Public Hearing Seattle Ridge Preliminary Plat/ Planned Area Development PP 13 -65 December 18, 2013
Exhibits Exhibit a - Vicinity Map Exhibit b – Preliminary Plat Map Exhibit c – Legal Description Exhibit d – List of Project File Contents *New* - Citizen comments received since Dec. 9, 2013 - Project Power. Point - Detailed Grading Plan received Dec. 17, 2013
Staff Presentation • Project Description • Staff Recommendation
Proposal Under Consideration • Proposal is a preliminary plat/planned area development to subdivide 3. 917 acres into 16 lots • Located at 14616 Seattle Hill Road • Under MCMC 16. 12, Planned Area Development, requested modifications are minimum lot size reduction and setback reductions
Statutory Requirements State Environmental Policy Act Compliance • Addressed impacts and mitigation • MDNS issued October 31, 2013 • No comments or appeals received Public Hearing Notice • Posted on property December 4, 2013 • Mailed to parties of record and properties within 500’ of site December 4, 2013 • Published in Everett Herald December 7, 2013
Vicinity Map N
Aerial Map Site N
Comprehensive Plan Designation: Low Density Residential (LDR) The site is approximately 3. 917 acres.
Zoning Map Designation: Low Density Residential (LDR)
Density • LDR maximum density allowed is 4 dwelling units (dus) per acre • Gross site area is 170, 607 square feet; 4 dus per acre allows a total of 16 dus
Seattle Ridge Preliminary Plat Ro ad E Hi ll t. S le Appletree at Thomas Lake uff e St ree Ro ad wa y. B r Open Space 8 th Se att 14 Roadway Buffer N 146 th St SE Open Space Webster’s Pond
Preliminary Plat Elements • 16 lots ranging in size from 4, 009 square feet to 7, 341 square feet • 50 foot wide landscaped roadway buffer on Seattle Hill Road; meandering sidewalk • Two private open space tracts; one will include a stormwater detention vault • Street trees and sidewalks on both sides of road • Tract 995 is an access driveway serving Lots 5 -8
Requested Modifications • MCMC 16. 12, Planned Area Development, allows modifications to code requirements if additional benefit is provided. Applicant has requested two modifications: – Reduced minimum lot size – Reduced building setbacks • Minimum Lot Size - 8, 400 square foot minimum lot size required in LDR zone; request is 4, 000 square foot minimum: – Comparable to lot sizes in adjacent neighborhoods – Provision of 50 foot wide roadway buffer results in significant unbuildable area – Reduced lot sizes are needed to meet density targets in Comprehensive Plan – Staff recommends approval of 4, 000 square foot minimum lot size
Requested Modifications • Reduced Building Setbacks – – Low Density Residential zone requires: • 20 foot front yard; corner lots have two front yard setbacks • 20 rear yard • 20 foot total side yards, with no side yard less than 5 feet – Requested modification: • 15 foot setback to house, 20 feet to garage; corner lots 10 foot on second front yard • 5 foot rear yard • 5 foot side yards – Staff recommends approving: • 15 foot setback to house, 20 feet to garage; corner lots 10 foot on second front yard • 10 foot rear yard, except 5 feet for Lots 9 and 10 • 5 foot side yards • • Requested building setback reductions are consistent with adjacent neighborhoods 35% maximum lot coverage still applies
Requested Modifications • Consistency with Planned Area Development, MCMC 16. 12: – Reduced lot sizes allow additional open space. – Increased open space reduces impervious surface. – Reduced setbacks allow flexibility in home type while still required to maintain 35% maximum lot coverage. – Reduced setbacks allow integration of new homes similar to type and value of surrounding homes. – Reduced lot sizes are needed to meet density targets while providing roadway buffer as required in Comprehensive Plan.
Access • Seattle Ridge access via extension of 146 th Street SE from Webster’s Pond to Seattle Hill Road • Due to sight distance issues, Seattle Ridge cannot access onto Seattle Hill Road until planned improvements to Seattle Hill Road are completed • Initially, the 146 th Street SE connection to Seattle Hill Road will be restricted to emergency vehicles only; locking bollards will block other vehicle access • Once Seattle Hill Road improvements are completed, 146 th Street SE connection will be opened • Timing of the planned improvements is unknown
Access Site N
Staff Recommendation Staff is of the opinion that proposed PP 13 -65 is consistent with: 1. The Land Use Map and applicable Comprehensive Plan policies (see pages 12 -15 of Staff Report) 2. The applicable Development Regulations (see pages 16 -22 of Staff Report)
Staff Recommendation Staff recommends approval of the Preliminary Plat/Planned Area Development subject to the suggested conditions as outlined in the Staff Report on pages 22 -26
Additional Background Info Slides
Existing Conditions
Grading
Drainage
Landscape Plan
Landscape Plan
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