RES 1107RESOLUTION NO.1 1 0 7
A RESOLUTION adopting Findings and Conditions,and
approving Subdivision No.05-16,The Hills at Round Lake.
WHEREAS,the City received an application for a planned residential development known as
The Hills at Round Lake,Sub.No.05-16,and
WHEREAS,the City has conducted open record public hearings before the Planning
Commission,and
WHEREAS,the Planning Commission ultimately issued its recommendation that the
application be approved with specified Conditions,and
WHEREAS,the City Council conducted a close record hearing on the application,and
WHEREAS,the City Council desires to adopt Findings and Conditions and issue its decision
approving the application,
NOW,THEREFORE,BE IT RESOLVED BY THE COUNCIL OF THE CITY OF CAMAS,
AS FOLLOWS:
I.
The Findings and Conditions set forth in the attached final order are hereby adopted and
incorporated by reference as the Findings and Conditions of Approval for The Hills at Round Lake,
Sub.No.05-16.
II.
The application for The Hills at Round Lake,Sub.No.05-16,is hereby approved,subject to
the Conditions as set forth in the attached final order.
ADOPTED at a regular meeting of the Council of the City of Camas,this day of
,2007.
SIGNED:
Mayor
Av.*ATTEST:3
Clerk
APPROVED as to form:
'W
City Attorney
BEFORE THE CITY COUNCIL
OF THE CITY OF CAMAS,WASHINGTON
Regarding an application by Loyal Land
company,LLC for Preliminary Master Plan
and Preliminary Plat approval of a residential
project located in the City of Camas
)F I N A L O R D E R
)
)SUB#05-16
(The Hills at Round Lake))
A.SUMMARY
1 .The applicant,Loyal Land Company,LLC requests approval of a preliminary master
plan and preliminary plat approval for “Pods A and B”of a planned residential development
(PRD).The applicant proposes two options;the first option includes 242 single family lots,104
multi-family units and a school site;and the second option includes 289 single family lots and
124 multi-family units (Refers to Exhibit #19,plans dated March 29,2007).The multi-family
component is within “Pod C”and the proposed Camas School District site is within “Pod A4”.
The 89.8 acre property is located west of Crown Road and north of Lacamas Park,also
described as Clark County tax parcels #123233-000,123207-000,123228-000 and 122997-000
(the “site”).The site is zoned for single-family residential (R-7.5)and forms part of the eastern
boundary of the city.There is an existing farm complex which includes a house,a dairy barn,a
wood shed,and ruins of two buildings that will be demolished with this development.
Topography of the site consists of rolling pastureland and forests.There is an unnamed tributary
of Lacamas creek that runs from the northeast corner of the property to the south.The forest
area is dominated by Douglas fir,western hemlock,oak,western red cedar,vine maple and
sword fern.The riparian zone along the creek is dominated by big leaf maples and oaks.
2.City of Camas Planning Commission conducted a public hearing on April 17,2007 to
receive testimony and evidence about the application.Four persons testified orally in opposition
to the proposed project.Contested issues in the case include the following:
a.Whether the development will negatively impact the natural environment;
b.Whether the City provided adequate public notice;
c.Whether the traffic impacts along Crown Road have been adequately
addressed;
3.The Planning Commission continued the public hearing to May 15,2007 based on theoverwhelmingamountofmaterialssubmittedatthehearing.Further,the Planning CommissionheldtherecordopenuntilMay1,2007 to allow for adequate time to review materials prior to thecontinuedhearingonMay15,2007.No public testimony was received at the public hearing onMay15,2007.Issues discussed at the public hearing were as follows:
a.Whether on-street parking adequately addresses additional parking needs fortheproject;
b.Whether Exhibit #34 adequately complies with the transportation requirementforcross-circulation;
c.Whether the proposed phasing plan is approved with this decision;
d.Whether the development standards table for new lots is acceptable to the City;
4.Based on discussions and amended conditions at the public hearing,the applicant
withdrew their SEPA appeal.The Planning Commission recommended that the City Council
approve the application subject to conditions.Refer to the City of Camas letter to City Council
dated June 12,2007 (Exhibit #00037).City Council modified those conditions in response to
concerns raised at the closed record meeting on June 18,2007.The applicant accepted those
findings and conditions as amended without exceptions.
3.The City Council concluded that the applicant sustained the burden of proof that the
proposed application does or can comply with the relevant approval standards of the City of
Camas Municipal Code (the “CMC”)for a planned residential development,provided the
applicant complies with conditions of approval recommended by Planning Commission or
warranted by the facts and law to ensure the proposal does comply in fact with those standards.
Therefore the City approves the application subject to the conditions at the end of this final
order.
B.HEARING AND RECORD HIGHLIGHTS
1.The Planning Commission received testimony at a public hearing for this application on April
17,2007 and May 15,2007.The City Council held a closed record meeting to consider the
record on June 18,2007.All exhibits and records of testimony are filed at the City of Camas.
The list of exhibits is attached to this decision.
C.DISCUSSION
1.City staff recommended approval of the preliminary master plan and preliminary plat
of “Pods A and B”,based on the revised drawings (Exhibits 19 and 20)dated March 29,2007and
subject to conditions of approval in the Staff Report dated May 11,2007 (Exhibit #36).The
decision does not include preliminary plat approval for “Pod C”,the phasing plan,site plan
approval for “Pod C”or site plan approval for the “School”.
2.In order to approve the proposed Planned Residential Development the City must find
that the proposal complies with the criteria from CMC 18.23.The Staff Report Addendum
(Exhibit 23),dated April 13,2007 provides findings to support how the application can comply
with these criteria.
3.The City finds that there was adequate public notice pursuant to Chapter 18.55CMC.
At the request of the applicant the City mailed public hearings and continuation requests to
parties of record as follows:November 14,2006;March 20,2007;April 9,2007;April 17,2007
and May 15,2007.The City published notices in the Post Record on October 31,2006;
November 14,2006;March 6,2007;April 3,2007 and April 10,2007.There was also a
development sign that was posted on the site on March 21,2006 that provided contact names and
phone numbers at the City that would also have provided application updates.The City does not
find that any procedural errors have occurred to invalidate the proceedings.
Page 2 of 9FinalOrder(SUB05-16)
Preliminary Master Plan
4.The City found that impacts of increased traffic along Crown Road can be mitigated
with appropriate intersection spacing and site distance.Engineering Conditions #22 and #26
provide measures to insure code compliance.
5.The City found that the applicant has adequately provided mitigation measures to
satisfy environmental codes within Titles 16 and 18CMC.The applicant provided a Wetland
Mitigation Plan Addendum dated March 30,2007 (Exhibit #16)in compliance with codes.The
applicant will also provide monitoring and financial surety for a period of ten years pursuant to
Condition #30 (SEPA Mitigation Measures).
6.The City found that the proposed parking space allocation (Exhibits #13 and 33)is
inadequate for the amount of lots less than 7,400 square feet in size.The City requires that
additional parking must be provided off street,in designated parking spaces,not including
driveways or garages.Condition #24 of this decision requires additional parking as described.
7.The City requires under 17.19CMC that proposed land divisions include a roadway
plan that extends to adjacent parcels.The discussion concerned how many road stubs should be
required.The applicant provided Exhibit #34 dated April 17,2007 which proposed to stub roads
to four out of the five adjacent parcels to the east and north.The applicant’s Exhibit #34
together with Engineering Condition #23 adequately addresses code requirements.
8 The phasing plan was not approved with this decision.According to 17.13.010CMC,
the phasing plan shall be submitted at the time of the final plat of the first phase.City Council
was concerned that the multi-family units were proposed for development of the final phases of
the PRD,rather than initial phases.Pursuant to 18.23.070,the final development plan shall
“comply with the provisions of this chapter”to include the sequence of development.
9.This decision includes a lot development table that is unique to the development and
does not conform to the zoning in place (Refer to Plat Note “i”).“The minimum lot width,depth
and setback requirements,and maximum lot coverage requirement shall be established for each
PRD as part of the approval process.”For that reason,the City allows for the flexibility as
proposed by the applicant.However,Section 18.23.040CMC states that,“The minimum lot size
for a single family dwelling within the single family component of the PRD shall be four
thousand square feet.”This decision does not waive the density standards of the chapter,and in
particular within Section 18.23.040 CMC.
D.CONCLUSION
Based on the above findings and discussion,the City concludes that SUB #05-16 (The Hills at
Round Lake PRD)should be approved as a preliminary master plan and preliminary plat of
“Pods A and B”for a planned residential development,because it does or can comply with the
applicable standards of the Camas Municipal Code and the Revised Code of the State of
Washington,subject to conditions of approval necessary to ensure the compliance with the Code.
).The City does not approve preliminary plat approval for “Pod C”,a phasing plan,site plan
approval for “Pod C”or site plan approval for the “School”.
Final Order (SUB05-16)
Preliminary Master Plan
Page 3 of 9
wmmmfti'tm.Mt&stwimm
E.DECISION
Based on the findings,discussion,and conclusions provided or incorporated herein and
the public record in this case,the City hereby approves SUB 05-16 (The Hills at Round Lake)
Preliminary Master Plan of a Planned Residential Development and preliminary plat approval of
“Pods A and B”,subject to the following conditions of approval:
CONDITIONS OF APPROVAL
1.Stormwater treatment including nutrient control and detention facilities shall be designed in
accordance with the 1992 Puget Sound Stormwater Manual design guidelines.Final stormwater
calculations shall be submitted at the time of final construction plan submittal.
2 .All construction plans will be prepared in accordance with City of Camas standards.The plans
will be prepared by a licensed civil engineer in Washington State and submitted to the City for
review and approval.
3 .Underground (natural gas,CATV,power,street light and telephone)utility plans shall be
submitted to the City for review and approval prior to approval of the construction plans.
4.The applicant will be required to purchase all permanent traffic control signs,street name signs,
street lighting and traffic control markings and barriers for the improved subdivision.The City
will supply the list of required signs,markings and barriers at the time paving is scheduled.
5.A 3%construction plan review and inspection fee shall be required for this development.The fee
will be based on an engineer’s estimate or construction bid .The specific estimate will be
submitted to the City for review and approval.The fee will be paid prior to the constmction plans
being signed and released to the applicant.Under no circumstances will the applicant be allowed
to begin construction prior to approval of the construction plans.
6 .Any entrance structures or signs proposed or required for this project will be reviewed and
approved by the City.All designs will be in accordance with applicable City codes.The
maintenance of the entrance structure will be the responsibility of the homeowners.
7.A homeowner’s association (HOA)will be required for this development.The applicant will be
required to furnish a copy of the C .C.&R.’s for the development to the City for review.
Specifically,the applicant will need to make provisions in the C .C.&R.’s for maintenance of the
stormwater detention and treatment facilities,any storm drainage system,fencing,landscaping,
retaining walls,Tracts or easements outside the City’s right of way (if applicable).
8.Building permits shall not be issued until this subdivision is deemed substantially complete and
the final plat is recorded and approved by the Planning,Engineering,Building and Fire
Departments.
9.The applicant shall remove all temporary erosion prevention and sediment control measures from
the site at the end of the two-year warranty period,unless otherwise directed by the Public Works
Director.
10.Final plat and final as-built construction drawing submittals shall meet the requirements of the
CMC 17.11.060,CMC 17.01.050 and the Camas Design Standards Manual for engineering as-
built submittals.
PLANNING
11.A final master plan shall be approved prior to final plat approval of any phase.The final master
plan shall include lot design and layout of all proposed “Pods”and all other conditions as
required for approval pursuant to Chapter 18.23 and Chapter 17.13 CMC.
Final Order (SUB05-16)
Preliminary Master Plan
Page 4 of 9
12.The sequencing of the proposed phases is not approved with this preliminary master plan.The
sequence of the phasing plan shall be approved with the final master plan with the exception of
the school site,which is approved as part of phase one.
13 .Sales Offices :The applicant is permitted to operate one sales office in a model home and/or
trailer per phase.
a.There are seven proposed locations that shall be allowed placement of a sales office
and /or model home.
b.Occupancy of a unit as sales office shall expire 18 months from the date of building
permit issuance for said sales office,unless prior to this date the applicant provides a
written request to the Community Development Director for an extension.The
Community Development director may grant a one time reasonable extension not to
exceed one year upon a showing that more than 10 lots remain unsold in the phase in
which the sales office is located.A written request for an extension shall be submitted
prior to the expiration date.In no case will additional extensions be granted.
c.The hours of operation of a sales office(s)e or model home(s)shall be limited to 12-6pm
March 21 through September 20th and 1 l -5 pm from September 21st to March 20th,7
days a week and the maximum number of employees at the site shall be limited to two .
This condition will allow for after hour appointments.
d .All sales trailers are subject to obtaining building permits prior to occupancy.In
particular permits shall be required for foundations,plumbing and sewer.
e.The sales offices shall be ADA accessible.If a trailer,then an ADA ramp shall be
approved with the building permit process.
f.House numbers shall be posted on the buildings and be clearly visible from the street.
g.If sales office is located within a model home,the structure shall be fully sprinklered.If
sales office is in a trailer,then fire extinguishers and appropriate signage shall be posted .
h.Landscaping shall be provided at the perimeter of the sales office site and shall be
maintained for the duration of the operation of the office,to include replacement
plantings.
i.Off street parking shall be provided on an all-weather surface for each employee plus one
space per 400 square feet of building.A designated van accessible parking space will be
provided for each sales office,with required signing and striping,and approved paving
surface.
j.Each sales office is permitted one permanent sign,which shall be limited to six square
feet in area and may not exceed six feet in height.Signs may not have clusters of flags,
ribbons,streamers,flashing or blinking lights,twirlers or balloons.
k.The applicant shall remove all physical evidence of the sales office within 60 days of the
expiration of each sales office as noted above.The Community Development Director
may grant one (1)extension of 30 days for removal upon the applicant filing a written
request for such extension prior to the end of the initial 60 day period .
14.Lots adjacent to the Type II Stream shall maintain the 50-foot buffer as established in the
Development Agreement (#4017467).
15 .The applicant shall revise lots adjacent to the Class III wetlands to maintain a 50-foot buffer and
as established in the Development Agreement (#4017467).
16.Multi-family housing and single-family attached housing (Pod C)shall be subject to Design
Review approval prior to issuance of building permits.
Page 5 of 9FinalOrder(SUB05-16)
Preliminary Master Plan
wmmm
17.The applicant shall be required to provide final landscape plans acceptable to the City prior to
final engineering approval of each phase.An acceptable plan for tot lots to include a play
structure and picnic tables,or approved equivalent.The tot lots and recreational open space trails
shall be installed prior to final plat approval of each phase.
18.Prior to final plat approval of each phase,a wall of acceptable height and materials (6-foot block
or concrete)or other combinations of landscaping,walls and /or fencing acceptable to the City,
will be installed along the Trillium Drive and NE 35 th Avenue to provide privacy and security to
the residence,and uniformity in design as proposed by this application.Final landscaping and
wall/fence plans shall be included with engineering plans of each phase.
19.The applicant shall revise lots 19-22 of “A4”,lots 1 -7 of “A2”,and lots 28-30 of “A2”to provide
a minimum landscaped buffer of 10-feet to include fencing or wall in uniformity with the master
plan.
ENGINEERING
20.The applicant shall revise the lot lines to be at right angles or radial to curved streets in
accordance with CMC 17.19.030 (D2).The following lots be revised to comply with this
requirement prior to final engineering plan approval and final plat approval:“Al ”lots 1-5;“A3”
lots 2,3,6,7,11,12,28,29 and 31-33;“A4”lots 5,30-32,38-42 and 47;“Bl ”lots 4-6;“B2”
lots 17,18,21-23,28,29 and 90-93.
21.Prior to final engineering plan approval for any phase the applicant shall submit an acceptable
landscaping plan for the stormwater facilities located adjacent of NE Trillium Drive showing the
proposed fencing,enhanced landscaping,view terrace,shade structure and bench materials and
locations .
22.Prior to final engineering plan approval the applicant shall demonstrate that adequate site distance
will be provided at any substandard curve radius on NE Trillium Drive and NE 35 th Avenue,and
that adequate advisory speed limit signage will be installed .
23.The applicant shall provide street extensions acceptable to the City to Tax Lot 31,32,Tax Lot 33
and Tax Lot 4/1 in accordance with CMC 17.19 .040 (B)(6 a).
24.The applicant shall provide a minimum of 29 additional on-street parking spaces with Alternate B
(no school site)and a minimum of 24 on-street parking spaces with Alternate A (school site)in
locations acceptable to the City prior to final engineering plan approval for the first phase and
prior to final master plan approval.
25.The applicant shall install the off-site water improvements as described in the Gray and Osborne
memorandum of September 2005.The off-site water improvements in SE Crown Road from NE
3rd Ave.north to the development site shall be upsized for this development and for future area
capacity as determined in said memorandum.These improvements shall be connected at Nourse
road and completed prior to substantial completion of any phase of this development.
Reimbursement in part for these off-site improvements is contingent upon the applicant entering
into an agreement or agreements with the City per the development agreement between the City
and the applicant as recorded under auditor’s file 4017467,Clark County records.
26.The applicant shall provide a left turn lane on SE 283rd Avenue with a minimum storage length of
100 feet for north bound traffic turning west bound into the project site on NE 35th Avenue.The
applicant has proposed a temporary access point (refer to Exhibits 26 and 28)from the
development to SE 283rd that is aligned 220 feet south of SE 23rd Street.Full ingress and egress
to SE 283rd will be allowed provided the applicant meets adequate sight distance.The applicant
shall dedicate the necessary right of way for the future permanent roadway alignment as
identified in the plans.The applicant shall dedicate to the City an easement over the proposed
realigned roadway to SE 283rd until the permanent alignment is installed and approved by the
Final Order (SUB05-16)
Preliminary Master Plan
Page 6 of 9
City.
27.The applicant shall complete the installation of the off-site sewer improvements down SE CrownRoadtoconnectionwiththeexistingCitysewersystempriortoissuanceofbuildingpermitsforanyphase.
28.No construction spoils shall be placed on building lots.Any fill material placed on lots must beengineeredstructuralfill,unless placed in the front or rear setback to a maximum of 6 inches intotaldepth.
29.The development shall comply with Camas Municipal Code (CMC )15.32 for any land disturbingactivity.The applicant shall submit an erosion prevention/sediment control plan in accordancewithCMC15.32 for any land disturbing activity that disturbs an acre or more or adds 5000
square feet or more of impervious surface.In accordance with CMC 17.21.030 the applicantshallberequiredtofurnishtotheCityanapprovedformofsecurity(e.g.Erosion Control Bond).The bond is to be in the amount of 200%of the engineer’s estimated cost of the erosionprevention/sediment control measures,including associated labor.The City reserves the right totapthebondtorecovercostsassociatedwithenforcing,removing or rectifying any unauthorizeddumping,filling or grading.
30 .SEPA mitigation measures
An Erosion Control Plan consistent with City requirements to include compliance with theStormwaterManagementManualforWesternWashington,February 2005 shall be preparedandsubmittedforreviewandapproval,and implemented prior to any earth disturbingactivities.Additional erosion control measures shall be implemented consistent with bestavailablepracticesasnecessarytocontrolerosion.
Grading and all other earthwork to occur during dry summer months,unless the wet weatherconstructionmethodsareadoptedinaccordancewiththegeotechnicalreportbyColumbiaWestEngineering,Inc (June 25,2003 and specified on pages 12-13 ).This condition adoptstheJune25,2003 report by reference for this condition.The geotechnical engineer of record,Columbia West Engineering,shall provide construction observation during any wet weathergradingonslopessteeperthan15%.
Prior to final plat approval of each phase,the engineer of record shall submit a geotechnicalreportacceptabletotheCityEngineer.
Fugitive emissions associated with construction shall be controlled at the excavation site,during transportation of excavated material,and at any disposal site.Surface water treatment and conveyance systems shall be designed in accordance with the1992PugetSoundStormwaterManual(as revised ).Stormwater runoff shall be treated forqualityandcontrolledinquantitypriortodischarge.Storm water treatment and controlfacilitiesshallbedesignedinaccordancewiththe1992PugetSoundStormWaterManualdesignguidelines(as revised ).Final storm water calculations shall be submitted at the timeoffinalconstructionplansubmittal.
The Revised Wetland Mitigation Plan,prepared by the Resource Company (dated September14,2006)shall be implemented prior to final plat approval of Phase One with the followingmodifications:
l .
n.
in .
IV.
v .
vi.
•The applicant shall be required to install temporary fencing around the sensitiveareaspriortoearthwork;
•Permanent signage shall be installed that reads “Wetland buffer -Please leave in
a natural state.”Signs shall be posted every 100 feet or at least one per lot,
which ever is less;and
•Permanent and continuous fencing shall be installed along the rear and sides oflotsadjoiningsensitiveareas.
•The mitigation plan shall require financial surety of 105 %of the total cost of the
initial installation,in a form acceptable to the City,to ensure success of the
Final Order (SUB05-16)
Preliminary Master Plan
Page 7 of 9
mitigation plan.The monitoring and financial surety program will run a periodof10years.
•The applicant shall secure all required local,state,or federal permits prior toconstructionofimprovements.
vii.The following measures shall be in place to reasonably protect the significant trees as definedinCMC18.31.040,both within the open space tracts and individual lots:
•Prior to final master plan approval the applicant shall submit for approval a treesurvey,conducted by a professional to the Director of Community Developmentforalllandsproposedtobedeveloped.
Prior to final master plan approval the applicant shall submit a tree survey,conducted by a qualified biologist,for all lands proposed to be developed ..•The applicant shall provide temporary,construction fencing around the drip lineoftreeswithinproposedlots.The temporary fencing shall be in place prior to anyearthworkactivitiesandremaininplacethroughconstructionofindividuallots.•Final grading and site plans shall include the location of significant trees_andshallbeconsistentwiththeintenttoretainthesesignificanttreesattheinterfacebetweenthedevelopedandtheopenspaceportion.
•The applicant shall provide financial surety for the retainage of these significanttreesinanamountof105%the replacement cost which shall include installation,monitoring and maintenance for a period of six years.Replacement trees shall beplacedonthesamelotandataratio1newtreeper6”dbh of the lost tree.•The construction of trails and the installation of services shall occur outside ofthedriplineoftheprotectedsignificanttrees.
•Only invasive species as identified by the biologist of record may be removedwithinopenspacesandinaccordancewiththethenapplicablecodes.viii.To help minimize noise impacts to the adjacent residential neighborhoods,equipment shall beproperlymuffledandconstructionregardingsiteimprovementsshallbeconfinedfrom7:00a.m.to 7:00 p.m.,Monday through Friday,8:00 a.m.to 5:00 p.m.,Saturday,excluding CityobservedholidaysandSundays.Furthermore,maintenance and fueling of constructionequipmentshallbeconfinedfromsaidtimesanddays
31.At the time of the final plat of the second phase,a minimum density of six units per net acre shallbeprovided.The net acreage will be defined as the gross site area less roads (public and private),open space and sensitive lands.The density shall be determined on a cumulative basis includingthepreviouslyrecordedphase(s).A minimum density of six units per net acre shall be requiredonanoverallprojectbasisforanyremainingphasesatthetimeoftheplattingofthephase.
32.The following notes shall be added to the final plat of all phases:
a)A homeowners association will be required for this development.Copies of the C .C.&R’s shall be submitted and on file with the City of Camas .
b)No further short platting or subdividing will be permitted once the final plat has beenrecorded.
c)A final occupancy permit will not be issued by the Building Department until allsubdivisionimprovementsarecompletedandacceptedbytheCity.
d)The lots in this subdivision are subject to traffic impact fees,school impact fees,andpark/open space impact fees.Each new dwelling will be subject to the payment ofappropriateimpactfeesatthetimeofbuildingpermitissuance.
e)Automatic fire sprinkler systems designed and installed in accordance with NFPA 13Darerequiredinallstructures.
f )In the event that any item of archaeological interest is uncovered during the course of a
Final Order (SUB05-16)
Preliminary Master Plan Page 8 of 9
permitted ground disturbing action or activity,all ground disturbing activities shallimmediatelyceaseandtheapplicantshallnotifythePublicWorksDepartmentandOAHP.
g)The homeowners association shall monitor and maintain the natural and sensitive openspaceareasthatarewithinthisdevelopmentandattheinterfaceoflotsthataredirectlyadjacenttoLacamasPark.The Homeowner CC&R’s shall provide enforcementmechanismsforillegaldumpingofyarddebrisorotherwasteintotheseareasand beresponsibleforresultingmitigation.The homeowner association shall also own andmaintaintotlots.
h )Necessary sight distance easements and vegetation management areas as noted on thisplatarerequiredtoensurethatadequatesightdistancewillbemaintainedbytheHOA orindividuallandowneronthesecurves.
i)Newly created lots shall comply with the following development standards table:
Single-Family
(A Pod)
Single-Family
(B Pod)See note 1
Single Family
attached and/or
Multi-Family stacked
flats or townhomes
(C Pod)See note 2
The Hills at Round Lake
Density and Dimensions
for PRD Lot Development
Minimum Lot Width 55 42 25MinimumLotDepth85’80’65MinimumFrontageona
curve or cul-de-sac
25’30 25’
Maximum building height 35’35 45’
45%Maximum building 55%65%coverage
Minimum Setbacks
Front yard
(Includes 6’public utility
easement)
12 12 10
Garage setback from ROW 18’18’18Sideyard54’4’at
unattached sideRearyard15’10’10’
(3’for garage facing
alley.Minimum alley
width is 20’)Corner Lots
(Note:Additional setbacks may be required to meet site distance safety standards.)Corner lot front yard 12 12’20’Corner lot street side yard 10 10’10’Corner lot rear yard 5’5 51.Planning Unit B2 Note:Lots 1-14 have 25’rear yards;Lot 15 has a 5’side yard on the west side.2.Planning Unit C Notes:C Planning Unit ranges from a gross density of 9.5 to 11.5 units per acre.Standards are intended to permit multi-density phases within the range identified as long as the finaldensityforallCphasesachievethePRDdesignated30%multi-family.
Final Order (SUB05-16)
Preliminary Master Plan Page 9 of 9
EXHIBIT LIST (FILE #SUB05-16)
Application Binder (12/20/2005)
Drawings (12/20/2005)
Staff Report,March 15,2007
SEPA Determination Report (#SC06-06-13)
SEPA Appeal,November 14,2006
SEPA Comments
Correspondence Letters (chronological order)
Notice of Application,SEPA and Public Hearing
Notice of Canceled Public Hearing
Notice of Public Hearing
Howsley,James,April 3,2007
How Ecology Regulates Wetlands
Intersection Memo,March 23,2007
C Pod Plans A &B
Parking Study,March 29,2007
Exception request for Centerline Radius,April 3,2007
Geotechnical Memo,march 28,2007
Wetland Mitigation Plan Addendum,March 30,2007
Stormwater memo,April 3,2007
Sanitary Pump station memo,April 3,2007
Drawings dated March 29,2007 (supersedes previous submittals)
(separate)
(separate)
00001
00002
00003
00004
00005
00006
00007
00008
00009
00010
00011
00012
00013
00014
00015
00016
00017
00018
,00019 and
,00020
,00021
,00022
,00023
Friesz,Anne,email dated April,11,2007
DKS Associates memorandum,March 28,2007
Staff Report Addendum
Materials submitted at Public Hearing on April 17,2007
Howsley,James,April 16,2007
Stonex,Kurt,April 16,2007
Drawing of SE 23rd Street
General guidelines for geometry of roadway
Sight distance drawings
Traffic Analysis Report (April 2007)
Gamble,Richard,April 16,2007
Letter from Engineering Manager,James Carothers
Applicant’s proposed lot standards table
Howsley,James,April 17,2007
Revised access and lots drawing
Materials submitted during open record period
Howsley,James,May 1,2007
Letter from Staff,May 11,2007
Material submitted to City Council
Letter from Staff,June 12,2007
00024
00025
00026
00027
00028
00029
00030
00031
00032
00033
00034
00035
00036
00037
Final Order
Preliminary Master Plan (SUB05-16)
The Hills at Round Lake