Chapter 25 ZONE C-2ES REGULATIONS

Chapter 25
ZONE C-2ES REGULATIONS

Sections:

25.010 Additional development standards in the C‑2ES zone.

In addition to the development standards contained in Table 6.1 of this title, the following development standards apply to uses hereafter established in the C-2ES zone.

A. Prohibited Uses. The following uses are prohibited in the C-2ES zone:

1. Any use with outdoor fabrication, processing, or storage.

2. Repair of motor vehicles, unless entirely enclosed within a building.

3. Fuel sales.

4. Self storage.

B. Live/Work Units. Live/work units are built spaces that function predominantly as work spaces and secondarily as residences.

Live/work units are permitted in existing buildings through a use permit which demonstrates compliance with the following standards:

1. The unit must contain a cooking space and sanitary facility in conformance with applicable building standards.

2. Adequate and clearly defined working space must constitute no less than fifty percent of the gross floor area of the live/work unit. Said working space shall be reserved for and regularly used by one or more persons residing there.

3. At least one residence in each live/work unit shall maintain at all times a valid city business license for a business on the premises.

4. Persons who do not reside in the live/work unit may be employed in a live/work unit when the required parking is provided.

5. Customer and client visits are allowed when the required parking is provided.

6. No portion of a live/work unit may be separately rented or sold as a commercial space for a person or persons not living on the premises, or as a residential space for a person or persons not working on the premises.

7. When modifications are made to the exterior of existing buildings, they shall be consistent with the Everett Station Area design guidelines and standards in subsection E of this section. The multiple-family design guidelines and development standards do not apply to live/work units.

C. Parking Standards and Location.

1. The number of parking stalls required in Chapter 34 shall be provided, except that:

a. One parking space shall be required for each residential unit, including live/work units.

b. For live/work units with nonresident employees and/or client visits, the parking standard for the commercial/industrial portions of a live/work unit shall be one parking space per six hundred square feet of work area.

c. The maximum parking ratio for any use shall be four per one thousand gross square feet.

2. Change in Use of Existing Buildings. When an existing building is being reused for a use that requires more parking, improved on-street parking spaces provided by constructing diagonal or perpendicular parking directly adjacent to the buildings proposed for reuse shall count towards the required on-site parking for that building.

D. Pedestrian Streets. Within the C-2ES zone, the following street segments are designated as “Pedestrian Streets”:

1. 32nd Street, west of Smith Avenue.

2. 33rd Street, west of Smith Avenue.

3. Smith Avenue north of Pacific Avenue.

4. Wall Street.

E. Everett Station Area Design Standards and Guidelines.

1. Applicability. Except as otherwise specified in this title, the design standards and guidelines contained in this chapter shall apply to all development in the C-2ES zone. These requirements supplement the standards contained in the other sections of the zoning code. In the event of a conflict between these requirements and the standards of other sections of the zoning code, these requirements shall control.

Design standards for new residential buildings shall be determined in the planned development overlay zone review process. Residential buildings shall be designed to reflect the industrial character of the area.

2. Modifications of Design Standards and Guidelines. Any development may propose and the planning director, using the review process described in Title 15, Local Project Review Procedures, may allow an applicant to deviate from the Everett Station design standards and guidelines, provided the proposal satisfies the evaluation criteria of this subsection. This process differs from the variance procedure in that rather than approval being based upon unusual circumstances or a physical hardship such as steep slopes, it is based upon the quality of the proposed design. This alternative process is intended to promote well-designed development which does not strictly comply with the design standards and guidelines, but which meets the criteria contained herein. In evaluating the proposal, the planning director, using the criteria below, shall determine if the alternative design provides equivalent or superior results to that which would be required by the design standards and guidelines.

a. What Can Be Modified.

1. Everett Station design standards and guidelines; and

2. Building height by no more than ten percent to accommodate desired roof pitch.

b. Evaluation Criteria For Modification. Any proposal to modify development standards or design guidelines shall not undermine the intent of the Everett Station design standards and guidelines. The planning director shall not approve a request for modification unless the proposal provides architectural and urban design elements equivalent or superior to what would likely result from compliance with the Everett Station design standards which are proposed to be modified. The planning director shall consider the following criteria in evaluating proposals using this process:

1. The unique characteristics of the subject property and/or its surroundings and how they will be protected or enhanced by modifying the design standards and/or guidelines.

2. The positive characteristics of the proposed development and whether such characteristics could be provided by compliance with the design standards and/or design guidelines proposed to be modified.

3. The arrangement of buildings and open spaces as they relate to other buildings and/or uses on the subject property and on surrounding properties.

4. Visual impact to surrounding properties caused by parking facilities in the proposed development and whether such impacts are less than would result from compliance with the development standards and/or design guidelines proposed to be modified.

5. If the development proposes greater building height than permitted by the zone in which the property is located, does the increase in building height impact the views of Everett Station?

6. Does the proposed design mitigate the impacts that could be caused by relaxation of the standards which are proposed to be modified?

c. Appeal of Planning Director’s Decision. An appeal of the planning director’s decision using this process shall be reviewed by the hearing examiner in accordance with Title 15, Local Project Review Procedures. Substantial weight shall be given to the decision of the planning director in considering any appeal.

3. Site Design.

A. Site Access.