Ordinance 3613-18 - Laserfiche WebLink

An analysis of the development potential was completed once the Metro Everett Subarea Plan and development regulations were submitted to the city's planning commission for public hearing. This methodology differed from the Snohomish County Buildable Lands Report in that it looked specifically at the development regulations and determined the gross floor area of development that could take place. The proposed land use designations and height limits were merged into the 2016 economic units in the city's geographic information system (GIS). The result is that each economic unit would have the following attributes: • Size of economic unit (square feet) • Size of existing buildings on property (footprint in square feet) • Land to improvement ratio (2016 Assessor values of improvement divided by values of land) • Land status (vacant, partially used or redevelopable) • Land use (proposed zoning) • Heights, base maximum (without incentives) • Heights, incentive maximum (requires incentive to achieve) The result of these merged files had to then be queried based on some of the unique provisions in the Metro Everett Subarea Plan and development regulations. Those queries included: I. Urban Residential Zone. The development regulations require a 10 foot setback along the front property line, which was subtracted from the size (area) of the economic unit. In addition, the development regulations require an additional 10 foot setback for floors six (6) and higher. For any economic unit in an Urban Residential (UR) zone that allows six floors or higher, an additional ten feet was subtracted from the size (area) of the economic unit for those floors only. The UR zone does not include any areas that allow 12+ floors, which would otherwise have a floorplate limit of 12,000 square feet. For economic units classified as "partially used", the area where existing buildings on the units were located were removed from the capacity calculations. 2. Urban Mixed and Urban Light Industrial Zones. In the Urban Mixed (UM) and Urban Light Industrial (ULI) zones, development of those sites are generally not restricted by setbacks from property lines. The development regulations do require an additional 10 foot setback for floors six (6) and higher. For any economic unit in an Urban Residential (UR) zone Appendix B, Metro Everett Land Capacity 4 August 29,2018