HomeMy WebLinkAboutITEM II-B-1 AND II-B-2
AGENDA BILL APPROVAL FORM
Agenda Subject
Date:
Closed Record Hearing - Application Nos. REZ05-0001, PUD05-0001, September 28, 2005
PLT05-0001; REZ05-0002, PUD05-0002, PLT05-0002
Attachments
: Please refer to Exhibit
Department: Planning Budget Impact:
List
Administrative Recommendation
:
City Council conduct a closed record public hearing on Application Nos. REZ05-0001, PUD05-0001, and
PLT05-0001, Kersey III Division 1 and REZ05-0002, PUD05-0002, and PLT05-0002, Kersey III Division 2
Background Summary
:
Hearing Examiner recommended the City Council approval of the Rezones, Planned Unit Developments, and
Preliminary Plats, based upon the Findings of Facts, Conclusions and Conditions as outlined below. On September
19, 2005, Council voted to conduct a closed record public hearing on these projects
OWNER/APPLICANT: Wayne Jones, Lakeridge Development (Kersey III Division 1)
Joyce and Peter Bowles on behalf of Landholdings, LLC (Division 2)
REQUEST: Application for a rezone from R1 ("Single Family Residential") to PUD ("Planned
Unit Development"), PUD approval, and preliminary plat approval for 1) a 169 lot
single family residential subdivision known as “Kersey III Division 1,” and 2) a 204
lot single family residential subdivision known at “Kersey III Division 2.”
SIZE: Division 1: 50.85 acres; Division 2: 38.46 acres; total: 89.31 acres
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LOCATION: West side of Kersey Way at 53 St. SE, extending approx. 660 feet south to the
Auburn city limits (Pierce County line) and approx. 1320 feet west.
EXISTING ZONING: R-1, Single Family Residential
EXISTING LAND USE Vacant, forested site; BPA powerlines pass through site
COMPREHENSIVE PLAN
DESIGNATION: Single Family Residential
SEPA STATUS: Draft Environmental Impact Statement (EIS) issued on July 1, 2004;
Final EIS issued on February 11, 2005 L1003-2
O3.5, O3.6, O3.8
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
Arts Commission COUNCIL COMMITTEES: Building M&O
Airport Finance Cemetery Mayor
Hearing Examiner Municipal Serv. Finance Parks
Human Services Planning & CD Fire Planning
Park Board Public Works Legal Police
Planning Comm. Other Public Works Human Resources
Action:
Committee Approval: Yes No
Council Approval: Yes No Call for Public Hearing ___/___/____
Referred to _________________________________ Until ____/___/____
Tabled ______________________________________ Until ___/___/____
Councilmember:Staff:
Norman Krauss
Meeting Date:Item Number:
October 3, 2005 II.B.1 and II.B.2
Agenda Subject
: REZ05-0001, PUD05-0001, PLT05-0001; REZ05-
Date:
0002, PUD05-0002; PLT05-0002 September 28, 2005
The Comprehensive Plan designation, zoning designation and land uses of the site and surrounding
properties are:
Comprehensive Zoning Land Use
Plan
Site
Single Family R1, Single Family Vacant ; BPA
Residential Residential powerlines
North Single Family
R1, Single Family Vacant lands
Residential
Residential
South MSF Moderate Semi-rural homesites
Single Family Residential
Density Single Family of 2.5 – 5 acres
(Pierce County)
East Rural Residential RR Rural Residential Low density single
family residential
West Single Family R1, Single Family Vacant (potential
Residential Residential Kersey III Div. 3
PUD/plat)
List of Exhibits
Exhibit 1 Staff Report
Exhibit 2 Vicinity Map
Exhibit 3 Completed PUD Application Form and Narrative
Exhibit 4 Preliminary Plat/PUD Map, Barghausen Engineers, July 17, 2005
Exhibit 5 “Project Narrative and Findings,” dated May 19, 2005, prepared by Barghausen
Engineers
Exhibit 6 Kersey III Divisions I & II Conceptual Building Design Guidelines
Exhibit 7 Kersey III Draft Environmental Impact Statement
Exhibit 8 Kersey III Final Environmental Impact Statement
Exhibit 9 Notice of Application
Exhibit 10 Notice of Public Hearing
Exhibit 11 Affidavit of Posting
Exhibit 12 Affidavit of Mailing
Exhibit 13 Confirmation of Publication of Legal Notice
Exhibit 14 Notice of Complete Application letter from Steve Pilcher to Chris Ferko, Barghausen
Engineers, dated June 8, 2005
Exhibit 15 Letter of June 27, 2005 from Duane Huskey, City of Auburn Utilities Engineer, to Chris
Ferko, Barghausen Engineers
Exhibit 16 Kersey III, Divisions 1 & 2, “City of Auburn Comments with Engineer’s Responses,”
prepared by Barghausen Engineers, dated July 20, 2005
Exhibit 17 Cover letter of July 20, 2005 from Chris Ferko, Barghausen Engineers, re: resubmittal of
Revised preliminary plat with comment response matrix
Exhibit 18 Letter of July 21, 2005 from Chris Ferko, Barghausen Engineers, to Paul Woolsen,
Bonneville Power Administration, re: application to make improvements within BPA
easement
Page 2 of 10
Agenda Subject
: REZ05-0001, PUD05-0001, PLT05-0001; REZ05-
Date:
0002, PUD05-0002; PLT05-0002 September 28, 2005
FINDINGS OF FACT
General
1. The applicants, Wayne Jones of Lakeridge Development and Joyce & Peter Bowles, have requested
a change in zoning, approval of a Planned Unit Development (PUD), and preliminary plat approval for
Kersey III Division 1 & 2. Kersey III Division 1 is a 169 lot single-family residential subdivision of a
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50.85 acre site located west of Kersey Way at approx. 53 St. SE. Kersey III Division 2, is a proposed
204 lot single-family residential subdivision located on an adjacent 38.46 acre parcel abutting the
western boundary of Division 1. Although owned separately, the two projects are being processed
concurrently and have agreed to share common open space and recreational amenities.
2. Division 1 lot sizes will average 5032 sq. ft. in size, with an average lot width of 50 ft. The smallest lot
will be 3985 sq. ft. in area. Overall project density is 3.32 dwelling units per acre. Since the project is
proposed as a PUD, smaller lot sizes than typical zoning standards are allowed. The minimum
standards for lots within a single family density PUD are contained in ACC 18.69.070.
3. Division 2 lot size will average 5127 sq. ft. in area, with an average lot width of 40 ft. The smallest lot
will be 3999 sq. ft. in area. Overall project density is 5.30 dwelling units per acre.
4. Collectively, the two projects consist of 373 dwelling units at an overall density of 4.17 units per acre.
5. Both projects are proposed to be platted in two phases. Temporary cul-de-sacs and utility services
would need to be provided to ensure that each phase can stand-alone pursuant to Auburn City Code
(ACC) Section 18.69.110.
6. Per the mitigation measures of the Kersey III Final EIS, no homes may be constructed until
Evergreen Way is extended from its current eastern terminus within Lakeland Hills east to Kersey
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Way at 53 St. SE. The applicants have entered into an agreement with each other and the owner of
property to the west (future Kersey III Division 3) regarding the construction of Evergreen Way. A
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traffic signal will be installed at the 53 St. SE intersection and the 53 St. SE approach will need to
be reconfigured to eliminate the current angular intersection.
7. Development of this area will also require the construction of a temporary sewage pump station to the
north along Kersey Way. The exact location of this pump station is not known at this time, as other
property owners to the north are also discussing development plans. However, it will likely be located
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in the vicinity of 49 St. SE and Kersey Way. The station will be required to be appropriately sized to
serve not only filed and proposed applications, but also the entire drainage basin. When sanitary
sewer lines are extended northward along Kersey Way to Oravetz Rd. at some point in the future, the
pump station will be abandoned.
8. City of Auburn water service will be provided by connecting to existing water lines within the Lakeland
Hills development. Numerous improvements will need to be made to the water system, including the
construction of a booster pump station at the Terrace View along the East Valley Highway. Required
improvements are noted in the letter from Duane Huskey, City of Auburn Utilities Engineer, dated
June 27, 2005 (Exhibit 14).
9. The western 300 feet of the Division 1 site is encumbered by the Bonneville Power Administration’s
transmission lines and easements. This area will be partially developed as an active and passive
open space amenity, including a linear trail and open play fields. Active recreational facilities will be
provided directly adjacent to this area, but not within the powerline easement. Active amenities will
include a sport court and playground equipment. Internal pathways and one public road crossing will
Page 3 of 10
Agenda Subject
: REZ05-0001, PUD05-0001, PLT05-0001; REZ05-
Date:
0002, PUD05-0002; PLT05-0002 September 28, 2005
provide access to these facilities. The open space and amenities will benefit residents of both Division
1 and Division 2. The City Parks Department has accepted the proposed improvements as currently
proposed.
PUD Approval Process
10. PUD’s are allowed pursuant to Chapter 18.69 of the Zoning Code. More specifically, ACC Section
18.69.040 allows PUD’s within all residential Comprehensive Plan map designations of the City,
except “Rural Residential”. A proposed PUD must be at least 10 acres in area in order to qualify for a
PUD. The subject project is 89.31 acres (50.85 and 38.46 acres individually) in size.
11. The PUD process is a multi-step process. The first step is to rezone the property to the PUD
classification. The rezone is a contract rezone that defines among other things the land use, density,
number and types of dwelling units, amount and type of open space, and the responsibilities of the
applicant. In the subject case, a preliminary plat for a single-family development is being processed
simultaneously, therefore the next steps will be the administrative approval of infrastructure,
construction of the infrastructure, and subsequent final plat approval.
Density
12. ACC Section 18.69.060 determines the maximum number of units that can be allowed within a PUD.
The number of units is determined by subtracting out any non-buildable area and then multiplying the
remainder by the number of dwelling units allowed per acre by the Comprehensive Plan. In this case
the entire project site is identified as “Single Family Residential” on the Comprehensive Plan map,
which allows a maximum of 6 dwelling units per acre.
13. The applicants have identified 15.82 acres of non-buildable lands on both sites. These areas have
slopes in excess of 25%, which pursuant to ACC 18.69.030.G, renders them as “non buildable.”
Therefore, the net area of both sites totals 73.49 acres, which would allow for 441 dwelling units. As
noted, a total of 373 units are proposed.
Park Land
14. The PUD must also provide for public park property. The City may allow the PUD to use the park land
to meet its 20% open space requirement. That is what is being proposed for this PUD. The City’s
subdivision code refers to the City’s Park Plan for requirements that for every 1000 population of a
plat, 6.03 acres of unimproved park land must be dedicated to the City. With a total of 373 lots in the
two Divisions and an assumed population of 2.5 people per household, 933 people are anticipated to
live within the developments. That translates into a park requirement of 5.83 acres. Under the current
proposal, 7.16 acres are proposed to be dedicated, which is in excess of the standard. However,
since some of the park lands will be within the BPA easement, the City Parks Department has not
granted full credit for these lands. Even so, the final proposal has met the approval of the Parks
Department.
Park lands will include developed open play fields within the BPA easement, south of Evergreen Way.
A linear path will extend on the north side of Evergreen through the easement to Kersey Way. This
path will also extend south of Evergreen Way through the easement to the southern property line.
Also included within the proposal are two separate active recreation areas on either side of the BPA
easement. One area will be developed with a sport court, while the other will feature a play area for
younger children. All facilities will be constructed by the developers and then dedicated to the City.
Page 4 of 10
Agenda Subject
: REZ05-0001, PUD05-0001, PLT05-0001; REZ05-
Date:
0002, PUD05-0002; PLT05-0002 September 28, 2005
Open Space
15. ACC Section 18.69.080 outlines certain design requirements that a PUD must meet. Each PUD must
have at least 20% of the total gross area set aside as open space. Nonbuildable areas may meet no
more than 50% of this requirement. Collectively, the two projects are required to provide 17.86 acres
of open space; a total of 29.3 acres is being provided, of which 15.82 acres is outside of areas with
25% slopes. The total open space includes the following features:
* small tracts for entry signage
* pedestrian pathways between blocks and to provide access to the parks facilities
* the aforementioned park facilities
* other miscellaneous tracts, some landscaped, others left in a natural state
* Two publicly owned tracts that contain storm drainage facilities.
Design Requirements
16. Section 18.69.080(D) requires certain design requirements to be met including architectural treatment
of the buildings and other site design features as lighting, furniture, signs, fencing, etc. The applicants
have submitted “conceptual building design guidelines” that depict a variety of home styles consistent
with those found in the Auburn area. Houses will be of wood frame construction, feature lap siding
and architectural style composite roofing, and include front porches, overhangs, bay windows and
staggered garage fronts. Other exterior accent materials such as brick, stone or stucco will also be
used to provide differentiation between houses. Variable and multiple roof pitches are also proposed.
17. A conceptual landscape treatment of the PUD is illustrated in the “Preliminary Overall Landscape
Plan” dated March 7, 2005. The plan depicts those areas to be maintained with native vegetation,
those areas to be developed as park facilities, and street tree plantings throughout the project.
Pedestrian/Traffic Circulation
18. Each PUD must promote pedestrian movement. The project will feature a trail through the BPA
easement from Kersey Way south to the southern project boundary. The Parks Dept. envisions this
trail continuing to the south along the corridor in the future. Internal plat streets will feature sidewalks.
The long blocks within the two divisions include mid-block pathways to facilitate pedestrian
movement. Finally, pathways are also provided at four locations to facilitate pedestrian access to the
parks tract.
19. These projects will require the extension of Evergreen Way as a Residential Collector Arterial from
the Lakeland Hills Development through to Kersey Way. The extension is required prior to
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construction of homes in either division. The new road will intersect Kersey Way at 53 St. SE at a
signalized intersection. The FEIS details other traffic mitigation measures that should be made a
condition of approval, including the installation of a traffic circle at the intersection of Evergreen Way
and Lakeland Hills Way.
20. The internal street network of the plat will consist of large internal blocks intersected with pedestrian
pathways. One roadway will connect Divisions 1 and 2 through the BPA easement. There will be
three points of access onto Evergreen Way from internal streets, but no direct lot access will be
allowed.
SEPA
Page 5 of 10
Agenda Subject
: REZ05-0001, PUD05-0001, PLT05-0001; REZ05-
Date:
0002, PUD05-0002; PLT05-0002 September 28, 2005
21. An Environmental Impact Statement was required for the Kersey III proposal, originally proposed in
2000. The EIS addresses these two properties, plus adjoining land to the west. Two total
development potentials for this area were analyzed in the document, one for 481 total units, the other
for 700 units for all three properties. As noted, the current proposal involves 373 units (lots) for two-
thirds of the area addressed in the EIS. The Draft EIS was issued on July 1, 2004, with the Final EIS
being issued on February 11, 2005. Recommended mitigation measures are included beginning on
page 9 of the Final EIS.
CONCLUSIONS:
Staff has concluded that the Rezones and Planned Unit Development (PUD) may be approved in that it is
consistent with the following criteria necessary to grant a Rezone as outlined in 18.68 of the Zoning Code
and for a Planned Unit Development, as outlined in Section 18.69.150.
Rezone Criteria
1. The rezone must be consistent with the Comprehensive Plan.
The Comprehensive Plan Map was amended in 1995 to be consistent with the Washington State
Growth Management Act. The area is designated as “Single Family Residential.” Plan policy LU–20
states in part that “the development of new neighborhoods should be governed by development
standards which allow some flexibility.” The PUD chapter is the only mechanism available in the
Zoning Code that provides flexibility in design standards.
Land Use Policy LU–26 notes that “development design should utilize and preserve natural features,
including, but not limited to, topography and stands of trees, to separate incompatible uses and
densities.”
Due to the topography of the site, the proposed PUD plats will result in some significant clearing and
regarding of those portions of the site to be developed with homes and roads. However, a significant
natural buffer area consisting of a forested slope adjacent to Kersey Way will be retained, as will
another tract along the Evergreen Way extension. No homes will abut Kersey Way, which is
designated as a Minor Arterial street.
2The rezone must be initiated by someone other than the City in order for the Hearing Examiner
.
to consider the request.
This rezone request was initiated by the property owners.
3. Any changes or modifications to a rezone request made by either the Hearing Examiner or
City Council will not result in a more intense zone than the one requested.
Staff is not recommending any changes or modifications to the request. The density of the two
projects is consistent with the Comprehensive Plan designation of Single Family Residential.
In addition, the Washington State Supreme Court has identified other general rules for rezone
applications (see Parkridge v. Seattle, 89 Wn.2d.454; 573 P.2d 359 (1978)):
1.Conditions in the area must have changed since the original zoning was established.
This area was annexed into the City of Auburn in 1968 and has been zoned R1 since at least 1987,
when the current Zoning Code was adopted. Since that time, this area of the city as experienced
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Agenda Subject
: REZ05-0001, PUD05-0001, PLT05-0001; REZ05-
Date:
0002, PUD05-0002; PLT05-0002 September 28, 2005
significant development as a result of Lakeland Hills. In addition, overall market conditions in the
Puget Sound area have changed with a trend towards smaller lots than the minimum required in the
R1 zone (8000 sq. ft.).
2. The proposed rezone must bear a substantial relationship to the general welfare of the
community.
The rezone will allow for development of the area in a manner consistent with the Lakeland Hills to
the west. The projects will also result in another means of access into Lakeland Hills through the
extension of Evergreen Way and bring sanitary sewer and water utilities into an area currently not
served.
Planned Unit Development Criteria:
1. Adequate provisions are made for the public health, safety and general welfare and for open
spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes,
parks, playgrounds, or sites for schools.
Adequate provisions are made for each including emergency access and services, providing of public
utilities, storm drainage, parks and open space and the impacts to schools will be mitigated by the
payment of mitigation fees to the Auburn School District.
2. The proposed PUD is in accordance with the goals, policies and objectives of the
Comprehensive Plan.
See discussion under Rezone Criteria #1 above.
3. The PUD is consistent with the purpose of this chapter, Section 18.69.010, and provides for
the public benefits required of the development of PUD’s by providing an improvement in the
quality, character, architectural and site design, housing choice and/or open space
protection over what would otherwise be attained through a development using the existing
zoning and subdivision standards.
The proposed PUDs are consistent with the purpose of the PUD chapter by providing superior open
space and natural system protection that might occur under a standard R1 development. For
example, the City’s recently adopted Critical Areas Ordinance only restricts the development of
slopes in excess of 40%; these projects will preserve lesser slopes that could otherwise be altered.
IN addition, these projects will result in developed park facilities for public use, as opposed to simply
providing land for future publicly-funded improvements. Pedestrian accessibility to the park facilities
and between residential blocks is superior to what could otherwise be obtained. The PUD will be
consistent with the flexibility, pedestrian-orientation, land use efficiency, environmental protection
and housing affordability goals advocated by the PUD zoning district.
4. The proposed PUD conforms to the general purposes of other applicable policies or plans
which have been adopted by the City Council.
The projects are consistent with the Parks and Recreation Plan and Non-Motorized Plan. There are
no other specific plans or policies that apply to the project.
5. The approval of the PUD will have no more of an adverse impact upon the surrounding area
than any other project would have if developed using the existing zoning standards of the
zoning district the PUD is located in. The PUD must also be consistent with the existing and
Page 7 of 10
Agenda Subject
: REZ05-0001, PUD05-0001, PLT05-0001; REZ05-
Date:
0002, PUD05-0002; PLT05-0002 September 28, 2005
planned character of the neighborhood including existing zoning and Comprehensive Plan
map designations.
Total site area for the two projects is approx. 89 acres, which could theoretically result in 356
dwelling units, which would result in greater traffic impacts than the proposals. In addition, the
architectural and landscaping controls of the project will ensure a beneficial interface with other
developments in the area.
6. The proposed PUD is consistent with the design guidelines that are outlined in Section
18.69.080(D).
The PUD is consistent with the guidelines by providing different styles of homes with acceptable
architecture style and color. Project signage will be consistent with that of a residential
neighborhood, adequate landscaping is provided, and exterior site lighting will be provided as well.
Preliminary Plat Criteria
1. Adequate provisions are made for the public health, safety and general welfare and for open
spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes,
parks, playgrounds and sites for schools and school grounds.
Adequate provisions have been or can be provided to serve the plat. Public utilities, public schools,
public parks, private open space and new public streets will serve the proposed plat.
2. Conformance of the proposed subdivision to the general purposes of the Comprehensive
Plan.
See discussion under Rezone Criteria #1.
3. Conformance of the proposed subdivision to the general purposes of any other applicable
policies or plans that have been adopted by the City Council.
The projects are consistent with the Parks and Recreation Plan and Non-Motorized Plan. There are
no other specific plans or policies that apply to the project.
4. Conformance of the proposed subdivision to the general purposes of the Land Division
Ordinance as enumerated in ACC Section 17.02.030.
The plat is consistent with the broad purpose statements of the Land Division Ordinance as
enumerated in ACC Section 17.02.030.
5. Conformance of the proposed subdivision to the Auburn Zoning Ordinance and any other
applicable planning or engineering standards and specifications as adopted by the City.
The plat has been or is capable of being designed in accordance with applicable City standards
including the City’s Design and Construction Manual.
6. The potential environmental impacts of the proposed subdivision are mitigated such that the
preliminary plat will not have an unacceptable adverse effect upon the quality of the
environment.
Development of these properties was thoroughly evaluated through an Environmental Impact
Statement process. The Final EIS, issued on February 11, 2005, includes 10 pages of potential
Page 8 of 10
Agenda Subject
: REZ05-0001, PUD05-0001, PLT05-0001; REZ05-
Date:
0002, PUD05-0002; PLT05-0002 September 28, 2005
impacts and suggested mitigation measures, which are recommended to be made conditions of
project approval.
RECOMMENDATION:
Based on the Facts, Findings and Conclusions of the staff report, staff recommends that the Hearing
Examiner recommend to the City Council approval of the Rezone requests, approval of the Planned Unit
Developments (PUDs) and the Preliminary Plats, with the following conditions:
1. Since Division 2 is dependant upon the open space and parks amenities included within Division 1 for
attaining compliance with the standards of a PUD, any final plat of Division 2, whether in whole or
part, shall not be recorded prior to a) the dedication of the planned park sites to the City of Auburn
and b) either the recording of a final plat within Phase 1 that defines and restricts the planned open
space tracts as such, or in lieu of final plat recording, filing necessary documents to impose a
restrictive covenant or easement upon these lands to ensure their maintenance as open space.
2. Developer will be required to enter into an agreement or submit a declaration of covenants conditions
and restrictions meeting ACC 19.69.200 to ensure the maintenance of the open space tracts prior to
issuance of final plat approval for any phase containing open space tracts.
3. As part of the engineering/construction drawings submitted for construction of the subdivision, there
shall also be submitted engineering/construction drawings for the construction of all park
improvements as depicted on the submitted drawings. The park improvements shall be approved by
the City of Auburn Parks Director prior to the approval of the construction drawings for the plat. The
materials supplied and installed must meet the current City Parks Department standards and be
approved by the Parks Director prior to installation and final plat approval.
4. Proposed Conditions, Covenants and Restrictions (CC&Rs) for the future Homeowners’ Association
shall be submitted for review and approval by staff prior to final plat approval. This document shall
include architectural design criteria for new homes and specify the financial means of maintenance of
all common open spaces.
5. The designs of homes shall be generally consistent with the “Kersey 3 Divisions I &II Conceptual
Building Design Guidelines, ” which shall be incorporated into the CC&Rs for the project. The final
design guidelines shall include a color palette for proposed house colors. In addition, the following
conditions shall apply:
a) Homes shall feature multiple roof pitches on their street–facing facades.
b) Garages shall be set back a minimum of 20 feet from the front property line. No more
than a two-car garage door shall be used; tandem parking is acceptable.
c) The first floor living portion of each house shall be located 5 feet closer to the street than
any garage.
d) Home designs shall be varied such that no more than two homes sharing the same floor
plan are located adjacent to one another.
6. The final design of the landscaping shall be generally consistent with the Preliminary Overall
Landscaping Plan included with the application (dated 3/17/05).
7. Any entrance signs shall be a low monument style with accenting landscaping. The number, style,
placement of signs and associated landscaping shall be approved by the Planning Director.
8. Fencing along the boundary of the plat shall be of consistent material, style and color. The Planning
Director shall approve such fences, which shall be equivalent to a 6 ft. high solid wood fence. Any
Page 9 of 10
Agenda Subject
: REZ05-0001, PUD05-0001, PLT05-0001; REZ05-
Date:
0002, PUD05-0002; PLT05-0002 September 28, 2005
fencing to be erected adjacent to any of the planned pedestrian pathways shall also be submitted to
the Director for approval.
9. Approval of the rezones and PUDs are only valid upon the approval and execution of the associated
preliminary plats.
10. Compliance with all the mitigation measures as noted on pages 9 – 19 of the “Kersey III Preliminary
Plat Final EIS” and as otherwise noted throughout the document is required
11. The applicants shall construct a traffic signal at Evergreen Way SE and Kersey Way SE at the
roadway connection is made.
12. The applicants shall provide auxiliary lanes at the intersection of Evergreen Way SE and Kersey Way
SE to the satisfaction of the City Engineer.
13. The applicants shall construct an active warning signal on southbound Kersey Way SE in advance of
the intersection of Kersey Way SE and Evergreen Way SE to the satisfaction of the City Engineer
14. Prior to any final plat approvals, the applicants shall construct a roundabout at the intersection of
Lakeland Hills Way and Evergreen Way SE to the satisfaction of the City Engineer.
15. Prior to any final plat approvals, the applicants shall construct traffic calming and pedestrian safety
amenities on Evergreen Way SE in the vicinity of the park area near Olive Ave to the satisfaction of
the City Engineer.
Staff reserves the right to supplement the record of the case to respond to matters and information raised
subsequent to the writing of this report.
HE\KERSEY 3 DIV 1-DIV 2 CLOSED RECORD HEARING
L1003-2
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