01567PRD-1-80 HARBOR PROPERTIES -'17-Unit Planned Residential Development west of 2nd
Ave. S. and north of Elm St. (RS-6)
Mr. Bowman showed slides of the site which is 2.66 acres in size. The
proposal was,for 14 townhouse units and 3 studio units. The current Code
prohibits the studio units,"but the revised Code would allow them if it is
adopted as proposed. Should the new Code not be adopted as proposed and
studio units continue to be prohibited, the applicant would add that space
to the units which would have included the studio units. The western
portion of the site, across a creek which flows in a north/south direction,
would remain in its natural state as would the creek corridor. The site
slopes inward from its boundary lines to the small creek. There isa large
number of evergreens on the site, as well as deciduous trees and native
undergrowth. Surrounding zoning is RS-6, except that to the west is the
Town of Woodway and lots on that side are one acre in size. Mr. Bowman
stated that by developing this site as a PRD there would result more open
space, the creek environment would be preserved, access points onto 2nd
Ave. N. would be minimized, and a large number of trees and natural vegeta-
tion would be preserved. He said this development would add traffic to the
neighborhood but,that would happen with any development. If developed as
proposed, he felt there should be no substantial adverse environmental
impact, but special care would be required in excavation for the studio
units. A declaration of nonsignificance had been issued. He recommended
approval, with the following conditions: (1) That the existing stream bank
be preserved, leaving -natural vegetation on both sides of the stream; and
(2) Should the new Code prohibit the studio units, that space should be
deleted from the project. He felt the PRD development would be less disrup-
tive to the site than a standard development; that more open space, trees,
and natural vegetation would be retained; as well as the existing creek
environment; and that the proposal conformed with Sections 301 (A) and (B)
of the Comprehensive Policy Plan with regard to design concept and the
related effects on an environmentally sensitive area. Assistant City
Engineer Patrick Wilson said that in addition to the standard engineering
requirements there were some requirements that were preliminary in nature.
The site drainage had to be reviewed. The water to the site currently is
supplied by 4" and 6" lines going down 3rd Ave., turning west on Elm, and
looping back on 2nd Ave. S., and they are inadequate to handle fire require-
ments unless it can be demonstrated that the water pressure in the area is
adequate. The five-year comprehensive water plan includes these lines for
increase in size to 8", but there is no priority for these lines. This
development would include that improvement. Mr. Bowman was asked if the
stream was being given special consideration. He responded that the appli-
cants were trying to keep the units -back from the creek and had indicated
natural areas that will be maintained, and they recognized that there was
concern for the creek. Runoff will be channeled into the site and released
at the same rate as predevelopment release. The pubic portion of the
hearing was opened.
Dennis Mortinsen, representing the architects for the development, Olson
Walker Associates, gave a slide demonstration to illustrate further what
they were proposing. He felt the proposal related well to the stream and
natural development of the site. He noted that the majority of the units
will be below 2nd Ave. so they would not disturb the views of the residents
across 2nd Ave. He said 30% or less of the large trees would be eliminated,
but they were adding more than they were removing to provide a buffer to
2nd Ave. He compared their proposal to a traditional development of the
site which would require the opening of 1st Ave. S., noting that this
proposal would leave the western section of the property untouched. The
only paving would be the access roads, and all but one unit are stepped
down below the street line. Lyn Brinks of 1141 2nd Ave. S. was concerned
about extra traffic on 2nd Ave. He questioned the need for more condominiums
in the Edmonds area, noting that a number had been on the market for a year
without being sold. He felt any need was not coming from the citizens of
Edmonds. He felt SR 104 had hurt his property value and that condominiums
EDMONDS PLANNING COMMISSION
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