1. 6:30 P.M. Parkland-Spanaway-Midland Advisory Commission Meeting Agenda Documents: 6 20 18 PSMAC Agenda.pdf 2. 6:30 P.M. Estates IPR Parkland-Spanaway-Midland Advisory Commission Handout - Pacific Ridge Documents: Pacific Ridge Estates PP IPR PSMAC-RJ.pdf 3. Parkland-Spanaway-Midland LUAC Meeting Handout 2 - Mitchell 'A' Street Plat IPR Documents: MItchell A Street Plat IPR PSMAC-DB.pdf
Department of Planning and Public Works 2401 South 35 th Street Tacoma, Washington 98409-7460 DENNIS HANBERG Director MEETING AGENDA PARKLAND-SPANAWAY-MIDLAND LAND USE ADVISORY COMMISSION June 20, 2018, 6:30 p.m. Central Pierce Fire Station 61, 100 114 th Street South, Tacoma Public comment is limited to 3 minutes per speaker. If possible, please have a spokesperson for people with similar views. Applicant: Planner: Request: Preliminary Plat/Environmental Checklist: Mitchell A Street Plat Application Numbers 883746, 883751 Suls Family, LLC Dan Buhl, dan.buhl@piercecountywa.gov The subdivision of a 3.34-acre parcel into 26 Lots, ranging in size from 3,219 sq. ft. to 4,353 sq. ft. to be served by Puget Sound Energy, Parkland Light & Water Co., and Pierce County Sewers, in a Residential/Office - Civic (ROC) zone classification in the Parkland Spanaway Midland Communities Plan area. The lots will contain duplexes and triplexes. Located at an unaddressed parcel (9835000176) at the 14000 block of A Street, Tacoma. Preliminary Plat/Environmental Checklist: Pacific Ridge Estates Application Numbers 884821, 884822 Applicant: Lila Wilcox and Lois Harris Planner: Rob Jenkins, rob.jenkins@piercecountywa.gov Request: Applicant requests Preliminary Plat approval to divide a 5.23-acre site into 26 single-family lots, with a minimum single-family lot size of 5,086 sq. ft. and an average lot size of 6,989 sq. ft. The plat includes the following elements: 1) a shared access facility tract serving two lots; 2) landscape buffer tracts along B Street South, and 3) a public road. The project location is 19120 B Street East, Spanaway, WA. 6 20 18 PSMAC Agenda
Initial Project Review Preliminary Plat: Pacific Ridge Estates Application Number: 884821 Related Application Numbers: 884822, 884823, 884824, 886803 Tax Parcel Number: 0319334019 Parkland-Spanaway-Midland Advisory Commission (PSMAC) Meeting: June 20, 2018, at 6:30 p.m., at the Central Pierce Fire Station 61, 100-114 th Street South, Tacoma, WA Proposal: Applicant requests Preliminary Plat approval to divide a 5.23-acre site into 26 singlefamily lots, with a minimum single-family lot size of 5,086 square feet, and an average lot size of 6,989 square feet. The plat includes the following elements: 1) a shared access facility tract serving two lots; 2) landscape buffer tracts along B Street South, and 3) a public road. The plat will be served by public water, sanitary sewers, and a public road. The plat will be accessed from B Street East. Project Location: 19120 B Street East, Spanaway, WA, in the SE 1/4 of Section 33, T19N, R3E, W.M., in Council District #3. Review Summary: County staff has reviewed this proposal for compliance with all applicable policies, codes, and regulations. The County finds, based on an initial project review, that the proposal appears to be consistent with the applicable codes and regulations and that staff will be recommending approval of the proposal, subject to conditions. Zone Classification: Moderate Density Single-Family (MSF) Community Plan Area: Parkland-Spanaway-Midland State Environmental Policy Act (SEPA): Pursuant to the State Environmental Policy Act and the Pierce County Environmental Regulations, Title 18E, an environmental checklist has been submitted since over 20 dwelling units are proposed, i.e., 26 single-family lots. County Contact: Robert Jenkins, Senior Planner, 253-798-7016, rob.jenkins@piercecountywa.gov Pierce County Online Permit Information: https://palsonline.co.pierce.wa.us/palsonline/#/permitsearch/permit/departmentstatus?applpermitid=884821 Page 1 of 9
Project Data Application Complete Date: April 24, 2018 IPR Mailed Date: June 11, 2018 Property Owners: Applicant: Agent: Lila Wilcox and Lois Harris 2241 11th Street Place S.W. Puyallup, WA 98371-7392 Copper Ridge LLC Attn: John Harkness P.O. Box 73790 Puyallup, WA 98373 john@soundbuilthomes.com Contour Engineering LLC Attn: Brett Allen, P.E. P.O. Box 949 Gig Harbor, WA 98335 brett.allen@contourengineeringllc.com Public and Legal Notice May 11, 2018: Notice of Application and Public Meeting Notice, was sent to property owners within a radius of 300 feet, but not less than two parcels deep, around the exterior boundaries of the subject property. May 14, 2018: The site was posted with a Public Notice sign, confirmed with a Declaration of Posting. May 12, 2018, Legal Notice was published in the official County newspaper (The News Tribune), advertising the public meeting to be held by the Parkland-Spanaway-Midland Advisory Commission. Page 2 of 9
2017 County Aerial Photo BING Birds Eye Aerial Photo (looking east) Page 3 of 9
Site Photos Google Earth Streetview, looking northwest from 192 nd Street East and B Street East, dated August 2017: Google Earth Streetview, looking southwest from 191 st Street Court East and B Street East, dated August 2017: Page 4 of 9
Zoning Map Proposed Preliminary Plat Map for Pacific Ridge Estates Page 5 of 9
Tree Conservation Plan Page 6 of 9
Public and Agency Review Comments No comments have been received from surrounding property owners or the public to date. Comments have been received to date on the plat from the following departments and agencies: Sewer Division of Planning and Public Works (PPW), stated that sanitary sewers are located in B Street East with sufficient capacity to serve the plat. Development Engineering, requested revisions to the B Street frontage improvements to provide a 6-foot wide paved shoulder per the Nonmotorized Transportation Plan, which will require shifting of the walkway and buffer to the west. Resource Management Section of PPW, conducted a site visit on May 1, 2018, and concurred with the conclusions in the Wetland Summary from EnviroVector, dated January 5, 2018, that there were no wetlands or wetland buffers on site and no regulated fish or wildlife habitat areas. Current Planning Section of PPW, requested that a formal tree conservation plan be submitted in addition to the tree inventory, as stated in Section 18J.10.055.A.5. Tacoma Pierce County Health Department, stated that the existing septic tank will need to be decommissioned. The Nisqually Tribe Spanaway Water Co. Washington State Department of Ecology Comments received on this proposal may be found by accessing the Online Permit Information referenced on page 1. The substance of these comments is reflected, where appropriate, in the Staff Review at the end of this report. Background Site Inspection: Staff inspected the site on May 21, 2018. The site is a rectangle and 5.23 acres in size. The site is characterized by a stand of Douglas fir trees in the eastern third of the site and along the south property line, with open pastures in the western two-thirds of the site. A house and outbuildings are located in the eastern third of the site. Surrounding Land Use / Zoning Designation: LAND USE ZONING (Title 18A) North NE: Vacant partially wooded Moderate Density Single-Family (MSF) NW: Duplexes and Fourplexes Separated from site by a private road (191 st Street Court East) South SW: Duplex MSF South/SE: Low density urban single-family homes East Urban density single-family homes MSF (Across B Street East) West Airport Residential/Office-Civic (ROC) Page 7 of 9
Utilities/Public Facilities: Utility service and public facilities are proposed as follows: Water - Sewer- Power - School- Spanaway Water Pierce County Tacoma Power Bethel School District Governing Regulations The proposal has been reviewed for conformance with the following goals, policies and requirements in effect on the February 1, 2018 complete application date of this proposal: Title 19A Comprehensive Plan - January 1, 1995, as amended Title 17A Construction and Infrastructure Regulations Site Development and Stormwater Drainage Title 17B Construction and Infrastructure Regulations Road and Bridge Design and Construction Standards Title 18 Development Regulations - General Provisions Title 18A Development Regulations Zoning Title 18D Development Regulations - Environmental Title 18E Development Regulations - Critical Areas Title 18F Development Regulations - Land Division and Boundary Changes Title 18H Development Regulations - Forest Practices Title 18J Design Standards and Guidelines Initial Planning and Public Works Staff Review for Consistency with Land Use Policies and Regulations State Environmental Policy Act (SEPA) An environmental determination will be issued once the review of the traffic impact analysis is complete and approved by the Traffic Section and Development Engineering. Title 18A, Development Regulations - Zoning The site is zoned Moderate Density Single-Family (MSF). The MSF zone is intended for low and moderate density single- and two-family residential activities and compatible civic uses in areas with a mixed residential pattern. The MSF zone allows single-family residential uses with a range of 4 and up to 6 dwelling units per net developable acre, when sanitary sewers are available as they are in this case. There are 4.3 net developable acres. The applicant is requesting 26 single-family dwelling units, i.e., 6.04 dwelling units per net developable acre. Since there is a private road easement along the north boundary, the rear yard setback of the lots abutting it will be 15 feet. Title 18J, Development Regulations Design Standards and Guidelines Street trees will be provided internally along the private road and externally along B Street East. Curbs, gutters, sidewalks, and street lights will be required within the plat and along the frontage of B Street East. Page 8 of 9
A 20-foot wide L3 landscape buffer along B Street East is required and can be an easement included in the lots. The current design proposes landscape tracts along the frontage. Effective May 1, 2017, residential developments with 30 dwelling units or less are not required to provide active or passive on-site recreation. In lieu of on-site improvements, park impact fees are required prior to building permit issuance. The impact fee will rise in three steps from an initial $1,107.46 in May 2017 to $2,552.39 on July 1, 2018, and then will be adjusted upward for inflation. The plat will be required to preserve or plant a minimum of 129 tree units, i.e., 30 tree units per net acre. A minimum of 30% of significant trees are required to be retained, per Section 18J.15.030.F.3. According to the tree inventory, there are 25 tress that are deemed to be significant. The applicant is proposing to retain eight, i.e., 32%, of those trees. A formal tree conservation plan prepared by a professional forester or landscape architect will be required prior to preparation of the preliminary plat staff report. The person preparing the plan should evaluate the split fir proposed to be retained on Lot 15 for long term health and safety. Preserving the other 26 DBH Douglas fir tree on Lot 20 may be a safer option. Since the applicant is proposing to use pervious paving, no formal storm drainage facility is needed. If one is required, the facility will need to be designed as an amenity, placed underground or screened from view, per Section 18J.15.170.D.2.a. Formal infill compatibility, per Section 18J.15.060, only for the lot on the southeast corner. A 30-foot rear yard setback is required along the south property line with that lot, along with a 6-foot high board fence. A Copart vehicle storage and sales facility will replace Spanaway Airport on the west. Refer to Appl. No. 877415 for details. Copart is required to install canopy trees at 1 per 40 lineal feet of frontage on the west side of the County drainage easement on Copart facility (18J.15.040.F.2.). This plat is required to provide an 8-foot wide L2 landscape buffer or F1 solid fence or wall landscape level along the western plat edge with the Copart facility (Table 18J.15.-040-1) as single-family next to commercial. Title 18E, Development Regulations Critical Areas There are no wetlands, streams or steep slopes located on this property. A flood hazard area exists on the airport property to the west but does not extend onto this site. Questions for PSMAC Discussion and Consideration Questions or Concerns? Pacific Ridge Estates PP IPR PSMAC-RJ.docx Page 9 of 9
Initial Project Review Preliminary Plat: Mitchell A Street Preliminary Plat Application Numbers: 883746 / 883751 Tax Parcel Numbers: 9835000176 Parkland-Spanaway-Midland Advisory Commission (PSMAC) Meeting: June 20, 2018, at 6:30 p.m., at the Central Pierce Fire & Rescue Station 61, 100-114 th Street South, Tacoma WA Proposal: Subdivide a 3.34-acre parcel into 12 duplex and multi-family lots. Ten of the proposed lots will be for duplexes and the remaining two lots will contain triplexes to be served by Puget Sound Energy, Parkland Light & Water Co., and Pierce County Sewers. Project Location: An unaddressed parcel at the 14100 Block of A Street East, Tacoma, WA, within the SW 1/4 of the SE 1/4 of Section 16, T19N, R3E, W.M., in Council District #5. Review Summary: County staff has reviewed this proposal for compliance with all applicable policies, codes, and regulations. The County finds, based on an initial project review, that the proposal appears to be consistent with the applicable codes and regulations and that staff will be recommending approval of the proposal, subject to conditions. Zone Classification: Residential/ Office-Civic (ROC) Community Plan Area: Parkland-Spanaway-Midland State Environmental Policy Act (SEPA): The proposal is being reviewed pursuant to the State Environmental Policy Act and the Pierce County Environmental Regulations, Title 18E, by the Pierce County Environmental Official designate. No determination has been reached at this time. County Contact: Dan Buhl, Associate Planner, 253-798-3268, dan.buhl@piercecountywa.gov Pierce County Online Permit Information: https://palsonline.co.pierce.wa.us/palsonline/#/permitsearch/permit/departmentstatus?applpermitid=883746 Page 1 of 6
Project Data Complete Application Date: April 12, 2018 IPR Mailed Date: June 13, 2018 Owner: Applicant: Suls Family LLC 7915 Yukon Street Vancouver, BC V5X 2Y6 Canada AHBL Attn: Sheri Greene 2215 N 30 th St, Ste. 300 Tacoma, WA 98403 Public and Legal Notice April 23, 2018: Notice of Application and Public Meeting Notice, was sent to property owners within a radius of 300 feet, but not less than two parcels deep, around the exterior boundaries of the subject property. May 2, 2018: The site was posted with a Public Notice sign and confirmed with a Declaration of Posting. June 12, 2018, Legal Notice was published in the official County newspaper (Tacoma News Tribune), advertising the public meeting to be held by the Parkland-Spanaway- Midland Advisory Commission. Vicinity Map Page 2 of 6
County Aerial Photo 2017 Site Plan Page 3 of 6
Review Responsibility The following list includes jurisdictional areas for County departments and divisions involved in the review and administration of this proposal: A. Planning and Public Works: Planning verifies compliance with the Pierce County Comprehensive Plan, Parkland- Spanaway-Midland Community Plan, and development regulations including zoning, critical areas, land divisions, design review, and potential environmental impacts. Development Engineering reviews for drainage, erosion control, site development, flood, survey, landslide and erosion hazard, lot dimensions, and road standards. Resource Management reviews for wetlands and critical fish and wildlife habitat. Cartography reviews road names and addresses. B. Planning and Public Works, Sewer and Transportation divisions: Transportation Services reviews for traffic. Sewer Utility Services reviews for sanitary sewer service. C. Fire Prevention Bureau reviews for emergency vehicle access and fire flow. D. Tacoma-Pierce County Health Department reviews for wastewater disposal and potable water. E. Assessor-Treasurer's Office reviews for tax segregation, depiction of record description, improvements, and property ownership. Public and Agency Review Comments PPW received a request for information made by a nearby resident concerning additional connections to the existing sewer. No other comments have been received from surrounding property owners or the public to date. Comments have been received on the plat from the following departments and agencies: Development Engineering section of PPW - requested a public road deviation, a private road deviation, a traffic impact analysis, and have some expected correction requests to the submitted drawings. Franklin Pierce School District requests a student pick-up area at 140 th Street and A Street, and requests the applicants address the district s ability to perform door-to-door service in the new plat. Pierce County Fire Prevention Bureau requested the fire flow needs of the proposed plat be met and additional fire hydrants. Pierce County Public Works Sewer Utility requires sewer hookup and all on-site and offsite sanitary sewer improvements required by the County to provide sanitary sewer service for this development shall be designed and constructed at the applicant s expense and must conform to current regulations. Tacoma Pierce County Health Department currently processing the requested permit. Washington State Department of Ecology - had concerns that are addressed by County code. Nisqually Indian Tribe requests to be kept informed if there are any Inadvertent Discoveries of Archaeological Resources/Human Burials. Comments received on this proposal may be found by accessing the Online Permit Information referenced on page 1. Page 4 of 6
Site Characteristics The lot is the result of a short plat (AFN#9907075001), boundary line adjustments, and records of survey. The lot previously contained a home and a shop (as parcel 9835000174), but the home ceased to exist somewhere between 1998 and 2001, and the shop was removed between late 2006 and early 2007. The property is currently vacant. The entire site is quite level. Surrounding Land Use / Zoning Designation LAND USE ZONING (Title 18A) North Single-family home Moderate Density Single Family (MSF) South Vacant Residential-Office/Civic (ROC) East Large-lot single-family home MSF West Utilities/Public Facilities Single-family housing/ Multifamily housing/medical office Utility service and public facilities are proposed as follows: ROC & Commercial Mixed-Use District (CMUD) Water - Sewer- Power - School- Parkland Light & Water Pierce County Parkland Light & Water SD #402 Franklin Pierce School District Governing Regulations Title 19A Comprehensive Plan - January 1, 1995, as amended Title 17A Construction and Infrastructure Regulations Site Development and Stormwater Drainage Title 18 Development Regulations - General Provisions Title 18A Development Regulations - Zoning Title 18F Development Regulations - Land Division and Boundary Changes Title 18J Design Standards and Guidelines Initial Planning and Public Works Staff Review for Consistency with Land Use Policies and Regulations State Environmental Policy Act (SEPA) Since there are over 20 dwelling units, environmental review is required. At this time the Development Engineering division and Planning are reviewing the requirements to reach an environmental determination. Page 5 of 6
Title 18A, Development Regulations Zoning The site is zoned ROC. The ROC zone is intended to provide a transition between the center and district classifications and the surrounding moderate and low density residential neighborhoods. This classification is to provide for low to moderate intensity. The ROC zone allows housing density within a range of 8 to 25 dwelling units per net developable acre within the Parkland-Spanaway-Midland Community Plan. The parcel is 3.34 acres, with 2.40 acres of net developable acreage. The applicants are requesting 12 lots, but requesting 26 dwelling units. That s a housing density of 11 dwelling units per acre (10.83 rounded up) per net developable acre. An Administrative Use Permit is required to address the construction of duplexes and multi-family dwelling units proposed in the ROC zoning classification. Title 18J, Development Regulations Design Standards and Guidelines As there are no significant trees on the site, a Tree Conservation Plan will not be requested. However, the requirement for 20 tree units per acre will need to be met. Street trees shall be provided internally along the private road and shared access facility tracts. Landscape buffers at two different levels are required for this plat. A Level 3 landscape buffer is required between Multi-Family and Detached Single Family Use Types, and a Level 1 landscape buffer is required between Multi Family and a Mobile Home Park. There is, however, an exception to the Perimeter Landscape Buffering tables in PCC 18J.15.040 F.5 that states a maximum of a Level 2 buffer is all that will be required for single or twofamily dwellings located within a ROC zoning classification. Staff will be recommending a Level 2 buffer along most of the property boundary to accommodate the planting of trees. As the lots that share the eastern property boundary with the site are less than 1 acre in size and at least twice the size of the proposed lots, the Infill Compatibility requirement will need to be met. The rear yard setback for new homes which abut the lower density development shall be a minimum of 30 feet and the rear lot line shall be fenced with a 6- foot sight obscuring fence or sight obscuring vegetated screening alternative such as evergreen shrubs or trees. Stormwater facility requirements will need to be met. At the time of construction, the Residential Design Standards for each duplex and triplex will need to be met. Mitchell A Street Plat IPR PSMAC-DB.docx Page 6 of 6