Transcript Title

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 PowerPoint
- 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
Comprehensive Plan
Designation:
Low Density Residential
(LDR)
The site is approximately 3.917
acres.
Zoning
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

N
Seattle Ridge Preliminary Plat
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 146th 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 146th 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, 146th 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