Potential development constraints (such as lack of water and sewers) and market factors were also considered in allocating employment. A detailed description of the methodology is available for review in the Planning Department. 1 Net developable acres (NDA)were calculated by subtracting out existing development and environmentally sensitive areas from total parcel size. This is a rough approximation based upon plan level information (slopes with 20 foot contours, etc.). Elements such as required building setbacks, buffers adjacent to residential areas and utility corridors were not subtracted out of the total parcel size and are therefore included in the NDA. 9