Removeable countertop extension

 

CITY OF FERNDALE NOTICE OF DECISION 

                             October 17, 1996

(The street tree condition is condition #4 below:)             

                            

This public notice is provided to interested parties to inform them of the recommendations reached by the Ferndale Planning Commission at the public hearing held on September 18 and continued until October 16, 1996. The following applications submitted by Homestead Northwest, Inc. were reviewed:

A planned unit development and preliminary plat to construct a 104 lot residential development on 33.5 acres located adjacent to and East of Vista Drive and approximately 1/4 mile North of Thornton Road in Ferndale and located in the Southeast quarter of Section 18, Township 39 North, Range 2 E.W.M. The project is known as the Piovesan Planned Unit Development. The project would result in the development of 104 single family residential lots, the construction of 4,115 lineal feet of new roadway, the development of 5.59 acres of public open space and the preservation of 4.2 acres of undeveloped open space adjoining a stream corridor.

THE FERNDALE PLANNING COMMISSION TOOK ACTION TO RECOMMEND APPROVAL OF THE PROJECT IN CONFORMANCE WITH THE REVISED SITE PLAN SUBMITTED ON 10/10/96 AND SUBJECT TO THE MITIGATION MEASURES IDENTIFIED IN THE MITIGATED DETERMINATION OF NON-SIGNIFICANCE, DATED 8/28/96 AND SUBJECT TO THE FOLLOWING CONDITIONS OF APPROVAL:

1 .        The installation of public streets, utility mains, storm water drainage facilities, street lights and the placement of fire hydrants shall be completed in a manner that is consistent with city development standards. Additionally, the recommendations included in the consulting engineers report shall be followed in the construction of the project.

2.                  All public park dedication and improvements, including trail construction and/or payment of parks mitigation fees shall proceed in conformance with the recommendations of the City Park and Recreation Director's memo of October 3, 1996.

3.                  No direct access from any lot within the subdivision shall be provided onto Vista Drive. A note to this effect shall be placed on the final plat.

4        All street improvements within the project shall meet the minimum city standards for width.  Street trees shall be planted in locations that do not result in sight distance restrictions at intersections, in accordance with the provisions of Section 18.72.040 of the Ferndale Municipal Code.  Further, all street trees shall be species that are relatively low growing trees at maturity. A specific tree planting plan shall be included with the final plat drawings and shall be reviewed and approved by City staff. 

 

5.                  All development that occurs within the project shall be consistent with the setback standards, building height requirements, lot coverage requirements and use restrictions contained in the RS 8.5 zoning standards as identified in Chapter 18.32 of the Ferndale Municipal Code, except that side yard setbacks may be reduced to a minimum of five (5) feet from property lines.

6.                  School impact fees in the amount of $643 per lot shall be paid to the Ferndale School District. Half of this fee shall be paid at the time of final plat approval. The second half shall be paid when building permits are issued for each lot within the project.

7.                  The project shall be phased in such a manner as to include public park and trail improvements and dedication in the first phase of the project and shall be designed so to include access, utility, and storm drainage improvements within the first phase of development that will function adequately even if subsequent phases of the project are not constructed.

8_ The proposed open space areas adjoining Vista Drive shall identified as public easements and shall be maintained by the adjoining property owners within the development, unless the City accepts said open spaces as public dedications.

THE RECOMMENDATION OF APPROVAL WAS BASED ON THE FOLLOWING FINDINGS OF FACT.

1 .          The application is consistent with the criteria for approval of a preliminary plat in that:

a.                  Existing water and sewer systems can be extended to adequately serve the project;

b.                 Existing city street systems are capable of adequately serving the project;   

c.                  The project makes adequate provisions for a public street system and provides for improvements to existing public streets and provides for the future access to adjacent properties east of the site;

d.                 The project is conditioned to provide for storm water drainage in a manner that is consistent with City Development Standards;

       The Ferndale School District has determined that the project's impact would be adequately mitigation through the payment of mitigation fees;

           The project adequately provides for public park dedication and improvement and the retention of public open spaces;

g.           Notice of public hearing has been given in accordance with city preliminary plat requirements.

 

2.                  The application is consistent with the Planned Unit Development Standards in that:

a.                  The site is larger than five acres, and therefore exceeds the minimum acreage standard;

b.                 Only uses permitted in the RS 8.5 zone are proposed for the project;

c.                  Public utilities are available in the area and can be extended without public cost or early commitment of public funds;

d.                 Street design within the PUD is consistent with city standards;

     The open space provided on-site is sufficient to meet the perimeter buffer zone requirements of the PUD ordinance;

         The PUD is not a substantial increase in the total number of lots possible under the existing RS 8.5 zoning, nor is the PUD a significant increase in the overall density present in adjacent neighborhoods.

 

3.                  The project, as conditioned, is consistent with the city development regulations regarding the critical areas ordinance, impact fee ordinances and subdivision standards.

 

4.                  The project, as conditioned, will not result in the lowering of the level of service transportation and park standards established in the adopted city traffic mitigation and park mitigation ordinances.

 

 

5.                  In regard to the State Environmental Policy Act, a mitigated determination of non-significance has been entered into the record.

The application and related documents on file with the City of Ferndale are available for public review at the Ferndale Planning and Public Works Office, 5694 Second Avenue, Ferndale during normal business hours. This action taken was based on a mitigated determination of non-significance was entered into the record on August 28, 1996.

The applicant or any party of record may file a written appeal of this action within ten (10) days of the date of this notice. Appeals must be filed with the City Planning Director, P.O. Box 936, Ferndale, WA 98248. If an appeal is filed, the appellant is responsible for the costs of producing the verbatim transcript of the Planning Commission hearing.