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HomeMy WebLinkAboutO-1696 - Zones certain property (Special).-,jcJ:--~'-'iC-P"b 3-!+0Je- d ,?LI1nIH~ I -fJ",bll 0-lmJ4,CIT Y 0 F MAR Y S V ILL E Marysville,Washington ORDINANCE NO.I b q" AN ORDINANCE OF THE CITY OF MARYSVILLE ADOPTING A ZONING CLASSIFICATION FOR PROPERTY PROPOSED FOR THE DEVELOPMENT OF CEDARCREST VISTA MOBILE HOME PARK, SAID CLASSIFICATION TO BECOME EFFECTIVE UPON ANNEXATION OF THE PROPERTY INTO THE CITY OF MARYSVILLE. RECITALS 1.ROBERT D. FRASER and ELEANOR M. FRASER are the owners of approximately 16.3 acres of property located southwest of the intersection of 67th Avenue N.E.and 84th Street N.E.,said property being located in an unincorporated area of Snohomish County immediately abutting the Marysville City limits. 2.On August 17,1988 the owners filed an application for a pre-annexation zoning designation for a portion of the sUbject property pursuant to RCW 35A.14.330.Said portion of the sUbject property is approximately 15 acres in size and is legally described in Exhibit A attached hereto. 3.On October 3,1988 the City accepted a petition for annexation of the full 16.3 acres,and conditioned said an- nexation upon prior adoption of a zoning classification for the portion of the property described in Exhibit A. 4.The owners proposed a zoning classification for the property described in Exhibit A of Medium Density MUltiple- Family Residential (RMM)with a Mobile Home Park overlay (MHP). 5.The Planning Commission held pUblic hearings on the proposed zoning classification on November 22,1988 and January 10,1989.It submitted a recommendation to the Marysville City Council that the requested zoning classification be denied without prejUdice. 6.The City Council held pUblic hearings on the proposed zoning classification on April 10,1989 and May 8,1989.It adopted the findings of fact specified below and approved the requested zoning classification.It also adopted Resolution 1361 which approved annexation of the full 16.3 acres into the city limits,and transmitted said matter to the Snohomish County Boundary Review Board for further proceedings. ORDINANCE - 1 FINDINGS OF FACT 1.The property is located on the west side of 67th Avenue N.E.opposite Cedarcrest Golf Course.The northeast corner of the property is near the intersection of 67th Avenue N.E.and 84th Street N.E.The property is approximately 15 acres in size. Access may be obtained from the property's frontage on 67th Avenue N.E.or from a dead end street on the west side of the property known as 83rd Street N.E.The property is currently in agricultural use as pasture and hay crops.All buildings used and occupied by the present owners of the property are located on a separate parcel abutting the southeast corner of the property. 2.The surrounding land uses include Cedarcrest Golf Course to the east,a proposed secondary public school to the north,agricultural use to the south,and suburban residential use to the west. 3.The property is presently classified by the Snohomish County Zoning Map as being in the Single-Family Residential 12,500 zone.Although the property is not within the City of Marysville,it is within the City's sphere of influence and is covered by the city's 1978 Comprehensive Plan.Said Plan designates the bulk of the property (Tax Lot No.4-001)in the Single-Family Residential 12,500 classification.A small part of the property on the western extremity (Tax Lot No.4-046)is designated in the Single-Family Residential 4.5-6DUjAcre classification. 4.The owners seek approval of a zoning classification for the property (which will become effective upon annexation)of Medium Density MUltiple-Family Residential (RMM)with a Mobile Home Park overlay (MHP).The proposed mobile home park will be known as Cedarcrest vista.It would have pads for up to 86 mobile homes.All mobile homes would be at least 28 feet wide, and each would have a carport and storage shed.This would be an adult park and would be restricted to at least 80 percent occupancy by persons 55 years of age or older.Common areas and facilities would be constructed in the park,including covered RV storage,an RV dump station and wash rack,a sports court,a play area,and a pond with a waterfall and fountain.The sole access would be from 67th Avenue N.E.Emergency access would be provided for police,fire and aide call vehicles at the west boundary of the property where it abuts the dead end of 83rd Street N.E.The emergency access route would be paved with grass-crete.All internal roadways would be private.The development density of the property would be 5.73 dwelling units per acre. 5.A Preliminary site Plan dated April 21,1989 was presented by the owners.This site Plan meets all criteria of Chapter 19.30 of the Marysville Municipal Code;provided,that it ORDINANCE - 2 must be modified to include pedestrian walkways on one side of all interior cross-streets,and the "typical lot detail"must be modified to comply with the 45 percent lot coverage ratio specified in section 19.30.080(a)of the Zoning Code. 6.There is a significant need for senior citizen housing in the city.A mobile home park concept is well suited to meet this need,particularly when it has the amenities proposed for Cedarcrest vista.The location of Cedarcrest vista is suitable for senior citizens because of its proximity to the golf course and because of the low-intensity residential use of the sur- rounding area. 7.Cedarcrest vista would be compatible with surrounding land uses.It is a residential use in a residential neighbor- hood.Its off-site impacts will be minimized by its senior citizen population,resulting in fewer cars,fewer children,less noise and less nuisance activity.The golf course to the east and the secondary school grounds to the north will provide buffers between Cedarcrest vista and residential neighborhoods of lower density.A greenbelt and gravel road on the west side,and a greenbelt on the south side of the property provide screening from abutting land uses on those sides.All traffic will have access directly onto an arterial street without passing through any existing neighborhoods. 8.Since the adoption of the 1978 Comprehensive Plan, circumstances in this neighborhood have significantly changed from a land use standpoint.The City has annexed property to the north and northeast of the sUbject property.The area has been included within the city's rural utility service area,making water and sewer utilities available.Sewer extensions are now being constructed across the frontage of the subject property on 67th Avenue N.E.Further,a secondary school is being con- structed immediately north of the SUbject property. A major surge of residential growth has impacted the greater Marysville area in the past several years.This surge was not anticipated in 1978 when the Comprehensive Plan was prepared,and renders the residential demand projections contained therein obsolete.Areas which are served by utilities and which are annexed into the city should be utilized to absorb this demand to the extent possible without adversely affecting the surrounding neighborhoods. 9.A consultant for the owners has prepared a traffic study of the off-site impacts which will result from the development and occupancy of Cedarcrest vista.Adequate mitigation measures have been proposed,including widening 67th Avenue N.E.for the full abutting frontage of the SUbject property,creating a left-turn pocket at the entrance to Cedarcrest Vista,constructing curbs,gutters and sidewalks along ORDINANCE - 3 the full abutting frontage,and participating on a proportionate share basis in Transportation Improvement Program No.89-2. 10.Ground water and storm water issues resulting from development of Cedarcrest vista have been studied by the owner's consultant and by the Department of Public Works.Mitigation measures are feasible in compliance with Chapter 14.15 of the Marysville Municipal Code.Detailed drainage plans will be subject to review under the provision of said Code prior to the commencement of development activity. 11.Establishing the RMM/MHP zone for the sUbject property, on the conditions stated below,bears a substantial relationship to the general welfare of the community as a whole,and would be consistent with the objectives of land use regulations as specified in RCW 35A.14.330 (final paragraph). NOW,THEREFORE, THE CITY COUNCIL OF THE CITY OF MARYSVILLE, WASHINGTON DO ORDAIN AS FOLLOWS: section 1.Based upon the testimony and exhibits presented at the pUblic hearings held by the Planning Commission and the City Council,and based upon the foregoing findings of fact,the City hereby establishes a Medium Density MUltiple-Family Residential zoning classification,with a Mobile Home Park overlay,for that certain property described in Exhibit A attached hereto.Said zoning classification shall be subject to the following conditions: 1.The property may only be developed and used for a mobile/manufactured home park with no more than 86 pads.Said park shall be constructed in conformity with the Preliminary site Plan dated April 21,1989 which is an exhibit in File No.PA 8808048.Pursuant to section 19.30.070 of the Marysville Municipal Code, a Binding Site Plan shall be prepared and approved by the city prior to the commencement of development activity.Said site Plan shall include modifications which require the construction of pedestrian walkways on the one side of all interior cross-streets,and which require all mobile home lots to comply with the 45 percent lot coverage rule specified in section 19.30.080(a). 2.All development and occupancy of the park shall be in strict conformity with the provisions of this Ordinance, Chapter 19.30 of the Marysville Municipal Code,the Binding site Plan,and all other applicable development codes and regulations of the City. ORDINANCE - 4 3. park with or over. The park shall be operated as a senior citizen not less than 80 percent of the occupants age 55 4.The owner/developer shall participate,on a proportionate share basis,in Transportation Improvement Program No.89-2. 5.Prior to occupancy of the park,the owner/ developer shall improve the full abutting frontage of the property on 67th Avenue N.E.as follows:Dedicate suffi- cient right-of-way to meet the design specifications for said street;construct one-half street improvements to full design specifications,including curbs,gutters and sidewalks;and construct a left-turn pocket at the inter- section with the park's access road. 6.Prior to initiation of any site work and prior to the issuance of any development/construction permits by the City,the owner/developer shall comply with the following requirements: a.A detailed drainage plan shall be submitted for approval by the City in compliance with Chapter 14.15 of the Marysville Municipal Code.Said plan shall propose the effective use of oil/grease sepa- rators and grass line swales for the minimization of adverse impacts of run-off on surface water quality. Said plan shall also maximize on-site storage and provide for delayed discharge during spring and summer months so as to minimize impacts on stream flow fluctuations and fisheries habitat in downstream tributaries. b.The owner shall submit a clearing,grubbing and grading plan for approval by the city,and shall obtain a grading permit prior to anyon-site grading which is not expressly exempted by Chapter 7 of the Uniform Building Code. 7. employed site. Temporary erosion and control measures shall be during road construction and development of the section 2.Pursuant to RCW 35A.14.340 a certified copy of this Ordinance and a certified copy of the Preliminary site Plan for Cedarcrest vista shall be filed with the Snohomish County Auditor. section 3.The effective date of this Ordinance shall be the date on which the subject property is annexed into the City of Marysville.If such annexation does not occur within one year ORDINANCE - 5 after the date of this Ordinance,this Ordinance shall automati- cally terminate and be of no further force or effect:provided, that prior to the expiration of said period of time the City council may extend the life of this Ordinance,for good cause shown,by the passage of a resolution to said effect. +hPASSED by the City council and APPROVED by the Mayor this 5 day of -::.:rt<.-n-e...,1989. CITY OF YSVILLE Attest: BY~~TY Approved as to form: CLERK By r;,;L...'iit,a_fr~V-CITY~RNEY ORDINANCE - 6 LEGAL DESCRIPTION CEDARCREST VISTA EEI PROJECT NO.289007-60 MAY 17,1989 LEGAL DESCRIPTION FOR MOBILE HOME PARK PARCEL A 290 the of the Range 5 Fifteen Acres of the Northeast quarter quarter of Section 22,Township 30 North, The North Southeast East,W.M. EXCEPT the East 20 feet of County Road. AND EXCEPT that portion of the South 250 feet of the East feet thereof lying contiguous with and Southeasterly of following described line: COMMENCING at the Northwest corner of said South 250 feet of the East 290 feet;thence along said North line 33.00 feet to the POINT OF BEGINNING;thence Southwesterly to the West line of said East 290 feet;said point being 33.00 feet South of the said Northwest corner as measured along said West line of the East 290 feet and the terminus of said line. PARCEL B The North 497.8 feet of the East 201.02 feet of the Northwest quarter of the Southeast quarter of Section 22,Township 30 North,Range 5 East,W.M. EXCEPT the following described tract: All the portion of the Northwest quarter of the southeast quarter,said Section 22,described as follows: Beginning at the point on the East line of the plat of Hilton's Homesites which is 10 feet South of the Southeast corner of Lot 6 of said plat,thence South along the East line of said plat and said East line extended for 378.90 feet to the South line of the North 497.8 feet thereof;thence East along said South line of 60.00 feet;thence North for 379.90 feet;thence West to the point of beginning.