1. 6:30 P.M. Parkland-Spanaway-Midland LUAC - Agenda Documents: 8 2 17 PSMAC Agenda.pdf 2. Parkland-Spanaway-Midland LUAC Initial Project Review Documents: Lincoln Court PP IPR PSMAC-RJ.pdf
Department of Planning and Public Works MEETING AGENDA PARKLAND-SPANAWAY-MIDLAND LAND USE ADVISORY COMMISSION August 2, 2017, 6:30 p.m. SE Tacoma Community Center, 1614 99th Street East, Tacoma Public comment is limited to 3 minutes per speaker. If possible, please have a spokesperson for people with similar views. Preliminary Plat/Administrative Design Review: Lincoln Court Application Number 864865 Applicants: Presidential Homes Planner: Robert Jenkins, rjenkin@co.pierce.wa.us Request: Applicant requests Preliminary Plat approval to divide a 3.08 acre one-parcel site into 14 single-family lots, with a minimum single-family lot size of 4,765 sq. ft. and an average lot size of 6,093 sq. ft. The plat includes the following elements: 1) a 14,421 sq. ft. storm drainage tract in the southeast corner; and 2) a private road tract. The plat will be served by public water, sanitary sewers, and a private road. Minutes (June 7, 2017) 8 2 17 PSMAC Agenda
Initial Project Review Preliminary Plat / Administrative Design Review: Lincoln Court Application Numbers: 864865 / 864873 Tax Parcel Number: 0319338025 Parkland-Spanaway-Midland Land Use Advisory Commission (PSMAC) Public Meeting: August 2, 2017, at 6:30 p.m., at the Southeast Tacoma Community Center, 1614 99 th Street East, Tacoma, WA 98445 Proposal: Applicant requests Preliminary Plat approval to divide a 3.08 acre one-parcel site into 14 single-family lots, with a minimum single-family lot size of 4,765 square feet and an average lot size of 6,093 square feet. The plat includes the following elements: 1) a 14,421-square foot storm drainage tract in the southeast corner; and 2) a private road tract. The plat will be served by public water, sanitary sewers, and a private road. The plat will be accessed from B Street East. Three existing single-family home lots to the east will continue to access B Street East through an altered private road alignment in the proposed plat. Project Location: 18914 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, the Pierce County Environmental Official designate has reviewed this project and determined that the project is exempt from SEPA provisions since there are fewer than 21 dwelling units proposed. County Contact: Robert Jenkins, Senior Planner, 253-798-7016, rjenkin@co.pierce.wa.us Pierce County Online Permit Information: https://palsonline.co.pierce.wa.us/palsonline/#/permitsearch/permit/departmentstatus?applpermitid=864865 Page 1 of 9
Project Data: Complete Application Date: June 16, 2017 IPR Mailed Date: July 25, 2017 Property Owner: Applicant: Agent: Edward G. Knoben, Jr. 12901 119th Street East Puyallup, WA 98374 Presidential Homes Attn: Terry Folden 11310 92nd Avenue East Puyallup, WA 98373 pres.homes@comcast.net Contour Engineering LLC Attn: Stephen Bridgeford P.O. Box 949 Gig Harbor, WA 98335 stephen.b@contourengineeringllc.com Public and Legal Notice June 21, 2017: 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. June 23, 2017: The site was posted with a Public Notice sign, confirmed with a Declaration of Posting. July 18, 2017, 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. Page 2 of 9
2014 County Aerial Photo Site Photos Page 3 of 9
Zoning Map Page 4 of 9
Proposed Preliminary Plat Map for Lincoln Court Proposed Site Plan for Lincoln Court Page 5 of 9
Tree Inventory and Tree Conservation Plan 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: Pierce County Fire Prevention Bureau, requested a fire hydrant plan and water system permit. 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 Division of PPW, in a Memorandum dated July 18, 2017, requests the following items to be addressed: o Roadway section needs to be revised to adhere to Standard Drawing PC.A.3.1 o A shared access facility is required for access to Lots 2-4 of SP 83-06-14-0337 to the west boundary of the proposed plat o Provide curb, gutter, and sidewalk on both sides of the proposed private road o Revise the minor driveway approach for the stormwater facility to a residential approach o The ADR site plan indicates impervious surface coverage of 43%. Per 18E.50.040- A, the maximum impervious surface for Moderate Density Single Family is 35%, unless you can demonstrate the effective impervious on the site is less than 35%. Indicate if the proposed driveways will be constructed with permeable pavement. It also appears the areas indicated for the proposed driveway are undersized. Resource Management Sections of PPW, stated there were no wetlands or fish and wildlife habitat areas present or abutting the site. Page 6 of 9
Pierce Transit, had no specific concerns and does not provide nearby service. Tacoma Pierce County Health Department, requested that the existing well be located on the site plan and that it be decommissioned as part of the plat process. Nisqually Tribe. 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 conditions at the end of this report. Background Use History: The plat site is Lot 1 of a 4 lot short plat, recorded in 1983, i.e., AFN 8306140337. A Short Plat Alteration to Short Plat 8306140337 will be required to alter the alignment of the 30- foot private road shared by the subject property and three additional lots to the west. A Short Plat Alteration may also be required to eliminate the stormwater runoff natural buffer area on Lot 4 of the 1983 short plat depending on where stormwater from the private road on the three lots to the west is designed to drain to. Site Inspection: The site is a rectangle and 3.08 acres in size. The site contains an abandoned house and detached garage. The site is characterized by a stand of evergreen trees, mostly Douglas fir, and a mostly grass understory. The larger fir trees are located in the western and southern portions of the site, with younger trees in the northeast portion. Page 7 of 9
Surrounding Land Use / Zoning Designation: LAND USE ZONING (Title 18A) North Urban density single-family homes Moderate Density Single-Family (MSF) South 4-plex multi-family and vacant land MSF East Urban density single-family homes, MSF Across B Street East West Large-lot single-family homes MSF 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 June 16, 2017 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 PPW Staff Review for Consistency with Land Use Policies and Regulations State Environmental Policy Act (SEPA) Since there are fewer than 21 dwelling units, no environmental review is required. 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 minimum density 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 2.38 net developable acres. The applicant is requesting 14 single-family dwelling units, i.e., 5.89 dwelling units per net developable acre. Page 8 of 9
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. 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. According to the tree conservation plan, there are 26 significant Douglas fir trees and one significant western red cedar tree. The applicant is proposing to retain eight (29.6%) of the 27 significant trees on site all Douglas fir. The significant trees are proposed to be retained as follows: three trees along the western edge of the plat in rear yards of two lots (11 and 14), one tree along B Street frontage of Lot 1 and 4 trees in the stormwater facility tract. It is unclear whether the trees would be allowed to remain in the storm drainage tract since they could impact the operation of the facility. The plat will be required to preserve or plant a minimum of 71 tree units. The trees currently proposed to remain count toward 24 tree units. It is likely that through street trees and L3 buffer trees, the tree unit requirement will be met or exceeded. Is unclear what type of storm drainage facility design is proposed. Unless designed as an amenity per Section 18J.15.170.D.2.a., the facility will need to be placed underground or screened from view. Formal infill compatibility, per Section 18J.15.060, is required from the three 2/3 acre single-family homes to the west. A 30-foot rear yard setback is required along the west property line, along with a 6-foot high board fence. The 30-foot setback is required on all the lots abutting the western property line, including flag Lot 9. Lincoln Court PP IPR PSMAC-RJ.docx Page 9 of 9