Ordinance 3613-18 - Laserfiche WebLink

The land status classification system was based on the 2012 Snohomish County Buildable Lands Report'. Parcels in which potential capacity for additional development is calculated were put into one of three land status categories: Vacant. Vacant parcels are generally those where the Assessor's building improvement value is less than $2,000. Conversely, paved parking lots often have assessed improvements over$2,000 but are still considered vacant. Redevelopable. Redevelopable parcels are those non-vacant parcels which are candidates for potential demolition of the existing building and replacement by something new at some time during the 20-year GMA plan horizon. Identification of buildings as redevelopable begins with the ratio of improvement-to-land value,the zoning or plan designation, and the current use. For multi family, commercial, industrial, or mixed-use zoned or designated land,existing buildings valued at less than 100%of the land value are usually considered potentially redevelopable. Exceptions include certain existing commercial uses. Gas stations are the most common commercial exception because they require a high visibility location,which means the land is expensive, while the condition of the building itself is of little importance to running the business. Partially-used. Partially-used parcels are those where the model assumes that the existing building(s) use only a portion of the site and that additional development on the parcel is possible without demolition. Different criteria apply depending on the land classification: For multi family zoned parcels,the building footprint must be less than 20%of the buildable parcel area. Further,the existing density must be less than the historic norm for the zone. (The development history shows that additions to existing multi-family buildings or complexes are relatively rare, and the predictions in the model support this.) For commercial, industrial, and mixed-use zones,the floor area ratio is usually less than 25%and the building improvement to land value ratio is greater than 100%. For uses such as restaurants, auto dealerships, gas stations, and building dedicated to religious beliefs that require substantial amounts of parking,the floor area ratio is less than 10%.Some existing buildings are in good condition but have enough extra land to lower the ratio below 100% and are modeled as partially used. When initial classifications were completed by Ms. Brasel, the city's planning director reviewed each classification status and changes were made based on his knowledge and experience. For example, the area around Everett Station and the future light rail station were generally classified as redevelopable due to the significant change anticipated with the arrival of light rail. The parcels identified as having land capacity for this analysis are shown in Figure I on the following page. 'https://snohomishcountywa.gov/DocumentCenter/View/7662/2012-Buildable-Lands-Report Appendix B, Metro Everett Land Capacity 2 August 29,2018