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Home My WebLink AboutR-1369 - Denying a rezone/preliminary plat for the meadowcreek property:5 ::-frWc-- t d _~i:))L /~~I",-nn;'\ CIT Y 0 F MAR Y S V ILL E Marysville,Washington RESOLUTION NO.I")b~ A RESOLUTION OF THE CITY OF MARYSVILLE DENYING A REZONE/PRELIMINARY PLAT FOR THE MEADOWCREEK PROPERTY. RECITALS 1.Ted Schmelzer and R/L Associates,Inc.applied for a rezone/preliminary plat for 24 acres of property located south- east of the intersection of 67th Avenue N.E.and 61st Place N.E., Marysville,Washington.The application sought approval of a PRD 9600 zoning classification and a preliminary plat allowing 108 dwelling units. 2.The Planning Commission held public hearings on said application on April 11,1989 and May 9,1989.It submitted a recommendation to the city Council that the project be denied. 3.On July 3,1989 the City council held a public workshop on the project and accepted testimony from all interested parties.On July 24,1989 the city Council held a public hearing on the project and accepted additional testimony.All exhibits and testimony which had been presented at the July 3,1989 workshop were incorporated by reference into the record of the July 24,1989 pUblic hearing. 4.Based upon the testimony and exhibits presented to the City council,the city council hereby enters the following findings/conclusions and order. FINDINGS/CONCLUSIONS 1.This PRD/plat proposes a development of 108 single family dwellings which include 47 traditional detached houses,19 zero-lot line detached houses,and 42 attached houses.5.6 acres out of the total 24 acres would be dedicated to the city as public park/open space.All internal streets would be private. A PRD density bonus of 18 dwelling units is requested. 2.The proposal is consistent with the adopted Marysville Comprehensive Plan with respect to residential land use density. 3. elements would be The proposal of the City's necessary: is inconsistent with the following PRD Code,and variances from said elements Resolution - 1 j The maximum site area of this PRD,when combined with adjacent PRD's,exceeds 40 acres. Different housing types are not dispersed throughout the project. Private road right-of-ways are less than 30 feet in width at certain locations in the plat,and the improved street surface is less than 26 feet in width at certain locations in the plat. Many of the streets in the plat do not have sidewalks. Lots in the northern sector of the plat have a higher density than,and are incompatible with,lots adjoining the north side of the plat along 61st Place N.E. 4.The applicant has not demonstrated that the variances referred to above would improve the quality of the PRD,nor has it demonstrated that said variances are justified by circum- stances which are unique to the applicant's property and which are not generally shared by other properties in the vicinity.To grant said variances would be detrimental to the public health, welfare and environment and would be inconsistent with the purposes of the PRD Code. 5.The sUbject property is environmentally sensitive by reason of its steep slopes and the two seasonal tributaries to Allen Creek which cross the property.There has been inadequate study by the applicant regarding impacts which this project will have on the environmentally sensitive areas.without such study the issuance of a Determination of Non-Significance is premature. 6.The applicant's request for a 20 percent density bonus is not justified under the criteria specified in section 19.48.080 of the PRD Code.The mere dedication to the city of 5.6 acres of unbuildable gully area is inadequate. 7.The proposed project has no provision for public access to the dedicated park areas. 8.The proposed project has no provision for accommodating school buses. 9.The proposed project has no prov1s10n for active recreation areas for children or adults. 10.Part of the applicant's justification for the density and design of this project is its commendable desire to provide affordable housing for the residents of the City.The price Resolution - 2 ,-----------_._-- i range for the houses in this project,however,will be $80,000 to $150,000.The city does not find that this meets the objective of providing affordable housing. ORDER BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF MARYSVILLE,WASHINGTON AS FOLLOWS: 1.The proposed rezone of the sUbject property from the Residential 9600 classification to the PRD 9600 classification is hereby DENIED for the reason that it does not comply with Chapter 19.48 of the Marysville Municipal Code and it does not promote public health,safety,morals and welfare. 2.The preliminary plat of Meadowcreek is hereby DENIED for the reason that it does not comply with Chapter 19.48 of the Marysville Municipal Code,it does not make appropriate provi- sions for public health,safety and welfare,and the pUblic use and interest will not be served by said plat. PASSED BY THE CITY COUNCIL AND APPROVED BY THE MAYOR THIS7--DAY OF [)"c....u s.r ,1989. I L CITY OF MARYSVILLE Mayor Attest: Resolution - 3 Clerk Approved as to form: