Approve P26-02. A request to amend the MR-5/CZ conditional zoning conditions for property located at 0 Mount Rainer Rd and 0 Rock Creek Ln (PINs 0439300490000 and 0439302525000), consisting of 17.61 acres and owned by Northridge Towns, LLC, et al. to allow up to 200 residential units.

Summary

This agenda item seeks to amend the existing MR-5/CZ (Mixed Residential 5 Conditional Zoning) conditions for a 17.61-acre property located at 0 Mount Rainer Road and 0 Rock Creek Lane (PINs 0439300490000 and 0439302525000), owned by Northridge Towns, LLC. The primary request is to increase the maximum allowed residential units from 125 to 200, consisting of a mix of townhomes and apartments.

Justification for the amendment includes:

• Existing water and sewer infrastructure makes modifying the previous 125-unit plan cost-prohibitive.
• A Fire Marshall requirement for secondary ingress/egress from Rosehill Road necessitates changes to the development plan.
• The project aims to address the city's housing shortfall and promote infill development.

The proposed amendment is deemed consistent with the city's Future Land Use Plan, which designates the area as Low-Density Residential, by supporting strategic growth, neighborhood quality, and diversified housing options.

Extensive technical review comments (TRC) from various departments highlight requirements for the development, including:

• Fire Safety: Providing secondary access or sprinkler systems in all units, fire hydrant locations, and fire flow tests.
• Planning & Design: Adherence to conditional zoning standards, submission of detailed site, landscape, and exterior lighting plans, and meeting open space requirements (15% of the site, with a payment-in-lieu option of $12,038.96 per acre for a portion).
• Zoning: Compliance with MR-5 dimensional standards (setbacks, building spacing), parking calculations (minimum 1.8 spaces per dwelling unit), and final subdivision plat approval.
• Engineering & Environmental: Obtaining an infrastructure permit, limiting impervious area to 70% (due to Water Supply Watershed - Protected area), stormwater management, and an Erosion Control Permit.
• Utilities (PWC): Separate submittals for water and electrical services, ensuring no interference with utility easements.
• Traffic: Requiring a driveway permit ($200-$400 fee) and construction of sidewalks with handicap ramps along public and private streets. A Traffic Impact Analysis (TIA) may be required.

Citizen Impact

This amendment will lead to an increase in housing options, including townhomes and apartments, in the area. Residents may experience changes in local traffic patterns and increased density, but the development is subject to numerous city standards for safety, infrastructure, and design, including requirements for sidewalks, fire access, and stormwater management.

Confidence

high