HomeMy WebLinkAboutResolution 5363 /IP..6/% 1
RESOLUTION NO. 5363
A Resolution Approving the Rezone of the
Balbir Singh Property Located on West Casino Road
at 5t Avenue West From R-3 to B-land
Authorizing the Mayor to Execute a Development
Agreement Rezoning the Property from R-3 to B-1.
WHEREAS, the Everett City Council finds:
1. The Everett Planning Commission held a public hearing on the proposed rezone of the
Singh property on June 3, 2003; and
The Everett Planning Commission did recommend approval of a rezone of the Singh property
from R-3 to B-1 (attached as Exhibit"A") subject to the following conditions:
(a)The residential use potential of the subject property be retained by including into the
commercial design for the property no fewer than 12 units of housing,
(b)That the resulting mixed use development shall substantially follow the binding site
plan and elevation designs submitted to the Planning Commission by the applicant (attached as
Exhibit "B"),
(c)That the mixed use development's 12 residential units remain a part of the project and
not be converted to a non residential use at a later date.
2. The City Council held a public hearing to consider the Balbir Singh proposal on July 16,
2003; and
WHEREAS, the City Council further finds that:
1. The applicant, Balbir Singh, owns the 1.4 acre property located at the southwest corner of
West Casino Road at West 5th Avenue, as depicted in Exhibit "A"; and
2. Balbir Singh desires the change in zoning from R-3 to B-1 in order to place a commercial
establishment on the property; and
3. The B-1 Zone,by and of its self, would lead to loss of the potential residential use of the
site which is largely vacant at this time (now occupied by a vacant group home); and
4. The land use policy in affect for the site, as proscribed by the Comprehensive Plan, calls
for residential use of the site under the 1.6 (Multiple Family 20-29 units per gross acre)
designation; and
5. Other policies of the Comprehensive Plan "strongly discourage" conversion of residential
land to commercial use, but for"certain circumstances" (policy 1.1.3) including, (e) "when the
commercial development includes a substantial mix of residential use along with commercial
use," and (1.2.2) "Discourage speculative rezoning and require proposed new commercial
designations to be based upon a binding plan (emphasis added) that integrates well with and
improves the surrounding commercial area and adjoining neighborhoods;" and
6. Input by the Planning Commission indicates a desire to support and encourage innovative
new land use approaches that will improve Everett's residential holding capacity over time,
which the Planning Commission and City Council feels is exemplified by the subject application,
and
7. Balbir Singh and the City desire to implement this proposed rezone through the City's
non-project rezone process and a Development Agreement as provided in Chapter 41, Subsection
41.160D of the Zoning Code; and
8. The proposed rezone of the subject property, when combined with conditions specified
above, is consistent with the Everett Comprehensive Plan; and
9. The public health safety and welfare will be provided for by the proposed rezone through
the use of a Development Agreement; and
WHEREAS, the City Council concludes:
1. The requested rezone of the property from R-3 to B-1 is consistent with the City's
Comprehensive Plan so long as residential potential of the property is preserved; and
2. The rezone proposal is consistent with Chapter 41, Subsection 41.160D of the Zoning
Code; and
3. The proposal by and of its self will not have any significant impacts on the environment,
subsequent development will receive separate project specific SEPA review ; and
4. The proposed zone change from R-3 to B-1 for this property bears a substantial relation
to public health, safety and welfare and it promotes the best long term interests of the Everett
Community; and
5. The proposed rezone shall be implemented through a Development Agreement as
provided in RCW 36.70B.170, which will mitigate any adverse impacts upon existing or
anticipated land use in the immediate vicinity of the subject property.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF
EVERETT:
Section 1: Rezone Approval.
The Everett City Council Approves the rezone of the property described in Exhibit"C" from R-3
to B-1, subject to a Development Agreement which is attached hereto as Exhibit"D" and
incorporated herein by reference.
Section 2: Modification of Zone Regulation.
That in accordance with the Development Agreement provided in Exhibit"D", the rezone of the
property described in Exhibit "C" from R-3 to B-1 is subject to the following conditions:
(a)The residential use potential of the subject property be retained by including into the
commercial design for the property no fewer than 12 units of housing,
(b)That the resulting mixed use development shall substantially follow the binding site
plan and elevation designs submitted to the Planning Commission by the applicant (attached as
exhibit"B"),
(c)That the mixed use development's 12 residential units remain a part of the project and
not be converted to a non residential use at a later date.
Section 3: Development Agreement.
That the rezone action as described herein, shall be implemented through the execution of the
Development Agreement attached hereto as Exhibit"D", and incorporated herein by reference.
The Mayor is hereby authorized to sign the Development Agreement.
Section 4: Effective Date.
The rezone authorized herein shall become effective at such time as the Development Agreement
attached hereto as Exhibit"D" is fully executed and the Ordinance amending the land use map
for the subject property from 1.6 (Multiple Family 20-29 Units Per Gross Acre)to 4
(Neighborhood Business)becomes effective.
Council Member Introdu ' g Resolution
Passed and approved this 16 t hday of July , 2003
Council President
Balbir Singh Rezone Rezone:
R-3 to B-1
R-3 (Multiple Family Medium
SR 526 Density) to
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Exhibit C
Singh Rezone #02-003, Legal Description:
That property legally described as follows: Lot 2 of City of Everett SP 43-90 AF NO
9106050581 & 910655006 Being PTN of NE 1/4 NW '/a According to the records of
Snohomish County, situate in Section 13, T. 28 N., R. 04 E., Willamette Meridian, in the
County of Snohomish, State of Washington
/1(.%b //:7.4)
DEVELOPMENT AGREEMENT
THIS AGREEMENT is entered into this +:/ day of /4 . '>T 2003, by and
between Balbir Singh, 1801 Pioneer Highway East, Arlington Washington, 98223
(hereafter termed, "Singh"), and the City of Everett, a municipal corporation under the
laws of the State of Washington (hereinafter the "City").
RECITALS
A. Singh owns approximately 1 .4 acres of real property (hereinafter the
"Property"), zoned R-3 (Multiple Family), as depicted in Exhibit "A," and lying within the
incorporated boundaries of the City. The Property is occupied by a "group home" that is
currently vacant. Singh desires to re-zone the Property to B-1 (Neighborhood Business)
in order to develop it for commercial strip and gas station use. In order to do this he
must zone the property to B-1 and keep the residential use of the property in order to
meet the intent of the Comprehensive Plan for this site (1 .6 Multi Family), thus creating
a "mixed-use" development as described herein;
B. This Agreement sets forth use standards for the property through the text
of the Agreement and the attached site plan and building depictions (attached as Exhibit
"B").
C. This Agreement is entered into pursuant to RCW 36.706.170, .180, and
.190. The purpose of this Agreement is to retain the residential use potential of the
property as envisioned by the Comprehensive Plan's 1 .6 (Multiple Family) map
designation; and
D. The parties hereto agree that, as conditioned by this Agreement, Singh
satisfies the criteria for approval of the rezone of the property described herein to B-1 so
long as a mix-use development is placed on the property under EMC Chapter 19.06.010
(Development Standards) and the attached exhibits.
PART ONE — PROPERTY USE
1 .1 SEPA. The provisions of this Agreement are subject to the City's SEPA
DNS determination (#02-044), which is incorporated herein by reference.
1 .2 Restricted Use. Pursuant to City Council Resolution No.. 4,3, the
property is zoned B-1 , provided the residential use of the property as envisioned by the
intent of the Comprehensive Plan shall be retained.
1 .3. Singh agrees to commit to develop the property for mixed use, including a
commercial component, combined with a residential component, (with commercial plus
residential use of the property defining the term "mixed) where the residential
component will contain no fewer than 12 residential units, and of the size and
configuration shown in Exhibit "B." The residential component of the development
project shall remain in residential use. The appearance and function of the proposed
mixed use building shall reflect and substantially comply with the images and binding
site plan shown in Exhibit "B."
S:\BLarsen\rezones\re2bal8devagmt.DOC 2
Everett/7.9.03
PART TWO — TERMS AND CONDITIONS
2.1 Effective Date — Revisions. This Agreement shall not become effective
until it is fully executed and the accompanying ordinance changing the land use
designations and rezoning the property becomes (concurrently) effective. Singh shall
be entitled to apply for a revision to this Agreement under the same rules, regulations
and fee provisions governing rezones in affect at the time of such application.
2.2. Any modifications to the site plan, either during the permitting phase or the
physical project construction phase, shall be grounds to halt the project with a "Stop
Work Order." Any modifications not authorized as provided herein shall be deemed to
constitute a breach of this agreement. Requests for modification to this Development
Agreement deemed major modifications shall be carried out under the same process
that led to its formation, i.e. Planning Commission recommendation followed by a
hearing before the City Council to determine if it wishes to approve the requested
modification. Major modifications include, but are not limited to, deleting residential
units, reducing the building foot print, reduction of parking places, reduction of
environmental protection and storm water abatement facilities and change to or
reduction or simplification of the architectural details, including the clock, as depicted in
Exhibit "B." Modifications the City deems "minor" may be submitted to the Planning
Director for consideration and administrative approval.
2.3. Violation — Enforcement. In the event of any action to enforce this
Agreement by the City, or on account of any default or breach of this Agreement by
Singh, Singh shall be responsible for the City's costs and attorneys fees. The venue for
such action shall be in Snohomish County Superior Court. Further, if use of the
Property is inconsistent with the terms of this Agreement, all entitlements to the B-1
S:\BLarsen\rezones\re2bal8devagmt.DOC 3
Everett/7.9.03
uses herein shall be forfeited, and any use inconsistent with the R-3 zoning shall be
deemed a violation of the Zoning Code and be subject to all violation, enforcement and
penalty provisions associated with the violation of the City Zoning Code.
2.4. Entire Agreement; Amendments. This Agreement sets forth the entire
agreement of the parties. This Agreement shall be construed as a whole. No
amendment, change or modification of any provision of this Agreement shall be valid
unless set forth in writing and signed by both parties.
2.5. Non-waiver; Severability. The failure of either party to insist upon or
enforce strict performance by the other party of any of the provisions of this Agreement
or to exercise any rights or remedies under this Agreement shall not be construed as a
waiver or relinquishment to any extent of such party's right to assert or rely upon any
such provisions or rights in that or any other instance; rather, the same shall be and
remain in full force and effect. The invalidity or unenforceability of any provision of this
Agreement shall not affect the other provisions hereof, and this Agreement shall be
construed in all respects as if such invalid or unenforceable provisions were omitted.
2.6. Recording; Binding on Successors and Assigns. This Agreement shall
be recorded against the Property and shall be binding upon and inure to the benefit of
the respective successors and assigns of the parties.
2.7. Implementation. Each party shall take such action (including, but not
limited to the execution, acknowledgment and delivery of documents) as may
reasonably be requested by the other party for the implementation or continuing
performance of this Agreement.
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Everett/7.9.03
IN WITNESS WHEREOF, the parties hereto executed this Agreement the day
and year first above written.
ATTEST: CITY OF EVERETT
21/alAx..) /
City Clerk Frank Anderson, Mayor
A.'roved as to form:
City Attorney MAR' T SOINE
STATE OF WASHINGTON )
) ss.
COUNTY OF SNOHOMISH
On this day personally appeared before me Frank Anderson and Sharon
Marks, to me known to be the Mayor and City Clerk of the City of Everett, the
S:\B Larsen\rezones\re2ba i 8devagmt.DOC 5
Everett/7.9.03
municipality that executed the within and foregoing instrument, and acknowledged to
me the said instrument was the free and voluntary act and deed of said municipality for
the uses and purposes therein mentioned, and on oath stated that he/she was
authorized to execute the said instrument or and on its behalf.
SUBSCRIBED AND SWORN to before me by'`---A ` L (
this alb-1) day of , 2003.
Fig
NOTARY PUBLIC in and for the State of Washington, residing at
Commission expires ' q-A C D.
STATE OF WASHINGTON
ss.
COUNTY OF SNOHOMISH
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Everett/7.9.03
Balbir Singh
On this day personally appeared before me Balbir Singh, to me know to be the
owner of the property subject to this agreement located at 1?/ fiZ. . J 'i��"�'f in
the City of Everett Washington, and on oath stated that he/she was authorized to
execute the said instrument.
SUBSCRIBED AND SWORN to before me by / Z 2,4wzJ 1.
this /6-4'' day of G , 2003.
NOTARY PUBLIC in and for the State of Washington,
residing a .. / a(gkommission expires 9" / 61.1
STATE OF WASHINGTON )
) ss.
COUNTY OF SNOHOMISH )
S:\BLarsen\rezones\re2bal8devagmt.DOC 7
Everett/7.9.03
Balbir Singh Rezone Rezone:
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